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HomeMy WebLinkAboutPlanning Commission Minutes 09-02-2015Approved Minutes City of Plymouth Planning Commission Meeting September 2, 2015 MEMBERS PRESENT: Chair James Davis, Commissioners Bryan Oakley, Gary Goldetsky, Jim Kovach, Julie Witt, Donovan Saba MEMBERS ABSENT: Commissioner Marc Anderson STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Planner Marie Darling, 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky to approve the September 2, 2015 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE AUGUST 19, 2015 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky, to approve the consent agenda. Vote. 6 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. BRADLEY CHENEY. (2015058) Chair Davis introduced the request by Bradley Cheney for a rezoning and preliminary plat for Wood Crest Hills 2nd Addition” on property located at 5975 Vicksburg Lane. Senior Planner Darling gave an overview of the staff report. Commissioner Oakley asked the length of the arc that fronts onto the cul-de-sac. Senior Planner Darling replied that the length of the arc is 54.33 feet. Approved Planning Commission Minutes September 2, 2015 Page 2 Chair Davis introduced Dave Pemberton, representing the applicant, who stated that he is available for questions. He explained that the property owner wanted to subdivide the property into two lots and has a buyer for the second lot. He stated that the topography of the land splits at the creek area, which is why they proposed the lot split in that location. Commissioner Witt stated that she walked the lot the previous day and did not believe that it looked like a buildable lot. She stated that the homes in this area are very large and close together and asked how the equipment to build would be brought onto the site without going into the pond area. Mr. Pemberton stated that he does not build homes but knows that this would be a buildable lot. Commissioner Witt stated that there is not much space between the driveway and neighboring home. She stated that the grading is quite different and asked how the pond would be protected. Mr. Pemberton stated that the city standards would be followed as they have been through all of their development. He stated that they strive to not disrupt the neighborhood when completing projects of this nature. Commissioner Witt received confirmation that if the commission was to approve this item and it moved onto the City Council, the only other item the application would need is a building permit. Planning Manager Thomson noted that a final plat would also be required that would be reviewed by the City Council and confirmed that there are city standards that would be followed to protect the wetlands. Commissioner Witt stated that this is a new development and large homes are still being built, therefore she was unsure that she could support this item as the impact to the wetland is still unknown. Planning Manager Thomson stated that there are measures the city takes to ensure that the runoff is handled correctly as part of the approval process for the development. Chair Davis opened the public hearing. Chair Davis introduced Martin Zadnik, 5950 Xene Lane, who stated that he lives next to this property and appreciated Commissioner Witt visiting the parcel, which he finds very nice to look at. He stated that Hanson Builders built his home and the reason they purchased their home is that they had been told that the neighboring lot was not buildable. He stated that the amount of backfill needed for that lot would be expensive and the aesthetic appeal of the neighborhood would be affected. Mr. Zadnik questioned the statement that you could put four to six homes on one acre in this area. He said he found it difficult to understand how the new home would be positioned relative to the other homes. He stated that just because something can be placed somewhere does not mean that it should. He also expressed concern with the amount of water the wetland holds during rain events, where sewer would be accessed, and the established trees Approved Planning Commission Minutes September 2, 2015 Page 3 that would be removed for construction. He noted that all the homes along that stretch experience the treed view and would now be looking at a home instead. He stated that from an aesthetic point of view, another driveway would not fit in with the existing driveways and would negatively affect the property values of the existing homes. Chair Davis introduced Melissa Zadnik, 5950 Xene Lane, who asked what kind of a home would be built on the lot as all of the homes in the neighborhood start at $600,000 or $750,000 and range above $1,000,000. She stated there are expectations that a home that would be built would match the value of the homes already built in that area. Chair Davis closed the public hearing. Planning Manager Thomson stated that there would be just one home on this lot. Senior Planner Darling added that the comprehensive plan designated the area to have four to six homes per acre but noted that this subdivision and request would not meet the density of the comprehensive plan and this lot would simply have one home that matches the character of the existing homes. Planning Manager Thomson asked for additional information on the possible location for a home on the lot. Mr. Pemberton stated that building plans have not been drafted as of yet but identified the building setback lines and easement locations. He stated that an extensive tree survey has been done and there are only three significant trees that may potentially be removed, depending on the location of the home. He guessed that the garage would be set to the right and identified a possible location for the home, noting that it would not be feasible to construct further back on the lot. Planning Manager Thomson stated that the cost of land in Plymouth is such that it has a major effect on the cost of the home and would be very surprised if the value of the home did not match the value of the existing homes. Senior Planner Darling identified the current utilities, noting that when the street was constructed the sewer and water services were installed to the front of the property, which means the services are already accessible to the property. She briefly reviewed the regulations of the city, which would alleviate the concern that surface water would flow into the home. Planning Manager Thomson stated that the city has found that new houses have not negatively impacted the value of other new homes in the area. Commissioner Oakley stated that the applicant is asking for two actions, noting that the rezoning request simply requests the zoning that the surrounding properties already have, which did not seem to be out of line. He noted that the preliminary plat request also seems to meet all the requirements of the city. He stated that he has seen houses be built on lots that he did not believe could be built on and they indeed are beautiful and fit with the surrounding homes. He said he Approved Planning Commission Minutes September 2, 2015 Page 4 appreciated the comments of the residents and stated that the value seen in the property by the neighbors will also be seen by the person that wants to purchase the lot. Commissioner Witt agreed with the comments of Commissioner Oakley that the request is within the guidelines of the city but questioned at what point the city says enough is enough. She voiced concern with the wetland and the density. She stated that she would not be supporting the request because of the possible impacts to the wetland. Commissioner Goldetsky agreed with the comments of Commissioner Oakley in regard to the request meeting the requirements of the city and therefore there is no significant reason that the request can be denied. Commissioner Saba stated that ultimately the property is guided for more than one home under the comprehensive plan. Senior Planner Darling explained the difference between guiding in the comprehensive plan and the zoning of the property. Commissioner Saba stated that across the street is Legacy Park and townhomes and ultimately the applicant's property has been listed for sale for some time. He asked if townhomes could be constructed on the entire property, based on the current zoning. Senior Planner Darling stated that the applicant would need to come before the city to request a rezoning but acknowledged that a request for townhomes would be consistent with the comprehensive plan. She confirmed that the rezoning would only be for one of the parcels, while the other would remain zoned FRD (future restricted development) until sewer services are available. MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to recommend approval of the rezoning and preliminary plat for "Wood Crest Hills 2nd Addition" on property located at 5975 Vicksburg Lane. Vote. 4 Ayes. 2 Nays (Commissioners Saba and Witt voted nay). MOTION approved. B. OP4 THE PINES, LLC. (2105065) Chair Davis introduced the request by OP4 The Pines, LLC for a rezoning and preliminary plat for "The Pines at Elm Creek 2nd Addition" on property located at 17210 County Road 4 7. Senior Planner Drill gave an overview of the staff report. Chair Davis asked staff to identify the two lots and questioned whether the lots were simply made skinnier to fit the additional lots. Senior Planner Drill confirmed that the lots and street location were reconfigured to fit the additional lots. ApprovedPlanning Commission Minutes September 2, 2015 Page 5 Chair Davis asked for additional information on a circle shown on the plans. Senior Planner Drill stated that was planned as a temporary cul-de-sac but noted that because the entire development will be built in one phase, the temporary cul-de-sac will not be necessary. Commissioner Witt asked for additional information on the location of the creek and where the creek flows to. Senior Planner Drill noted that the creek flows northerly through Maple Grove. Chair Davis introduced Tim Brown, representing the applicant, who stated that they are not shrinking lots to fit more in and explained that the stub street has been removed and integrated into the entire plan. Chair Davis opened the public hearing. Chair Davis introduced Steve Roell, 5915 Dunkirk, who asked if the property is being divided into two properties or whether the whole property would be purchased and only the area west of the creek is being developed while the property to the east would remain for a future phase. Chair Davis closed the public hearing. Senior Planner Drill responded that the developer is only purchasing the property west of the creek, noting that the existing farmstead east of the creek would continue to remain and be owned by the current property owner. Chair Davis stated that he believed this was a good idea to integrate that portion of land into the development. Commissioner Oakley agreed that the previous plat had shallow lots and this version seems better with the deeper lots adjacent to the creek. MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky, to recommend approval of the rezoning and preliminary plat for "The Pines at Elm Creek 2nd Addition" on property located at 17210 County Road 47. Vote. 6 Ayes. MOTION approved. 7.NEW BUSINESS 8.ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 7:55 P.M.