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HomeMy WebLinkAboutPlanning Commission Minutes 10-17-2001Approved Minutes City of Plymouth Planning Commission Meeting October 17, 2001 MEMBERS PRESENT: Chairman Michael Stulberg, Commissioners Karl Neset, David Gaither, Kapila Bobra, Sarah Reinhardt, and Roger Berkowitz MEMBERS ABSENT: Commissioner Peggy Larson STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb Senness, Senior Planners Shawn Drill and Marie Darling, Planner Rebecca Stoen, Public Works Director Dan Faulkner, and Office Support Representative Janice Bergstrom 1. CALL TO ORDER 2 PUBLIC FORUM 3 APPROVAL OF AGENDA 4 APPROVAL OF MINUTES MOTION by Commissioner Gaither, seconded by Commissioner Reinhardt to approve the October 3, 2001 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved unanimously. 5 CONSENT AGENDA 6 PUBLIC HEARINGS A ACE PROPERTIES (2001085) Chairman Stulberg introduced the request by Ace Properties for a site plan amendment and conditional use permit to allow construction of a storage building that exceeds 30% of the gross floor area of the principal building, located at 5465 Highway 169. Planner Stoen gave an overview of the October 9, 2001 staff report. She advised that revised plans had been received requesting an 82 -foot x 48 -foot addition. This addition represents 3,936 square feet rather than 2,800 square feet originally applied for and is 1,136 square feet larger. The additional space is for a sprinkler room to accommodate a sprinkler system as required by fire code and to provide additional storage space. The proposed rectangular shape is structurally more feasible than the previous plan submitted. Approved Planning Commission Minutes October 17, 2001 Page 2 Planner Stoen indicated that staff supports the revised plan and consequently prepared a revised resolution for the Commission's consideration. Chairman Stulberg introduced the applicant, Larry Palm. Chairman Stulberg asked why the size of the addition increased from the original petition. Mr. Palm indicated they had to add the sprinkler room and while incorporating the sprinkler room into the design, it made more sense to square the building off at this time. Chairman Stulberg asked if they anticipate any future requests for expansion. Mr. Palm responded negatively and said he feels this addition will last for awhile. He added that he concurred with the staff report and conditions therein. Chairman Stulberg opened the public hearing. There being no discussion, the public hearing was closed. MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz to approve the site plan amendment and conditional use permit to allow construction of an accessory building exceeding 30 % of the gross floor area of the principal structure at 5465 State Highway 169. Vote. 6 Ayes. MOTION approved unanimously. B SVK DEVELOPMENT, INC. (2001107) Chairman Stulberg introduced the request by SVK Development to rezone from FRD Future Restricted Development) to RSF-4 (Single and Two Family) and the request for approval of a preliminary plat for a 36 -unit twinhome development to be called "Hidden Terrace Townhomes" for property located east of Fernbrook Lane and 46th Place North. Planner Drill gave an overview of the October 10, 2001 staff report, noting that staff was recommending denial of the application. Chairman Stulberg introduced Steve Johnston of Landform, the surveyors and engineers for this project. Mr. Johnston indicated he was surprised by staff s recommendation and said this is one of the first times he has proposed a rezoning for a project that he feels complies with the Comprehensive Plan, the allowable density is within the guidelines, where the apparent zoning district provides a transition from neighboring projects, and no variances are required but the proposal is recommended for denial. Mr. Johnston addressed the transition issue and said from a zoning perspective, there are single family homes on the north, detached townhomes on smaller lots on the west side, and RMF -1 is on the south side with six units per building. He added the latter is a condo project and is very different from the other projects. Their proposal is a project of similar Approved Planning Commission Minutes October 17, 2001 Page 3 density and is also a suitable transition between RSF-3 and I-494. He added there is a tendency to see higher density adjacent to major roadway systems. From a geographic perspective, the large wetland, ponding, and the woodland provide separation. Mr. Johnston said the closest home in Savannah is 300 feet from the proposed project, and the next closest home is 400 feet away. Because of woods, wetland and geographic distance, Mr. Johnston views this as a suitable transition. On the west there is a utility easement and they need a 10 -foot setback and the result is a separation of 30 feet. He noted that the buildings are similar, one is a detached and the other an attached townhome, and both have homeowner associations. Mr. Johnston did not understand staff s suggestion that a mixture of uses on the site would provide a better transition. Mr. Johnston said to put the transition between a detached townhome and an attached townhome on their project where there aren't any residents yet is appropriate, but to have the transition between an existing project and their project is not transitionally appropriate. He views SVK Development's proposal as the most reasonable stepping down of zoning. Mr. Johnston continued that the proposal offers a reasonable protection of the environment. This site is vacant because it is a very difficult site to develop. Another zoning, such as RSF-3 would have less impact on the site only if the site were not fully utilized. Mr. Johnston stated that the project provides a life cycle type of housing which is currently very popular, especially with the "empty nesters". His client has had considerable success with this type of project in other communities. He added another environmental benefit is that they are more energy efficient than detached townhomes. Mr. Johnston addressed the tree preservation issue and said the tree removal involves 12 hardwoods and the rest are boxelders. He mentioned the tree ordinance does not separate between fast growing and hardwoods/oaks. Mr. Johnston stated he feels the project is within the density ranges of the Comprehensive Plan and does not require variances. He contended that the project is environmentally friendly, is feasible from an engineering standpoint, presents zero impact on wetlands, offers life cycle housing and added that other zoning districts are only different, not better. Another zoning district will only move the location of the transition. Mr. Johnston displayed photos of the proposed townhome depicting features of the second garage which is turned so it comes out from the side wherever possible. He stated that from the streetscape, the townhome looks like a large, single family home. He noted this is a product that will not detract from the detached townhomes to the west. Because they will be comparable in value and square footage, Mr. Johnston stated it would not require a vast buffer between projects. Approved Planning Commission Minutes October 17, 2001 Page 4 In addressing the plat issue, Mr. Johnston said they will adjust the street grade to 7%, ponds will meet city requirements, and they will try to fit in the rain garden in the island. The retaining walls will be designed to meet proper design standards. A lift station will be developed to meet the City guidelines. The developer will comply with tree preservation requirements and is willing to work with the City Forester. Mr. Johnston added the northwest corner has most of the trees and they will try to save trees when possible but the developer will have to match in to the road and also modify to the street grade of 7%. Mr. Johnston said the applicant has offered to reforest in another part of Plymouth as he owns property in western Plymouth. The parking plan meets the requirements, and additional parking can be added as recommended. Chairman Stulberg asked if they had considered another zoning district such as RMF -1 or RMF -2 which would allow the density located in areas that would not affect the woodland or require as much fill. Mr. Johnston responded they did not consider putting in higher density buildings; this is the product his client builds. The value of these units compared to a higher density building of four, six or eight units would have a significantly different value. Mr. Johnston stated you need higher density to put bigger, more intensive buildings on site and they would not consider developing such a project. Chairman Stulberg opened the public hearing. Chairman Stulberg stated a letter, accompanied by several signatures, was received from Jerry Lee Fischer, 4630 Fernbrook Lane North. Chairman Stulberg said a video tape had also been received and was sent to all commissioners. It is part of the public record. Chairman Stulberg introduced Paul Fisher, 4630 Fernbrook Lane. He said this proposed development is in his backyard and he doesn't want to see this last part of open land developed. He feels it is not environmentally beneficial when you remove trees and remake mother nature. Chairman Stulberg introduced Jerry Lee Fisher, 4630 Fernbrook Lane, who said he appreciates the opportunity to redirect the way Plymouth has been going in recent years. Mr. Fischer commented that he has lived in Plymouth 19 years and said he feels that converting a more open piece of land, such as a cornfield, and converting to homes does not have as much impact as when trees are removed. He said he thinks it is better for a developer to remove trees than to bury a portion of roots and then they end up dying. Mr. Fischer also expressed concern about developments, such as the Hilltop Development, where top soil is removed to develop. The replacement topsoil does not have enough Approved Planning Commission Minutes October 17, 2001 Page 5 depth resulting in the necessity for watering. Mr. Fischer said he is also concerned about the water runoff to his land and suggested developing only one side of this property and removing the boxelders. He proposed that citizens or a developer could buy a portion of the land and donate it to the City. He stated that the southern portion could be developed leaving the northern portion a park, which would preserve some of the awesome beauty and animals of Plymouth. Mr. Fischer stated that another issue is the silt runoff in the wetlands which are now threatened. He stated that these wetlands may have to be cleared out and restored and that when this development occurs, a silt fence will not prevent impact on the wetland. In regard to the tree restitution, Mr. Fischer commented that he does not feel $48,000 can replace 150 year old trees and expressed concern about this portion of the ordinance. Referencing the ponding, Mr. Fischer said the pond in the Hilltop development fills up fast, creates some safety hazards, and there are mosquito control problems. Chairman Stulberg introduced Steve Gardner, 10717 10th Avenue. Mr. Gardner said he is concerned about 230 large trees being cut down, which means 90% of the trees are being cut. In regard to the impervious surface coverage, he estimates it could be 80%. Mr. Gardner said we are paying millions of dollars to preserve water and asked if the hydrologic study was being taken into account. Mr. Gardner said he thinks many developers do not put topsoil down, but rather the sod is placed right on top of clay. Mr. Gardner also stated that this project offers no affordable housing. Mr. Gardner concluded by saying only the developer would gain — not Plymouth. Chairman Stulberg introduced Milt Medeck, who resides at 17605 43rd Avenue North. Mr. Medeck does not support this project and is saddened by recent developments, such as Summer Creek, because peaceful scenes and trees are gone and have been replaced by asphalt. He mentioned he was not informed of the impending Summer Creek project because he lived beyond the 750 -foot limit. He stated he wanted to speak for others who were not notified of the Hidden Terrace project, but will be affected if it is approved. He concluded by saying this development would benefit neither future residents of Hidden Terrace nor the current neighborhood. Chairman Stulberg introduced John Medeck, 14100 46th Place North, who feels this plan has no consideration for its neighbors, the environment, or people who would live in the units. The increase in traffic is not acceptable; the stub road is a dead end. He stated that the homes to the west are single family homes, not townhomes. There is no transition between styles nor buffers between neighborhoods. The fact that large trees are being replaced with small trees is not a fair trade. Mr. Medeck displayed photos showing 50 — 70 foot trees currently on the site. He said a 100 -year old oak tree will be replaced with a driveway and said that any plan developed should include leaving trees. Another photo indicated 8 trees on his property line would be removed. He said the retaining wall is on his property and would infringe on the drainage easement. Mr. Medeck showed another side of his house showing trees within his property line which are to be destroyed Approved Planning Commission Minutes October 17, 2001 Page 6 according to the plan. He added that people who would live in the units would not have a natural sound barrier from I-494 due to removal of trees. He added the retaining walls are dangerously close to backyards of the houses. Chairman Stulberg introduced Kermit Nash, 14145 46th Place North. Mr. Nash stated his objection to this plan, and while the owner of this land does have property rights, Mr. Nash stated he does not see the vision as outlined in the Comprehensive Plan. He said the amount of traffic may exceed 150 cars. Mr. Nash said he has searched for another location in Plymouth similar to this one but could not locate one. Mr. Nash feels it would be irresponsible to allow that amount of traffic to go through such a narrow space to such a high density project. He anticipates the property value of his single family two-story home will suffer because of traffic, and because these townhomes would not carry the same amount of value as single family detached structures. Mr. Nash said he understands there will be development but feels it will take a while to find a plan that will be feasible for that land. Chairman Stulberg introduced Jim Schulz, 13975 48th Avenue North. Mr. Schulz said there are two old rusted cars, glass, cans, etc. on this land and asked if the builder would be required to remove those when they develop the land. He said the wetlands are usually dry and if the water drainage isn't handled properly, it will become a swamp. Mr. Schulz asked if the retaining walls proposed will be sufficient to handle the 60 to 70 foot grade. Mr. Schulz wanted clarification regarding additional retaining walls because higher retaining walls would pose a safety issue if kids climb on them. Mr. Schulz questioned the statement that only 12 hardwoods are being removed. He also asked if the pond area needs to be protected by fencing. Chairman Stulberg closed the public hearing. Chairman Stulberg asked for clarification on tree preservation. Senior Planner Drill responded the tree preservation policy was adopted in 1995 and requires that 50% of significant trees be preserved for residential development. Removal beyond that 50% threshold requires reforestation and/or monetary restitution. Chairman Stulberg asked about the possibility of donating this land to the City as a park. Senior Planner Drill said it has never been contemplated that the City would own this property. There is no requirement or necessity at this time for more parks in this portion of the City. Chairman Stulberg asked for details on the transportation plan for this property. Director Hurlburt said the local streets are not on the transportation plan and access for this property is currently through other properties that front on Fernbrook Lane. The Approved Planning Commission Minutes October 17, 2001 Page 7 Hilltop street presently is a dead end because it was anticipated it would extend into this site. Chairman Stulberg asked for statistics regarding traffic. Senior Planner Drill said a twin home generates roughly 8 trips per day, so this development would generate roughly 280 trips per day. He indicated that public safety staff did not identify any concerns. Chairman Stulberg asked about ordinance standards for retaining walls. Director Faulkner responded that if the retaining wall is engineered properly, there is no height limit. Director Hurlburt added that the state building code requires fences on top of retaining walls over 4 feet in height. Chairman Stulberg asked who is responsible for the garbage and trash currently on the site. Senior Planner Drill responded that the property owner is responsible. Director Hurlburt added this is the first complaint received regarding this trash and there is a nuisance ordinance that will be enforced. Chairman Stulberg asked if there are fencing requirements for a pond. Senior Planner Drill stated that the City discourages fencing around ponds, as the fencing can become an attractive nuisance. He added that the first ten feet into the pond is only 1 foot in depth and referred to as an "aquatic bench". Chairman Stulberg asked if the DNR had any involvement with the wetlands. Senior Planner Drill said there had been no comment from the DNR. Mr. Drill stated a 30 -foot wide buffer is provided as required, and that the developer does not propose to fill any of the wetland. Chairman Stulberg inquired about the drainage plan for the development. Mr. Johnston said drainage that had gone across the site would be intercepted by the storm sewer and roadway and will drain down into the ponds, then into the wetland. Backyards drain to the pond and then into the wetland. Director Faulkner stated he is concerned about the pond in the cul-de-sac, because a retaining wall would surround the inside perimeter of the cul-de-sac. He also stated there would be a problem with the 10:1 bench, and that the height and significant drop off into Approved Planning Commission Minutes October 17, 2001 Page 8 the pond presented a safety issue. The option staff suggested was to put in a rain garden rather than a retaining wall. Chairman Stulberg asked for information regarding the retaining wall on Mr. Medeck's property. Mr. Johnston said no grading would take place on Mr. Medeck's property and there is no proposal to remove trees on his property. A sanitary sewer line will be put in to serve as many homes as possible by gravity. The pipe would be jacked underneath the trees from the street to connect to the sewer system. He added that due to grading, tree #114 is being removed. Director Hurlburt asked if the grading will be under the drip line of the trees on Mr. Medeck's property. Mr. Johnston said he did not know the size of the trees on Mr. Medeck's property, and surmised that the grading would probably be within 5 feet of the drip line. He noted some of these trees are stressed already from previous sewer line work. Commissioner Reinhardt inquired if the wetland is currently threatened by silt build up. Director Faulkner said it is a constant battle to maintain the silt fence. If silt builds up in a wetland area it is corrected by excavation or through the installation of a secondary row of silt fence. Director Hurlburt pointed out that some of the development in this area occurred prior to silt fence and ponding requirements which regulate erosion and runoff. Director Hurlburt reviewed staff s decision to recommend denial for this project. She said this project could be forced to fit the site if all the changes were made and conditions met, but emphasized that the question is whether or not this plan demonstrates that this zoning district is the overall best fit for this site. Commissioner Bobra suggested the item be tabled and allow the developer the opportunity to make some changes. Director Hurlburt said she feels part of the problem is the developer wants to build a particular style of home and they are not interested in another type of structure. Commissioner Reinhardt asked for clarification on the transition issue. She noted that a number of townhome projects in the City have been approved that have been adjacent to single family homes. Approved Planning Commission Minutes October 17, 2001 Page 9 Senior Planner Drill said the transition space from single family to a twin home is 10 feet. Different housing types are generally transitioned by a street or other major element that provides an appropriate buffer between the two housing types. He stated that this project does not meet that requirement. Mr. Johnston stated he would support a tabling but wants to understand the issues clearly and will go back to the drawing board for a more acceptable plan. Commissioner Berkowitz said he is concerned about the sequencing of densities. He stated he does not want higher density traffic to go through a lower density area. Commissioner Neset concurred with Commissioner Berkowitz' comments and added that he is concerned about noise from I-494. He stressed the necessity of preserving an adequate sound buffer. Commissioner Neset said he concurs with the staff recommendation. Commissioner Reinhardt commented that she resides near I-494 and feels that buildings block more noise than trees. MOTION to Table indefinitely by Commissioner Bobra, seconded by Commissioner Reinhardt, to allow the developer an opportunity to provide a better proposal. MOTION failed on a 1-5 Vote. (Chairman Stulberg, Commissioners Neset, Gaither, Berkowitz and Reinhardt voted Nay.) MOTION by Commissioner Gaither, seconded by Commissioner Neset, recommending approval of staff's recommendation to deny rezoning to RSF-4 and preliminary plat for the 36 -unit twinhome development to be called "Hidden Terrace Townhomes" for property located east of Fernbrook Lane and 46th Place North. Commissioner Reinhardt said she is hesitant to deny this request without giving the applicant a chance to present another proposal. Ms. Reinhardt said she feels there could be a plan that could be suitable and wants to give the applicant an opportunity to provide a plan with more emphasis on the transition issue and tree preservation. Chairman Stulberg stated he will be voting in opposition of the motion. He added the rezoning and preliminary plat should be done at the same time. MOTION to table by Commissioner Reinhardt, seconded by Commissioner Bobra, recommending Item 6B be tabled to November 7, 2001. Vote. 4 Ayes. (Commissioners Berkowitz and Neset voted Nay.) MOTION approved. Commissioner Reinhardt stated she would like the developer to address transitioning, possibly removing some units and preserving more of the trees. Approved Planning Commission Minutes October 17, 2001 Page 10 Chairman Stulberg reiterated he is looking for more transitioning from one neighborhood to another and also preservation of more of the land. Commissioner Gaither concurred. C SUBURBAN HENNEPIN REGIONAL PARK DISTRICT (2001113) Chairman Stulberg introduced the request by the Suburban Hennepin Regional Park District for a PUD amendment and interim use permit for a park district headquarters facility and additional parking spaces located at 3000 Xenium Lane. Planner Stoen gave an overview of the staff report dated October 9, 2001. Commissioner Berkowitz asked if this property falls within the shoreland overlay district. Planner Stoen responded it does not. Chairman Stulberg introduced the petitioner, Alex Meyer. Commissioner Berkowitz asked if all the park district offices would be moved from County Road 9 to this new location. Mr. Meyer replied affirmatively and said the old office space might become an education center. It is in the concept phase at this time. Chairman Stulberg introduced John Barten, 12615 County Road 9. Mr. Barten discussed the proposed rain garden that would be a part of the project, stating they elected to procede with a rain garden for a number of reasons, but mainly for aesthetic reasons. The design selected is based on an existing design — H. B. Fuller Company utilizes this design - which allows for 70% phosphorous removal. They designed one with 60% phosphorous removal for this site. Hennepin Parks does have a water quality plan which stipulates no development activities undertaken by the park district can increase phosphorous loading to adjacent water bodies. They are adhering to this guideline and feel the rain garden will provide that for them. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Scott Bullock, 13335 32nd Avenue North, who stated he supports the park district, but is concerned about water runoff from the expanded parking lot. He added the creek north of the property has flooded the last two springs. Chairman Stulberg introduced Joel Schlachtenhaufen, 13405 32nd Avenue North, who was also concerned about watershed. Chairman Stulberg introduced Grant Smith who resides at 13345 32nd Avenue North. Mr. Smith said they have not had flooding problems but the creek is now taking on more Approved Planning Commission Minutes October 17, 2001 Page 11 water from the west side of I-494. If downstream culverts are regulating the water a different regulation may be necessary to avoid flooding possibilities in their cul-de-sac. Chairman Stulberg closed the public hearing. Chairman Stulberg inquired about the water issues upstream and downstream and the potential impact on neighbors. Director Faulkner said there will be very little impact from the additional parking spaces with regard to runoff. Mr. Faulkner said he is familiar with the neighbors' water concerns and has looked into those in the past. He felt this project will neither help nor hurt their situation. Director Faulkner added that with the new surface water fee the City will be able to rechannel Plymouth Creek and investigate further upstream to locate any problems. Chairman Stulberg asked if the volume of water had been calculated. Mr. Barten said it depends on the storm but based on past experience, rain gardens have less water running off the property after development than before. They will establish a monitoring station to assure flow is correct. MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra to approve the request by the Suburban Hennepin Regional Park District for a planned unit development amendment and interim use permit for a park district headquarters facility and additional parking spaces located at 3000 Xenium Lane North. Vote. 6 Ayes. MOTION approved unanimously. 7 NEW BUSINESS A ROB AND ANDREA SCHOENROCK (2001116) Chairman Stulberg introduced the request by Rob and Andrea Schoenrock for a variance for a 3 -foot side yard setback and 30% impervious surface coverage to allow construction of an attached garage at 2320 Kirkwood Lane North. Planner Darling gave an overview of the October 9, 2001 staff report. Chairman Stulberg introduced Andrea Schoenrock. Ms. Schoenrock stated that narrowing the garage as recommended by staff would mean removal of the access door. She stated that the problem with removing the access door is they have no other means of accessing the ground level of their home other than through the garage. She stated both she and her husband own trucks and if the exterior block is factored in, with the recommended narrowing, they would only have a 20 -foot garage. She added that with their original request, the back right hand corner of the garage is the only area they would be exceeding the 6 -foot setback. Approved Planning Commission Minutes October 17, 2001 Page 12 Because the shoreland district line runs across their front yard, Ms. Schoenrock said they are trying to compromise and not increase impervious surface by going over the line. Chairman Stulberg introduced Cory Johnson, 2318 Kirkwood Lane, who stated he lives directly south of the Schoenrock's. Mr. Johnson said the existing shed was run down and dilapidated prior to the Schoenrock's purchasing the property. He has viewed their plans and has no problem with them making the improvements proposed. MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt recommending approval of the request for the variance for the 3 -foot side yard setback and the 30% impervious surface variance. Commissioner Reinhardt asked about provisions in the Zoning Ordinance for the existing shed that already surpasses the impervious surface coverage allowed. Senior Planner Darling responded it could remain as is, in a legal non conforming manner. Planning Manager Senness clarified that the 22 feet for the garage is considered adequate for an average sized car. Commissioner Berkowitz asked for clarification regarding other options or alternatives that were discussed with applicants. Senior Planner Darling said they had reviewed reducing the size of the garage by 3 feet and also pulling the entire garage forward but the applicant has constructed a large retaining wall that they hoped to use for the back wall of their garage. Commissioner Berkowitz said there are still some options available for a garage this size but the applicant has chosen not to select them. He suggested they move the access door to the side of the garage. Rob Schoenrock said they couldn't move the door to the side of the garage because the grade is higher and they would have to excavate to place a door there. Andrea Schoenrock added they already have an investment in footings from when they did the addition and they do not want to have to fill in a retaining wall. Commissioner Berkowitz suggested installing a 16 -foot door rather than the 18 -foot door, enabling a reduction in the size of the garage. This would lessen the extent of the variance request. Roll Call Vote. MOTION failed with a tie vote of 3-3. (Commissioners Neset, Gaither and Berkowitz voted Nay.) Approved Planning Commission Minutes October 17, 2001 Page 13 MOTION by Commissioner Gaither, seconded by Commissioner Bobra to approve the variance to allow construction of a 22 -foot garage with an impervious surface coverage of less than 30%. Chairman Stulberg said he supports this motion adding the surrounding property owner supports the project. The technical issues with the variance do not directly affect anyone. MOTION to Amend by Chairman Stulberg, seconded by Commissioner Reinhardt to approve construction of a 24 -foot attached garage and a 30% impervious surface coverage at 2320 Kirkwood Lane North. Roll Call Vote on MOTION to Amend. Vote. 5 Ayes. MOTION to Amend approved on a 5-1 Vote. (Commissioner Berkowitz voted Nay.) Roll Call Vote on Main MOTION. 5 Ayes. MOTION passed. (Commissioner Berkowitz voted Nay.) Commissioner Berkowitz said he did not feel the applicant and staff thoroughly addressed alternatives and feels the applicant discounted options. B CITY OF PLYMOUTH (2001062) Chairman Stulberg introduced the request by the City of Plymouth to review findings and set a date for the public hearing for Study Area C which is located south of County Road 10, east of Trenton Lane and west of Highway 169 North. Planning Manager Senness gave an overview of the staff report dated October 8, 2001. Ms. Senness said staff has concluded that there is merit or interest in all of the alternatives and does not feel any should be eliminated before going to a public hearing. November 7, 2001 is recommended for the public hearing. MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra recommending that the public hearing for Study Area C and improvements to Nathan Lane be held at the November 7, 2001 planning commission meeting. Vote. 6 Ayes. MOTION approved unanimously. MOTION by Commissioner Gaither, seconded by Commissioner Reinhardt to adjourn. Vote. 6 Ayes. MOTION approved unanimously. The meeting adjourned at 10:46 p.m.