HomeMy WebLinkAboutPlanning Commission Minutes 06-06-2001Approved Minutes
City of Plymouth
Planning Commission Meeting
June 6, 2001
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Roger Berkowitz, Peggy
Larson, David Gaither, Kapila Bobra, Sarah Reinhardt, and Karl Neset
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Anne Hurlburt, Senior Planners Marie
Darling and Shawn Drill, Planner Rebecca Stoen, Associate Planner Josh Doty, Assistant City
Engineer Ron Quanbeck, and Office Services Supervisor Denise Hutt
1 CALL TO ORDER
2 PUBLIC FORUM
3 APPROVAL OF AGENDA
4 APPROVAL OF MINUTES
MOTION by Commissioner Gaither, seconded by Commissioner Bobra to approve the May 16,
2001 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously.
5 CONSENT AGENDA
A DEAN AND LINDA NELSON (2001041)
MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt recommending
approval of variances for redevelopment of an undersized lot to allow construction of a new
single family home at 2356 Ives Lane North.
Vote. 7 Ayes. MOTION approved unanimously.
6 PUBLIC HEARINGS
A TOWN AND COUNTRY HOMES (20182/2001023)
Chairman Stulberg introduced the request by Town and Country Homes for rezoning from FRD
Future Restricted Development) to RMF -2 (Multiple Family 2), preliminary plat and site plan for
166 townhome units on 40.44 acres located east of Peony Lane and north of the Canadian Pacific
Railroad.
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Senior Planner Darling gave an overview of the May 31, 2001 staff report. Senior Planner
Darling stated that the applicant will provide another sidewalk on the north side of "Street A".
Chairman Stulberg stated that the sidewalks on Holly Lane and "Street A" aren't noted in the
resolution. Senior Planner Darling replied the preliminary plat resolution will require the
Homeowners Association documents to acknowledge that they are responsible for the
maintenance of the sidewalks. Chairman Stulberg questioned that the additional plantings are not
in the resolutions. Senior Planner Darling stated that the landscaping plan complies with the
ordinance.
Commissioner Reinhardt questioned what is included in Outlot A. Senior Planner Darling stated
that the northern third of the property is outside the MUSA, including all of Outlot A and some of
the open space lot and; therefore, not included in the rezoning application. Commissioner
Reinhardt asked how much is left. Senior Planner Darling explained that the site is 40.04 acres
with 27.67 acres being rezoned. Director Hurlburt said that no development can occur on the
property outside the MUSA, as it will be for the homeowners association open space.
Commissioner Gaither asked if the easement issue is resolved with the Plymouth Gun club.
Senior Planner Darling said that it would be better for the applicant to address that question.
Chairman Stulberg introduced Art Plante, President of Town and Country Homes. Mr. Plante
stated that he concurs with the findings and recommendations in the staff report. He said that
their original proposal was for 200 homes, which has now been reduced to 166 townhomes. Mr.
Plante indicated that they will provide privacy screening of the parking on the private drives, stub
water mains for future connections on the east side, provide decorative lighting standards, provide
three additional 3 1/2 inch caliper trees and provide access to the Plymouth Gun Club and the
neighboring homes during the construction process. Mr. Plante stated that they have offices in
Illinois, Minnesota and Florida and that they are a developer and home builder, which allows them
control over the entire process. They have recently completed Holly Creek Village in Plymouth
and will be building over 300 homes in the Minneapolis area this year.
Mr. Plante stated that 7.4 acres for Outlot A will be dedicated to the City. They will provide
sidewalks on the east side of Holly Lane along "Street "A". They are clearing about 25 percent of
the trees on the site. They will construct Schmidt Lake Road during the development process.
Guest parking has been added. There are 14 acres of common space. Mr. Plante stated that 96
homes will be designed from their Homestead Collection (12 structures with 8 units per building)
with a price range of $149,000 to $158,000. Their Premier Collection will be used for 70 homes
14 buildings with 4 and 6 units per building) with a price range of $157,000 to $184,000. They
will range in size from 1,442 square feet to 1,776 square feet. All will have lookout or walkout
basements. Mr. Plante said that their proposal will provide life -cycle housing, but there are a
number of barriers to providing affordable housing. There is limited land available and land costs
have risen dramatically. There is a lot of competition for available land. The densities allowed
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impact housing costs. Costs have risen for infrastructure, labor and construction. He stated that
the physical characteristics of a site can also impact the price. Mr. Plante stated that their project
will attract a number of customers that can afford a variety of their products. Mr. Plante said that
their plan maximizes the amount of trees saved.
Concerning Commissioner Gaither's questions pertaining to the Plymouth Gun Club, Mr. Plante
said that they have reached an agreement for the easement.
Chairman Stulberg introduced Merrill Paulson, property owner. Mr. Paulson stated that an
agreement has been worked out the Plymouth Gun Club.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Robert Jurmu of 4955 Holly Lane North. Mr. Jurmu questioned
where the guest parking is about since he doesn't remember seeing it on the previous plans. He
suggested that staff take another look at the trees being saved, as some are scrub trees.
Chairman Stulberg introduced Tom Kotarski, President of the Plymouth Gun Club. Mr. Kotarski
stated that new residents in the proposed development are not going to want the Plymouth Gun
Club as neighbors. He suggested that there be some sort of berm or sound barrier from Holly
Lane on the northern edge of the site. He said that they will turn over the easement at the time
Holly Lane enters their property. Mr. Kotarski stated that all future homeowners should be made
aware of the Plymouth Gun Club existence.
Chairman Stulberg introduced Jim Sable of 4710 Harbor Lane. Mr. Sable said that future
homebuyers need to be given disclosure information on the Plymouth Gun Club and referenced
the sign located on the Len Busch Roses property as an appropriate disclosure. He said that more
detailed information needs to be given to future homebuyers about the Plymouth Gun Club.
Chairman Stulberg introduced Julie Bertheuson 17195 49th Avenue North #A. Ms. Bertheuson
stated that she is concerned with the loss of trees, number of townhome units and the amount of
traffic that will be generated. She said that she would like the large trees to be kept to block the
sight the development.
Chairman Stulberg introduced Tov Rezabek of 17420 49th Avenue North. Mr. Rezabek asked if
the timing of the stop light at the intersection of Peony Lane and Schmidt Lake Road could be
moved up. He asked if construction traffic could be routed up Holly Lane during school hours.
Mr. Rezabek said that he approves of the proposed development, but the City has to take into
account safety issues.
Chairman Stulberg closed the public hearing.
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June 6, 2001
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Mr. Plante stated that guest parking will be provided at the end of the private drives around the
southeast and north end of the site with the Homestead Collection product. A sound barrier
would require a significant amount of trees along that property line. He stated that the trees
would provide a better natural solution to noise. Mr. Plante stated that he would be happy to
work with the Plymouth Gun Club for better disclosure to future homebuyers. The disclosure
form will be included in the closing documents. Mr. Plante said that the Schmidt Lake Road
extension will be used for traffic construction.
Assistant City Engineer Quanbeck said that staff prefers construction traffic use Schmidt Lake
Road, as the north end of Holly Lane is gravel and won't hold up. He stated that the traffic light
for Peony Lane and Schmidt Lake Road will receive strong consideration for the Capital
Improvements Program which staff is currently working on. Director Hurlburt commented that
the bridge across the railroad tracks is scheduled for 2003, to coincide with development for the
area. She said that that the traffic signal would likely go in at the same time. Assistant City
Engineer Quanbeck stated that the Holly Lane connection will be removed after Schmidt Lake
Road is completed. He stated that there will be more pressure on the Holly Lane/Schmidt Lake
Road which will have to be monitored.
Senior Planner Darling explained the tree preservation plan, stating that up to 50 percent of the
trees can be removed for residential development. The applicant will be saving 74 percent of the
trees on the site. The trees between Connor Meadows and this project will be removed for the
extension of Schmidt Lake Road. Director Hurlburt stated that the tree preservation plan is
verified before funds are released from the site improvement performance agreement.
Commissioner Bobra asked what the Plymouth Gun Club is all about. Mr. Sable stated that
members shoot clay targets a few days/evenings a week. There are other organizations that use
their site for bird watching, nature walks and running clubs. They do have rules regarding the
type of ammunition that is used. He said that gun clubs are exempt from Minnesota Pollution
Control Agency noise standards.
Commissioner Gaither questioned if the club is prohibited from discharging a firearm within 500
feet of a residential area according to Minnesota State Law. Mr. Sable replied that he believes it
is 200 feet for hunting purposes.
Commissioner Larson said that her husband is a member of the Gun Club and she will abstain
from voting.
Commissioner Gaither stated that he lives near the Plymouth Gun Club and doesn't mind the
noise, but there needs to be disclosure to the prospective homebuyers. He said that the Plymouth
Gun Club is an asset to the community. Chairman Stulberg said that perhaps an amendment
should be made to the site plan resolution requiring disclosure in all selling materials and closing
documents.
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June 6, 2001
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Mr. Plante stated that they will take note of all issues raised. If we have other issues we will
research those. Chairman Stulberg asked the applicant what they will do if the residential
structures have to be further away because of the Gun Club. Mr. Plante stated that if they have to
move further to comply with the law, they will abide.
MOTION by Reinhardt, seconded by Commissioner Berkowitz recommending approval of an
ordinance amending Chapter 21 (Zoning Ordinance) of the City Code to classify certain land and
findings of fact for rezoning of property located east of Peony Lane and north of the Canadian
Pacific Railroad. Roll Call Vote. 6 Ayes. MOTION approved on a 6-0 vote. (Commissioner
Larson abstained.)
MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending
approval of a preliminary plat for Town and County Homes, Inc. for Harvest Hills located east of
Peony Lane and north of the Canadian Pacific Railroad. Roll Call Vote. 6 Ayes. MOTION
approved on a 6-0 Vote. (Commissioner Larson abstained.)
MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending
approval of a site plan for Town and Country Homes, Inc. for a 166 -unit townhouse development
located at of Peony Lane and north of the Canadian Pacific Railroad.
MOTION to Amend by Commissioner Gaither, seconded by Commissioner Reinhardt to include
specific language for marketing materials to prospective homebuyers and also signage on the site
regarding the existence of the Plymouth Gun Club.
Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION to Amend approved on a 6-0
Vote. (Commissioner Larson abstained.)
MOTION to amend by Gaither, seconded by Commissioner Bobra requesting that available
resources be addressed to see if the sound can be deadened, but it should not involve the removal
of any trees.
Chairman Stulberg asked if the amendment is to be prior to development or three years down the
line. Commissioner Gaither replied that after all development is done to see what it going on. He
said that he doesn't know if a berm is best or a change in the level of ammunition. He stated that
this would be the responsibility of the homeowners association since the Plymouth Gun Club
already exists. Director Hurlburt stated that a berm is not realistic as it is on a hill and the trees
would be lost. A noise wall may not be effective and it is expensive and ugly and would also
disrupt the trees. Director Hurlburt stated that a more reasonable approach may be something
similar to the homes near the airport that received extra soundproofing. She said that staff and
the applicant could look at which units might be most impacted by the noise. Mr. Plante agreed
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with Director Hurlburt's comments. He said that the most effective way to deal with the noise is
to use an STC rated window and more insulation.
Commissioner Gaither withdrew his MOTION to Amend, Commissioner Reinhardt concurred.
Roll Call Vote on Main MOTION. 6 Ayes. Main MOTION approved on a 6-0 Vote.
Commissioner Larson abstained.)
B SWAN DEVELOPMENT (2001031)
Chairman Stulberg introduced the request by Swan Development for rezoning, PUD general plan
and preliminary plat for 95 lots and 11 outlots on 62.6 acres for property located at the northeast
quadrant of Schmidt Lake Road and Vicksburg Lane.
Planning Manager Senness gave an overview of the May 26, 2001 staff report.
Chairman Stulberg introduced Curt Swanson, the applicant. Mr. Swanson stated that he concurs
with the staff report and is available for questions.
Chairman Stulberg opened and closed the public hearing as there was no one present to speak on
the issue.
MOTION by Commissioner Bobra, seconded by Commissioner Gaither recommending approval
of an ordinance amending Chapter 21 of the City Code to classify certain lands located in the
northeast quadrant of Schmidt Lake Road and Vicksburg Lane as PUD (Planned Unit
Development) and the findings of fact for rezoning for Swan Development, LLC for property
located in the northeast quadrant of Schmidt Lake Road and Vicksburg Lane. Roll Call Vote. 7
Ayes. MOTION approved unanimously.
MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt recommending
approval of a preliminary plat for Swan Development LLC for property located in the northeast
quadrant of Schmidt Lake Road and Vicksburg Lane.
Commissioner Berkowitz asked if the applicant is able to use other street names outside the City's
grid naming policy. He said that he can understand their desire for something unique with the
development, but can also see the City's point of view. Planning Manager Senness stated that the
applicant will follow the City's street naming policy. Director Hurlburt stated that this request did
receive significant staff discussion, but safety issues won out and the applicant will need to comply
with the street naming policy.
Roll Call Vote. 7 Ayes. MOTION approve unanimously.
Approved
Planning Commission Minutes
June 6, 2001
Page #7
MOTION by Commissioner Bobra, seconded by Commissioner Gaither recommending approval
of a PUD general plan for property located in the northeast quadrant of Schmidt Lake Road and
Vicksburg Lane. RCV 7 Ayes. MOTION approved unanimously.
C HOM FURNITURE (2001037)
Chairman Stulberg introduced the request by HOM Furniture for the following: 1)
Comprehensive plan amendment to reguide property from IP (Planned Industrial) to C
Commercial); 2) rezoning from I-2 (General Industrial) to PUD (Planned Unit Development);
and 3) PUD General Plan to allow conversion of the existing industrial building located at 4150
Berkshire Lane to a HOM Furniture Store and related uses.
Senior Planner Drill gave an overview of the May 29, 2001 staff report.
Commissioner Berkowitz asked when additional turn lanes would be installed on the I-494 ramps.
Assistant City Engineer Quanbeck stated that such project is not in the current Hennepin County
Capital Improvement Program. Commissioner Berkowitz stated that the City should encourage
the County to improve the ramps. Commissioner Berkowitz asked if any consideration was given
to the idea of shared parking with the Plymouth Collection to connect the areas for shopping
convenience. Senior Planner Drill said that the idea was not considered.
Chairman Stulberg introduced Terry Schneider, representing the applicant. Mr. Schneider said
that he concurs with the staff report and is available for questions.
Commissioner Bobra asked when they plan to open. Mr. Wayne Johansen, President of HOM
Furniture stated that the earliest would be next summer. He stated that Lakeville did a traffic
study on the proposed use, and they concluded that HOM Furniture is the perfect tenant if you
want to avoid traffic. They don't open until after rush hour and traffic in the evening to and from
the store is after rush hour. He said that about five percent of their traffic comes during rush
hour. Mr. Johansen said that all changes made to the plan have been with the residents in mind.
All activity will be faced toward the freeway. Commissioner Reinhardt asked how large this store
would be compared to their other stores. Mr. Johansen replied that it would be the same size as
their Lakeville store. Their Coon Rapids store is 350,000 square feet and is their main warehouse
facility. Mr. Johansen said that it takes a lot of room to display furniture. He stated that
customers want to find as much product in as short a time as possible. Mr. Johansen stated that
they measure their activity by door swings. He said that during the week, they are likely to
receive 100 cars per day - more on Saturday and Sundays.
Chairman Stulberg asked if the applicant considered the idea of shared parking. Mr. Schneider
said that shared parking was not looked at. He said that they would be supportive of the idea if it
would work. Director Hurlburt commented that the traffic at the entrance to Plymouth Collection
is difficult already, and shared parking could cause problems with the existing traffic patterns.
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June 6, 2001
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The idea of shared parking would have to be approached with caution. Chairman Stulberg stated
that there could be a conflict with the egress/ingress to the HOM Furniture property.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Paul Johnson of 4130 Dallas Lane. Mr. Johnson asked if there are
any restrictions pertaining to certain hours that trucks can deliver furniture to the store. He said
that customer traffic on weekends would be a concern to residents. He asked if a sign could be
placed for a left -turn only coming out of the site to alleviate traffic coming into Plymouth Oaks.
He asked if the relocation of the loading docks would be on the north side of the building.
Chairman Stulberg closed the public hearing.
Senior Planner Drill stated that there are no restrictions on delivery hours, however, the City has a
noise ordinance in place. Senior Planner Drill said that a sign could be added with an arrow that
states "to Rockford Road". Senior Planner Drill pointed out where the loading docks would be
on the north side of the building. They are located over 300 feet from nearest residential home.
Mr. Johansen said that they would not have deliveries before 8:00 a.m. They are a retail facility;
not a warehouse like the Coon Rapids store. Shipments will be from their own distribution center
and delivered during normal hours. Mr. Johansen stated that they would be open to any signage
solutions to direct traffic back to Rockford Road. If signage is approved and found not to be
effective, they would be willing to readdress the issue. He said that the two tenant spaces will be
leased by businesses that will compliment their business such as a carpet or home furnishings
store, or they make take one space for their own use.
MOTION by Chairman Stulberg, seconded by Commissioner Gaither recommending approval of
a land use guide plan amendment for HOM Furniture for property located at 4150 Berkshire Lane
North. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Chairman Stulberg, seconded by Commissioner Bobra recommending approval of
an ordinance amending Chapter 21 (Zoning Ordinance) of the City Code to classify certain land
located at 4150 Berkshire Lane North and to establish a planned unit development district and
findings of fact for rezoning of land located at 4150 Berkshire Lane North. Roll Call Vote. 7
Ayes. MOTION approved unanimously.
MOTION by Chairman Stulberg, seconded by Commissioner Gaither recommending approval of
a PUD general plan for HOM Furniture for property located at 4150 Berkshire Lane North.
Commissioner Reinhardt stated that the proposal would be a nice addition to the City.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
Chairman Stulberg called a recess at 9:15 p.m. and reconvened the meeting at 9:27 p.m.
Approved
Planning Commission Minutes
June 6, 2001
Page #9
D JPI APARTMENT DEVELOPMENT, LC (2001040)
Chairman Stulberg introduced the request by JPI Apartment Development for a preliminary plat,
site plan, conditional use permits, interim use permit, and variances for a 301 -unit apartment
development for property located North of Bass Lake Road and East of Quinwood Lane North.
Senior Planner Drill gave an overview of the May 29, 2001 staff report.
Chairman Stulberg introduced Brian Fritz, representing the applicant. Mr. Fritz stated that JPI is
a privately held company with 12 regional offices. They are their own general contractor and
management company. They build only high-end luxury apartments. Mr. Fritz stated that they
typically attract people that could own a home, but want to rent as a lifestyle choice. They
typically attract one -adult households or childless couples. He stated that there is a strong
demand for luxury -oriented apartments in the area. Paul Bergner, architect for the project stated
that the site plan was driven by the wetlands; internalizing the driveways and to position the
clubhouse in a way that it can be seen from the street. There are views of open spaces and vistas
from all buildings. The clubhouse contains a community room with kitchen facilities, media room,
business center, management offices, fitness center, model unit, resort style pool with cabana and
outdoor cooking facilities. Units have nine -foot ceilings, gas fireplaces, computer desks,
bookshelves, pantry and linen closets, washer/dryer, covered balconies and range from 670 square
feet to 1,470 square feet.
Commissioner Berkowitz asked what the rents would be for the project. Mr. Fritz stated that it is
typically $1.50 per square foot.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced a letter from Michael Conlan, President of Gramercy Corporation
and an e-mail dated June 6, 2001 from an individual residing at 6217 Magnolia Lane, Maple
Grove.
Chairman Stulberg introduced Stan Iverson of 6203 Magnoila Lane. Mr. Iverson stated that he
met with Mr. Fritz earlier in the week and is confident that adequate screening will be provided.
He stated that he is in favor of the development and that his concerns were addressed by Mr.
Fritz. He said that he is concerned with traffic congestion at the entrance to the Conoco Station
and that perhaps a no -left turn sign could be posted at the southernmost entrance into Conoco.
Chairman Stulberg introduced Barbara Reinhardt of 13001 County Road 10. Ms. Reinhardt
asked what the distance is between the two entrance points. She said that people might be
bottlenecked in the development trying to get out on to Quinwood Lane. She said that there are
about 1,200 cars going into the Prudential site each day.
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June 6, 2001
Page #10
Chairman Stulberg introduced Earl Backer of 5855 Magnolia Lane. Mr. Backer asked about the
elevation of the building along Northwest Boulevard.
Chairman Stulberg closed the public hearing.
Assistant City Engineer Quanbeck stated that the northernmost entrance to the property is for
residents only. The applicant is required to put in a turn lane on Quinwood Lane so that traffic
won't back up in the street. The gate for the southern entrance is further into the site, allowing
stacking of vehicles in the roughly 300 -foot long driveway and circular turn -around. Director
Hurlburt said that there are two driveways into the Conoco Station. Assistant City Engineer
Quanbeck stated that Conoco's northerly driveway lines up with the southerly apartment
driveway. The distance from the intersection allows for some stacking and meets the guidelines
for stacking. He stated that the land use designation has changed and the amount of traffic will be
less with this use. Assistant City Engineer Quanbeck commented that it wouldn't be appropriate
or necessary for a "no left -turn" into Conoco.
Chairman Stulberg introduced Dan Parks, of McCombs Frank Roos Associates, Inc. representing
the applicant. Mr. Parks explained that people may have to wait to exit the development, but
there is adequate stacking. Their entrance is roughly 200 feet from the intersection. Quinwood
Lane allows for two lanes of traffic in each direction. There is also roughly 200 feet between the
proposed development's two entrances. He stated that the proposed Northwest Boulevard would
retain the current elevation, with a walkout design for the building along future Northwest
Boulevard. He said that with the garage level below the building, it would appear as a four-story
building from the rear facing future Northwest Boulevard, and as a three-story building from the
front.
Commissioner Berkowitz asked if Quinwood Lane is two or four lanes. Assistant City Engineer
Quanbeck replied that it is presently striped for two lanes but wide enough to accommodate four
lanes. Commissioner Berkowitz commented that staff should keep an eye on Quinwood Lane to
see if additional striping is warranted.
MOTION by Commissioner Reinhardt, seconded by Commissioner Larson recommending
approval of a preliminary plat for JPI Apartment Development, LP for property located northeast
of Bass Lake Road and Quinwood Lane Roll Call Vote. 7 Ayes. MOTION approved
unanimously.
MOTION by Commissioner Reinhardt, seconded by Commissioner Berkowitz recommending
approval of a site plan, conditional use permits, interim use permit and variances for JPI
Apartment Development, LP for property located northeast of Bass Lake Road and Quinwood
Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
Approved
Planning Commission Minutes
June 6, 2001
Page #11
E CITY OF PLYMOUTH (2001042)
Chairman Stulberg introduced the request by the City of Plymouth to reguide and rezone certain
properties to achieve consistency between the newly updated Land Use Guide Plan and the City's
Zoning Map, as required by Minnesota Statutes 473.865.
Planning Manager Senness gave an overview of the May 24, 2001 staff report.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Leo Jordan of 15905 14th Avenue North. Mr. Jordan was not
present to speak.
Chairman Stulberg introduced Pamela Przymus of 2705 Cheshire Lane North. Ms. Przymus
stated that she represents a business that borders proposed site "D". She said that the City is
likely to receive complaints pertaining to smells from their business from the surrounding sites if
the area is changed to all commercial. She said that their business complies with all state
standards. She asked what the designation of office/residential means.
Chairman Stulberg closed the public hearing.
Planning Manager Senness stated that it would be a redevelopment situation for the land use
change to occur. She said that office/residential was originally intended as a transition district
between office and residential uses. She said that their has been some changes to the district and
it is now primarily an office district. She said renaming the district will be addressed with the
annual zoning ordinance amendment. Uses allowed in the office/residential district are
institutional housing and nursing homes, but more office oriented uses. Director Hurlburt stated
that another district that would have been consistent with this area would have been a
business/commercial district. Planning Manager Senness stated that given the size of the parcels,
the office/residential district is a better fit.
MOTION by Commissioner Bobra, seconded by Commissioner Gaither recommending approval
of land use guide plan amendments for the City of Plymouth for several properties located
throughout the City; an ordinance amending Chapter 21 (Zoning Ordinance) for the City Code to
classify certain land consistent with the guide plan classification in the Comprehensive Plan; and,
findings of fact for rezoning of certain land consistent with the guide plan classification in the
Comprehensive Plan. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
Commissioner Berkowitz requested that Item 7A be moved up on the agenda.
7 NEW BUSINESS
Approved
Planning Commission Minutes
June 6, 2001
Page #12
A CUSTOM POOLS, INC. (2001039)
Chairman Stulberg introduced the request by Custom Pools, Inc. for a variance to allow 30.2
percent impervious surface coverage where 25 percent is specified under the Zoning Ordinance to
allow for construction of a swimming pool for property located at 2030 Walnut Grove Lane
North.
Associate Planner Doty gave an overview of the May 25, 2001 staff report.
Commissioner Reinhardt asked if Mooney Lake drains into any other body of water. Assistant
City Engineer Quanbeck replied that it does not. Commissioner Reinhardt asked what the quality
of Mooney Lake is presently. Assistant City Engineer Quanbeck replied that he wasn't sure.
Chairman Stulberg noted the e-mail received from Tom Hovey of the DNR regarding the fact that
he doesn't agree with the applicant that the pool should be removed from the impervious
calculation. He asked how many square feet would have to be reduced in the pool deck to get
down to 25 percent.
Chairman Stulberg introduced Mike Mulvaney, representing the applicant. Mr. Mulvaney said
that the pool liner will not leak. He explained that a pool is designed to lose water through the
skimmer and that the water is going into the earth under the concrete deck. He said that he can
provide cross sections of the pool depicting how the system works. Mr. Mulvaney stated that the
applicant' s yard is not flat so they are trying to come up with a use that will give them enjoyment
of their property.
Commissioner Reinhardt asked if one of the neighbors have a pool. Mr. Mulvaney stated that
there are several pools in the area. He said that some could have been put in prior to impervious
surface coverage standards and may have not required a variance.
Director Hurlburt stated that the size of the pool deck would have to be reduced by 40 percent to
get down to the 25 percent. Commissioner Berkowitz stated that the purpose of the 25 percent is
to protect the lake. He asked if staff has looked at an aggregate of lots to see if they exceed the
25 percent. Director Hurlburt stated that you would have to look at the sub watershed, and it
wouldn't be a practical way to enforce the ordinance at the time of building permit application.
She said that the 25 percent maximum predates the City's water quality standards. She stated that
staff needs to look at other impervious coverage standards. Director Hurlburt said that there isn't
a treatment system in this area which makes a difference when staff makes its recommendation.
Planning Manager Senness stated that staff has recommended approval for others that have
provided some type of mitigation or where runoff drains away from the designated water body.
MOTION by Commissioner Gaither, seconded by Commissioner Berkowitz recommending
approval of a variance for impervious surface area coverage in the Shoreland Management
Approved
Planning Commission Minutes
June 6, 2001
Page #13
Overlay District for a swimming pool for Custom Pools, Inc. on property located at 2030 Walnut
Grove Lane North.
Commissioner Gaither stated that he believes the pool does qualify as a non -impervious surface
and that it is pretty close to the 25 percent with a reduction in the pool apron. Commissioner
Berkowitz stated that the area underneath the concrete apron is released through a system and
that they are close to the 25 percent.
Director Hurlburt asked if the water drains into the pool when it rains. Mr. Mulvaney replied that
the water goes into the drain system. Director Hurlburt asked where the water goes. Mr.
Mulvaney stated that water goes to a french drain system. Director Hurlburt asked if any of the
water seeps into the ground. Mr. Mulvaney replied that the water will disperse itself into the
ground. Director Hurlburt stated that with Mr. Mulvaney's information regarding the french drain
system, staff most likely would have recommended approval. Mr. Mulvaney stated that any
retaining wall should have a french drain system.
Commissioner Reinhardt said that she will vote in favor of the motion because of the french drain
system.
Vote. 7 Ayes. MOTION approved unanimously.
Chairman Stulberg stated that staff should ensure that the staff report to the City Council contain
the information related to the french drainage system. Director Hurlburt stated that Mr. Mulvaney
should supply staff with drawings to include in the staff report.
6 PUBLIC HEARINGS (continued)
F CITY OF PLYMOUTH (2001048)
Chairman Stulberg introduced the request by the City of Plymouth for an amendment to the text
of Chapter 21 (Section 21560.03) of the Plymouth City Code, the Plymouth Zoning Ordinance to
add "Parks, trails, playgrounds and directly related buildings and structures, City of Plymouth
only" as a permitted use in the I-1, Light Industrial District.
Director Hurlburt gave an overview of the May 30, 2001 staff report.
Chairman Stulberg opened and closed the public hearing as there was no one present to speak on
the issue.
Approved
Planning Commission Minutes
June 6, 2001
Page #14
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra recommending
approval of an ordinance amending the text of Chapter 21 of the Plymouth City Code, entitled the
Plymouth Zoning Ordinance and findings of fact for amending the text of the City Code, entitled
the Plymouth Zoning Ordinance.
Commissioner Berkowitz stated that he doesn't necessarily agree with this but will support it since
the City Council has gone through the thought process and it is a step for further progress. He
stated that the reasons given for not putting the skate park at Life Time Fitness were not
compelling. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Commissioner Berkowitz, seconded by Commissioner Reinhardt to adjourn. Vote.
7 Ayes. MOTION approved unanimously. The meeting adjourned at 10:58 p.m.