HomeMy WebLinkAboutPlanning Commission Minutes 12-06-20231
Approved Minutes December 6, 2023
Approved Minutes
Planning Commission Meeting
December 6, 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 December 6, 2023.
COMMISSIONERS PRESENT: Chair Michael Boo, Bill Wixon, Marc Anderson, Julie Olson,
Neha Markanda, Jennifer Jerulle, and Josh Fowler
COMMISSIONERS ABSENT: None
STAFF PRESENT: Planning and Development Manager Chloe McGuire, and Engineering
Services Manager Chris McKenzie
OTHERS PRESENT: City Council Liaison Julie Pointner
Chair Boo led the Pledge of Allegiance.
Call to Order
Approval of Agenda
Motion was made by Commissioner Fowler 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 November 15, 2023.
Motion was made by Commissioner Markanda and seconded by Commissioner Olson to approve
the consent agenda. With all Commissioners voting in favor, the motion carried.
New Business
(5.1) Approve preliminary plat and variance request for 18315 8th Ave N (2023077 –
Terese Bourgeois)
Planning and Development Manager McGuire presented the staff report.
Commissioner Fowler asked why the minimum lot width at the OHW line is a recommended
rule from the DNR.
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Planning and Development Manager McGuire commented that the DNR sets minimum lot
widths in this district to increase the lot sizes, similar to the regulations the city has. She stated
that the goal of the DNR within the district is to protect the natural shoreline area.
Commissioner Anderson stated that there appear to be steps going down with a dock on the lake
and asked if this would increase the number of docks to two.
Planning and Development Manager McGuire replied that each lot around the lake would be
eligible for a dock, however, the number of docks was raised as a concern of residents. She
stated that the request could have a nexus to the variance request, requiring shared dock access.
She stated that if approved as presented, both properties would be allowed to have docks.
Commissioner Anderson asked if there is any knowledge of overuse of docks on this lake.
Planning and Development Manager McGuire commented that in general the city attempts to
limit the number of docks, but there have not been complaints about the number of docks and/or
boats on this lake.
Engineering Services Manager McKenzie commented that this lake does not have a public
access and does not allow for motorized boats.
Chair Boo stated that there is discussion within the staff report relating to the height of this lot
compared to neighboring lots as well as runoff from this lot, asking whether that would be a
concern.
Engineering Services Manager McKenzie replied that staff has reviewed the grading and
drainage plans and has provided several administrative comments. He noted that at a high level
the requirements would reduce the storm sewer rate control and the general flow patterns would
not change for the site. He stated that generally speaking there is not a lot of room for increased
grading on a site of this site and therefore the height of the property would be similar to what it is
today.
Commissioner Wixon commented that there are a lot of trees that would be removed and would
like more information on how tree removal is evaluated, specific to the white oaks.
Planning and Development Manager McGuire stated that a landscape plan and tree inventory are
required for every subdivision, even of this size. She stated that the city allows 50 percent of the
inches to be removed. She stated that this project proposes to remove 37 percent of the tree
inches onsite and maintain 63 percent of the tree inches. She commented that resident comments
were received requesting that additional trees be maintained, specifically the older growth trees.
She stated that a few of the larger trees onsite are diseased and therefore would be recommended
for removal as part of this project so that does not become an obligation for the eventual
homeowner.
Commissioner Olson asked if the stacked lot would remain in approved status if the new plan
were not approved.
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Planning and Development Manager McGuire displayed the stack lot scenario that would most
likely be approved for preliminary plat if the variance is not approved, as that would meet all of
the requirements outright. She stated that the variance would allow for the proposed lot
configuration.
Chair Boo introduced Curt Manly, representing the applicant, who stated that they have spent a
lot of time and consideration into this lot split configuration. He stated that they recognize the
value that trees bring to a property and attempt to preserve as many as they can. He stated that
they measured lot widths along the lake and there are six other lots around the lake that have
smaller widths than what is required therefore this would not set precedent. He stated that his
mother in-law is the applicant, therefore he is familiar with the property and the lake and has
never noticed more than two boats on the lake at any one time.
Commissioner Anderson referenced the grading plan and asked if the applicant would be
importing dirt or using the dirt from the creation of the ponds to raise the building pad sites.
Mr. Manly replied that they would not be importing or exporting dirt and would simply be
moving the dirt onsite to avoid additional truck traffic.
Commissioner Wixon asked if both properties would be listed for sale.
Mr. Manly replied that would be a decision Ms. Bourgeois would make but believed both
properties would be available for sale.
Chair Boo opened the public hearing.
Chair Boo introduced David Talen, 710 Shady View Lane, who stated that he has shared his
concerns with staff already via email. He believed that some of the nicest trees are being
removed while others of lesser quality are being saved and asked that attempt be given to saving
some of the nicer white oaks. He commented on a berm which exists as buffer between the
properties which he would like to see remain. He commented that he does support the variance
request as he believes that configuration will be best for the neighborhood. He stated that he
would like the driveway width to be consistent with the narrower street. He requested that no
parking signs be placed on Shady View and that all construction vehicles and parking occur from
8th Avenue. He stated that as the home sits today, it is the highest in the neighborhood which is
why concern was expressed about the flow off the lot and the proposed increase to the building
pads. He asked that the building pad not be allowed to increase from the existing building pad.
Chair Boo introduced Jeff Olson, 18405 8th Avenue, who echoed the concerns with tree removal
related to runoff and privacy. He referenced the short lot size noting that the area is steep and
poorly maintained. He was unsure how two docks could be placed with separate staircases and
perhaps just one staircase could service one shared dock or even two docks. He suggested
moving the lots north towards 8th Avenue which could preserve more trees, provide a better view
to the lake, and add more value.
Chair Boo introduced John Zitter, 620 Brockton Lane, who stated that he is strongly in favor of
the variance. He stated that if the variance is not allowed and the lot is subdivided in the
alternate manner it would create a flag lot with a home built too close to the lake. He asked that
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the issues of trees and views are taken into consideration. He noted that other lots on the lake are
pie shaped coming down towards the lake and therefore did not think this would be out of the
ordinary. He recognized the concern with docks but stated that if there is an issue with docks,
permanent docks should not be allowed as they often fall into disrepair. He stated that he did not
have an issue with the docks as proposed.
Chair Boo closed the public hearing.
Planning and Development Manager McGuire commented that the comments related to the trees
have been provided to the developer, but noted that the request does fall under the allowed
removal rate for trees. She stated that the comments related to construction access have also
been provided to the applicant.
Chair Boo referenced the building pad locations and asked if those are fixed in the shown
positions or whether those could be moved onsite.
Planning and Development Manager McGuire explained that this request would approve the
two-lot subdivision and the city would not dictate where the homes are placed, therefore the
applicant would have the ability to move the pads or change the type of home proposed. She
appreciated the thought that residents have put into their comments, but noted that none of those
items could be dictated through additional conditions of approval. She stated that the building
pad height could not be dictated, as long as the height requirements of the code are met. She
stated that the existing contour of the home is 10.04 and the proposed contour would be 10.05 or
10.06, so it should not be much of a difference in grade. She stated that there have been requests
to only allow a one-story home, but that cannot be required.
Chair Boo referenced the suggestion that the access to the docks be shared and asked if that is
something the commission could consider in its recommendation.
Planning and Development Manager McGuire replied that the commission could choose to make
such a recommendation, noting that she would verify that with the City Attorney prior to moving
forward to the city council. She stated that generally the city attempts to avoid shared amenities
as they tend to lead to issues with enforcement when the properties change hands.
Chair Boo echoed the concern with shared amenities. He asked who would be responsible to
ensure docks are maintained.
Planning and Development Manager McGuire stated that although she has not dealt with that
type of enforcement, she believed that would fall to code enforcement jointly between the city
and DNR.
Commissioner Anderson referenced the suggestion that 8th Av enue be used for construction
rather than Shady View and asked if that is something that could be solidified through condition.
Planning and Development Manager McGuire replied that while that cannot be a condition, the
request has been made to the developer who believed that could be done for the most part. She
noted that 8th Avenue would tend to be the preference for construction traffic anyway because
Shady View is not very wide.
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Chair Boo asked if that could be a condition of the building permit.
Planning and Development Manager McGuire stated that she could follow up with the Building
Official to determine if that would be an option.
Commissioner Anderson asked if there is any idea what the height of the homes could be.
Mr. Manly replied that they have spoken with three custom home builders who would take
extreme care in ensuring the homes properly fit the lots and would not be overly cumbersome.
He stated that restricting the type of home that could be built would significantly impact the
value of the properties. He stated that they would work with the builder to ensure the traffic if
well maintained and that 8th Avenue be used to diminish the impact on the neighborhood on
Shady View. He stated that the engineers put an idea of where the home could be placed on the
lot and that was not an exact location for the homes. He stated that the builders would take time
to place the home in a way that best fits the lot.
Commissioner Anderson asked if the grading would be completed on the front end, or whether
that would be done by the builder to fit the design of the home.
Mr. Manly replied that they would demolish the home, remove the driveway and retaining wall,
and fill the area where the basement is, and the builder would complete the grading once the
home placement is determined. He stated that their goal is to have the minimal amount of
disturbance for the two lots.
Commissioner Olson asked about the likelihood that the homes could be moved up, as that
would save more of the oak trees.
Mr. Manly replied that is a consideration. He stated that the builder would attempt to have the
least amount of impact. He agreed that the further the homes are set forward, the larger the lot
would be for the backyard and general enjoyment as most people entertain in their backyard.
Commissioner Anderson asked the front yard setback based on ordinance.
Planning and Development Manager McGuire replied that setback would be 25 feet.
Commissioner Fowler asked if the homeowner to the south of lot two has provided input.
Planning and Development Manager McGuire commented that she did not believe she had direct
contact with that resident but believed that they were cc’d on some emails from neighbors.
Commissioner Fowler commented that it seems that the drainage pond on the east side, for the
second lot, would remove six feet of grading on the property line and would have impacts past
the property line. He asked if that would require the approval of the adjacent property owner.
Engineering Services Manager McKenzie replied that staff did make that comment in its review,
that the improvements would need to be pulled within the property lines.
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Commissioner Jerulle commented that she supports the subdivision as the only variance is the
five feet related to the OHW line. She stated that the applicant also seems to be cooperative to
the comments of neighbors.
Planning and Development Manager McGuire noted that she reviewed the documentation and
communication was received from the property owner to the south expressing opposition to the
project.
Motion was made by Commissioner Jerulle and seconded by Commissioner Anderson to
recommend approval of the preliminary plat and variance request for the property located at
18315 8th Avenue N. subject to the conditions within the draft resolution. With all
Commissioners voting in favor, the motion carried.
(5.2) Open and continue public hearing to the January 3, 2024 meeting for a rezoning and
preliminary plat request for 16700 Chankahada Trail (2023068 – Sai Brinda LLC)
Chair Boo stated that there is incomplete information at this time, therefore the public hearing
will be opened and continued.
Chair Boo opened the public hearing.
Motion was made by Commissioner Anderson and seconded by Commissioner Wixon to
continue consideration of this item to the January 3, 2024 meeting. With all Commissioners
voting in favor, the motion carried.
Adjournment
Chair Boo adjourned the meeting at 7:54 p.m.