HomeMy WebLinkAboutPlanning Commission Minutes 05-07-2014Approved Minutes
City of Plymouth
Planning Commission Meeting
May 7, 2014
MEMBERS PRESENT: Chair James Davis, Commissioner Bryan Oakley, Gordon Petrash,
Marc Anderson, Dick Kobussen and Gary Goldetsky
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior
Planner Marie Darling, Associate Planner Kip Berglund, 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 May
7, 2014 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE APRIL 16, 2014 PLANNING COMMISSION MEETING
MINUTES
B. BAUER DESIGN BUILD (2014020)
Request by Bauer Design Build to approve a site plan amendment for a building addition at
14900 21St Avenue.
MOTION by Commissioner Goldetsky, seconded by Commissioner Kobussen, to approve the
consent agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. NEGEN AND ASSOCIATES (2014005)
Chair Davis introduced the request for a site plan amendment and conditional use permit
amendment for an addition to the Golgotha Slavic Church located at 12300 18th Avenue.
Continued from the April 16, 2014 meeting).
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Senior Planner Darling gave an overview of the staff report.
Chair Davis introduced the applicant, Lon Negen, architect for the project. Mr. Negen said they
have addressed neighborhood issues by adding 13 parking stalls on the northwest corner and 14
parking stalls on the southeast corner. He said consideration was given to another access point
on 18th Avenue but it would be too close to the intersection and not feasible. Mr. Negen said the
parking requirement is exceeded by 60 stalls resulting in a nearly 1:3 ratio. He said there would
be a trash enclosure at the back of the site. He indicated the church would look at their policy for
regular clean up as they are proud of their site and facility and do not want trash any more than
neighbors do.
Commissioner Anderson asked if the new parking spaces would be added before the building
would be available for occupancy.
Mr. Negen stated that is intended to happen concurrently.
Commissioner Anderson asked about the grading plan and noted quite a rise in the northwest
area. He said he wanted to make sure that is feasible and that retaining walls may be needed.
Mr. Negen said they have not updated the grading plan to reflect new drawings. He said there is
a 5% slope which is acceptable and they may use retaining walls to slightly reduce the slope.
Commissioner Goldetsky said it is great there is additional parking, but he is concerned it does
not necessarily solve all the parking issues. Commissioner Goldetsky asked if consideration was
given to using remote parking with a shuttle.
Mr. Negen said they did not consider remote parking as that would detract from fellowship for
community events. He said they looked at adding services or staggering timing of services, but
the length of the services and the need to have involvement of members would result in them
being short staffed with choirs, bands, etc. if they started to split up services.
Commissioner Goldetsky said he has concerns about cars blocking fire hydrants, safety and other
parking issues, and it is hard to know if additional parking will solve the problem.
Mr. Negen said they have proposed patrolling areas and trying to force members to use the
parking lot rather than street parking. He said the majority of the time the lot is not completely
full, and the infrequent, larger events cause some street parking. Mr. Negen said they would
implement policies to satisfy the neighborhood, and added they are exceeding the parking
requirement with the nearly 1:3 ratio rather than the 1:4 which is the city's standard.
Commissioner Oakley asked when construction is scheduled to begin and when the parking lot
would be completed.
Mr. Negen said they will start this summer and are hoping for completion prior to the holiday
season.
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Chair Davis opened the public hearing.
Chair Davis introduced Jeff McCurdy, 1835 Kirkwood Lane, who said he is still opposed to any
expansion because parking issues are not resolved. Mr. McCurdy provided updated information
and said there were 19 cars (April 3rd), 27 cars (April 13th) and 58 cars (April 20th)
parked
outside of the church lot. He showed photos of parking around the island and asked how a fire
truck could get in the narrow entrance areas. Mr. McCurdy said their membership is 315. He
said they are not even near the capacity of 494, and they average an overflow of 35 cars now.
Mr. McCurdy said they are forgetting the negative three parking spots by the building, so they
are adding 19 but removing three for a net gain of only 16 spots. Mr. McCurdy said if parking is
insufficient with the current structure, it is time to relocate or not expand. He said expansion
equates to more members and added stress on the parking.
Chair Davis closed the public hearing.
Commissioner Petrash said they have the capacity with or without the addition, and the problem
will still be there. He said residents can ask for no parking signs or parking restrictions, and the
church can patrol. Commissioner Petrash said he didn't know that declining the proposal would
change anything.
Chair Davis said Mr. McCurdy witnessed an anomaly on Easter Sunday as it is more crowded at
all churches that day.
Senior Planner Darling said a condition has been added that the applicant must reinstall fire lane
signs on parking islands, drive aisles, at entry drives and at fire hydrants so they are not blocked.
MOTION by Commissioner Petrash, seconded by Commissioner Anderson, to approve the
request for a site plan amendment and conditional use permit amendment for an addition to the
Golgotha Slavic Church located at 12300 18th Avenue.
Motion for friendly amendment by Commissioner Anderson, accepted by Commissioner
Petrash, to add a condition that parking would be available prior to the certificate of occupancy
being issued for expansion.
Chair Davis said he would vote yes as a number of parking spaces have been added, and parking
is allowed on the public street. He said services are a couple hours on Sunday mornings and the
rest of the time the streets are wide open. Chair Davis said he does not believe this is a serious
inconvenience such that we should deny this church the opportunity to construct the addition.
He concurred with Commissioner Petrash that if parking issues continue, the neighbors can use
alternative methods to control it. He said if the church takes care of their constituents by getting
parking in the right spots and not park in the fire lane, there shouldn't be any issues.
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Commissioner Oakley said he would support the proposal and said he think it speaks well for the
church as they are exceeding city requirements. He said he would encourage staff to revisit the
4:1 ratio as it doesn't seem adequate for driving patterns today.
Roll call vote. 6 Ayes. MOTION approved unanimously.
B. RACHEL CONTRACTING LLC (2014011)
Chair Davis introduced the request for rezoning, preliminary plat and PUD general plan for
Ferndale Terrace" for six single family lots on property located at the southeast corner of
County Road 6 and Ferndale Road.
Senior Planner Darling gave an overview of the staff report.
Commissioner Petrash asked how the city determines financial hold back for trees.
Senior Planner Darling said the subdivision ordinance defines financial guarantees on a
percentage of tree inches that are within 15 feet of the development site. She said they release
financial guarantees based on the amount of work done, holding back what we consider to be
replacement costs.
Chair Davis introduced the applicant, Chuck Alcon, Rachel Contracting, who said he agreed with
the conditions in the staff report and will implement fully.
Commissioner Kobussen said he is concerned about the private drive and the 7% slope. He said
it is too excessive to maneuver when at an angle, and asked how water runoff would be
controlled so it doesn't spill into the road.
Mr. Alcon introduced Mark Gronberg, project engineer, who said the 7% is a short stretch and
then the drive flattens going to the east. He said there are catch basins before the runoff goes
north and east to a holding pond.
Commissioner Petrash asked the difference between a villa and a home.
Rick Denman said he didn't have a definition. The buyer profile for these homes are people
coming from single family homes and transitioning to an attached product which is difficult. He
said these six units have no lawn or snow maintenance. He said there is a big market for these
beautiful units which are in a great location. Mr. Denman said this is a difficult site to work with
and six, detached villas provide a great opportunity.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Anderson said this proposal is an improvement over the attached plan they saw
before. He said the concept of single family homes with a maintenance program included have
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been built successfully in Plymouth. Commissioner Anderson said the private drive is
appropriate here, otherwise homes would have been pushed north close to County Road 6, which
would not be as pleasing. He said he supports the trees on the south side and there is only one
house somewhat close to this subdivision, and the applicant has done a good job.
Commissioner Kobussen said single family homes create less congestion on the property rather
than the 2 -unit buildings with additional traffic and cars. He said the four additional parking
spots are a good idea. Commissioner Kobussen said his only concern is the driveway grade and
water runoff, but catch basins would be a very good plan.
Chair Davis echoed Commissioners Kobussen and Anderson's comments and said the
neighborhood concern was the discrepancy between single family and townhouses right next
door. He said the change to single family removes objection from the neighbors which is evident
as none of them came to complain. Chair Davis said he is in favor of this plan.
MOTION by Commissioner Oakley, seconded by Commissioner Kobussen, to approve the
request for rezoning, preliminary plat and PUD general plan for "Ferndale Terrace" for six single
family lots on property located at the southeast corner of County Road 6 and Ferndale Road.
Roll call vote. 6 Ayes. MOTION approved unanimously.
C. U.S. HOME CORPORATION DBA LENNAR HOMES OF
MINNESOTA (2014015)
Chair Davis introduced the request for a preliminary plat for Kirkwood 3rd Addition of one single
family lot between 53rd Place and Black Oaks Lane.
Senior Planner Darling gave an overview of the staff report.
Chair Davis introduced the applicant, Paul Tabone, Lennar Homes, who thanked the city for
working on the application.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Anderson said rectangular property lines don't always work. He said the
neighbors here are working together and he said he likes to see that. Commissioner Anderson
said this is an appropriate way to solve a weird outlot, and he would vote in support of the
proposal.
Commissioner Oakley added he hopes to see this type of solution on future applications.
MOTION by Commissioner Oakley, seconded by Commissioner Anderson, to approve the
request for a preliminary plat for Kirkwood 3rd Addition of one single family lot between 53rd
Place and Black Oaks Lane. Roll call vote. 6 Ayes. MOTION approved unanimously.
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D. GW LAND DEVELOPMENT OF PLYMOUTH LLC (2014018)
Chair Davis introduced the request for rezoning and preliminary plat for "MJP Parcels" for 59
single family lots on property located at 5600, 5630 and 5700 Dunkirk Lane.
Senior Planner Drill gave an overview of the staff report.
Chair Davis introduced the applicant, Dave Gonyea, GW Land Development. Mr. Gonyea said
they plan to do 25-27 lots this year and complete the second phase in 2015. He said the proposal
is bordered by K. Hovnanian Homes to the east and would provide another access through there.
Mr. Gonyea said Terra Vista to the north has 80 -foot lots, O'Donnell Woods has 110 -foot lots,
and these will be 90 -foot lots.
Commissioner Kobussen asked about the wetlands and mitigation process.
Mr. Gonyea said new ponds are being built. He said there would be no impact on two wetlands.
He said one small man-made wetland will either be mitigated or they still have some wetland
credits from another development.
Commissioner Kobussen asked how the city reconstruction of Dunkirk Lane will affect this
project.
Mr. Gonyea said there will be grading and road construction in late June, utilities in July/August,
and streets in September with the understanding that Dunkirk Lane has to be completed before
home building begins.
Chair Davis asked the price point of the proposed homes.
Mr. Gonyea said Terra Vista homes are $600,000 and up; O'Donnell Woods are $1- $1.5
million; these will be $700 — 775,000, with some over $1 million.
Commissioner Kobussen asked about proposed Outlots B and C, and if the eventual plan is to do
something like the Kirkwood 3rd Addition recommended for approval earlier.
Senior Planner Drill answered affirmatively. He said the developer has control over this
property and the final plat to the south would take parts of each outlot and make a buildable lot
on each side.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Oakley said he appreciates the fact that the developer looked around and saw
what was going on around him in other areas. He said his favorite part is that the proposal
complies with all requirements of the city zoning ordinance.
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MOTION by Commissioner Petrash, seconded by Commissioner Goldetsky, to approve the
request for rezoning and preliminary plat for "MJP Parcels" for 59 single family lots on property
located at 5600, 5630 and 5700 Dunkirk Lane.
Chair Davis said he would be supporting the request and concurred with Commissioner Oakley
that everything falls into place with no variance requirements.
Commissioner Petrash stated he is continually amazed at how many homes are selling and at that
price.
Roll call vote. 6 Ayes. MOTION approved unanimously.
E. LAKE WEST DEVELOPMENT (2014021)
Chair Davis introduced the request for a preliminary plat and variance for "Fretham 22nd
Addition" for two single family lots located at 14606 County Road 6.
Associate Planner Berglund said staff requests the item be continued to May 21, 2014 for
additional time to discuss details of the shared drive requirement.
Chair Davis introduced the applicant Donald Jensen, Lake West Development Co., who said they
want to open the public hearing and hear any comments.
Chair Davis opened and continued the public hearing to the May 21, 2014 Planning Commission
meeting.
Vote. 6 Ayes. MOTION approved unanimously.
F. AT&T (2014022)
Chair Davis introduced the request for a conditional use permit to allow replacement of an
existing light pole with a dual purpose monopole for lights and antennas at Wayzata Central
Middle School located at 305 Vicksburg Lane.
Senior Planner Drill gave an overview of the staff report.
Commissioner Anderson asked about the height of the equipment building and if there are
pictures of what it would look like.
Senior Planner Drill said the building would be 8 — 10 feet in height and would have a tan finish
to blend in with buildings on the site. He said there are large mature trees around it on the north,
south and west sides. Senior Planner Drill said there is an elevation change with the berm and
with the distance from the street, the building would not be very noticeable.
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Chair Davis introduced the applicant, Steve Trueman, AT&T. Mr. Trueman said this site is
intended as a fill-in site for improved coverage and would allow for the added bandwidth
required because of smart phone usage. He said it will allow the immediate area to handle 4G
coverage. Mr. Trueman added this is a "cookie cutter" to the pole T -Mobile put up across the
site.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
MOTION by Commissioner Kobussen, seconded by Commissioner Petrash, to approve the
request for a conditional use permit to allow replacement of an existing light pole with a dual
purpose monopole for lights and antennas at Wayzata Central Middle School located at 305
Vicksburg Lane.
Chair Davis said based on the topography of the site, no one will notice the building and he will
support the request.
Roll call vote. 6 Ayes. MOTION approved unanimously.
G. WAYZATA PUBLIC SCHOOLS — COMMUNITY EDUCATION (2014025)
Chair Davis introduced the request for a conditional use permit for a daycare/Home Base Bright
Start program to locate in Plymouth Presbyterian Church at 3755 Dunkirk Lane.
Associate Planner Berglund gave an overview of the staff report.
Commissioner Anderson said some churches have private church schools and asked if that is
what is happening here.
Associate Planner Berglund said in 2005 an addition was done adding classrooms to this church
which are utilized for Sunday School and Wednesday evening programs, but there is not an
ongoing school at this point.
Chair Davis introduced the applicant Lynn Zemlin, Wayzata Public Schools Community
Education.
Commissioner Kobussen asked if the program is state -funded for low income or is it all
additional fees that parents pay.
Ms. Zemlin said this is fee based and open to Wayzata Public School and other district residents
that may not attend the public schools. She said they do offer scholarships, but there is no
funding from any other source.
Chair Davis asked if they run home bases at other schools.
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Ms. Zemlin said they operate in seven elementary schools and are seeking additional space
because of their exceptional growth in the district. Ms. Zemlin stated they are being displaced as
all day kindergartens are moving into our rooms.
Chair Davis opened and closed the public hearing as there was no one present to speak on the
item.
Commissioner Anderson said this is an interesting use, as you have a building facility with idle
classrooms that they plan to use as they are getting squeezed out of elementary schools. This is
an excellent use of the facility and Commissioner Anderson said he supports what he sees.
MOTION by Commissioner Kobussen, seconded by Commissioner Goldetsky, to approve the
request for a conditional use permit for a daycare/Home Base Bright Start program to locate in
Plymouth Presbyterian Church at 3755 Dunkirk Lane.
Roll call vote. 6 Ayes. MOTION approved unanimously.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Chairman Davis, with no objection, to adjourn the meeting at 8:25 P.M.