HomeMy WebLinkAboutPlanning Commission Minutes 05-03-20171 of 8ProposedMinutes Meeting of May 3, 2017
Approved Minutes
Planning Commission Meeting
May 3 , 201 7
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Jim Kovach, Julie Witt,
Donovan Saba, Bryan Oakley, David Witte and Kira Vanderlan
MEMBERS ABSENT:
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Shawn Drill and Assistant
City Engineer Mike Payne
OTHERS PRESENT: Council Member Ned Carroll
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 Kovach, to approve the May 3,
2017 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
A. THE LUTHER COMPANY (2017014) (This item was removed from the consent agenda
and renumbered Item 6A.)
Approve site plan amendment for exterior lighting changes at Luther Collision and Glass for
property located at 9825 56th Avenue.
6. NEW BUSINESS
A. THE LUTHER COMPANY (2017014)
Commissioner Witte asked for additional information on the number of poles and whether there
would be a reduction in the number of poles. He also asked for additional clarification on the
orientation of the lights, backlighting and uplighting.
5B
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Planning Manager Thomson stated that the city has a lighting ordinance based on the
International Dark Sky Association ordinance. She explained that the idea is to make sure that
lighting on one site is not a problem for adjaent sites, which is addressed in part by the backlight,
uplight and glare.
Commissioner Witte stated that the language in the resolution refers to the removal of poles but
does not discuss how many poles would be replaced. He also suggested rewording the condition
addressing color temperature.
Planning Manager Thomson stated that approval of the site plan amendment would be in
accordance with the plans associated with the request and those plans include the number of
poles to be replaced.
Peter Beck, representing the applicant, responded that the poles are either being eliminated or
replaced and there are no new locations.
Commissioner Witte asked if the illumination desired could be reached at the lower color
temperature.
Linda McGinty, Luther Companies, replied that they could reach that level of illumination but
there is an effect on color. She stated that the difference in temperature provides a different
shade of light. She stated that they have not made the final decision on the lighting choice.
MOTION by Commissioner Witte, seconded by Commissioner Vanderlan, to approve the
request by The Luther Company for a site plan amendment for exterior lighting changes at
Luther Collision and Glass for property located at 9825 56th Avenue. Vote. 7 Ayes. MOTION
approved.
7. PUBLIC HEARINGS
A. MACO PROPERTIES, LLC (2017021)
Chair Anderson introduced the request by Maco Properties, LLC for rezoning, site plan and
conditional use permit for a memory care home for property located at 18040 Medina Road.
Senior Planner Drill gave an overview of the staff report.
Chair Anderson asked for more details on the bio-filtration system, whether it would be open
water or walkable.
Senior Planner Drill replied that it is a depression area with drain tile.
Assistant City Engineer Payne stated that the bio-filtration basin would be designed to drain and
not hold water. He stated that it would be required to drain water within 48 hours.
Proposed Minutes 3 of 8 Meeting of May 3, 2017
Chair Anderson introduced Kelli Max and Katie Cochran, representing the applicant, who stated
that the journey with the project began 11 years ago when their father was diagnosed with
Alzheimer's Disease. She stated that they had difficulty finding a long-term care facility that
would meet the needs of their father and their expectations in this area. She stated that they
identified land and created a team that would create a building and a place where people would
want to live and quality care would be provided. She stated that they are looking forward to
building a facility that would meet the needs of residents and families in this area.
Commissioner Oakley noted that there are several items in the original submittal that did not
meet ordinance requirements and asked if there are any concerns with the proposed revisions.
Ms. Max replied that they did not have any issues with the revisions.
Commissioner Witte asked if the applicants or their team have experience operating a memory
care facility and whether the architectural team has that experience.
Ms. Max replied that she and Ms. Cochran do not have experience but sought out a design team
and operations team that will help them bridge those gaps.
Commissioner Witte asked if a patient profile has been established for the facility.
Ms. Cochran replied that the facility would provide care for different stages of dimentia.
Ms. Max stated that they would be a locked facility and the operations team would have the
experience necessary to provide guidance.
Chair Anderson opened the public hearing.
Chair Anderson introduced Jan Wyder-Barck, 18175 39th Avenue, who stated that they purchased
their home three years ago and her property line borders the subject property. She stated that she
has spoken with staff to learn more about the project and possible impacts. She stated that there
are very high water tables in the area and they have made investments in their property to assist
with the problem, including regrading and drains. She stated that they are worried about losing
the wooded feel of their neighborhood and are concerned with the rezoning from R-1. She said
she also has concerns with lighting and impacts to neighboring residential properties, noise that
would be generated from visitors and deliveries coming and going, and water displacement.
Chair Anderson introduced Martin Wirth, 18145 39th Avenue, who stated that there is a very
significant woods behind the properties that provides a buffer to the roadway and traffic noise.
He stated when the surveyors were on his property, they told him they were marking and
cataloging each tree on 50 feet of either side of the property line. He asked if trees removed
from the subject property would be replaced on the subject property. He also asked if there
would be an insurance period for damage done during construction to tree roots on his property.
He said he was concerned with lighting on the north side of the building and how that would be
screened from the nearby homes. He stated that this building is proposed at one story and asked
Proposed Minutes 4 of 8 Meeting of May 3, 2017
if there can be a stipulation preventing another level. He said he was concerned with possible
noise from the generator or rooftop equipment.
Chair Anderson introduced Barry Altman, 18120 39th Avenue, who stated that there is an
underground spring on the Perl property that causes water problems for the homes on 39th
Avenue. He referenced the bio-pond and asked how that would drain when the ground in the
area is saturated year-round. He stated that he would like the issue of underground water to be
well addressed.
Chair Anderson introduced Lori Berning, 3710 Urbandale Lane, who stated that she has concern
with the traffic as Medina Road is already very congested. She asked when a sidewalk would be
constructed as she has safety concerns with pedestrians and additional traffic. She stated that
Medina Road already has :flooding during certain times and asked where the water would drain
from the subject property as she did not want to see additional :flooding.
Chair Anderson closed the public hearing.
Senior Planner Drill stated that this site is not being subdivided and is not subject to the tree
preservation ordinance. He noted that the site would be subject to the city's landscaping
ordinance.
Planning Manager Thomson noted that the city has curfew limits for lighting and therefore there
would not be 24-hour lighting. She stated that there are requirements for dimming at certain
hours as well. She noted that the city also has requirements for glare to ensure that neighboring
properties are not disturbed.
Senior Planner Drill noted that this is an LA-2 guided property and could have a variety of uses.
He stated that the property has a development potential and that it has development rights. He
said staff believes this would be a good use and fit with the neighborhood, given the other uses
that could be developed on this site. He explained the steps that would need to occur in order to
install a generator to ensure that the generator would comply with the noise regulations. He
noted that the generator would also need to be screened. He stated that the surrounding road
system was designed to support development of this intensity on the subject site. He noted that
staffing may be staggered and visitors would most likely not have an impact because they would
not be visiting at peak hours. He noted that the deliveries would probably be made by smaller
UPS type vehicles and not semi-trucks.
Assistant City Engineer Payne provided additional details on how the site would drain and noted
that the actual rates of runoff are proposed to be a decrease from the current condition. He noted
that the commission could require the applicant to have an engineer perform an analysis of the
effect of the proposed development on the existing homes and submit their findings.
Commissioner Witte asked if this site would have a basement and where the sump pumps would
drain.
Planning Manager Thomson replied that the building would not have a basement.
Proposed Minutes 5 of 8 Meeting of May 3, 2017
Senior Planner Drill stated that the city forester reviews all development plans and he did not
identify any issues with potential tree damage. He explained that there are distance setbacks but
noted that he would have to study the grading plan to determine if there would be any impact to
neighboring trees. He stated that two stories would be allowed under the proposed zoning,
although the applicant is proposing a one-story building. He noted that the building is not being
designed to support a second level. He also noted that if the applicant wanted a second story
they would need to go through the process once again to amend their plan. He stated that the
parks department is prioritizing a list of trails that will be presented to the City Council soon for
feedback. He said he was not sure of a specific date the trail would be installed in this
neighborhood, noting that it would be a city trail.
Commissioner Oakley stated that it looks like there is some water that would runoff the site to
the north and said he did not see a swale that would capture that water. He asked if there is some
water that would drain off the site.
Assistant City Engineer Payne replied that the vast majority is contained on site but was not
certain the percentage of water that would run off-site.
Commissioner Oakley stated that he would like some assurance that the townhomes would not
be impacted by the runoff.
Assistant City Engineer Payne replied that staff would research that further.
Planning Manager Thomson stated that staff could answer those questions before the item goes
before the council.
Commissioner Witte asked the type of engineering study that would be done to ensure the
surface water displacement was done in the correct way.
Assistant City Engineer Payne replied that the applicant could provide that proof to identify any
impacts to the homeowners. He stated that the geotechnical engineer would know what to look
for.
Commissioner Vanderlan asked if the generator could be on the side of the building near County
Road 101.
Senior Planner Drill stated that the power supply enters the building in that location, and that is
where they typically place them. He noted that the applicant could provide more details on
whether the generator could be placed further from the residential properties.
Commissioner Saba acknowledged that the property does have rights to develop and noted that
the site could be developed with townhomes. He said he believed the density range would be 24
to 28 units and asked if that is correct.
Senior Planner Drill confirmed that should residential townhomes be constructed on the
property, the density would be about 24 townhomes.
Proposed Minutes 6 of 8 Meeting of May 3, 2017
Commissioner Saba noted that a development of that size would have two-car garages and would
bring in more traffic and more people to the area as well as additional concerns with that size of
development.
Chair Anderson stated that one question for the commission would be whether a geotechnical
study on drainage effects is required and whether that should be done prior to the council review.
He stated that another concern was with potential damage to trees on neighboring properties.
Commissioner Kovach asked if a tra,ffic study should be a part of the discussion.
Planning Manager Thomson noted that the amount of traffic generated would be significantly
less than what would occur should the site be developed with townhomes and therefore a study
would not be necessary.
Commissioner Saba stated that the commission previously requested additional details on a
similar use, but larger facility and noted that deep discussion occurred. He noted that a site of
this size would have much less of an impact.
Planning Manager Thomson referenced the geotechnical analysis and stated that it could be
added as a condition that would need to be met before the issuance of a building permit and not
conditional on the approval itself.
Commissioner Vanderlan referenced the discussion regarding the generator and asked if that
should be addressed.
Chair Anderson stated that a generator is not a part of this request and that would require a
separate application with requirements that need to be met.
Planning Manager Thomson stated that the city is diligent with generators as there have been off-
site issues in the past with other applications and therefore the city attempts to avoid those issues
going forward.
MOTION by Commissioner Kovach, seconded by Commissioner Witte, to approve the request
by Maco Properties, LLC for rezoning, site plan and conditional use permit for a memory care
home for property located at 18040 Medina Road with the added conditions of requiring that 1) a
geotechnical engineer evaluate and show any off-site surface and groundwater impacts and 2) the
city forester document any impacts on existing off-site trees. Vote. 7 Ayes. MOTION
approved.
B. WOLD ARCHITECTS AND ENGINEERS (2017025)
Chair Anderson introduced the request by Wold Architects and Engineers for a site plan
amendment and conditional use permit amendment for building expansion at Meadow Ridge
Elementary School located at 17905 County Road 47.
Senior Planner Drill gave an overview of the staff report.
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Commissioner Witte asked if there will be space for an addition on the west side in the future and
whether drainage needs would be met.
Senior Planner Drill noted that there was a version that included that space for a gymnasium but
noted that the school at this point in time has no intention of adding another gym.
Commissioner Kovach asked why this was not done in the last round of additions.
Senior Planner Drill replied that the growth in the community and surrounding cities has caused
the school district to grow faster than anticipated. He stated that it is a challenge for the district
trying to predict what will happen.
Planning Manager Thomson noted that an application for an additional elementary school will be
coming forward for review soon as well.
Chair Anderson noted that the additional space will also require additional staff members and
busses and asked how the parking is set up to support the additional staff and bussing needs.
Senior Planner Drill stated that during the original construction, more parking was provided than
needed. He noted that the site would still have more parking than needed to support even a
future addition. He stated that the school district anticipated that the addition would result in the
need to add only two additional busses in the morning and afternoon, as current busses are not at
full capacity.
Commissioner Witte stated that at this level of addition, the sizing for parking and drainage
would be sufficient and asked if the parking and drainage would be sufficient for future
expans10n.
Chair Anderson introduced Valerie Peterson, representing the applicant, who stated that the
facility would still exceed parking requirements even if another gymnasium was added. She
noted that the school requires more parking than required by city ordinance.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present who requested to speak on this item.
MOTION by Commissioner Vanderlan, seconded by Commissioner Oakley, to approve the
request by Wold Architects and Engineers for a site plan amendment and conditional use permit
amendment for building expansion at Meadow Ridge Elementary School located at 17905
County Road 47. Vote. 7 Ayes. MOTION approved.
C. CITY OF PLYMOUTH (2017034)
Chair Anderson introduced the request by the City of Plymouth for an amendment to Land Use
Plan Appendix C of the 2030 Comprehensive Plan.
Planning Manager Thomson gave an overview of the staff report.
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Chair Anderson asked if the Metropolitan Council agrees with the new language as proposed to
ensure there are not additional issues.
Planning Manager Thomson replied that staff verified that the proposed language would meet the
concerns raised by Metropolitan Council staff.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present who requested to speak on this item.
MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to approve the request
by the City of Plymouth for an amendment to Land Use Plan Appendix C of the 2030
Comprehensive Plan. Vote. 7 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:28 P.M.