HomeMy WebLinkAboutPlanning Commission Minutes 10-07-2015Approved Minutes
City of Plymouth
Planning Commission Meeting
October 7, 2015
MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Bryan Oakley,
Gary Goldetsky, Jim Kovach, Julie Witt, Donovan Saba
MEMBERS ABSENT:
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Marie Darling,
Planner Kip Berglund
OTHERS PRESENT: Councilmember Ned Carroll, Councilmember Judy Johnson
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
Jan Neimann, 2791 Upland Court, stated that she is present to address the proposed development
across 28th Avenue and Vicksburg Lane.
Chair Davis noted that item is on the regular agenda and her comments should be saved for that
discussion.
Ms. Neimann stated that she has lived in her home for almost 30 years and during that time there
has been a great increase in traffic, including emergency vehicles along 28th Avenue. She asked
why the emergency vehicles are using 28th Avenue rather than Niagara Lane.
Planning Manager Thomson stated that she would forward her question to the appropriate staff
members and get back to her with a response.
4. APPROVAL OF AGENDA
MOTION by Commissioner Oakley, seconded by Commissioner Goldetksy, to approve the
October 7, 2015 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE SEPTEMBER 16, 2015 PLANNING COMMISSION
MEETING MINUTES
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MOTION by Commissioner Goldetsky, seconded by Commissioner Anderson, to approve the consent agenda. Vote. 7 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. EAGLE RIDGE PARTNERS, LLC. (2015078)
Chair Davis introduced the request by Eagle Ridge Partners, LLC for a conditional use permit, site plan amendment and variance to exceed 50 percent office use in an industrial district and
related site improvements at 2800 Vicksburg Lane.
Senior Planner Darling gave an overview of the staff report.
Commissioner Anderson referenced the second page of the draft resolution that calls for a revision of the plan and asked if the applicant has submitted that revised plan or if staff is clear
there is room on the site for the applicant to make the revisions outlined in the resolution.
Senior Planner Darling stated that a few of those conditions in the resolution may result in a couple of lost parking stalls, but noted that the applicant would still be well over the required
amount of parking.
Commissioner Witt asked why the applicant would have two-way traffic entering from Medina Road and a one-way drive aisle exiting onto 28th A venue.
Senior Planner Darling noted that there would still be two-way access on the south side of the
property, just not from the west drive aisle. She said vehicles entering from 28th A venue would go around the site in a counter-clockwise fashion. She explained that the one-way access is an existing access point and the applicant is not proposing to change or expand that area.
Commissioner Witt stated that 28th A venue is a heavily traveled road and had concern with the
traffic being able to exit from that location. She asked if staff shared that concern.
Senior planner Darling stated that staff did not have concerns that the traffic would be able to utilize that exit as it is an existing exit.
Planning Manager Thomson noted that the office/warehouse uses are primarily on the south side of the building and therefore would more likely use that access point, while it may be more convenient for office uses on the north side of the property to use the Median Road access.
Chair Davis introduced Kris Harris, representing the applicant, who stated that they are very
excited about this project and being able to improve a neglected building in Plymouth.
Commissioner Oakley referenced the conditions mentioned by Commissioner Anderson and asked the applicant is they have any concerns with those conditions.
Ms. Harris replied that they do not have any concerns with those conditions.
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Commissioner Witt stated that it is great that the applicant will be improving this building, which does need improvement. She asked if the landscaped berm would be lowered.
Ms. Harris replied that they would not be lowering the berm but instead would be removing some
of the overgrown trees to clean up the site and make the building more visible.
Commissioner Witt stated that the road is heavily traveled and asked if the applicant has any concerns with accessibility.
Ms. Harris stated that they have retained the existing access points and that they do not have concerns with the traffic, based on the anticipated number of employees for the office and office/warehouse areas of the building.
Chair Davis opened the public hearing.
Chair Davis introduced Jan Neimann, 2791 Upland Court, who stated that she has lived on the
comer of 281h A venue and Vicksburg Lane for 30 years. She agreed that it would be nice to have the building updated and have more life in that area but stated that the intersection is already very
busy and has had many accidents from vehicles turning left onto Vicksburg Lane. She stated that
the traffic noise is already loud and had concern that this would add additional semitruck traffic. She stated that she would be opposed to having a traffic signal at that intersection. She stated that she believed routing traffic onto Medina Road would be a better option.
Chair Davis closed the public hearing.
Planning Manager Thomson stated that not everyone exiting at 281h A venue would tum left. She stated that if exiting onto Vicksburg Lane becomes an issue, traffic would most likely reroute itself to Medina Road as an alternative. She referenced the concern regarding possible increased semi-truck traffic and noted that with primarily office use, an increase in semi-truck traffic would
be unlikely.
Ms. Harris stated that the truck traffic count would decrease with the conversion to more office space.
Commissioner Anderson asked how many additional trips would be generated from this change muse.
Senior Planner Darling stated that a trip analysis was not done for this development because the building is already in place and has been below occupancy for some time. She stated that the
number of employees would increase the number of trips but Vicksburg Lane is an arterial roadway and is designed to handle this type of traffic and therefore would not require large improvements, such as a traffic signal.
Commissioner Oakley stated that the conversion in use will decrease the amount of large truck
traffic and noted that often large truck traffic has a greater impact on traffic because of the size of
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vehicles and slow turning speeds. He believed the changes to landscaping would also improve the property aesthetic.
Commissioner Goldetsky agreed, noting that he would also support the request and believed that
this is a great fit for Plymouth.
Chair Davis stated that he would also support the project as this change supports the changing market in Plymouth away from industrial use and towards more office use. He stated that the project would also improve the landscaping and exterior of the building. He noted that often
traffic follows the path of least resistance and if 281h A venue at Vicksburg Lane becomes too
heavily traveled, people will choose to take Medina Road instead.
MOTION by Commissioner Anderson, seconded by Commissioner Goldetsky, to recommend approval of the request by Eagle Ridge Partners, LLC for a conditional use permit, site plan
amendment and variance to exceed 50 percent office use in an industrial district and related site
improvements at 2800 Vicksburg Lane. Vote. 7 Ayes. MOTION approved.
B. CITY OF PLYMOUTH. (2015077)
Chair Davis introduced the request by the City of Plymouth for a zonmg ordinance text
amendment to Section 21145, Home Occupations.
Planner Berglund gave an overview of the staff report.
Commissioner Goldetsky stated that amending the zoning ordinance would be one way to
address the issue but asked if the problem is in one area, perhaps a traffic direction sign stating no vehicles of a certain weight would accomplish this in a better way. He stated if deliveries were made in a smaller truck that would double deliveries to that area.
Planning Manager Thomson responded that a home occupation requiring that volume of
materials would likely find a more appropriate place to locate the business rather than having multiple deliveries. She referenced 'slow children' signs that people do not always obey and noted that adding language in the ordinance would add a basis for enforcement.
Commissioner Anderson referenced delivery and understood that to be materials coming into a
business and not materials being taken from the home.
Planner Berglund agreed that delivery was meant to describe receipt of materials. He noted that additional language could be added to provide more clarification if desired.
Commissioner Anderson referenced garbage trucks but noted that those vehicles would not be delivering and would be picking up materials.
Planning Manager Thomson stated that there are other stipulations in the home occupation section that would limit the ability for someone to fill a semi-truck with materials leaving their
home.
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Commissioner Oakley referenced the staff report that identifies one situation and asked if there are other situations.
Planning Manager Thomson stated that there is only one situation that staff is aware of. She
noted that this situation was so egregious that additional measures are being added to the rental license section of the city code as well.
Commissioner Kovach asked if anything has occurred within the development through the
homeowners association.
Planner Berglund stated that there can be more restnctlve language within a homeowners association (HOA) but noted that there are many developments which are not governed by an HOA and therefore these additional measures are being proposed.
Commissioner Goldetsky asked if it is against regulations for a semi-truck to block driveways.
Planning Manager Thomson stated that there are other large vehicles, like moving vans, which may block part of the roadway for short periods of time when people are moving in or out.
Chair Davis suggested that the language be amended to state "no more than one delivery or shipment."
Commissioner Saba referenced the once per week allotment and stated that in his opinion that
would still be a lot for a neighbor to put up with.
Planning Manager Thomson stated that the city has not had a limit in place and what is proposed is just a starting point for discussion.
Commissioner Goldetsky asked if there are other home occupations in Plymouth which have
semi-truck deliveries or whether this is an isolated incident.
Planner Berglund stated that staff is not aware of any other home occupation locations that receive deliveries by semi-truck, noting that other home occupation locations may receive
deliveries by smaller delivery trucks such as UPS.
Chair Davis opened the public hearing and closed the public hearing as there was no one present to speak on the item.
Commissioner Oakley stated that he feels this could be better addressed under the rental
licensing regulations rather than changing the ordinance. He explained that this was one situation and homeowners sometimes receive semi-truck deliveries for building materials or furniture. He stated that therefore, he cannot support this request.
Chair Davis noted that if this were done only through rental licenses, a homeowner would still be
able to receive deliveries by semi-truck.
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MOTION by Commissioner Goldetsky, seconded by Commissioner Anderson, to recommend
approval of the zoning ordinance text amendment to Section 21145, Home Occupations. Vote. 3
Ayes. 4 Nays. (Witt, Anderson, Oakley, and Davis voted nay.) MOTION failed.
MOTION by Commissioner Anderson, seconded by Commissioner Goldetsky, to recommend approval of the zoning ordinance text amendment to Section 21145, Home Occupations, with the
added language of "one delivery to or shipment from." Vote. 5 Ayes. 2 Nays. MOTION
approved. (Witt and Oakley opposed)
7.NEW BUSINESS
8.ADJOURNMENT
MOTION by Chair Davis, with no objection, to adjourn the meeting at 7:52 P.M.