HomeMy WebLinkAboutPlanning Commission Minutes 03-01-2017Proposed Minutes 1 of 6 Meeting of March 1, 2017
Approved Minutes
Planning Commission Meeting
March 1, 201 7
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Donovan Saba, Julie Witt, Jim
Kovach, David Witte and Kira Vanderlan
MEMBERS ABSENT: Commissioner Bryan Oakley
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Marie Darling, Planner·
Kip Berglund
OTHERS PRESENT:
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
Chair Anderson introduced Anne Hurlburt, representing Jason Osberg, the developer of Creekside
Woods. Ms. Hurlburt stated that this project is a very small development that has been on the
agenda several times. She noted that each time the project has been on the agenda there have been
a few changes that have caused the request to be postponed. She noted that the City Council
approved the first phase of Creekside Woods a few weeks ago. She stated that when the
preliminary plat was reviewed there were concerns with the future extension of the cul-de-sac.
She stated that they worked very hard to ensure that the cul-de-sac could serve the Olson property
in the future, should that property owner choose to develop. She explained that as the process
went forward the Olsons came to the table. Ms. Hurlburt provided details on a plat that would
include the Olsons' property. She stated that additional time was requested to determine how the
existing home could access the cul-de-sac in the future when their property develops. She
explained that the request that will come before the commission will include the Olsons' property
and will provide access to the existing home as well, which would eliminate the driveway from
0ld Rockford Road.
4. APPROVAL OF AGENDA
MOTION by Commissioner Saba, seconded by Commissioner Vanderlan, to approve the March
1, 2017 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE FEBRUARY 15, 2017 PLANNING COMMISSION
MEETING MINUTES
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MOTION by Commissioner Witte, seconded by Commissioner Kovach, to approve the consent
agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. XCEL ENERGY (2017003)
Chair Anderson introduced the request by Xcel Energy for rezoning, site plan and conditional use
permit for the construction of a substation and related site improvements for property located
near the northwest quadrant of Interstate-494 and Schmidt Lake Road.
Planner Berglund gave an overview of the staff report.
Chair Anderson asked where the new 69kV line would connect to the Great River Energy line.
Planner Berglund identified the connection, noting that the applicant could provide additional
details.
Chair Anderson referenced the substation to the north, which has access through the parking lots
of the adjacent industrial area. He noted that the new substation would have access onto Schmidt
Lake Road, which is a busy roadway, and asked the level of traffic that would go in and out of
the substation.
Planner Berglund replied that if approved, the majority of the activity would be during
construction of the substation. He explained that after construction, the number of trips to the
site would be minimal and therefore the engineering department did not see a problem with
direct access to Schmidt Lake Road.
Chair Anderson introduced Chris Rogers, representing the applicant, who provided additional
details on the connection to the existing lines. He stated that Great River Energy is the owner of
the existing line and noted that Xcel Energy has an agreement to purchase a segment of the line
to allow the new connection and the use of the line.
Chair Anderson opened the public hearing.
Chair Anderson introduced Janet Clarke, 17004 39th Court, who stated that this has been a very
long process, and there has been a lot of community input on the different options for providing
service. She stated that she is not totally against reenergizing the 69kV line, but felt it would be
helpful to have some history. She provided some background information, noting that the line
was contested when built in the 1970's. She described the path of the existing transmission line,
noting that at least 13 homes are 35 feet or less from the line. She noted that there was a sleep
study done that shows the relation of that proximity to a line and sleep disruption. She asked that
Xcel not reenergize the line to the Hollydale substation and that the commission ask Xcel to
provide two further modified proposals to reroute the line. She provided two additional options
that could be used to avoid reenergizing the line that runs near the Hollydale townhomes. She
provided extended written comments to staff to be incorporated into the record.
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Chair Anderson introduced Tom Hillstrom, representing the applicant, who stated that Xcel
permits a lot of high voltage lines, and the requests go through the State. He stated that each
proposal includes an environmental impact statement to determine potential impacts on people
and the environment. He read a few conclusions from organizations that study EMF
electromagnetic field). He stated that they had not heard the comment regarding sleep
disturbance and therefore consulted a medical professional who stated that there have only been
a few studies on EMF and the relation to sleep. He provided the results of a study that was done
by Harvard University, which found no relation to sleep. He stated that they did consider
alternate routes and had an extensive public input process. He stated that wherever a new line
was proposed, people were opposed to it, and that is why they are proposing to use an existing
line.
Chair Anderson stated that this request is simply land use-related and does not regard
reenergizing the line.
Ms. Clarke stated that her request is regarding the routing and the longshot that it may affect the
substation. She stated that she is requesting a variance from what is proposed.
Chair Anderson stated that what is before the commission tonight is not a variance request.
Planning Manager Thomson replied that the commission can only react to the request that is
before them.
Ms. Clarke stated that she is requesting that the commission ask for additional information from
the appliant. She noted that the applicant is also requesting an extension of the line down
Highway 55.
Planning Manager Thomson stated that the applicant is only asking for the substation.
Ms. Clarke noted that her written comments refute some of the information that was given by
Mr. Hillstrom. She noted that the study that was referenced by Mr. Hillstrom did not measure the
same activity, and therefore is not good science.
Chair Anderson closed the public hearing.
Chair Anderson noted that he asked staff about the timing of when the existing line was built and
the process for that as the line was turned off and will be turned back on. He stated that the
application is not about whether the line can be turned back on and is simply about the
substation.
Commissioner Witt stated that while she appreciates the research the homeowner has done, the
line was constructed prior to the townhomes and therefore the line was there first, and the
homeowners purchased their homes with the knowledge that the line was there.
Commissioner Saba stated that all elements of the application look acceptable.
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MOTION by Commissioner Kovach, seconded by Commissioner Witte, to approve the request
by Xcel Energy for rezoning, site plan and conditional use permit for the construction of a
substation and related site improvements for property located near the northwest quadrant of
Interstate-494 and Schmidt Lake Road. Vote. 6 Ayes. MOTION approved.
7. NEW BUSINESS
A. STATION 19 ARCHITECTS (2017004)
Chair Anderson introduced the request by Station 19Architects for a site plan amendment to allow
building additions, a parking lot expansion and related improvements at Glory of Christ Lutheran
Church located at 4040 County Road 101.
Senior Planner Darling gave an overview of the staff report.
Commissioner Vanderlan asked why no driveway access is permitted to 401 Avenue.
Senior Planner Darling replied that by eliminating the driveway access, the church would be able
to consider the area adjacent to 4oth Avenue as an equivalent yard, which in turn would allow the
accessory structures as proposed.
Commissioner Vanderlan asked if the applicant requested access to 40th Avenue.
Senior Planner Darling stated that such a request was not part of this application.
Planning Manager Thomson stated that staff would not be supportive of access to 401 Avenue as
it could result in traffic going through the neighborhood to the south rather than back to County
Road 101.
Commissioner Witte referenced the lighting, noting that the proposed lighting is on the high end
of the temperature scale, and he believed that the regulations had been changed to lower
temperatures.
Senior Planner Darling noted that the applicant was attempting to make the new lighting fit with
the old lighting to provide uniformity, but further noted that staff included a condition in the
resolution for the applicant to meet the new requirements of the ordinance.
Chair Anderson asked for details on the proposed runoff.
City Engineer Renneberg described the path the runoff would take and noted that there would be
sufficient capacity.
Chair Anderson introduced Jim Kyle, 4016 Lawndale Lane, who stated that he is the original
owner of his home and has lived there for 16 years. He stated that they have always had water
problems in their basement. He stated that he is the treasurer of the homeowner's association
and all of the homes in the association have water problems in their basements. He stated that in
2014 he spent $2,500 to have a company clean out the drain tiles. He stated that they received
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13,000 from their insurance company because of damage that was incurred. He described the
efforts the association has taken to correct the problem, but they still have problems. He stated
that they are not contesting the expansion, but are concerned with the impact it could have on the
drainage problems in the area. He stated that he is concerned with the lighting and the impacts on
some of the property owner's sight lines. He said he hoped that the church would install
landscaping of at least six feet in height. He stated that he is opposed to access from the parking
lot to 401 Avenue as that would present a list of problems. He reiterated that he is not opposed
to the project, but simply has issues that have been unresolved with water in the area and would
not want to be adversely impacted in terms of additional runoff or lighting.
Chair Anderson introduced Mandy McCulley, representing the applicant, who stated that they
understand the concerns, noting that the church is not immune to the water issues and also has
problems. She stated that they are willing to work on a solution that would work for the church
and meet city requirements. She displayed information from the civil engineer showing the path
drainage currently takes from the site and a revised drainage area, showing that the flow will be
reduced with this project. She noted that they are willing to continue to work with the city
engineer to determine the best solution. She displayed the proposed landscape plan and stated
that they have worked hard to be in compliance with city requirements. She noted that the
existing conditions have been updated and upgraded to try to provide mitigation. She noted that
while the intent for lighting had been to provide a cohesive schematic for the lights, they will
ensure that the lighting complies with city requirements.
Chair Anderson referenced a pond/infiltration basin shown on the revised drainage plan and
asked if that is going to be constructed.
Ms. McCulley stated that is a possibility to ensure that they would have sufficient capacity. She
noted that it is one option as they are still working with staff to determine the best solution. She
noted that the catch basin would slow down the storm water rate.
Chair Anderson noted that perhaps additional water could be diverted to the catch basin in order
to further reduce the runoff from the site.
Commissioner Witt asked if the church has a sump pump and if so, where does that drain.
Chair Anderson introduced Dennis Karies, member of Glory of Christ, who stated that in the
basement area under the altar they have had issues with water filling up an inch or two in depth.
He stated that there is a pump that acts similar to a sump pump. He also provided details on the
additional drainage proposed. He noted that the problem began about 10 years ago.
Planning Manager Thomson noted that Plymouth is one of the strongest communities in the
region in terms of lighting requirements. She noted that the new lighting would be less intense
that the original lighting and that house side shielding will be required. She stated that the tree
height would match the requirements of the ordinance.
Senior Planner Darling provided additional details on the proposed trees and shrubbery and the
saw tooth pattern that would be used for planting.
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Commissioner Witt asked for details on the process that would be followed if the commission
approved the item tonight as the storm water details are not fully known.
Senior Planner Darling replied that the additional details would be completed on an
administrative level, as is the normal course of action.
MOTION by Commissioner Witte, seconded by Commissioner Kovach, to approve the request
by Station 19Architects for a site plan amendment to allow building additions, a parking lot
expansion and related improvements at Glory of Christ Lutheran Church located at 4040 County
Road 101. Vote. 6 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:26 P.M.