HomeMy WebLinkAboutPlanning Commission Minutes 11-06-2013Approved Minutes
City of Plymouth
Planning Commission Meeting
November 6, 2013
MEMBERS PRESENT: Vice Chair Bryan Oakley, Commissioners Marc Anderson, Dick
Kobussen, Gordon Petrash, Nathan Robinson, and Scott Nelson
MEMBERS ABSENT: Chairman James Davis
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior
Planner Marie Darling 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 Petrash, seconded by Commissioner Kobussen, to approve the
November 6, 2013 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE OCTOBER 16, 2013 PLANNING COMMISSION
MEETING MINUTES
MOTION by Commissioner Anderson, seconded by Commissioner Petrash, to approve the
October 16, 2013 Planning Commission Meeting Minutes. Vote. 6 Ayes. MOTION approved.
B. MICHLITSCH BUILDERS, INC. (2013101)
MOTION by Commissioner Anderson, seconded by Commissioner Petrash, to approve the
request by Michlitsch Builders, Inc. to approve a variance to allow a new home to be constructed
within the bluff on the lots located at 12015 and 12025 28th Avenue. Vote. 6 Ayes. MOTION
approved.
6. PUBLIC HEARINGS
A. RACHEL CONTRACTING. (2103074)
Vice Chair Oakley introduced the request by Rachel Contracting for a preliminary plat for
Ferndale Terrace" for six lots for three two-family homes for property located at the southeast
corner of County Road 6 and Ferndale Road. (Continued from the October 16, 2013 meeting.)
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Senior Planner Darling gave an overview of the staff report. She said two e-mails have been
added to the public record.
Commissioner Nelson asked if the surrounding neighborhoods are zoned RSF-4.
Senior Planner Darling stated the north side of the proposal is FRD, and the properties south and
east are RSF-1.
Commissioner Nelson said the LA -1 guiding allows up to three units per acre and said he is
trying to understand the rationale behind the RSF-4 zoning for this property.
Senior Planner Darling said the City Council reviewed the site which is compromised in terms of
developable area with the wetlands and natural characteristics, and found that the application to
cluster development on the west side of the site made sense.
Commissioner Kobussen asked if there would be an easement along County Road 6 for a future
trail and how would it go through the wetlands.
Senior Planner Darling stated the easement does not show on the plans. She said the trail would
go within the ten -foot additional right-of-way on the north side of the property, which is shown
on the grading plan.
Commissioner Kobussen asked if it is possible to put a trail through the wetlands.
Senior Planner Darling said a trail easement will allow some flexibility, and if there is a pinch
point, the trail could run adjacent to the curb to fit it in.
Commissioner Kobussen asked for clarification about buffer zone requirements for wetlands and
why the developer has not met these requirements.
Senior Planner Darling said the zoning ordinance requires an average of 30 feet of wetland
buffer adjacent to a medium quality wetland, but does allow for averaging. She said they
proposed a 20 -foot buffer on the west side, and would use the east side of the site for a larger
wetland buffer. Senior Planner Darling said the city compared what the wetland would be with a
25 -foot buffer and the proposed total area. In this case there was a 1,708 square foot
discrepancy, and the applicant has now shown they can make that up on the east side of the site.
Vice Chair Oakley introduced Jeff Holmers, Rachel Contracting.
Commissioner Kobussen asked if the distance between Building #5 and the arborvitae would
disturb the arborvitae trees.
Mr. Homers stated they want the arborvitae trees as much as the neighbors to buffer the
buildings and for privacy. He stated the unit was cut smaller to hold the building further away
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November 6, 2013
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from the arborvitae buffer, and the distance was changed from seven feet to 15 -feet from the
corner of the unit.
Commissioner Anderson asked about the timing for construction of the infrastructure and the
homes.
Mr. Holmers said they will start in Spring 2014 with one building as a model and the other as a
shell until there is interest. He added these units are designed for the site and are not typical twin
homes because they have private outdoor spaces on the sides, rather than the rear. Mr. Holmers
added there is extra cost to get these sites to be buildable.
Commissioner Anderson asked about the price range.
Mr. Holmers stated prices will start in the mid to upper $600,000 range, with an average price of
750,000.
Commissioner Kobussen said there is a requirement for two trees in a front yard, and asked what
is considered a front yard for these units.
Senior Planner Darling stated the front yard area is between the structures and Ferndale Road
and between the structures and County Road 6.
Vice Chair Oakley closed the public hearing.
Commissioner Anderson said he likes what he is seeing in terms of fitting the units on the site.
They are within the RSF-4 zoning which was established almost ten years ago so they can't
debate that. Commissioner Anderson said the proposal is creative with the wetland setback to
provide buffering, and averaging is allowed so they are meeting that regulation. Commissioner
Anderson said he would vote in favor.
Commissioner Nelson echoed Commissioner Anderson's comment that this is a nice plan. He
said he struggles with the idea that RSF-4 zoning was dropped in ten years ago. The proposal
does meet the comprehensive plan and city requirements, is well thought out with nice
residences, and Commissioner Nelson said he will be voting in favor.
MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the
request by Rachel Contracting for a preliminary plat for "Ferndale Terrace" for six lots for three
two-family homes for property located at the southeast corner of County Road 6 and Ferndale
Road. Roll Call Vote. 6 Ayes. MOTION approved
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Vice Chair Oakley, with no objection, to adjourn the meeting at 7:28 p.m.