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HomeMy WebLinkAboutPlanning Commission Minutes 03-06-2013Approved Minutes City of Plymouth Planning Commission Meeting March 6, 2013 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Dick Kobussen, Scott Nelson and Nathan Robinson MEMBERS ABSENT: Commissioners Gordon Petrash and Bryan Oakley STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Josh Doty, Senior Planner Marie Darling and Office Support Representative Janice Bergstrom 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA Chair Davis recommended the public hearing be continued to the March 20, 2013 meeting for Item 6.0 Amerco Real Estate Company as the applicant was unable to attend this meeting. MOTION by Commissioner Robinson, seconded by Commissioner Anderson, to approve the amended March 6, 2013 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE FEBRUARY 20, 2013 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Kobussen, seconded by Commissioner Robinson, to approve the February 20, 2013 Planning Commission Meeting Minutes. Vote. 5 Ayes. MOTION approved. B. BWBR ARCHITECTS (2013006) MOTION by Commissioner Kobussen, seconded by Commissioner Robinson, to approve the request by BWBR Architects to approve a site plan amendment for a parking lot expansion at St. Jude Medical located at 5050 Nathan Lane N. Vote. 5 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. GWS LAND DEVELOPMENT OF PLYMOUTH, LLC (2012097) Approved Planning Commission Minutes March 6, 2013 Page 2 Chair Davis introduced the request by GWS Land Development of Plymouth, LLC. for rezoning, preliminary plat and variance for "Terra Vista 3rd Addition" located at 5825, 5875 and 5925 Vicksburg Lane and Outlot A Terra Vista. Senior Planner Darling gave an overview of the staff report. Commissioner Anderson asked where the 42 -foot lot width on Lot 7, Block 1 is measured from. Senior Planner Darling said lot width is measured at the front setback, which in this case is 25 feet from the cul-de-sac. Commissioner Kobussen asked why the wetland was downgraded from exceptional to high quality because that affects the buffer. Senior Planner Darling said engineering staff reviewed and analyzed the information provided by the applicant to judge the quality of this wetland, and determined it did not meet conditions and characteristics to be an excellent quality wetland. Senior Planner Darling said the city has a wetland inventory which was done in the early 1990's, but accepts information provided with an application as the conditions can change and an applicant can provide more detail than previously available. Commissioner Kobussen asked about access to the three lots in outlot A and if they are being developed now. Senior Planner Darling explained that the developer has shown these lots in the 3rd Addition preliminary plat but the boundary between phases is still subject to change. She said the developer showed the boundary for convenience but when they come forward that line might include the entire cul-de-sac or the 3rd Addition could be subdivided without any of those lots. Commissioner Nelson asked if there were other alternatives considered for Lot 7 Block 1 besides a large Lot 6. He noted some of the lots have substantial width. Senior Planner Darling said the applicant looked at six or seven layouts and said they feel this variance request would be the most workable and better for the subdivision long term. Chair Davis introduced the applicant, Dave Gonyea, GWS. Mr. Gonyea discussed the variance and said if the road were extended it would eliminate a lot for the neighbor. He said there is 3/4 acre buildable land, but with the wetland buffer you can barely get a lot in with the cul-de-sac where it is. If the cul-de-sac were pushed ahead, it would eliminate any chances of development to the east. Commissioner Kobussen asked if part of the cul-de-sac is in the neighbor's property. Mr. Gonyea answered affirmatively and said Mr. Cheney has provided easements and preferred this layout. Approved Planning Commission Minutes March 6, 2013 Page 3 Chair Davis continued the public hearing. Chair Davis closed the public hearing as there was no one to speak on the item. Commissioner Nelson said there are a few issues and Senior Planner Darling and the applicant did a good job outlining the variance the way it is laid out. He said in his opinion the variance proposal is fine and the lot will be an attractive piece of property. Commissioner Nelson said the full access from Vicksburg Lane makes sense in a development this size, and in the long run would be much better than having just an emergency access. Commissioner Anderson said he concurred with Commissioner Nelson and said it would be silly to ask residents to drive around to Dunkirk Lane to come into the community and would support the full access. Commissioner Anderson said this land is guided for higher density, but to put a duplex here or a small apartment building there would be ridiculous land planning. Commissioner Anderson said the blending that staff has done is appropriate for this property and he said he is in favor of approving this. Chair Davis agreed that access to Vicksburg Lane is important. He said he will be supporting this request. MOTION by Commissioner Robinson, seconded by Commissioner Anderson, to the approve the request by GWS Land Development of Plymouth, LLC. for rezoning, preliminary plat and variance for "Terra Vista 3rd Addition" located at 5825, 5875 and 5925 Vicksburg Lane and Outlot A Terra Vista. Roll Call Vote. 5 Ayes. MOTION approved. B. MINNESOTA LAND PROFESSIONALS/CITY OF PLYMOUTH 2013002, 2013003)) Chair Davis introduced the request by Minnesota Land Professionals/City of Plymouth for a comprehensive plan amendment to re -guide 12 parcels to LA -R2 and 2 parcels to P -I for property located west of Dunkirk Lane and south of county Road 47. Senior Planner Doty gave an overview of the staff report. Commissioner Nelson asked if guiding is changed to LA -R2, would there still be discretion with a rezoning in regard to protecting the environmental aspects of this area for future development. Senior Planner Doty said he agreed. Commissioner Anderson asked if this property would be characterized as similar or consistent with the topography and tree coverage of the land to the east. Senior Planner Doty said the former O'Donnell property is a heavily treed property. Elm Creek Highlands is to the southwest, but is a closer example of variation in topography. Approved Planning Commission Minutes March 6, 2013 Page 4 Commissioner Anderson said the average density on the development to the east is just over two units per acre. He said LA -RT is less than one unit per acre, LA -R2 is two to four units per acre and asked if there is a guiding between the LA -RT and LA -R2. Senior Planner Doty said there is LA -R1 guiding. Commissioner Robinson asked if reguiding these parcels would impact property tax for the owners. Senior Planner Doty said as the value of properties increase over time, it is possible there would be tax implications, but not right away. Commissioner Nelson asked if LA -R2 would imply more value in the future because it is guided for higher density. Senior Planner Doty said that there are several factors that go into determining value, with the primary being recent land sales in the area. He added development and recent sales to the east would be comparable to this LA -R2 proposal. Senior Planner Doty said guiding and potential for increased density may play a role. Planning Manager Thomson added once there is a development proposal, you would see change in the value. Commissioner Nelson asked if there is consensus among owners that they want this re -guided to LA -R2. Senior Planner Doty said that the owners, with the exception of one, have signed off on this application. Chair Davis introduced Jeff DeCesare, 4700 Co. Rd. 19, Medina MN. Mr. DeCesare said the 11 private landowners strongly support the guiding change. He noted some owners were opposed five years ago, but their mindsets have changed due to the change in landscape in northwest Plymouth and many are now approaching retirement. Mr. DeCesare reviewed benefits to the city and said the inclusion of this area would help public works for expansion of the sewer and water; it will help the city finalize transportation improvements to Dunkirk Lane, and especially construction and future impact to Vicksburg Lane; for parks this area becomes a vital piece for completion of the trail system to eventually connect to the Northwest Greenway corridor. Mr. DeCesare said financially it could generate significant development, which would broaden the tax base. Commissioner Anderson asked about when a development proposal might move forward. Mr. DeCesare said this is impacted by the application process, market conditions, sewer and water availability, and the timing between prospective development partners and individual property owners time frames. He estimated development in the two to three-year time frame. Approved Planning Commission Minutes March 6, 2013 Page 5 Commissioner Anderson asked why LA -R1 was not picked, considering the tremendous topography and tree cover. Mr. DeCesare said staff direction and the property to the east is designated two to four units. He said between density requirements of the Met Council and realities of the given property, staff and property owners felt LA -R2 would be appropriate guiding to achieve that balance. Chair Davis opened the public hearing. Chair Davis introduced Jim Sable, 4710 Harbor Lane, who said he represented the Plymouth Gun Club. Mr. Sable said it looks like half of the Gun Club would be rezoned. Planning Manager Thomson stated there would be no change to guiding for the Plymouth Gun Club. Chair Davis closed the public hearing. Commissioner Anderson said he sees a problem as land to the east is LA -R2 and barely making two units per acre. Here there is tremendous topography and tremendous trees and this action would allow for two to four units per acre. Commissioner Anderson said there is no development plan so we don't know the impacts. He said if this were multiple choice, he would pick LA -R1. Commissioner Anderson said he would not support this re -guiding at this point and he thinks the impacts in terms of topography are too great. Commissioner Anderson said we are compromising ourselves trying to shoehorn in an LA -R2 down the road. Commissioner Nelson said he can see why LA -R2 is recommended as it provides leeway in moving forward and he will support this. Commissioner Nelson said LA -R1 may ultimately may end up being the guiding, but getting it on the record is the important thing. Commissioner Nelson said he will vote yes but comments should be taken into consideration regarding the heavily wooded and topographic nature of this property. Chair Davis asked Commissioner Anderson if what he was saying was at two to four houses per acre, there is so little buildable land that homes would have to be squeezed together closer than is the case on the east side of Dunkirk. Commissioner Anderson said that might occur or tremendous grading would be necessary which would impact wooded areas. Retaining walls would be necessary and the topography could result in steep driveways, which may require a variance. Commissioner Anderson said there could be a number of compromises in his opinion. Planning Manager Thomson added that in the comprehensive plan there are allowances for areas that have environmental considerations to go below the density in a guiding. MOTION by Commissioner Nelson seconded by Commissioner Robinson, to approve the request by Minnesota Land Professionals/City of Plymouth for a comprehensive plan amendment to re -guide 12 parcels to LA -R2 and 2 parcels to P -I for property located west of Dunkirk Lane and south of county Road 47. Approved Planning Commission Minutes March 6, 2013 Page 6 Chair Davis said he is inclined to approve but is concerned about Commissioner Anderson's comments about compromises. He asked what the City's leeway would be to say that's not how we want this to look and have to go back to LA -R1. Planning Manager Thomson said because this property is currently zoned FRD, there is additional discretion at the point of rezoning the property. Roll Call Vote. 3 Ayes. MOTION approved. Chair Davis and Commissioner Anderson voting nay. C. AMERCO REAL ESTATE COMPANY (2013010) Chair Davis said the applicant was unable to attend this meeting and asked that the public hearing for the request by Amerco Real Estate Company for a conditional use permit, variances and site plan amendment for a truck and trailer rental operation accessory to a self -storage facility for property located at 1225 State Highway 169 be continued to March 20, 2013. Chair Davis opened the public hearing and continued the item to the March 20, 2013 planning commission meeting. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 8:02 p.m.