HomeMy WebLinkAboutPlanning Commission Minutes 11-05-2014Approved Minutes
City of Plymouth
Planning Commission Meeting
November 5, 2014
MEMBERS PRESENT: Chair James Davis, Commissioners Bryan Oakley, Marc Anderson,
Dick Kobussen, Gary Goldetsky, Jim Kovach
MEMBERS ABSENT: Commissioner Gordon Petrash
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Anderson, seconded by Commissioner Kobussen, to approve the
November 5, 2014 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE OCTOBER 15, 2014 PLANNING COMMISSION
MEETING MINUTES
B. DONALD HEFNER (2014098)
Approve a variance to allow fencing through an existing rain garden for property located at 3190
Xanthus Lane.
C. QUIGLEY ARCHITECTS (2014101)
Approve a variance to ordinary high water level setback to allow construction of a deck for
property located at 2770 Evergreen Lane.
MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky, to approve the
consent agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
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A. ESTATE DEVELOPMENT CORPORATION (2014091)
Chair Davis introduced the request by Estate Development Corporation for a rezoning and
preliminary plat for "Vicksburg Ridge" for 11 single family lots for property located at 4420
Vicksburg Lane.
Senior Planner Drill gave an overview of the staff report.
Commissioner Kobussen questioned if outlot A would be sufficient to cover the park dedication
for this development or whether additional fees would be charged.
Senior Planner Drill replied that the developer will not receive credit for the wetland or the
easement area, per city policy, but noted that the developer would receive some credit for the
upland area of the outlot to offset a portion of their park dedication.
Commissioner Anderson questioned if there would be an acceleration/deceleration lane created
on Vicksburg Lane as a part of this project.
Senior Planner Drill replied that one would not be included at this time and stated he was unsure
if one would be included when Vicksburg Lane is upgraded.
Commissioner Anderson referenced the issue of fire safety, specifically for lot eight at the end of
the temporary cul-de-sac, questioning how that property would be serviced in the case of a fire.
He also questioned how larger vehicles, such as garbage trucks, would service the location.
Senior Planner Drill identified the location a fire truck would most likely park to service that
location and confirmed the locations of hydrants in the area. He stated that the homeowner
would have to bring their trash receptacle a bit further from the property and identified an area
where trucks could turn around. He noted that the Fire Department did review the plans and did
not have additional comments.
Chair Davis introduced the applicant, Tom Gonyea, Estate Development Corporation, who stated
that he agreed with the comments made in the staff report and noted that this project is a good
use for this infill site.
Chair Davis opened the public hearing.
Chair Davis introduced Graham Smith, 4300 Weston Lane, who stated that the area already
experiences traffic difficulties between the church and the Weston Lane neighborhood and that
this development would add more traffic on Vicksburg Lane, compounding access problems
during rush hours. He noted that development of the lot to the north would cause even more
stress on Vicksburg Lane and questioned how that would be controlled.
Chair Davis introduced Mitchell Claver, 4460 Weston Lane, who stated that he lives across from
the proposed project. He stated that currently Vicksburg Lane is lined with trees but noticed that
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the plans seem to remove all of those trees rather than preserving them. He expressed concern
with the elevation of the proposed street and the possibility that the vehicles' lights would shine
into his bedroom window. He stated that he would have additional concern if the area to the
north of this small development were to develop as well.
Chair Davis closed the public hearing.
Senior Planner Drill responded that the level of the new street would be at or below the existing
level of Vicksburg Lane.
Mr. Claver questioned if the street grade would be equal to or below the elevation of Vicksburg
Lane and therefore that lights would not shine into his bedroom window.
Mark Rausch, Alliant Engineering, representing the applicant, stated it is their assumption that
the road will need to connect to the current elevation of Vicksburg Lane. He explained that in
order to contain drainage, the street would rise up slightly coming off Vicksburg but the vehicles
entering onto Vicksburg would be coming down a slight slope near the intersection and therefore
their lights would be shining downward.
Senior Planner Drill addressed the issue of tree preservation and reported that at least 50 percent
of the caliper inches of trees would be preserved, in accordance with the city policy. He
confirmed that much of the trees lining Vicksburg Lane would be removed as part of this project.
Senior Planner Drill referenced the issue of traffic and confirmed the number of daily trips
proposed for this development as well as the traffic capacity for Vicksburg Lane. He explained
that the Comprehensive Plan anticipated 10 to 14 homes on the subject site and that traffic
impact was analyzed during the development of the plan. He noted that this portion of Vicksburg
Lane is scheduled to be reconstructed from two lanes to four lanes in 2016. He was unsure of the
future intersection signaling plans, as the design level of the reconstruction of Vicksburg Lane
had not yet begun.
Commissioner Goldetsky referenced lot eight and questioned how the future owner of the
property would be made aware that they would need to bring their trash to a further location.
Senior Planner Drill responded that the builder and developer could work with that homeowner
to ensure that those items are known.
Mr. Gonyea stated that a person purchasing lot eight would most likely recognize that there
would be some compromise, explaining that they would have additional efforts in exchange for
the additional privacy. He stated that the roadway will connect in the future and ensured that the
purchaser would be made aware of that issue.
Mr. Smith questioned how quickly, after the first 11 homes in this development are sold, would
the second phase of the development begin.
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Mr. Gonyea stated that the lot to north is not owned by his company and is owned by a private
party, explaining that the timeline for development of that property would be in their hands.
Commissioner Kovach referenced the tree -lined area along Vicksburg Lane and noted that area
is actually within the right-of-way that will be dedicated to the city and therefore the trees cannot
be preserved in that location.
Commissioner Oakley stated that even if the trees were left along Vicksburg Lane, they would be
removed the following year during the Vicksburg Lane reconstruction.
MOTION by Commissioner Oakley, seconded by Commissioner Kobussen, to recommend
approval of the request by Estate Development Corporation for "Vicksburg Ridge" for 11 single
family lots for property located at 4420 Vicksburg Lane. Roll call vote. 6 Ayes. MOTION
approved unanimously.
7. ADJOURNMENT
MOTION by Chair Davis, with no objection, to adjourn the meeting at 7:40 P.M.