HomeMy WebLinkAboutPlanning Commission Minutes 06-06-2018Approved Minutes 1 of 8 Meeting of June 6, 2018
Approved Minutes
Planning Commission Meeting
June 6, 2018
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Julie Witt,
Donovan Saba, Kira Vanderlan and Justin Markell
MEMBERS ABSENT: Commissioner David Witte
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planners Shawn Drill and Lori
Sommers, Senior Engineering Technician Trevor Quast
OTHERS PRESENT: Councilmember Ned Carroll
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Vanderlan, seconded by Commissioner Oakley, to approve the June
6, 2018 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE MAY 16, 2018 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to approve the
consent agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. WENCK ASSOCIATES, INC. (2018017)
Chair Anderson introduced the request by Wenck Associates Inc. for a reguiding, rezoning, site
plan amendment, and conditional use permit for an additional apartment building at Plymouth
Commons Apartments on property located in the southerly three acres of 3301 Highway 169.
Senior Planner Drill gave an overview of the staff report.
5A
Approved Minutes 2 of 8 Meeting of June 6, 2018
Commissioner Oakley asked for information on the different guiding and zoning for the parcel
and asked if the property was under different ownership when the original project was done.
Senior Planner Drill reviewed the current guiding, noting that the southerly parcel has since been
purchased and therefore the guiding is proposed to change to LA-4 to match the remainder of the
site.
Chair Anderson stated that he did not see a plat included and received confirmation that is
because the conditional use permit would allow multiple buildings without platting.
Chair Anderson introduced Jack Ammerman, representing the applicant, who stated that he is
present to address any questions. He confirmed that they agree with the conditions in the
resolution as proposed by staff.
Chair Anderson opened the public hearing.
Chair Anderson introduced Richard Lindell, 8433 39th Avenue, who stated that he owns an office
building north of this complex on 34th Avenue and Kilmer Lane. He stated that he has no
objections to this proposed apartment building. He stated there was a lot of crime in the area
with the previous owner, but noted that the crime has been reduced since the new owner has
taken control over the property. He stated the new owner has been a good neighbor, and
therefore he supports this request.
Chair Anderson closed the public hearing.
Commissioner Oakley stated that the reguiding and rezoning make sense, and therefore he will
support the request.
Chair Anderson agreed that this is a good use of the land and will increase the density to satisfy
Metropolitan Council requests.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the request by
Wenck Associates Inc. for a reguiding, rezoning, site plan amendment, and conditional use
permit for an additional apartment building at Plymouth Commons Apartments on property
located in the southerly three acres of 3301 Highway 169. Vote. 6 Ayes. MOTION approved.
B. LDK BUILDERS, INC. (2018027)
Chair Anderson introduced the request by LDK Builders, Inc. for a preliminary plat to allow the
two-lot subdivision of a 1.67 acre parcel in the RSF-1 zoning district for property located at
11740 Oakview Lane.
Senior Planner Sommers gave an overview of the staff report.
Chair Anderson referenced the existing home and asked if there is any historic preservation for
that home.
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Senior Planner Sommers replied that there is no historic preservation required for that home.
Chair Anderson introduced Greg Kuperus, representing the applicant, who stated that he is
present to address any questions.
Chair Anderson opened the public hearing.
Chair Anderson introduced Melinda Smith, 1820 Oakview Lane, who stated that she is a
neighboring property and would like greenspace or permanent retaining walls between the
properties if the trees are to be cleared. She stated that when the last townhome development
was built, and clearing occurred, her foundation was washed out as a result.
Chair Anderson asked when that development was built.
Ms. Smith replied that development was built 20 years ago and when the trees were cleared, and
the rain followed, that caused their foundation to be washed out.
Chair Anderson noted that the requirements have become much more stringent since that time.
Senior Planner Sommers noted that the majority of tree removal will be at the front of the lot and
the trees in the back half of the lot will remain.
Chair Anderson introduced Kurt Leuthold, 1810 Oakview Lane, who stated that he would like
the new property owner to mow the lawn and that has not occurred in the past month. He stated
that his main concern is the orientation of the new homes relative to the existing homes on either
side. He stated that he is aware that LDK builds large homes and they would stand out in the
existing development of 1.5 story homes. He stated that could be mitigated by the front setbacks
of the new homes. He commented that this is a heavily wooded lot and even though 19 percent
removal sounds low, that will be a significant number of trees.
Commissioner Oakley asked the setback for Mr. Leuthold's home.
Mr. Leuthold was unsure. He stated that in his opinion the proposed home should be set further
up on the property to provide more distance between his home and the new home.
Senior Planner Sommers stated that the home is proposed to be setback 50 feet but noted that the
front setback could be reduced to 25 feet.
Mr. Leuthold asked if the developer/builder will be committed to the footprint of the homes as
shown, or whether that could change after approval is given.
Chair Anderson introduced Kerry Anderson, 2016 Oakview Lane, who stated that she shares the
concerns that have been expressed thus far. She stated that one of her biggest concerns is
whether the new homes will conform to the existing nature of the street. She stated that large
new homes would change the characteristic of the homes already on the street. She stated that
there is a lot of concern with erosion and disruption to the wildlife, as that occurred with a
previous development in the area.
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Chair Anderson closed the public hearing.
Mr. Kuperus stated that he will ensure that the lawn is mowed.
Planning Manager Thomson referenced the setback comment, noting that the minimum is 25
feet, but the homes could certainly be set further back. She noted that the city could not require
that the homes be closer to the road.
Mr. Kuperus stated that the reason for the setback was simply to create a larger front yard area.
He stated that he would be open to a lesser setback if the city requires.
Senior Planner Sommers identified the setbacks of the neighboring homes and noted that 50 feet
falls in the middle of the two setbacks for the homes directly neighboring these.
Planning Manager Thomson referenced the comment regarding the footprint of the homes.
Mr. Kuperus stated that the building permit has been submitted for lot one, noting that footprint
has changed. He noted that the square footage has not changed but the shape of the home has
changed. He noted that the footprint for lot two is simply a generic footprint that would change
once a buyer selects the model. He stated that the homes would be rambler at about 1.5 stories.
Senior Engineering Technician Quast stated that the erosion control plan would be inspected to
ensure that it is properly maintained and would not cause washouts or impacts to neighboring
properties.
Commissioner Oakley referenced the setback and asked if an additional condition could be
added requiring the setback to fall between the two adjacent homes.
Planning Manager Thomson stated that this is a straight plat that falls within the regulations of
the city. She stated that the applicant is already meeting that as the proposed setbacks fall
between the existing homes already.
Commissioner Oakley stated that it would be possible for an owner to come in and want their
home set further back, noting that there would not be anything that would prevent the builder
from doing that.
Planning Manager Thomson noted that there would not be anything that prevents that but stated
that would remove additional trees and take away from the beauty of the lot.
Commissioner Markell stated that he would not be supportive of adding an additional condition
regarding setback. He stated that although he appreciates the comment from the neighbor on
what he would like to see or not see, he also appreciates that the homes will be setback 50 feet
which will prevent the new homes from sticking out of the existing character of the other homes
on the street.
Approved Minutes 5 of 8 Meeting of June 6, 2018
MOTION by Commissioner Markell, seconded by Commissioner Witt, to approve the request
by LDK Builders, Inc. for a preliminary plat to allow the two-lot subdivision of a 1.67 acre
parcel in the RSF-1 zoning district for property located at 11740 Oakview Lane. Vote. 6 Ayes.
MOTION approved.
C. WOODDALE BUILDERS (2018030)
Chair Anderson introduced the request by Wooddale Builders for a preliminary plat to re-plat
some of the lots within "Elm Creek Place" as "Elm Creek Place 3rd Addition" and conditional
use permit for single-family development within a multiple-family zoning district on property
located north of County Road 47 between Lawndale and Dunkirk Lanes.
Senior Planner Drill gave an overview of the staff report.
Commissioner Markell asked if this is a market-driven change.
Senior Planner Drill confirmed that the change is market-driven, noting that it is his
understanding that at this price point, the applicant would prefer to market two-unit homes with
windows on three sides.
Chair Anderson introduced Steve Schwieters, the applicant, who stated that the decision is
strictly market-driven as people do not desire three-unit buildings. He stated that price points
have reached as high as $1,200,000. He confirmed there is one existing building with three units
that they are using as a model.
Chair Anderson opened the public hearing and closed the public hearing as there was no one
present who requested to speak on this matter.
Chair Anderson stated that he visited the property during the parade of homes, and the sales
person mentioned the difficulty of the center unit and the success the builder was having and
therefore believes that it makes sense to make the adjustment.
MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to approve the
request by Wooddale Builders for a preliminary plat to re-plat some of the lots within "Elm
Creek Place" as "Elm Creek Place 3rd Addition" and conditional use permit for single-family
development within a multiple-family zoning district on property located north of County Road
47 between Lawndale and Dunkirk Lanes. Vote. 6 Ayes. MOTION approved.
D. PULTE HOMES OF MINNESOTA (2018033)
Chair Anderson introduced the request by Pulte Homes of Minnesota for a rezoning and
preliminary plat for a residential subdivision to be called "Greenway North" for property located
at 18405, 18515, and 18535 County Road 47 and 6035 and 5945 Troy Lane.
Senior Planner Sommers gave an overview of the staff report.
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Chair Anderson noted that this request received a reguiding recommendation from the
commission in May and then went on to the council, but was not adopted by the council.
Senior Planner Sommers confirmed that the council desired to see the full packet before issuing
any approvals and therefore all elements will move forward together as one.
Commissioner Oakley clarified that the commission would then not make any reguiding
recommendations today as the commission provided that recommendation at the last meeting.
Commissioner Markell asked for details on the driveway stub with the east/west road.
Chair Anderson asked for clarification on the condition that element would relate to.
Senior Planner Sommers displayed a proposed layout for the proposed west connection.
Commissioner Markell noted that condition is found in 4.h.1).
Chair Anderson introduced Paul Heuer, representing the applicant, who provided background
information, noting that Pulte is currently building in four neighborhoods in Plymouth with five
different home products and a wide range of home prices. He stated that Greenway North would
be a continuation of Greenway West, which is currently under construction. He stated they have
worked hard to preserve trees and wetlands within the boundaries of the two developments,
noting that there are no wetland impacts proposed for this development. He stated that the
property owners in Greenway North would become members of the homeowners' association for
Greenway West and would have access to amenities within Greenway West. He identified a
portion of the proposed development that would have a natural continuation of the single-family
homes to take advantage of the topography of the southern portion of the site. He stated that the
northern portion of the lot would be more conducive to townhomes in order to meet the density
range and blend with the adjacent developments already in existence. He stated that the
townhome product is currently being built in another area of the community, and they have seen
much interest from empty nesters, single people, and young families. He reviewed some of the
amenities that would be included in the townhome development, including a gathering space
with a fire pit and access to the tot lot in the adjacent Greenway West development. He stated
that two changes have been made to the plan reviewed the previous month, including moving the
access to the west and extending utilities to the exception property. He stated if the exception
property owner cooperates, the easement shown in red would be vacated. He highlighted
landscaping along Troy Lane, which includes preservation of large existing spruce trees to
provide screening. He provided details on the proposed single-family homes that would range in
price from the mid $400,000s to high $500,000s, while the townhomes would range in price
from the high $200,000s to high $300,000s. He provided details on what would be covered by
the homeowners' association in each portion of the development. He stated that this
neighborhood has beautiful homesites, attractive amenities, would serve multiple demographic
groups, would satisfy a strong need in the market place that is not currently being met, has fitting
housing types for the land, and is consistent with the draft comprehensive plan, which will be
approved later this year.
Chair Anderson opened the public hearing.
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Chair Anderson introduced Larry Lawrence, the realtor for the property owner at 6015 Troy Lane,
who stated they have not yet come to an agreement for Pulte to purchase his client's property. He
stated his client would like to sell to Pulte, the terms simply have not been agreed upon. He stated
at the last meeting there was concern with his client's driveway running in its current alignment
and noted that the most recent proposal from his client would eliminate that. He stated that he
believed that the proposal from Pulte, with the proposed driveway alignment connecting to the
neighborhood road, would be agreed to by his client, but noted that he has not yet spoken with his
client on that proposal.
Chair Anderson introduced Kyle Foster, 18225 53th Avenue, who stated that he is opposed to this
project, specifically the RMF-2 zoning, as he believes it to be inconsistent with the
neighborhood. He stated that the project as outlined for Greenway North would be 5.5 homes
per acre, and he believes that single-family homes could fill the entire development and still meet
the requirement for three homes per acre. He referenced the draft comprehensive plan process
and asked if the commission foresees any issues with proceeding on this request as outlined and
possible interference with the draft plan.
Chair Anderson introducedArki Wool, 18205 60th Avenue, who stated that she is concerned with
the 110 townhomes. She noted that she lives on the northeast side of Troy Lane and her property
faces the northern part of the property. She stated that recently there was an accident on Troy
Lane and one of the vehicles landed in her backyard. She said she was concerned with the
higher amount of traffic and the potential for accidents that could occur in her backyard. She
stated that the proposed site is very wooded, and she requested that the mature trees be
preserved. She stated her main concern is the road safety on County Road 47. She stated that
there are two blind turns on County Road 47, and she did not believe that creates a safe
environment to add additional traffic.
Chair Anderson asked for clarification on the traffic control at the intersection of County Road
47 that was referenced.
Senior Planner Sommers replied that the traffic control is a stop sign for the traffic attempting to
access County Road 47.
Chair Anderson introduced Troy Reding, 18535 County Road 47, who stated that he has lived at
his property for 20 years and appreciates the comments that have been made thus far. He
commented that traffic on County Road 47 is a concern and has been for years. He stated that
traffic on that roadway will always be an issue and having the buffer of trees that Pulte is
attempting to preserve will be a benefit. He said he also believed that the townhomes would be a
good buffer to the single-family homes. He stated that the townhomes would be a good
transition between the single-family homes within the development and the multi-family
property to the west. He stated that he is supportive of the project and hopes that it is approved.
Chair Anderson introduced Phyllis Stimler, 6035 Troy Lane, who stated that she had lived in her
home for 19 years and has enjoyed the area. She stated she understands the.concerns with
County Road 47, noting that there have been improvements over the past few years. She stated
she is happy to see the preservation of trees that will act as a buffer. She stated she likes the plan
Approved Minutes 8 of 8 Meeting of June 6, 2018
and agrees that this will be a nice transition from single-family homes, to townhomes, and to
multi-family housing that will eventually come to the west. She expressed support for the
project.
Chair Anderson closed the public hearing.
Planning Manager Thomson noted that the density proposed is consistent with the 2040 draft
comprehensive plan that will be approved later this summer. She stated this project would
provide a transition to what will be denser development immediately to the west. She stated that
the city is working with the county to possibly have County Road 47 turned back to the city.
Senior Engineering Technician Quast confirmed that there are discussions and part of that
process would include reconstruction of the road by the county.
Planning Manager Thomson confirmed that the city would not take the road back in its current
condition, without improvements. Once improved, she believed that the road will be much safer
than it is today.
Senior Planner Sommers stated that 70.1 percent of the trees would be proposed for removal,
noting that the developer will attempt to retain and preserve as much of the perimeter trees and
trees near wetlands as possible. She stated the developer will pay a restitution fee of roughly
$225,550, explaining that the city would use those funds to plant additional trees throughout the
city. She stated that an additional 768.5 inches of new trees would also be planted as part of the
development.
Planning Manager Thomson noted that the proposal is consistent with the tree preservation
ordinance of the city.
Chair Anderson commented that unfortunately road improvements often follow development.
He stated that unfortunately the roadway in question is a county road and the city does not have
jurisdiction over the improvements.
MOTION by Commissioner Oakley, seconded by Commissioner Witt, to approve the rezoning
and resolution for a preliminary plat, as amended to address access to Troy Lane and access to
the west, and to include revised drawings showing two stub streets, for a residential subdivision
to be called "Greenway North" for property located at 18405, 18515, and 18535 County Road 47
and 6035 and 5945 Troy Lane. Vote. 5 Ayes, 1 Nay (Vanderlan voting Nay). MOTION
approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:31 P.M.