HomeMy WebLinkAboutPlanning Commission Minutes 10-17-2018Approved Minutes 1 of 9 Meeting of October 17, 2018
Approved Minutes
Planning Commission Meeting
October 17, 2018
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba,
Julie Witt, David Witte, Kira Vanderlan and Justin Markell
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Steve Juetten, Senior Planner Lori
Sommers, Public Works Director Michael Thompson, Street and Utilities Manager Joe Pauman,
Assistant City Engineer Mike Payne, Fleet and Facilities Manager Tom Nelson and Deputy Parks
Director Barb Northway
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 Oakley, seconded by Commissioner Witte, to approve the October
17, 2018 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE SEPTEMBER 19, 2018 PLANNING COMMISSION
MEETING MINUTES
MOTION by Commissioner Witte, seconded by Commissioner Oakley, to approve the consent
agenda. Vote. 6 Ayes. MOTION approved. Chair Anderson Abstained.
6. PUBLIC HEARINGS
A. CITY OF PLYMOUTH (2018070)
Chair Anderson introduced the request by the City of Plymouth for the 2019-2023 Capital
Improvements Program (CIP).
Public Works Director Thompson highlighted noteworthy projects in each of the program areas.
5A
Approved Minutes 2 of 9 Meeting of October 17, 2018
Chair Anderson referenced the background section of the staff report that includes the notable
projects for 2019, which he thought the public may find informational. He asked for details on
the new neighborhood park.
Public Works Director Thompson provided details on some of the noteworthy projects planned
for 2019.
Deputy Parks Director Northway provided additional details on the neighborhood park, Harvest
Park, planned for 2019.
Chair Anderson referenced a Vicksburg Lane project between Highway 55 and County Road 6
and asked if the roadway would be closed, with traffic being diverted during construction.
Public Works Director Thompson replied that portion of Vicksburg Lane is planned for a full
depth reclamation and provided details on the process. He stated that type of project can
accommodate traffic and the road would not be fully closed. He stated there may be portions of
the project with utility work that require a short closure.
Chair Anderson asked if the project would be done in the summer, as the road is heavily traveled
by buses.
Public Works Director Thompson replied that city staff does a great job coordinating to ensure
that large capital projects do not interfere with bus traffic during the school year.
Commissioner Vanderlan expressed concern for the lack of funds directed to public safety and
asked for additional information on the condition of equipment and facilities.
Public Works Director Thompson stated that there are vehicle replacements planned within the
fleet section. He stated that public works and public safety are working together to complete an
analysis on the facilities and future needs.
Commissioner Witte stated there is a long list of water improvement projects and asked if any of
those projects are cost-shared with the watershed districts.
Public Works Director Thompson confirmed that some of the projects are cost-shared, using the
example of streambank restoration projects. He stated that the City does the best it can to
identify the funding sources, noting that the known cost-shares have been included to provide the
best planning document possible.
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 Markell, seconded y Commissioner Witte, to recommend approval
of the request by the City of Plymouth for the 2019-2023 Capital-Improvements Program (CIP).
Vote. 7 Ayes. MOTION approved.
7. NEW BUSINESS
Approved Minutes 3 of 9 Meeting of October 17, 2018
A. JUNE AND PATRICK MCKINNEY (2018074)
Chair Anderson introduced the request by June and Patrick McKinney for a variance to allow a
second driveway curb cut at 2755 Nathan Lane.
Senior Planner Sommers gave an overview of the staff report.
Chair Anderson stated that Nathan Lane is currently under construction with curb and gutter
planned and asked for details on the type of curb planned.
Community Development Director Juetten replied that this would be a full reconstruction and
gave details on the type of curb and gutter planned.
Chair Anderson introduced June McKinney, the applicant, who stated that they are asking to
continue using what was a second driveway, but was not tarred. She stated there is a concrete
slab with a light and they have always used the area as a driveway for their trailer and would like
to continue that use. She stated they do not want to cause damage to the curb as they would have
to drive over the curb to access that area. She stated they are simply asking for a curb
interruption so they could have that access and potentially pave the area in the future.
Commissioner Oakley stated that the applicant mentioned a concrete slab and asked for input on
the location on the aerial photograph.
Senior Planner Sommers pointed out the location of the concrete slab on the aerial photograph.
Mrs. McKinney stated she is not trying to create a problem, but simply trying to avoid a problem.
She stated that their house is on a hill and therefore they cannot cut through the yard.
Chair Anderson asked if the home has a one- or two-car garage.
Mrs. McKinney replied that it is a one and a half-car garage. She stated that currently the trailer
is being stored in front of the garage and blocks a portion of the entrance to the garage.
Commissioner Witt asked if there has been precedent set where this type of activity has occurred
before.
Senior Planner Sommers replied that she is not aware of a situation where the City has allowed
this previously.
Commissioner Witt asked if there would be a cost to the homeowner to complete this action.
Public Works Director Thompson replied that the pouring of the curb and gutter is slated to occur
next week and noted if the necessary approvals are gained in alignment with that timing, there
would not be an additional cost. He stated if the approvals are not timed correctly, the curb
would need to be cut out and there would then be a cost involved.
Commissioner Witte asked and received confirmation that there is a regulation on the width of a
driveway. He stated that this would then be a consideration for two curb cuts and driveways.
Approved Minutes 4 of 9 Meeting of October 17, 2018
Chair Anderson stated that he visited the site and provided a photograph he took of the property.
He stated that the trailer is currently on the paved portion of the driveway and is not blocking the
garage.
Commissioner Witte noted the emphasis in the staff report between the use of the current owners
compared to potential use of future owners. He stated he does not see the need for a second
driveway.
Commissioner Witt stated that she would struggle with setting a precedent by approving this
request and the door that could open to other potential requests. She stated while she could see
the convenience of this request, she would be afraid it would set precedent for additional
requests.
Chair Anderson stated that the homeowners currently have an adequate place to store the trailer
on the driveway, and therefore he would be hard-pressed to approve a second curb cut.
MOTION by Commissioner Witte, seconded by Commissioner Witt, to recommend denial of
the request by June and Patrick McKinney for a variance to allow a second driveway curb cut at
2755 Nathan Lane. Vote. 7 Ayes. MOTION approved.
B. UNITED PROPERTIES (2018063)
Chair Anderson introduced the request by 1\United Properties for a sketch plan for senior housing
and a church on property located at 11015 Old County Road 15,418 Zachary Lane and the
northwest corner of LeCompte Park.
Senior Planner Sommers gave an overview of the staff report.
Commissioner Witte stated he is not familiar with the park and trail system in that area. He
asked if the proposed trail easement would connect to existing or planned trails in that area.
Senior Planner Sommers replied that the proposed trails would connect to future trails.
Commissioner Witte referenced a resident comment regarding pedestrian traffic along Zachary
Lane and noted that this project would provide a potential solution to that issue.
Senior Planner Sommers provided additional information on internal trails.
Commissioner Witte stated there was mention of a high-quality wetland that would be impacted
and asked for additional details as a portion of the wetland seems to be included in the potential
land swap.
Senior Planner Sommers replied that there would not be a direct impact in terms of construction.
She stated when further design and engineering occurs, the storm water and detention ponds
may need to be adjusted. She explained staff would like to see an easement in that area and noted
that further study will be needed.
Approved Minutes 5 of 9 Meeting of October 17, 2018
Commissioner Witte referenced the decreased drive aisle width proposed and asked the
minimum width needed to support emergency vehicles.
Senior Planner Sommers replied that the fire department would like 26-foot wide drive aisles.
She confirmed that the applicant has indicated they would accommodate the 26-foot width in
their design plans.
Commissioner Markell asked for clarification on the proposed outbound vehicle access from the
parking garage. He noted that the Hennepin County comment notes that would be recommended
for outbound emergency vehicles only and asked for additional input.
Senior Planner Sommers noted that there would be further discussions if this moves forward to
determine if that access could be used for both outbound emergency access and outbound traffic
access.
Commissioner Oakley referenced the comment that staff believes this site would be under-
parked and asked the amount of additional parking staff believes would be needed.
Senior Planner Sommers provided the comparisons of the required parking for each use and the
amount of parking currently proposed.
Commissioner Oakley referenced the land swap and comment from a citizen regarding ball fields
being impacted. He asked if the ball fields would be impacted and whether the City has a long-
term plan for the ball fields.
Senior Planner Sommers replied that the ball fields would not be impacted. She noted there may
be some minor interruptions during construction of retaining walls. She stated the parks
department does have a long-term plan for updating of the park. She stated that the parks staff
does support the application moving forward.
Chair Anderson asked the location of the proposed property line between the senior housing and
the city park.
Senior Planner Sommers identified the proposed property line.
Chair Anderson asked if the trail could be located on City land and the property line shifted.
Senior Planner Sommers confirmed that could occur.
Chair Anderson referenced the C-2 zoning across the street and confirmed that some of those
smaller parcels are single-family homes at this time. He asked if it would make sense to
continue the C-2 to the south if this application moves forward.
Senior Planner Sommers stated that the applicant is only focused on the three parcels and would
not impact the property across the street.
Approved Minutes 6 of 9 Meeting of October 17, 2018
Chair Anderson referenced comments that were made from residents in that area about
commercial activity within a residential area and noted that this would actually be a commercial
area with residential housing.
Chair Anderson introduced Earl Christopherson, Church Board, representing the applicant, who
stated that the church purchased the property from another church in 1968 and has enjoyed the
50 years it has been there. He stated the biggest difficulty they are having is the age of the
facility. He stated that the size of the congregation has decreased and the cost to repair the
facility has increased. He stated they have done a remarkable job of maintaining the facility and
would like to continue to do so. He stated that in the future, with a small congregation, they will
not be able to do so, and therefore this is a pleasant opportunity to possibly build a new facility
on a portion of the existing property. He noted that members of the congregation would also be
interested in buying into the senior development as well. He stated that the size of the sanctuary
would be set to allow for 150 people, and he believed that the parking calculations would be one
per every three people. He stated he believed there would be adequate space to increase the
parking if needed. He stated they have been a good neighbor and like the area, but are simply
concerned with how long they can continue to maintain the aging facility without doing
something new.
Chair Anderson introduced Mark Nelson, United Properties, representing the applicant, who
stated that this is a great opportunity to talk about the concept as this would be a complicated
redevelopment request. He stated in this concept they have tried to fit within the varying zoning
categories and hoped they would receive feedback on whether there would be flexibility in the
details, mentioning density, parking and other elements. He stated that United Properties is a
local company that has been in business for over 100 years. He stated in the last 18 years there
has been modest growth in the senior market and in the future, there will be unprecedented
growth in that market. He stated that in the past 12 to 16 years United Properties has constructed
12 Applewood Pointe developments throughout the seven-county metropolitan area, which is the
product proposed for this project. He provided photographs from recent projects that have been
completed, noting this is a senior ownership product. He stated that the addition of senior
· housing also helps to turn over the housing stock as it allows an option for seniors already in
Plymouth to sell their home and move into a new housing product. He asked that the
commission identify any potential concerns that may exist with the setbacks, building height, or
density before they move forward with additional design.
Commissioner Oakley stated that one of the concerns was the amount of parking, noting that the
sketch plan is under-parked compared to City regulations and asked if the project could work
while still meeting the requirements for parking.
Mr. Nelson replied that he believed the senior building met the code and that additional parking
could be provided for the church if needed. He stated there would be a full garage basement
parking that would allow one stall for each unit. He stated that a ratio of 1.6 stalls per unit has
been found to be adequate for their other senior facilities. He said he believed that an agreement
' could be reached on the needed parking for the church and neighboring park area. He stated they
do need to have a driveway into and out of the garage and would also need access around the
building per the City public safety requirements. He said he believed the back driveway would
service the garage parking.
Meeting of October 17, 2018 Approved Minutes 7 of 9
Commissioner Markell stated he understood that the church requires 86 spaces, with 46 shown.
He stated that he understands there are 56 outdoor stalls for the senior building, of which 17
could be allocated to the church and asked where the additional stalls could be provided.
Mr. Nelson stated that the church size is preliminary, and the calculations were based on the most
aggressive plan for the parking requirements for the church. He said he believed that the church
plan is still in flux and the demand for parking will change.
Commissioner Markell asked if the hammerhead, if not desired, could be used for parking.
Mr. Nelson agreed that neither the church nor senior development prefer the hammerhead, noting
it would also create additional impervious surface.
Commissioner Markell asked and received confirmation that if the curb cut was obtained for
access on Old County Road 15, the hammerhead would not be needed for emergency vehicle
turnaround and then additional parking could be provided. He stated it appears the applicant
would rely on the southern route for the outbound residents. He asked what the plan would be if
Hennepin County does not allow outbound traffic for that access.
Mr. Nelson stated that the width of the road would need to increase, and the building would need
to shift toward Old County Road 15. He stated there are about 15 tried and true building designs
and therefore the design of the building could be shifted to accommodate some of those details.
Commissioner Witte asked, and received confirmation that all the Applewood Pointe
developments are structured as cooperatives. He asked if there would be a number of one-
and two-bedroom units and for information on the price points.
Mr. Nelson replied that the building would include all two-bedroom or two-bedroom plus den
units with an average of 1,550 square feet and a price of $350,000 to $500,000 plus. He
provided additional details on the structure of a cooperative. He confirmed that the other units
are near full occupancy, noting that out of 1,100 total units, there were only eight for sale
recently. He stated they do have four upcoming projects, three of which are under construction,
and advised that those projects are already at 90 percent sold.
Commissioner Witte asked if there is a relation between the Applewood and Cherrywood
products.
Mr. Nelson stated that the products are both provided by United Properties and confirmed that
there is a financial incentive to moving from the Applewood to the Cherrywood product, in the
event a resident needs additional services. He stated that otherwise the products are separate.
Chair Anderson stated that the two properties to the south are for sale and asked if the applicant
has considered purchasing additional land to have additional space.
Mr. Nelson stated that he has approached the properties to the south, but unfortunately all the
decisions boil down to economics, and they were unable to reach an agreement with that land
seller that would make sense for the project.
Meeting of October 17, 2018 Approved Minutes 8 of 9
Chair Anderson introduced Bruce Thompson, 11018 Old County Road 15, who thanked the staff
for their recommendations. He stated that in talking to his neighbors, there were additional
comments that arose. He stated when the notice was sent from staff, the specific information on
the building was not included. He stated perhaps others would have come tonight if the actual
impact of the building was known. He stated the building will have a footprint of 46,530 square
feet, which is a large building and a tight fit for the site. He stated the building will be within
150 feet of the front window of his home and stated he would not like to look at that size
building. He agreed that the church has been well maintained over the years, but believed this
project would be a big impact on the neighboring residential properties. He stated it seems
inappropriate to put this high-density zoning across from the existing single-family housing. He
stated that the draft comprehensive plan shows the property maintaining its current status
through 2040. He said he believed the proposed density for the building would not be a good fit
for the area and would impact the full planning process. He suggested that the use be placed in a
more appropriate area that would provide better transition and be connected to a larger roadway.
He said he was concerned with glare from the property into the adjacent single-family homes.
He stated if the access is not allowed onto Zachary Lane that would mean the traffic from the
facility would only have access onto the residential roadway. He stated in his experience he
believes that retired individuals often make more trips than those who are working. He also
expressed concern with visibility on the residential roadway. He stated that the aerial photograph
of the site is deceptive as it includes additional space that is not included in the proposed site. He
stated while the parks department believes that the land swap would be beneficial, he does not
believe it is the City's place to help a developer or a church. He stated that he, his wife, and the
neighbors he has spoken to are in opposition to the project.
Chair Anderson introduced Lisa Moore, 11230 Sunset Trail, who stated that her children play in
the treed areas that are a part of the land swap. She said she did not believe her children would
receive the same benefit playing in the wetland area that would be received in return for the land
swap. She stated that her husband walks to the park and ride facility, and it is not safe to walk on
Old County Road 15. She noted she would like to see an actual trail and not simply an easement
to keep the walkway safe. She asked if a traffic impact assessment could be required. She noted
that even today at 4:27 p.m., she was the first vehicle trying to get through the intersection and it
took her three minutes to get out.
Chair Anderson introduced Patrick Cassy, 11203 Sunset Trail, who stated that between 4:00 and
6:00 p.m. on weeknights they do not make a right-hand turn on Sunset Trail because you cannot
get through that intersection. He stated they are concerned with the amount of traffic that already
exists in the area and the impact that an additional 80 units would cause.
Chair Anderson introduced Andrew Berenberg, VAA LLC, representing the applicant, who
provided additional information on the proposed setbacks. He noted that the plan has changed
throughout the process in order to incorporate comments from staff and the county. He stated
they will consider the additional suggestions that have been made, but noted there would be
challenges to meeting some of the suggestions, using the example of providing an ADA-
compliant trail given the site topography.
Commissioner Markell commented that he would like the secondary access to allow outbound
traffic and not just emergency vehicles. He stated he would also like to see compliance with the
zoning requirements for the parking for the church.
Meeting of October 17, 2018 Approved Minutes 9 of 9
Commissioner Oakley echoed the comments regarding parking. He stated there is a senior
facility a few blocks from this location that received substantial complaints about lack of
parking, especially on Sundays. He stated he believes this could be a good use for the site, but
the parking could be a challenge. He stated the building would be near busy roads and would be
a good use, but he would want to see the zoning requirements stay in place.
Chair Anderson commented that the land swap would make sense. He stated that the City would
like a trail going south and that is the priority of the parks department. He stated he is struggling
with whether this is an area of transition as it would be a big shift from single-family homes to a
high-density product. He stated this project would certainly work for the church, but it does
appear that the site is very tight for this size of development. He stated the site could either be
increased in size or the development could be decreased in density. He agreed that a traffic study
would be needed. He stated while the county access comments work for the county, they would
not work for the site and therefore that would need to be worked out. He stated he would not
want to see an application with several variances and exceptions as he would not support that.
Commissioner Oakley referenced the resident comment about the value of a trail along Old
County Road 15 and believed that would be good to include.
MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to forward the
following comments about the sketch plan to the City Council:
• The sketch plan does not show the number of parking stalls on-site that the zoning
ordinance requires for a church on the site proposed. The parking regulations shall be
complied with.
• Given the higher demand for parking at both the senior building and the church on Sundays
and holidays, shared parking is not an option that the City could support.
• The site contains an undetermined amount of wetland-related buffers that needs to be
deducted to determine the net acreage. Once the wetland buffer area is deducted, the
applicant may need to reduce the number of units in order to stay within the 20-unit per
acre maximum in LA-4.
• An ADA-accessible sidewalk should be included in the project to provide access from the
senior building to LeCompte Park.
• The proposed secondary access on the south side of the development shall be open to
emergency vehicles (both directions) and outbound traffic.
• Tree preservation and landscaping requirements will be calculated on the final proposed
development site.
• All zoning requirements shall be met.
• A traffic study shall be completed.
• A trail along Old County Road 15 shall be constructed.
Vote. 7 Ayes. MOTION approved.
8. ADJOURNMENT
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 9:05 P.M.