Okay. Welcome to the July 15th, 2026 Plant Plymouth Planning Commission meeting. Let’s stand and say the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America, and to the Republic for which it stands. One nation under God, indivisible, with liberty and justice for all. If it is not otherwise apparent, the meeting is called to order. Thank you. That’s what the assistant is for. Again, welcome to the Planning Commission meeting. The planning commissioners are Plymouth citizen volunteers who serve at the pleasure of the mayor and city council. The map here shows where we live and what districts of the city we represent. Any actions we take tonight are in the form of a recommendation to the City Council. And the City Council makes all final decisions on matters that come before the Planning Commission meeting tonight. In with staff supporting us. Sean Drill, senior planner Sophie Kucera, associate planner, and Lori Summers, senior manager. First item on the agenda is the public forum. This part of the agenda is designed to allow anyone to speak to the Commission about any matter that is not on the regular agenda. We will take a maximum of 15 minutes for the forum. Is there anyone who wishes to speak on a matter not otherwise on the agenda? Seeing no no one coming forward, I will move to the next item. Approval of the agenda. Does anyone have any additions or subtractions from tonight’s agenda? If not, I’ll take a motion to approve. I motion to approve the agenda. Is there a second? Any further discussion? All in favor, say aye. Aye aye. Opposed? Say no. Motion passes. The agenda is approved. The next item on the agenda is the consent agenda. These items are considered to be routine and will be enacted by one motion. There will be no separate discussion of these items unless a commission member or individual. So requests in which event the item will be removed from the consent agenda and placed elsewhere. Tonight on the consent agenda is approval of the June 17th, 2026 minutes. Does anyone wish to move this to another location on the agenda? If not, I’ll take a motion to approve. So moved. There a second. Second. Any further discussion? All in favor, say aye. Aye. Opposed? Say no. The motion passes. The consent agenda is approved. Next item on the agenda. Uh, is for public hearing. Uh, tonight, for both the public hearing and new business will follow the following procedure. First, we’ll get a report from the staff regarding this item. And the commissioners will have an opportunity to ask staff questions of staff. Next, we will ask the applicant to step forward in. The applicant may give a presentation, but we will ask that the applicant stand for any questions that the Commission may have. If that the case. We will then open the public hearing and people will be given an opportunity to speak on this issue. We will limit the discussion to three minutes per person, though if there’s a request for additional extension, we will consider it. Once everyone has had an opportunity to speak. We will close the public agenda. We will not, uh, engage in a discussion with anyone speaking, but we will take notes. And following closing of the public hearing, we will attempt, with staff’s assistance to answer any questions that may come forward. Uh, we will then, uh, consider what action the Commission would like to take on this matter in the form of a recommendation to the city. Staff may be asked additional questions, as may the applicant. With that approach, I will ask Sean to, um, provide the staff report on item 5.1. Conditional Use permit for attached garage space exceeding 1000ft in an area for property located at 5680 juvenile Lane. Sean. Thank you, Mister Chair and Commissioners. Yes, this is a request for a conditional use permit for garage space attached that would exceed 1000ft. The applicant is the property owner, Brad Minton Dorf, who resides at 5680 Juneau. Um, here is the location map. This is a five acre parcel and it’s zoned FRD. Future Restricted Development, which is the old rural agricultural area. Um, although the property has frontage along Cheshire, um, there’s no access at this point. Access from the property comes from this public segment of Juneau Lane with a private juvenile lane that comes down this way and terminates about here, and just serves these three large properties. Directly to the north is the Northwest Greenway, and then north of that is the Trillium Woods Senior area. To the west is large lot, single family, and to the east is single family. And then to the south there are some townhomes and other single family, and you can see that this is kind of right between the two lakes. Um, uh, Lake Camelot and Palmer Lake. Uh, here’s the aerial photo. You can see the location of the existing home and its driveway right through here. And then again, the private segment of of, um, Juneau Lane comes and terminates here in a small cul de sac. Um, the home was built in 1992. And when I get to the wetland page, you’ll be able to see that there’s a large wetland kind of roughly through this area of the site. So the request is for a conditional use permit, again, to exceed 1000ft of attached, um, garage space. The current double attached garage is about 648ft. The proposed addition would be about 1531, for a total of roughly 2180ft of space being requested. So here is the plan. Based on an aerial, you can see the existing home here and the proposed addition would be on the east side right in through here. A driveway, um, a second driveway coming down. Shiny. I’m not seeing your pointer working on the screen. Oh, um. Not that it’s okay to critical, but. I don’t know what’s going on with that, but. I think we can. Follow along. You can probably follow. Okay, I’ll take that into consideration that you’re not being able to see what I’m pointing at. Um, but there’s a driveway then coming south of the new addition. Um, and then you can see the wetland area outlined in green. The proposed addition would comply with the setback requirement. Um, here’s the building elevation. Um, you can see the. Well, if I could point at it, you could see where the existing home ends. And then the addition would begin with, uh, um, it would be two double garage stalls. Um, the required, uh, conditional use permit again is required for exceeding 1000ft. The review is based on standards that are outlined in the city code. And we’re also attached to your packet. And just to note that conditional use permits or uses that are actually permitted, um, whereby the city may impose reasonable conditions that are related to the the project. Um, here are the findings of fact. They are in the packet. I I’m not going to go through them all separately. But if you have any questions on them, we can come back to them. Um, one other thing I wanted to point out is that, um, city staff is recommending and it’s in the resolution that, um, the city and the applicant work together to see if it’s possible to provide a voluntary wetland buffer strip along a portion of the wetland. And the owner seems amenable to to doing that. With that, staff is recommending approval of this request, and I can stand for any questions you have of city staff. Thank you. Sean. Uh, questions for staff at this time. Uh. Mr. Chair. Commissioner Anderson. Sean, uh, what is I don’t I didn’t see a dimension on the drawing, but how close to the wetland is the new structure? Um, Mr. Chair, commissioners, it would be about 18ft, and 15ft is the minimum required. So it would it would comply. Okay. And this is a conditional use permit. Permitted use with the conditions that the city may wish to impose. Um, correct. Not a variance. Not a variance. A variance has a higher threshold of standards to meet, but a conditional use permit is basically an allowable use. Okay. Any other questions for staff at this time? Commissioner Olson? Uh, just one quick question. It says here that it’s five acres. So whenever someone, um, just for clarification, whenever someone wants to build something that’s 1000ft, they have to get approval. Even though they have five acres. Uh, Mr. Chair, commissioners. Uh, yes. That’s the way the code is written, that, um, it doesn’t matter if you’ve got five acres or a quarter acre lot, if you exceed that threshold and square footage, that’s the trigger for requiring the conditional use permit. Okay. Thanks. Yeah. And this would be if was living space, there’d be no issue about the expansion of the house. It’s just that the. Yeah, absolutely is. And a portion of the expansion is actually living space, but not all of it. Okay. Any other questions for staff? Is the applicant here and would you please step forward and state your name and the ward that you’re live in? If you know. Uh, commissioners, um, thank you for having me. I’m not sure what ward I’m in. I apologize for that. Or for. Commissioner Summers. Okay. For, um, are they. You don’t don’t feel compelled to say anything. Are there any questions for the applicant at this time? Uh, no questions at this time. We may have questions a little later on, but, uh. Okay. That’s all we need. Okay. Thank you. Thank you. I’ll now open the public hearing. Public hearing is open. Is there anyone who wishes to speak on this item? Please step forward and state your name and the ward that you live in. If you know. Well, I know my name, but I don’t know which word. So, uh, David Bond and I live in one of the twin homes that looks over the property that’s being reviewed at this point. And I don’t come here because I’m for or against him adding the garage. I’m really more interested in how it’s going to be used. Um, in the, in the summertime. It’s great with our trees are full. We can’t see down there in the the wetland area, but, uh, during the winter especially, there’s a lot of stuff down there. And I just wanted to make sure that didn’t get out of hand. And so I wasn’t sure what the garage was going to be used for, if it was going to be used to take the stuff that’s sitting in the wetland, and then I’ll get rid of it, that would be great. If it’s to add to it, we still got that little bit of a problem. I wouldn’t be here to complain about that. But before it gets too bad, I don’t need a junkyard that we look out at right below me. Otherwise I’m not. I have no problem with them adding 1532ft to his house. Nice house. Yeah, so that would be fine, but I just wanted to get that point across. Great. Okay. Thank you, Mr. Bond. Anyone else that wishes to speak on this matter? If not, I’ll close the public hearing. So, uh, Sean or the applicant can address this question. How will the garage be used in relationship to the stuff that is stored outside at this point? Mr. chair, I can take a stab at that and then the applicant can add to it as needed. Uh, my understanding is that, yes, they do have a lot of things, and that’s why they’re requesting the additional garage space so that they can take the stuff that’s currently outside. They have you can see on the aerial, even I believe that they have trailers and things of that nature that they’ll have inside storage for it. So that that’s my understanding of the purpose. Okay. So this will help address some of the issues that exist today. That’s good. Okay. Any further questions for staff or the applicant? If not, any discussion on the matter. Or is there a motion someone would like to make? Mr. Fowler. I would, uh, make a motion to recommend approval of a resolution approving a conditional use permit for Brad Middendorf to allow a attached accessory garage space exceeding 1000ft for the property. Located at 5680 Juneau Lane, including the conditions, uh. In in the resolution. Thank you. Is there a second? Second. We have a motion. Second. Any further discussion? If not, we’ll take a roll call. Vote. Hansen. I. Fowler a Olson. Anderson I. Chair. Boo. Hi. This this matter is, uh, a recommendation to the city for approval. The city will take the matter up on July 26th, 28th, July 28th. So, uh, but stay in touch with staff. Staff? The date may change, so just make sure you’re aware of the calendar change, if any. But good luck. Thank you. The next item on the agenda is for new business. A variance to allow a private privacy fence in the front yard of 16705 19th Avenue North. So if you will provide us with the staff report, I believe. Good evening, Mr. Chair. Members of the Commission. Yes. The request in front of you tonight is a fence setback variance request for Ben Peters for residential property at 16,705 19th Avenue North. And this is in Ward two. The variance request would be to allow a six foot tall, 100% opacity privacy fence in a front yard setback area, which is typically 25ft from a front yard lot line. For this height and this opacity of fence. Um, under the proposal, a six foot tall vinyl privacy fence would be built roughly seven feet from the front lot line that is abutting Dunkirk Lane north. That is the, um, street frontage on the east of the property. Um, some context about the site. It is zoned RSF one. The majority of sites around it are also zoned RSF one, and the property was developed in 1988. Some context for the variance request um 16 705 19th Avenue is a corner lot and corner lots and through lots. Both have more than one front yard because they have more than one street frontage. Um, and then in this picture off to the right hand side of the screen, I’ve compared a picture that is in our zoning ordinance, um, with the site, existing conditions, um, explaining that if the front yard area at the side of a home abuts a local street, but the rear wall of the home faces the side wall of the abutting lot behind it. So referencing the neighboring lot to the south. Um, then the minimum front yard setback would apply. Um, in this case, the proposed fence would be setback roughly 30ft from the street curb of Dunkirk Lane, North. Um, because the street right of way between the street curb and the property line is about 23ft already. And with that, staff finds that the variance request is in harmony with all conditions for variances, namely, that is, is in harmony with one zoning district and LA one guiding that it is not solely based on economic considerations, but instead the shape of the corner lot, resulting in two front yard setbacks. The requested variance would not be injurious or detrimental to public welfare. Um, the request would not impair light air traffic, traffic visibility, risk of fire, nor endanger the public safety, nor diminished property values in the neighborhood. Um, the practical difficulties staff finds that the request is reasonable and would result in a fenced in backyard for an existing residential property, and the request is due to circumstances not created by the landowners. Um. Further, the variance is the minimum action required to address these site characteristics, and the proposed addition would meet all other applicable zoning regulations. And with that, city staff, city staff do recommend approval of the requested variance at 16,705 19th Avenue North. I will add that notices of this request were mailed to all property owners within 200ft of the site this afternoon. After the agenda packets were published, I did receive one public comment that is in front of you at your desk. Um, it was responded to and I’ve not heard anything back from this, uh, public member. With that, I will stand for questions. Thank you. Uh, questions for staff at this time. Uh, hearing none, I will ask the applicant to step forward and provide any additional information you’d like to provide and stand for questions that we may have. Yeah. Ben Peters, Ward two. Read that. Um, um, I have nothing else to add. I appreciate you doing a thorough analysis and run through of my requests. Um, yeah. It really comes down to my property line already starts at about 25ft from the street. Um, so just trying to, uh, align with the existing, um, pine trees and bushes that have already been in place, um, for when I build the fence. Um, the only other thing to add is I did talk to my neighbor. That’s would be directly impacted by the fence and that, um, my second front yard, I guess, will call it. Right. My backyard. Um, and they had no concerns when I was starting the project. Um, they also have a circular driveway as well, so there aren’t any concerns going in and out of their driveway into Dunkirk. So. Thank you. Any questions for the applicant? If not, we will ask that you stand by in case we have additional questions as we consider the matter. Thank you. Thanks. Uh, we will now take any comments from the public on this matter. Seeing no one stepping forward, we will then consider the matter as the Commission. Is there any comments, further questions or action to recommend? I would be in favor of a, uh, approval resolution approving variance for property at one six 705 19th Avenue North. We have a motion. Is there a second? Second? We have a second. Yeah. I would say the this is we face these every once in a while. These corner lots in particular are take up a lot of space for public use. Um, and this seems to be a good way for a landowner to make best use without interfering with the public roadways around there. So, uh, it makes sense to me. Any further comments? If not, we’ll take a roll call, vote. Hanson. I. Fowler. Hi. Olson. Anderson. And chair. Boo. I so this matter is a recommendation to the city council. City council make a final decision on the matter and that will be at the July. 28th. 28th meeting. Stay in touch with staff in case that date changes. Good luck. Okay. That’s all the business we have on the agenda. Is there any updates, um, or any new business to consider? No new business, but some updates for you. Um, so since we last saw each other in June, um, both of those items that you heard at the June 23rd meeting have gone to the council and have been approved. Um, you will have a meeting. Uh, let’s see, it would be August 3rd. Um, so be prepared to receive a packet for that. We will have a preliminary plat coming forward for, um, a lot split. Um, and then we also at your desk, you have our flyers for the comp plan. So staff has been busy. Uh, today they were at the farmers market. We were at Music and Plymouth. We’ve been doing outreach with various, uh, sporting groups. Having them do facility surveys and, uh, community surveys. Um, so we would like to invite everyone to those workshops, which are July 29th, um, at the PCC from 1 to 3 or 6 to 8 p.m., or you can attend one on August 1st, the next day at Fire Station two for oh, thank you. Um, one, uh, at Fire Station two from 1 to 3 or 6 to 8 p.m. as well. So, uh, a little bit of spreading out for those, uh, public members that wish to attend. Um, we encourage you to pass along this information to anybody, uh, in your network or friends or neighbors, uh, as well. On the flip side of this flyer is kind of the information to fill out the city community survey as well. We also have an interactive map. So if you really have a problem that there’s not a sidewalk or a concern about, uh, an intersection or would like to see, there’s certain areas developed in a certain way, you can put that on the map there or just go in and like other things that other people have put on it so far. So it’s been fun to watch that kind of unfold through this process. Um, and with that, that’s all we have. I think I heard you say the next committee meeting is August 3rd, but if that’s the case in Saugus fifth. Oh, is it am I really off? I’m off on all my days. I’m sorry. August 5th, the first meeting in August. Okay. Just, um. Great. Anything further? Want to acknowledge that Julie Poynter, our liaison with the council, is here again this evening. Thank you for joining us, Julie. And with that, I will adjourn the