HomeMy WebLinkAboutPlanning Commission Minutes 06-05-2013Approved Minutes
City of Plymouth
Planning Commission Meeting
June 5, 2013
MEMBERS PRESENT: Acting Chair Scott Nelson, Commissioners Nathan Robinson, Gordon
Petrash, Marc Anderson, and Dick Kobussen
MEMBERS ABSENT: Chair James Davis and Vice Chair Bryan Oakley
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Marie Darling,
Senior Engineering Technician Dan Campbell, and Office Support Representative Janice
Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Robinson, seconded by Commissioner Kobussen, to approve the
amended June 5, 2013 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE MAY 15, 2013 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Kobussen, seconded by Commissioner Robinson, to approve the
May 15, 2013 Planning Commission Meeting Minutes. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. K. HOVNANIAN HOMES (2013022)
Acting Chair Nelson introduced the request by K. Hovnanian Homes for rezoning and
preliminary plat for Cedar Hollow for property located south of Highway 55 between 46th
Avenue and Urbandale Court. This item was continued from the May 15, 2013 Planning
Commission meeting.
Senior Planner Darling gave an overview of the staff report.
Commissioner Anderson noted some filling on the wetland and asked if the wetland adjacent to
the frontage road would be replaced.
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Senior Planner Darling said the wetland mitigation report has not been completed yet, and that
would be reviewed by the City Council.
Commissioner Anderson asked if consideration had been given to stubbing a street in the
property to the west for a future additional access point.
Senior Planner Darling said that was not considered because of the large wetland basin and ditch
in that area. She said the city is working with the adjacent property owner to acquire a portion of
land for a proposed city park.
Commissioner Kobussen said a 12" main is required and asked where the location would be.
Senior Planner Darling said the applicant would construct the 12" water main down through the
public street under the trail and through the park. She said the applicant had hoped not to do any
construction on park property, but it is a requirement that they bring the water main though to the
south property boundary.
Commissioner Kobussen asked if there would be one or two looped water mains in the
development.
Senior Planner Darling said if calculations show enough pressure for this development, there
would be one water main stubbed at the west property line. Future development will loop
through the north and would provide looped water for the area.
Commissioner Kobussen asked if the sewer flowing to the north would interrupt the existing
frontage road. He asked if the frontage road would remain open.
Senior Planner Darling said the sewer main would go west toward mains installed with the Arbor
Grove subdivision. She said the sanitary system will need to cross the road, and would likely be
an "open cut", so there would be a need for traffic control in that area while the road is disturbed.
Acting Chair Nelson asked if there are other developments with single accesses and if it is
unusual to waive the dual access requirement. He said future developments on the west side will
also need their own access without connecting to this one.
Senior Planner Darling said it is preferable not to have a single access but it is very challenging
to get a road from the west to this property. She said the Arbor Grove development was a similar
circumstance and Arbor Grove 3rd would also have this situation.
Acting Chair Nelson introduced the applicant, Kevin Clark, 12701 Whitewater Drive, Suite 120,
Minnetonka, Minnesota. Mr. Clark stated the sanitary sewer into this community would be by
directional boring, so traffic would be not disrupted. Mr. Clark said K. Hovnanian Homes has
been building in the area since 2004, and as Town and Country Homes since 1990. He said the
proposed development is for single family homes with minimum three -car garages, from 2,500
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to over 4,000 square feet, and cost in the upper $300,000's. Mr. Clark said they are still working
on the wetlands to make that work within the site, and said it is a challenge as the location is
sequestered by a wetland off the frontage road.
Commissioner Nelson continued the public hearing.
Acting Chair Nelson introduced Tony Jakubiak, 4420 Urbandale Court. Mr. Jakubiak said he is
concerned about water flow, as his neighbor to the south already can't use their backyard
because of water flow from the swamp. Mr. Jakubiak said there is a stop sign on the east side of
the service road and people can exit only one way. Mr. Jakubiak said to get to Hamel you exit to
County Road 101 and there are railroad tracks. He said he has had to wait ten minutes for a train
and that is not good for public safety and emergency vehicles. Traffic studies have not been
done for some time and he did contact MnDOT, but they are concerned only about Highway 55.
Mr. Jakubiak said the majority of the traffic flow from the new development will use the Hamel
exit or the Urbandale Court service road. He said with regular traffic and the biggest high school
in the state in the area, it is a mess to get on Highway 55 on a weekday. Mr. Jakubiak said traffic
is his main concern and it has to be addressed as the current roadway system will not
accommodate the new development, the future Park Nicollet development, or the people already
in this area.
Commissioner Petrash asked about future plans to expand or widen the road.
Senior Planner Darling said in the future there could be a connection to County Road 101, but no
improvement has been programmed in the budgeting process now. Planning Manager Thomson
added the road is designated in the comprehensive plan to connect from County Road 101 to
Brockton Lane, and would be extended as development, such as Park Nicollet, occurs.
Commissioner Petrash said he sees that road during busy times with long lines of backed up
traffic and asked if that should influence how we decide this.
Planning Manager Thomson reiterated that traffic improvements typically follow development.
Commissioner Petrash asked if there are instances where traffic becomes a limiter because there
is too much of a hazard.
Planning Manager Thomson explained that in those cases where a traffic study shows traffic not
functioning, certain improvements are required to be put in place for a development to go
forward. She said in this case the traffic increase is small and did not trigger that type of
response.
Mr. Jakubiak said he keeps hearing that traffic should not be an issue, but unless you do a traffic
study you are basically shuffling papers. Mr. Jakubiak said you are saying it's not going to be a
problem, but it already is a problem and there are safety issues with normal transportation. Mr.
Jakubiak said he respectfully disagrees.
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Planning Manager Thomson clarified that there are places in Plymouth where traffic is an issue.
She said development is still occurring and road improvements are being made as we can.
Planning Manager Thomson said there is development occurring in places where we cannot
relieve the problems immediately.
Acting Chair Nelson commented if you think about the budgets any government entity is faced
with, especially in the last ten years, you won't see too many roads built before there is a need
for them. He said as a taxpayer you are not going to want them. Commissioner Nelson said
unfortunately roads are the last thing to come into play and it is part of our plan to improve them.
He said in the meantime, property owners have the right to come forward with plans and the
Planning Commission deals with them one at a time and will forward comments to the City
Council to make the final decision.
Commissioner Nelson closed the public hearing.
Senior Engineering Technician Campbell said drainage from the site would be directed to the
retention pond along the frontage road and then drain westerly along the frontage road to the Elm
Creek tributary. He said none of this drainage would go to the east. Senior Engineering
Technician Campbell said they have asked the developer to consider doing some work to the
current drainage swale between the subject property and the adjacent properties to ensure that the
drainage works properly. He said a 6" drain tile helps direct water to the frontage road now.
Senior Engineering Technician Campbell stated the drainage on the south end of Urbandale
Court is being dictated by the wetland and is not part of this development.
Commissioner Anderson said the single access is not ideal, but there are no other options. He
said the roadway looks to be an interim situation, and the comprehensive plan shows this road
would extend through to the east and tie into County Road 101 at some point. Commissioner
Anderson said development is one of the major areas where the city funds roads and
development has to build them as they go. He said that is the appropriate approach as the city
can't build new roads for every little thing, and phasing has to occur. Commissioner Anderson
said it is not ideal to add traffic at this point, but at the same time it is appropriate to approve this
as shown.
Commissioner Kobussen concurred with Commissioner Anderson and said he realizes traffic is
not ideal, but other traffic sites have higher prior for funding. He said when development occurs
to the east the frontage road would be finished, and until that happens you still have to develop.
Commissioner Kobussen said there are wetland limitations and he doesn't like the single access,
but does not see any way around it. Commissioner Kobussen said the builder has made a good
use of what can be done at this time as we try to expand the city and the housing, and said he is
in favor of this proposal.
Acting Chair Nelson concurred the single access is not ideal, but traffic is part of the growing
pains and process of any city expanding like Plymouth is.
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MOTION by Commissioner Kobussen, seconded by Commissioner Anderson, to approve the
request by K. Hovnanian Homes for rezoning and preliminary plat for Cedar Hollow for property
located south of Highway 55 between 46th Avenue and Urbandale Court. Roll Call Vote. 5
Ayes. MOTION approved unanimously.
B. GWS LAND DEVELOPMENT OF PLYMOUTH (2013023)
Acting Chair Nelson introduced the request by GWS Land Development of Plymouth for a land
use guide plan amendment, rezoning, preliminary plat and PUD general plan for "Steeple Hill 2nd
Addition" for 51 single family lots for property located at 16640 County Road 47.
Senior Planner Darling gave an overview of the staff report. She said three letters have been
received and added to the public record.
Commissioner Petrash asked about the elevation difference across this property and the drainage
direction.
Senior Planner Darling said there is a 26 -foot elevation change with the low area in the southeast
and high area on the northwest side. She said drainage is expected to drain to the west.
Commissioner Kobussen asked if there will be a turnaround in one of the lots for the stub street
which will provide temporary access. He questioned if the next developer would be responsible
to remove the temporary access, who would finish the emergency exit and who would finish the
trail along County Road 47.
Senior Planner Darling said the temporary access location is southwest, although the grades are
challenging and other locations may be considered. She said the applicant is not proposing a
turnaround, which would not be required since this is a local stub street on to another local street.
Senior Planner Darling said removing the temporary access is the responsibility of the next
developer.
Acting Chair Nelson introduced the applicant, Dave Gonyea, 10850 Old County Road 15, who
said this proposal has similar lots and house sizes as the Steeple Hill development. He said the
temporary access would have to be in the southwest area and they are trying to put in something
with the Saddle Club property. Mr. Gonyea said the next developer would remove the access
road, but he would be okay with removing it with an escrow or association documents.
Commissioner Petrash asked if there would be just one homeowner's association or if it would
be combined with the Steeple Hill development. He asked if there would be a playground, pool
or a community building.
Mr. Gonyea said there would be one homeowner's association and an entrance monument. He
said there would not be a pool or community building as there are no public outlots on this plat.
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Commissioner Anderson said neighbors have concerns about the trees on the border and asked
what would be done to minimize impact.
Mr. Gonyea said Mr. Peterson used a tree -lined driveway along Steeple Hill for access. He said
the majority of these trees are too large to be spaded out. Mr. Gonyea said a few of the trees on
this property could be spaded out for relocation, but they are not the specimen quality they prefer
to transplant. Mr. Gonyea added the root systems have been driven over for 30 years by
equipment, trucks and tractors, so they are fairly durable.
Commissioner Nelson opened the public hearing.
Acting Chair Nelson introduced Phil Napier, 6060 Zanzibar Lane. Mr. Napier said he likes the
catalpa trees growing on the western edge of Zanzibar Lane. He said the neighbors and friends
present want to make sure the proposal is consistent with the Steeple Hill homes and he said that
is being addressed. Mr. Napier said they want more time to review the neighborhood because
they are not connected to any of the extensive Plymouth trail or park system. He said the one
trail at the entrance goes north on Vicksburg Lane. He said there are many children in the
Steeple Hill development and no opportunities to ride to a park without crossing Vicksburg Lane
or County Road 47, which are challenging. Mr. Napier said they are asking to hold development
for 90-120 days so they can put together a proposal for a neighborhood park, sidewalks, and a
connection to the city park system.
Acting Chair Nelson introduced Rajesh Selvaraj, 6065 Zanzibar Lane. Mr. Selvaraj said there is
a ten -foot drainage berm on his property and during spring rains there are drainage issues for him
and his neighbor. Mr. Selvaraj said the city has been building up the grade so the water would
not get clogged in this area. He said there are three to four inches of stagnant water that have
stood for two weeks, but are now down to one inch. Mr. Selvaraj asked where water would be
drained out to the wetland and on which side of the berm would it drain. Mr. Selvaraj concurred
with Mr. Napier's comments regarding a neighborhood park.
Acting Chair Nelson introduced Randy Olsen, 6211 Comstock Lane. Mr. Olsen asked how the
developer will address the pond on his property, which is a wetland, and is dependent on runoff
from this proposed development. Mr. Olsen said the runoff goes through private property to Elm
Creek, and he asked if calculations have been done on the actual amount of water flow. He said
the pond area is full of wild life, such as turtles, geese and fish, and he is concerned the wetland
will dry out. Mr. Olsen asked how his tree line of mature trees will be affected. Mr. Olsen asked
if the horse trail which accesses the Silver Buckle Saddle Club will remain.
Acting Chair Nelson introduced Joseph Koshiol, 16320 61St Avenue who said he has the house
with the trees on his property by one foot. He said if the trees are not worth saving why are they
leaving half the trees but are not concerned about trees on his side. Mr. Koshiol said if the
proposed tree removal takes place and a new home is built close to the trees on his property, an
arborist he consulted with said the trees will not survive.
Acting Chair Nelson asked how close the houses are to the tree line on the northeast side.
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Mr. Koshiol said the trees are eight to nine feet from his foundation. Mr. Napier clarified the
trees are about 20 to 30 feet from where the foundation trenches were dug.
Commissioner Nelson closed the public hearing.
Senior Planner Darling said trails will be constructed on both sides of County Road 47 when it is
improved. She said one segment of the trail will be built with the Steeple Hill development to
get to the Vicksburg Lane area, and the rest of the trails in the County Road 47/Vicksburg Lane
area will be constructed when roads are improved, which is a few years out yet. Senior Planner
Darling said there is no time frame yet for County Road 47 improvements. Trails on Dunkirk
Lane are in the process of being constructed with the Terra Vista development and two parks will
be constructed. Planning Manager Thomson added there will also be a park on the north side of
County Road 47.
Acting Chair Nelson asked about pedestrian crossings at the junction of County Road 47 and
Vicksburg Lane.
Senior Planner Darling said the pedestrian crosswalk would not occur until Vicksburg Lane is
widened, and construction is proposed for Year 2015-2016.
Senior Engineering Technician Campbell addressed the drainage and said we have not received
the storm water management report yet. He said the developer would be required to meet all
requirements for storm water management. Senior Engineering Technician Campbell said it
appears with the existing topography and proposed grading plan, the wetland would be receiving
the same amount of drainage as it does currently and this development should not affect the
amount of drainage into the wetland in the future. He said the berm at the back of the property
creates a drainage swale along the western property line of the existing development which goes
to a wetland on the southwest corner of Zanzibar Lane. Senior Engineering Technician
Campbell said the backyards of the proposed homes will be draining to the drainage swale that
goes into that wetland.
Senior Planner Darling reviewed the tree preservation plan, and said for trees removed over 50%
the applicant must replace 1.25" for each inch lost. She said 63.4% of significant trees will be
lost. Senior Planner Darling said the applicant is replacing 1,223 tree inches. In addition to trees
being saved along the north property line, the applicant is proposing to plant two trees in every
front yard, and will fill in additional trees along County Road 47 and along the shared property
line. Senior Planner Darling stated there are no allowances for horses to go through this
development.
Mr. Gonyea said they are more than happy to root prune significant trees in any areas of heavy
impact for grading, and would try to save trees both on and off their property. Mr. Gonyea
showed maps of wetlands which will be untouched and noted large buffer areas protecting the
wetland. He added they don't want wetlands to disappear nor have extra water, but do not want
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to cut water flow as the wetland is an amenity to the area. Mr. Gonyea said they must get
watershed approval and have to lessen runoff to all neighboring properties.
Planning Manager Thomson asked why some catalpa trees are being saved and some are not.
Mr. Gonyea said they are saving trees where they can, especially in the area of the homes with
bigger backyards. On the northern end, the trees are seven feet in to the property, so there is no
opportunity to save trees.
Commissioner Anderson asked about the runoff rule that post development runoff cannot exceed
previous runoff rate. He said rate is not quantity, but rate at that moment, so it could dribble and
continue for a long period of time but would still meet the requirement.
Senior Engineering Technician Campbell said calculations are done on a 2, 10, 50 and 100 -year
storm.
Commissioner Anderson said in this case the wetland needs water to be preserved, and asked if
there are any requirements that the quantity of water needs to remain same.
Senior Engineering Technician Campbell stated the runoff rate applies so the same amount of
runoff to the wetlands remains as current.
Commissioner Kobussen added the quantity depends on rain flow and you can't control the rain
flow.
Mr. Gonyea stated they will keep the same acreage of drainage to mimic predevelopment, and
preserve what runs north into Maple Grove.
MOTION by Commissioner Petrash, seconded by Commissioner Anderson, to recommend
approval of the request by GWS Land Development of Plymouth for a land use guide plan
amendment, rezoning, preliminary plat and PUD general plan for "Steeple Hill 2nd Addition" for
51 single family lots for property located at 16640 County Road 47. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
C. PROVIDENCE ACADEMY (2013024)
Acting Chair Nelson introduced the request by Providence Academy for a site plan amendment,
conditional use permit amendment and variances for site changes, seasonal dome and playfield
fencing at 15100 Schmidt Lake Road.
Planning Manager Thomson gave an overview of the staff report. Planning Manager Thomson
said three letters have been added to the public record.
Acting Chair Nelson introduced Todd Flanders, Headmaster for Providence Academy, 5655
Sycamore Lane. Mr. Flanders said Providence Academy is winding down their 12th year. He
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said there has been enormous interest in the school, primarily from Plymouth, Wayzata and
Maple Grove areas and an important part of their identity is being in Plymouth. Mr. Flanders
said the revised track and covered infield dome are key components from a timing standpoint, as
they are completing a capital campaign, and starting construction on the stadium artificial turf
this year would make these improvements available for the football season the following year.
Mr. Flanders said this dome would not only serve Providence Academy families but also the
Plymouth community. Mr. Flanders said they are sensitive to immediate concerns of neighbors
and hope to address these. He said the timing is appropriate to bring forth other modifications to
the auditorium, chapel, and playfield improvements. He said the sports teams have established
themselves as notable programs in the state, but are hampered because they can't host field and
track meets, nor have indoor facilities for tennis, soccer and lacrosse for winter practice. Mr.
Flanders cited a recent Star and Tribune article that having top facilities is an important factor in
attracting students to a private school like theirs. Mr. Flanders said he feels these plans meet
their goals as well as the city's and thanked staff and Senior Planner Drill. Mr. Flanders said
they are in complete agreement with the draft resolution and the staff report, but would like to
propose a later lights out for the dome to be in line with other facilities such as the Plymouth
Creek Center and Academy of Holy Angels.
Mr. Flanders introduced Del Erickson, who said his architectural firm also did the Plymouth
Creek Center dome, which was valuable in developing these plans. Mr. Erickson said to mitigate
impact on the neighborhood the track was reduced from a four -foot lane to a 42" lane and was
moved closer to the school. He said the wider track is still a 400 -meter track, and by making it
wider and shorter, they gained space for the small recreational skating rink on the north side as
well as a concession/restroom building on a plaza on the south side overlooking the field. Mr.
Erickson said this plaza would be ten feet above the field, providing additional screening for the
dome. He said the field was lowered five feet from the present height, and the overall height of
the dome is five feet less that the school roof. Mr. Erickson said there have been concerns about
lighting and visual impact of the dome, and said they are considering a fabric color of dessert
sand to be in line with the school colors and an opaque color would provide less illumination
visually.
Mr. Erickson introduced Troy Gamble, Anderson Engineering, who reviewed changes from the
2008 approved plan. Mr. Gamble said the tennis courts would be slightly rotated and moved
four feet closer to the west property line. He said there would be an added tier of raised retaining
wall, in addition to the previously approved graded berm, which would provide immediate
screening of the tennis court. Mr. Gamble said the proposed baseball field would have a typical
backstop and eight -foot perimeter fencing. He said because of overthrows and foul balls, a
portable, removable netting system along Schmidt Lake Road would be integrated with the
existing decorative fencing. Mr. Gamble said the softball field would have a standard backstop
and perimeter fencing, but no netting. Mr. Gamble said the realignment of the easterly drive
would occur at the time of the softball field expansion. He said the relocation is 190 feet east,
and would exceed the city's minimum for an offset intersection. Mr. Gamble said the proposed
lighted outdoor skating rink (the storm water pond) would have portable boards for a hockey
rink.
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Commissioner Anderson asked if buses will be accessing and exiting on the relocated drive.
Mr. Gamble answered affirmatively.
Commissioner Anderson asked if there is concern with an offset with the buses exiting at the
new location.
Senior Engineering Technician Campbell responded that the site distance and elevations with the
new alignment would be appropriate and traffic is visible and not enough to cause a problem.
Commissioner Anderson said school is during the day, not at night, so why is lighting needed for
skating and hockey.
Mr. Gamble said it would be offered as an after school activity. He said it can be dark early in
the winter months and the pond could be utilized until 10:00 or 10:30 p.m.
Commissioner Anderson said football in Minnesota is an outside sport, and even the prep bowl is
going to be outside again. He asked why the school needs a dome over the football field.
Mr. Gamble said school athletic programs are going to year round participation. The seasonal
domes in the metro area have lacrosse until 10 p.m. in January, baseball batting cages, and golf
at the community center. Mr. Gamble said a lot of athletes focus on one or two sports year round
and that is why indoor space is popping up with athletic facilities.
Mr. Flanders said the opportunity for children to have outside recess in winter months is an
attractive proposition as well. Mr. Erickson added lacrosse is another growing sport for both
girls and boys, and it is very beneficial to have a facility for lacrosse and soccer to accommodate
their standard field throughout the year.
Commissioner Anderson asked if the baseball field had a home run fence.
Mr. Erickson said there is an eight -foot fence and added the field faces inward so there would be
no home runs in neighborhood yards.
Acting Chair Nelson asked about the proposal for later lights out.
Planning Manager Thomson said the resolution states lights out at 10:30 p.m. which is what the
city approved for the Central Middle School. Planning Manager Thomson recapped that the site
plan amendment meets city requirements and they meet the requirements for the conditional use
permit for the dome. She said they meet requirements for the variances for fences, which are
basically for safety issues and go along with athletic facilities in a school. Planning Manager
Thomson stated staff supports the proposal brought forth and added this maintains the multi-year
approval and would be in effect for another eight years.
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Acting Chair Nelson said very mature trees are shown on the drawing of the berm and tier on the
west side of the tennis courts. He asked what maturity trees would be planted and "over story"
trees would look better.
Mr. Gamble said coniferous trees would be a minimum of six feet and the "over story"
deciduous trees would be 2.5 caliper inches.
Senior Planner Darling explained "over story" refers to a tree that matures at a height of 25 feet
or taller.
Commissioner Kobussen asked what time the applicant wants lights out, and if the dome would
be opaque and if would light show through.
Mr. Erickson said 11 domes in the metro area have later hours than what is proposed. He said
Providence Academy is primarily interested in later hours on weekends, similar to Holy Angels.
Mr. Erickson said an opaque dome would cut out impact of lighting on neighbors.
Commissioner Nelson opened the public hearing.
Acting Chair Nelson introduced Gary Zurek, 5050 Quantico Lane, who said currently the tennis
courts are 90 feet from his property line which has been fine. Mr. Zurek said his main concern is
the environmental impact on their way of life as the current proposal will move the tennis courts
to 26 feet of his property line. Mr. Zurek showed photos of the view from his deck and provided
these photos for the public record, in addition to his letter that has been added to the public
record. He said he is not sure how the berm, trees or retaining wall will improve their overall
environment. Mr. Zurek said area realtors said this will have a negative impact on property
values. Mr. Zurek said his disappointment is twofold, as he is an immediate neighbor to the west
but never heard from anyone at Providence Academy and happened to stumble across this
meeting. He said he knows they are just one family being impacted, but they are impacted more
than anyone else. Mr. Zurek said he would like to have some consideration to give them some
comfort knowing they will be able to make some adjustments such as reducing from seven to
five courts and pushing the courts further east. He said there are only two months out of the year
when there is activity on all seven courts. Mr. Zurek said he understands about progress and
moving forward.
Acting Chair Nelson introduced Keith Moeller, 5150 Quantico Lane. Mr. Moeller said his
primary concern is the impact of the dome. Mr. Moeller said he appreciates the mission of the
school and what they are trying to accomplish. He said the variance for height for a building as
attractive architecturally as Providence Academy makes total sense. Mr. Moeller said they can
see the campus, even in the summer with the trees - most of which lose their leaves in the winter.
Mr. Moeller said this dome is significantly larger than any other dome in Plymouth and will be a
white bubble in the months it is up. He said the other improvements are very attractive, but the
dome is unattractive and agreed with Mr. Zurek about the property values. He said when
purchasing his property, the stream and gully made it unlikely anyone would build behind them,
so this is disappointing. Mr. Moeller said he is curious about the wisdom of a variance for this
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building which is unattractive architecturally, and for the environment and landscaping. He said
if approved they will definitely see the dome, and putting in evergreen trees would shield some
of that. Moeller suggested a definite time frame for the months the dome can be up. Mr.
Moeller said photos provided by Mr. Zurek show the clear view he sees also.
Acting Chair Nelson introduced Donna White, 5030 Shenandoah Lane, who said they built to be
close to Providence Academy where they have two children attending and participating in the
track program. Ms. White said they moved here from California and the weather has been really
bad for the track team this year. Ms. White said she would love to see them be able to compete
in a seasonal dome, and practice and be more competitive.
Commissioner Nelson closed the public hearing.
Planning Manager Thomson asked if the number of tennis court could be decreased and moved
to the east.
Mr. Gamble said seven courts are needed for high school competitions. Mr. Gamble added with
moving the tennis courts north, the elevation of the proposed courts would be ten feet lower than
the existing.
Planning Manager Thomson asked about options for color and increased opacity for the
proposed dome.
Mr. Erickson said that a dessert sand color could be accomplished with a 1% increase in cost.
He said it may be a better visual impact for both the neighbors and the school, although in winter
the snow is white.
Planning Manager Thomson said a temporary structure can be up for only six months. She asked
the school about dates.
Mr. Erickson said it would go up in November at the end of the football season, and would be
removed when you could use outdoor fields. Mr. Flanders said November 1St
through the end of
March would be typical.
Commissioner Petrash asked about the seasonal dome over the tennis courts.
Mr. Gamble said the seasonal dome, which was approved in 2008, would be a temporary, air -
inflated structure for the two easterly courts and would be 40 feet in height.
Commissioner Anderson asked what type of new plantings are proposed to minimize views of
the dome from the homes to the west and north.
Planning Manager Thomson reviewed the combination of proposed plantings of both deciduous
and coniferous trees.
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Commissioner Anderson said the proposed color for the dome is white, and he asked if a
condition should be added regarding the color and opacity for the dome.
Planning Manager Thomson said the applicant would be amenable to add a condition specifying
color. She added that for the Central Middle School dome, there was a requirement for a greater
level of opacity for the first 40 feet to help limit the light off site.
Commissioner Anderson commented on the proposed tennis court site plan amendment, and said
Mr. Zurek's letter stated the conditional use should not be injurious to affect the enjoyment of
the property. Commissioner Anderson said this is not a conditional use permit; he said
diminishing property value relates to a variance, but this is not a variance. Commissioner
Anderson said the only thing they are doing is moving the court four feet and dropping the
elevation, and the applicant is providing additional screening. Commissioner Anderson said he
did not have a problem with that and that is as good as they can do. Commissioner Anderson
said the only thing that meets the most stringent requirements are fences and that is a safety
issue. Planning Manager Thomson clarified that the height of the dome is also a variance.
Commissioner Anderson asked the reason for the variance on the height of dome, and if there is
a hardship.
Planning Manager Thomson said it is difficult to do a seasonal dome and meet the requirements
of the district. She added the school is in a residential LA -2 zoning district and there is a lower
height maximum in that zoning classification.
Commissioner Anderson said they are providing extensive landscaping around the dome and are
meeting the requirements. Commissioner Anderson said if they volunteer to put in greater stock
that would be appreciated by the public, but we can't require that.
Planning Manager Thomson clarified that since this is a conditional use permit, the city can ask
for taller and larger trees.
Commissioner Petrash asked if the tennis viewing canopies would be constructed when the
tennis courts are moved.
Mr. Erickson said those are sun shelters for spectators and would be eight feet in overall height.
Commissioner Kobussen said he is happy with the proposed plan, and they have tried to lower
the profile of the dome as much as they can. Commissioner Kobussen said the tennis courts are
a minor change, and there is an effect from the Zurek's home, but from the 2008 approval, it is a
minor change. Commissioner Kobussen said there will be more screening, and he likes the
tiered retaining wall for plantings. The variance is needed for safety and Commissioner
Kobussen said he likes the net on Schmidt Lake Road so he won't get a hard ball on his window
when driving by. Commissioner Kobussen said making this feature removable is novel and will
improve the looks. Commissioner Kobussen said his only concern is the additional exit as traffic
in and out at 3:30 p.m. is really busy. Commissioner Kobussen wanted to add the requirement
for a tan dome to reduce light level.
Approved
Planning Commission Minutes
June 5, 2013
Page 14
Acting Chair Nelson commented this is a well thought out plan, and Providence Academy is an
excellent citizen and partner to the City of Plymouth. He concurred with comments that they
have done everything in the best interest of the plan and accommodating the neighbors as they
can. Commissioner Nelson said planting a few taller trees might be a well accepted gesture.
Commissioner Nelson said he is not convinced a tan dome will look any better especially in the
winter, but added he is not sure he has ever seen a tan dome. Commissioner Nelson said
Providence Academy has done a good job making a beautiful campus and he said he would
prefer to leave that to them. Commissioner Nelson said he is in favor of this plan and looks
forward to seeing it develop.
MOTION by Commissioner Robinson, seconded by Commissioner Petrash, to recommend
approval of the request by Providence Academy for a site plan amendment, conditional use
permit amendment and variances for site changes, seasonal dome and playiield fencing at 15100
Schmidt Lake Road.
Commissioner Anderson said he is not sure if a cream colored dome would be better than white,
as it could look like a dirty white dome. He said he will leave that decision to Providence
Academy.
Motion for friendly amendment by Commissioner Anderson, to increase the tree size to four
caliper inches on deciduous and to eight feet tall for the coniferous for the direct site line
between the dome and the homes.
Commissioner Robinson asked what the cost implication would be to Providence Academy for
that amendment.
Mr. Gamble said a four -inch tree would probably have to be spade in, and could be three times
higher in cost. He said it would be more reasonable to strategically place larger trees and could
work with staff to locate them in places that would most benefit neighbors. Planning Manager
Thomson said a three-inch tree could be balled and burlapped.
Commissioner Petrash said he would support three inch caliper and eight -foot in height conifers.
Friendly amendment accepted.
Roll Call Vote. 5 Ayes. MOTION approved unanimously.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Acting Chair Nelson, with no objection, to adjourn the meeting at 9:56 p.m.