Deephaven Planning Commission
Tuesday, December 21, 2003
7:00 PM
Page 1
CALL TO ORDER: Chairman Keith Kask called the meeting to order at 7:00 p.m.
PRESENT: Chairman Keith Kask, Commissioners Joan Budd, Kent Carlson, Dan Dyb, Jeff McKinney, Warren Nelson and Marvin TenClay.
ABSENT: Council Liaison Nancy Middleton
OTHERS PRESENT: Zoning Coordinator Gus Karpas
Motion by Commissioner Dyb, second by Commissioner Nelson, to approve the minutes of November 16, 2004 as presented. Motion carried 6-0-1. Commissioner TenClay abstained.
VARIANCE: Lake Minnetonka Care Center – 20395 Summerville Road, (R-3, 20,000) Request for a variance to expand a non-conforming use and a variance to exceed the maximum permitted impervious surface by 15.4 percent for a proposed dayroom and bathroom addition.
Jeff Sprinkel presented the request. He said the request would add a 22’x26’ addition and would relocate the existing deck closer to the road. He explained that the proposed addition would meet all the required setbacks and would not lead to an increase in the number of residents. He said the intent is to provide a higher quality of life for the residents.
Chairman Kask opened the public hearing.
Joe Haugsland,
Zoning Coordinator Karpas read the submitted letter from Mr. Schechtman into the record. Mr. Schechtman’s concerns were similar to Mr. Haugsland’s, including the institutional look of the proposed addition. The letter clarified that the state requirements for common space apply to new construction and not to existing facilities.
Barbara Brandt,
Mr. Sprinkel commented that the number of residents has not changed since he took over the center in 1987. He said the majority of the bedrooms meet the minimum requirement, but that three did not. He said the request was to increase the area of common space. Any interior remodeling to create common space within the existing footprint would require the entire home to be brought into compliance with the state requirements. He said he was open to design suggestions.
John Woodburn,
Mr. Haugsland said its difficult to balance the emotional aspects of the needs of the resident and the loss of residential character to the neighborhood with the proposal.
Hearing no public comment, Chairman Kask closed the public hearing and asked for Commissioner comments.
Commissioner Nelson said he understands both sides of the issue. He’s concerned about the amount of impervious surface on the property and the location of the deck. He feels there are design alternatives, which would lessen the impact on the neighborhood.
Commissioner McKinney asked if the applicant had considered design alternatives. Mr. Sprinkel said he is limited by the location of bedrooms and the need for light and egress.
Commissioner Budd agreed there was a large amount of impervious surface on the property. She believes there are design alternatives, which could create the common space from the existing structure, with the addition of a wing on the home which would contain bedrooms.
Commissioner TenClay said there needs to be clarification on the exact amount of square footage being added to the structure. He agrees with Ms. Budd that an addition on the east portion of the structure would soften the look of the structure. Mr. Sprinkel commented that both adjacent neighbors are aware of and supportive of the project.
Commissioner Dyb asked how the proposed addition would be integrated into the existing structure. Mr. Sprinkel said that he hasn’t decided how to tie together the exteriors. Dyb asked how the addition would be paid for. Mr. Sprinkel said the cost would come out of his pocket. He said, even if he wanted to, he could not raise rates on the residents since they are set by the state. His intent is to create a better home for the residents.
Commissioner Carlson asked about the existing square footage of the home. He commented that there are numerous homes in the city which are much larger than the proposed structure.
Chairman Kask commented that if it was a single family home, we wouldn’t be having this discussion. He said that due to the use of the building, there is a higher expectation that the structure be residential in nature. He said that even though there aren’t encroachments into the required yards, the city could still impose standards on the structure’s design. He said he would like to see the request approved, just not in the configuration presented. He would like to see some efforts made to incorporate the proposed roofline with the existing roofline.
Commissioner Nelson said the erratic nature of the roofline is one of the main factors making the structure look institutional versus residential.
Chairman Kask explained that the Commission could make a motion on the request, or the applicant could continue to the next meeting with a different design.
Zoning Coordinator Karpas explained to the applicant that if he were to have the Planning Commission and Council act on the request and it’s denied, he would have to wait a year before he could re-submit a new plan.
The applicant asked to be continued to the January 18th meeting.
ORDINANCE AMENDMENT – CONSTRUCTION SITE MANAGEMENT – Recommendation to the City Council on an ordinance amendment managing conditions on construction sites.
Zoning Coordinator Karpas gave an overview of the proposed ordinance. He explained the proposed ordinance would allow the city to more effectively manage the adverse affects that construction has on adjacent properties. He said a provision had been added giving city staff the ability to waive some or all of the requirements based on the scope and duration of individual projects.
Chairman Kask opened the public hearing. Hearing no public comment, the public hearing was closed. He asked for Commissioner comments.
Chairman Kask suggested that references to temporary toilets be amended to reflect that they may not be required.
Commissioner Nelson commented that he agreed with giving staff the ability to waive requirements based on specific projects.
ACTION: Motion by
Commissioner Dyb to recommend that the City Council approve the construction
site management ordinance, as amended.
Commissioner Budd seconded the motion.
The motion carried 7-0. Upon roll
call vote Commissioners Budd, Carlson, Dyb, Kask,
APPOINT CHAIRPERSON AND VICE-CHAIRPERSON – Recommend Chairperson and Vice-Chairperson to City Council.
Zoning Coordinator Karpas explained the process for electing the Chair and Vice-Chair positions. He said typically they would serve a one-year term until ending in April, but due to the election of Keith Kask to the City Council, an early election was necessary.
Each Commissioner was given a piece of paper to write their choice for Chairperson and Vice-Chairperson. Zoning Coordinator Karpas tallied the votes.
Commissioner Dan Dyb was elected to serve as Chairman and Commissioner Warren Nelson was selected as Vice-Chairman.
Commissioner Nelson felt it was important that the Minutes reflect the gratitude of the Planning Commission toward Chairman Kask who will begin serving on the City Council in January.
ADJOURNMENT
Motion by Dyb to adjourn the meeting. Commissioner Nelson seconded. The motion carried 7-0. The meeting adjourned at 8:30 p.m.
Respectfully submitted,
Gus Karpas
Zoning Coordinator