HomeMy WebLinkAboutPlanning Commission Minutes 11-15-2017Approved Minutes 1 of 11 Meeting of November 15, 2017
Approved Minutes
Planning Commission Meeting
November 15, 2017
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba,
Jim Kovach, Julie Witt and David Witte
MEMBERS ABSENT: Commissioner Kira Vanderlan
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Lori Sommers, Planning
Intern Kyle Seifert, City Engineer Jim Renneberg
OTHERS PRESENT:
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
Chair Anderson introduced Leonard Luedke, 17910 County Road 47, who stated that on August
17, 2016, he stood before the commission with concerns of surface water drainage from the
proposed project on the adjacent property. He read aloud the comments that he made at the public
hearing at that time. He stated that the project was approved that night and the pipes were installed
and now his property is wetter than ever. He stated that for 40 years the ditch did not have cattails,
but now with the increased water in the ditch, the headwaters have cattails growing after only one
year. He stated that those will spread seeds and that will spread the cattails to the entire ditch. He
asked for a better plan.
Chair Anderson noted that engineering staff will follow up with the issue.
4. APPROVAL OF AGENDA
MOTION by Commissioner Witte, seconded by Commissioner Kovach, to approve the
November 15, 2017 Planning CommissionAgenda. Vote. 6Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE NOVEMBER 1, 2017 PLANNING COMMISSION
MEETING MINUTES
MOTION by Commissioner Saba, seconded by Commissioner Witt, to approve the consent
agenda. Vote. 6 Ayes. MOTION approved.
5A
Approved Minutes 2 of 11 Meeting of November 15, 2017
6. PUBLIC HEARINGS
A. PRO CONNECT COACHING ACADEMY. (2017093)
Chair Anderson introduced the request by Pro Connect Coaching Academy for a conditional use
permit for a sports and fitness club on property located at 2650 East Center Circle.
Planning Intern Seifert gave an overview of the staff report.
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 Pro Connect Coaching Academy for a conditional use permit for a sports and fitness
club on property located at 2650 East Center Circle. Vote. 6 Ayes. MOTION approved.
B. ZION HOLDINGS, LLC. (2017067)
Chair Anderson introduced the request by Zion Holdings, LLC for text amendments, site plan
and conditional use permits for a corporate lodging development located at the northeast corner
of Nathan Lane and 59th Avenue.
Senior Planner Sommers gave an overview of the staff report.
Commissioner Oakley stated that one text amendment is to create a definition of corporate
lodging and asked if the City prepared the definition or whether the applicant prepared that
definition.
Senior Planner Sommers replied that the applicant created the definition as proposed.
Commissioner Oakley stated that it also appears the applicant proposed to add that use to the B-
C district and asked which district the City would feel is appropriate.
Senior Planner Sommers replied that the use would be most appropriate in the commercial
district.
Chair Anderson noted that this parcel has been vacant for some time and therefore the City is not
receiving tax benefits from this parcel. He asked if there is a date as to when this plat was
recorded that created this lot.
Planning Manager Thomson replied that the plat was approved in the early 1990's or late 1980's.
Chair Anderson noted that this lot has then remained vacant for over 20 years as a project has not
been approved with the current zoning. He asked for details on the proposed fence.
Senior Planner Sommers replied that the fence would be a four-foot wrought iron fence.
Approved Minutes 3 of 11 Meeting of November 15, 2017
Chair Anderson asked if this would include a division of the property as the development does
not appear to run the entire length of the site.
Senior Planner Sommers replied that originally the applicant was going to split the site, but
decided not to do so at this time. She confirmed that the applicant could choose to subdivide the
remaining portion of the site or apply to add another building in the future on the remaining
portion of the site.
Chair Anderson introduced Bill Griffith, representing the applicant, who introduced the members
of his team that are present tonight to speak on the project.
Chair Anderson introduced Bill Chaffee, representing the applicant, who provided background
information on extended stay and corporate lodging. He stated the message is that most
corporate lodging today is inflexible in a fast-moving society. He stated that the owner of this
company has success and long-term experience in this type of product. He provided information
on the individuals that would be using this product. He stated that most people look at the units
as work away from work. He stated that this is not a new company, but a new brand added to a
successful company. He stated that they create a flexible environment to adapt to the community
they are in. He stated that this is a rapidly growing concept they would like to bring to this
community. He stated they like Plymouth because of the office environment, as that is where
they desire to be a part of because that is where their customers are. He provided examples of
similar communities in other states where the brand has been successful in office park settings.
Chair Anderson introduced David Redfern, representing the applicant, who stated that he started
opening hotels with the Residence Inn group in 1988, which they have since sold to Marriott. He
stated that they then started Summerfield Suites, which is now a Hyatt company. He provided
information on other brands that they began and then sold to other hotel owners. He stated that
Waterwalk is just like the other national brands they have begun, in that it is an extended stay
product. He stated that the business stay customer needs to stay longer and they cater to those
needs. He stated this allows people to be more flexible and they cater to the needs of those
customers with a range of products, amenities, and price ranges to service corporate travelers.
He stated that the City should be proud they were voted the number one place to live by Money
Magazine. He stated they are not high traffic and do not have a lot of move in/move outs, as
they have two to three check-ins per day. He stated there are 11 to 12 employees to service their
customers and provide high end service. He stated Plymouth has their type of travelers and is the
type of community they want to be a part of.
Mr. Griffith stated that this is a compelling story of a high end extended stay with a range of
options. He stated this is extended stay with flexibility in the range of units that they provide to
their customers. He stated they did their homework to find the best location and provide the
necessary information. He stated this product is marketed to the business traveler and that is
why this location was chosen. He referenced the land use guide plan and the uses that would be
allowed within the business district, noting that this use should then fit within the business
district as described by the comprehensive plan of the City. He stated this product has a high
level of amenities designed for the business traveler. He named some of the businesses that
would be good corporate neighbors to this site and drive the demand for this product. He stated
the intent is to be near those corporations to ensure there is not a long travel time needed for their
Approved Minutes 4 of 11 Meeting of November 15, 2017
customers. He said he appreciated the amount of time staff has been talking and planning with
them in preparation for this hearing. He stated that all of the gold, high amenity units, are fully
furnished with the highest level of amenities. He noted that the silver units are partially
furnished. He stated that if bedroom sets were included in all the silver units that would meet the
extended stay definition. He noted this hybrid product allows flexibility for the customers but is
also the reason the text amendment is necessary. He stated that based upon their experience in
other communities, this is a good neighbor to a business park and a good corporate citizen,
providing service to the business community. He stated this will be a benefit to the Plymouth
business community. He asked that the commission adopt the resolution for approval and
recommend this project to the City Council. He stated this property has been available to the
market for 20 years, and this project will provide immediate benefit in taxes to the City.
Commissioner Saba noted that the report states that the average stay is 77 days and asked if that
is an accurate reflection.
Mr. Griffith replied that it is an accurate reflection, noting that stays range from a few weeks to
months. He stated this is a temporary visitor and not a permanent resident. He stated that the
target is a 77 day stay but that stay can be longer or shorter.
Mr. Redfern provided information on the three main types of stays including relocation, noting
that for a typical relocation, a company would pay for three months of stay until the employee
finds permanent housing. He noted that for training, the average stay would be a few weeks and
for projects, the average stay would range from a few days to weeks. He stated that the product
is advertised on Expedia, but noted that the minimum stay is specified and therefore one night is
now allowed.
Commissioner Saba asked if children are allowed.
Mr. Redfern replied that sometimes in the case of relocation, there are children as well but noted
that is rare and in those cases, the children are below school age. He stated that the larger units
are more often used for customers that may be sharing accommodations, such as three managers
sharing a unit but each having their own bedroom and bathroom.
Commissioner Oakley stated that he is struggling with the difference between the gold and silver
units, asking who would be using the partially furnished units.
Mr. Redfern explained that in cases of relocation, the higher-level management employee may
have an allowance for a fully furnished gold level unit while lower level management employees
may have a lesser allowance and therefore that employee brings their own furniture to use until
they find their permanent housing.
Commissioner Oakley asked if the ratio of 50/50 for gold and silver units is the same in their
other two facilities.
Mr. Redfern explained that the ratio does not stay at 50/50, it ebbs and flows. He explained that
over a six to 12 month period, they may change furniture in five to ten units.
Approved Minutes 5 of 11 Meeting of November 15, 2017
Commissioner Oakley stated there are additional requirements for landscaping and parking based
upon the uses specified.
Mr. Redfern stated that he was not aware the site was under treed and therefore they will add
more trees. He stated they do not have meeting facilities. He stated for 153 units, they typically
have 163 parking stalls.
Chair Anderson introduced Jack Knowles, representing the applicant, who stated they have a
sales area and lobby area and do not have conference space. He stated that the space is allowed
for guests and they are not bringing in additional customers for conferences. He stated their
intent is to meet all the site plan and zoning requirements and therefore they can add additional
trees.
Chair Anderson asked if the other facilities begin with a ratio of 50/50 for gold and silver units.
Mr. Redfern replied that although the facilities all begin with a ratio of 50/50, the uses ebb and
flow with the demand they receive for the different units in order to remain flexible for their
customers and their needs.
Chair Anderson asked for information on the exterior materials that would be used for the
facility.
Mr. Knowles stated they work with the community to select materials and a design for the
facility that would keep with the community and what the community wants to see, to ensure that
all parties would be proud of the facility. He stated that through the discussions thus far with
staff, there have been changes to the design. He reviewed a mix of the materials they prefer to
use, to both blend in with the existing uses and differentiate their use.
Chair Anderson asked the plans for the western portion of the lot.
Mr. Knowles stated that at this time they have nothing planned for that property. He stated that
originally, they had shown a generic commercial building, but explained that because they do not
want to cause delay, they removed that aspect and if they choose to build there that would come
forward at another time. He confirmed if additional parking is needed, there would be an option
to expand that parking to the west.
Commissioner Witt asked if one change could be made to the locations that the applicant has
thus far, what would that change be.
Mr. Redfern stated that he could list a series of changes they have made from prototype one to
prototype four. He stated their job is to continue to improve the model. He stated that perhaps
they do not need as many three-bedroom units.
Commissioner Witt stated that it seems the model in the past has been to develop these properties
and then sell to a larger hotel operator. She asked how long they would intend to manage the
property.
Approved Minutes 6 of 11 Meeting of November 15, 2017
Mr. Redfern stated that the sell rate usually ranges between 100 and 200 properties, developing
ten to 12 properties per year, which would equate to ten to 20 years. He stated they do have a
separate management company and often tend to manage the property after the sale of the land.
He estimated at least 15 to 20 years before these properties would be eligible for sale.
Commissioner Witte asked for details on the marketing efforts to the corporations they would
like to service and whether there are preferred provider relationships.
Mr. Redfern stated that they do provide preferred relationships. He stated they attempt to go
through sales rather than marketing as they cannot out-market larger hotel chains. He stated their
sales people reach out to the human resources departments, looking for the relocation and project
opportunities. He stated they target certain businesses, and they have found those businesses
within Plymouth. He noted that most of the effort would be local, but they do reach out
nationally to companies that travel to this area often. He stated that 90 percent of the business
generated is through sales.
Commissioner Witte stated that these buildings appear to only have one elevator per building and
asked if that is consistent.
Mr. Redfern stated they do have one large elevator per building and do not have any problem or
conflicts with use. He stated that typically there are only two check-ins per day and therefore
there is not the typical amount of traffic a hotel has.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present who requested to speak on this item.
Commissioner Oakley stated he would have liked to see a text amendment that was prepared by
Plymouth staff. He stated it seems that there is a place for the product in the country, and in this
community, and wondered if there is a way to put that task on staff to assure that the City is fully
vetting the definition and zoning implications.
Planning Manager Thomson stated that staff did review the fact there would be a number of
properties affected and can look further at the definition before this moves forward to the City
Council if the commission desires.
Commissioner Witte asked if the applicant has had to do text amendments in the other
communities in which they have properties.
Mr. Griffith replied that in some cases they have had to create a text amendment because of the
hybrid product. He stated this proposed definition was taken from that experience, but noted
they are willing to look with staff at the enhancements that could be made.
Commissioner Witt stated that she also shared that concern. She noted that she deals with
corporate housing weekly with her clients and stated this does not look and feel like corporate
housing. She stated this is a great product and there is a market for it, but would like to see a
different term.
Approved Minutes 7 of 11 Meeting of November 15, 2017
Chair Anderson agreed there are many pieces to the definition and said he would feel more
comfortable with staff and legal counsel seriously reviewing the definition.
Commissioner Witte stated he would want to know more about the doors that could be opened
with the text amendment. He stated that he is not opposed to the concept as the face of
employment is changing.
Chair Anderson asked staff where else this use could possibly apply through the zoning as
proposed in the text amendment.
Senior Planner Sommers identified the approximately 30 parcels that would share similar zoning
within the B-C zoning district. She said she believed that currently, only this parcel is vacant.
Planning Manager Thomson stated that the amount of time left on this application is very small,
noting that the 120 days expires on December 2nd. She stated that period can only be extended
mutually. She stated that if there was a concern, the only option would be to deny, if the
commission is not comfortable.
Mr. Griffith stated if progress is being made on the definition, they would be happy to extend the
time period in writing.
Chair Anderson asked if staff would also agree to an extension.
Planning Manager Thomson stated that the decision is the commission's as to what they would
like to see done.
Commissioner Oakley asked if the commission would then table the issue.
Planning Manager Thomson stated that she would want to have something in writing from the
applicant stating that they would agree to an extension prior to the commission tabling the
request. '
Mr. Griffith confirmed that he would be comfortable providing that statement, in writing,
tonight.
MOTION by Commissioner Oakley, seconded by Commissioner Witte, to table, pending a
request for a review deadline extension, the request by Zion Holdings, LLC for text amendments,
site plan and conditional use permits for a corporate lodging development located at the northeast
corner of Nathan Lane and 59th Avenue to allow staff and the city attorney time to develop a
better definition of "corporate lodging" and evaluate the suitability of sites for corporate lodging.
Vote. 6 Ayes. MOTION approved.
Commissioner Saba noted his only concern would be with the number of large three-bedroom
units and the possibility that families with children could stay in the units long-term because of
the competitive market. He noted that he wanted to ensure his comment was on record in case
he is not in attendance at the meeting when this application is discussed again.
Approved Minutes 8 of 11 Meeting of November 15, 2017
C. CITY OF PLYMOUTH (2017071)
Chair Anderson introduced the request by the City of Plymouth for the 2018-2022 Capital
Improvements Program.
City Engineer Renneberg highlighted noteworthy projects in each of the program areas.
Commissioner Oakley asked for information on a water treatment plant in the northwest portion
of the community and asked if there is any indication that may move forward anytime in the
future.
City Engineer Renneberg noted the item has remained as a placeholder in the plan for many
years, but at this time there is not data that supports moving forward on that item. He stated that
perhaps in the future the City will review whether that item needs to move up or off the list.
Commissioner Witte asked if there are trends in the distribution of spending going forward,
based on the last five years.
City Engineer Renneberg stated he is heavily involved in the streets portion and noted that in the
next few years, the City will re-evaluate the process for rating streets to ensure that it is on track.
He stated that the City typically reviews processes and programs of that nature every ten years to
ensure they are tracking correctly. He stated the costs have been consistent for the past five
years, with the exception of a few large projects.
Commissioner Witte asked for an update on the aquafers that Plymouth relies on and whether
they are stable and continuing to meet the needs of the city.
City Engineer Renneberg stated he does not have the data with him but can ensure that staff
follows up to provide that data.
Commissioner Witte stated there was recently a question raised regarding the City's green
initiatives and asked for a few examples that save energy and funds for the City.
City Engineer Renneberg provided examples of the City's green initiatives that include the use of
LED lighting, the tiered water use rate, and reuse of pond water for irrigation purposes.
Commissioner Oakley stated he loves the trail system within the city and likes that there are new
trails being constructed. He stated that the existing trails tend to fall into disrepair and asked if
trail maintenance is being adequately funded.
Deputy Park Director Northway stated that the Park and Recreation Advisory Commission has
brought that concern forward. She stated there are about 168 miles of trail within the city and
therefore there is a rating system for the trails, and additional funds are being contributed to the
repair of trails in future years of the CIP.
Chair Anderson asked if the special assessments for road projects are considered.
Approved Minutes 9 of 11 Meeting of November 15, 2017
City Engineer Renneberg stated that the executive summary includes the cost for a project,
noting that the estimated cost for assessment is factored into the projection.
Chair Anderson stated that equipment is sold at the end of its serviceable life but noted that most
likely the item would still have value and asked if that income is also factored in.
Fleet Supervisor Nelson replied that the dollars are acquisition costs. He noted that old
equipment is traded or sold at auction and those funds would be put back into the general fund.
Chair Anderson asked how the road projects are ranked.
City Engineer Renneberg noted that all the roads within the city are rated every two years, and
the worst streets are planned for repair first. He noted that two to three years prior to the road
project beginning, staff confirms that the approach is correct, and the schedule is correct before
proceeding with the project.
Chair Anderson provided background information on County Road 47 and asked why funds
would be slated for the county road.
City Engineer Renneberg stated that the City has a desire to have the road repaired and
expanded. He noted at this time there are no plans for the City to fund the improvements. He
said there would be a process for determining a fair and equitable process if the road is to be
turned back to the City.
Chair Anderson stated there was a resident comment earlier tonight about an approval for a
project on a lot adjacent to his. He noted that the resident spoke in opposition to the project and
was concerned with additional water runoff. He stated the picture brought tonight shows the
additional runoff occurring. He recalled that the conversation during that approval process was
to upgrade the culvert to alleviate this problem. He stated that has not been done and asked if
that is included in this budget.
City Engineer Renneberg stated that staff will be reviewing the information received tonight and
will work to address the resident's concerns. He stated at this point there is not funding
identified under County Road 47. He stated the right time to improve the culverts would be
when County Road 47 is reconstructed.
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 Witte, seconded by Commissioner Oakley, to recommend approval
of the request by the City of Plymouth for the 2018-2022 Capital Improvements Program. Vote.
6 Ayes. MOTION approved.
D. CITY OF PLYMOUTH (2017094)
Chair Anderson introduced the request by the City of Plymouth for a zoning ordinance text
amendment related to small cell wireless facilities and wireless support structures.
Approved Minutes 10 of 11 Meeting of November 15, 2017
Senior Planner Sommers gave an overview of the staff report.
Commissioner Saba referenced the picture of a small cell facility and asked for details. He asked
if the ordinance would allow for posting onto alternative sites, such as church steeples.
Senior Planner Sommers stated that state law does not allow the City to be as prescriptive but
noted that the service providers are willing to work with the City.
Chair Anderson asked if a conditional use permit would be needed to mount the boxes onto the
pole.
Senior Planner Sommers explained that the conditional use permit would be needed to construct
a pole to mount the box, but if the pole already exists then a conditional use permit would not be
needed. She noted a conditional use permit is only needed for the construction of a new pole in a
residential area. She stated that in other communities the facilities are more often located in
commercial areas with higher concentrations of people rather than in residential areas.
Chair Anderson stated his home is located in a service hole.
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 Witt, to recommend approval
of the request by the City of Plymouth for a zoning ordinance text amendment related to small
cell wireless facilities and wireless support structures. Vote. 6 Ayes. MOTION approved.
7. NEW BUSINESS
A. CITY OF PLYMOUTH. (2016038)
Chair Anderson introduced the request by the City of Plymouth for review of multiple plans
included in the 2040 Comprehensive Plan Update.
Planning Manager Thomson gave an overview of the staff report and highlighted noteworthy
changes in each of the plan chapters.
Chair Anderson commented on the affordable housing projection and asked if that is a realistic
goal from the perspective of staff and whether there is land that could accommodate it.
Planning Manager Thomson stated that there is land available. She noted that affordable housing
would need to be provided through multi-family housing. She stated that the amount of funding
available regionally for affordable housing is limited and the cost of land in Plymouth is high,
which contributes to the difficulty of providing affordable housing. She stated that staff does
speak with developers early on in the process in an attempt to help promote the development of
affordable housing units. She provided an example where five or six programs were used to
create 16 affordable housing units.
Approved Minutes 11 of 11 Meeting of November 15, 2017
Chair Anderson stated he is hearing that the comprehensive plan supports affordable housing and
staff is willing to assist, but these projects are complicated and there are challenges.
Chair Anderson asked if anyone was present to speak on this item. No one requested to speak.
MOTION by Commissioner Saba, seconded by Commissioner Kovach, to recommend approval
of the draft Introduction, Community Background and Housing, Surface Water Management,
Parks, Trails, Open Space and Recreation and Public Facilities Plans. Vote. 6 Ayes. MOTION
approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 9:15 P.M.