HomeMy WebLinkAboutPlanning Commission Minutes 08-05-2009Approved Minutes
City of Plymouth
Planning Commission Meeting
August 5, 2009
MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Terry Jaffoni,
Gordon Petrash, Scott Nelson and Marc Anderson
MEMBERS ABSENT: Commissioner Erik Aamoth
STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill, 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
MOTION by Commissioner Nelson, seconded by Commissioner Kobussen, to approve the
August 5, 2009 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JULY 22, 2009 PLANNING COMMISSION MINUTES
MOTION by Commissioner Kobussen, seconded by Commissioner Jaffoni, to approve the
July 22, 2009 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
B. SPEED SQUARE CONSTRUCTION, INC. (2009033)
MOTION by Commissioner Kobussen, seconded by Commissioner Jaffoni, to approve the
request by Speed Square Construction, Inc. for a variance for Charles Daws for a garage addition
at 9710 28th Avenue N. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. CITY OF PLYMOUTH (2009016)
Chair Davis introduced the request by the City of Plymouth for a land use guiding and zoning
map reconciliation related to adoption of the 2030 Comprehensive Plan.
Senior Planner Drill gave an overview of the staff report. Senior Planner Drill said an e-mail
from Greg Harvey was received and added to the public record.
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Chair Davis opened the public hearing.
Chair Davis introduced Barbara Fallstad, 330 Forestview Lane. Regarding the proposed
rezoning of St. Mary's Park, Ms. Fallstad asked if there would be any different use of the park.
Chair Davis introduced Diane Kowalzyk, 11714 Sunset Trail. Regarding the proposed rezoning
of St. Mary's Park, Ms. Kowalzyk said she does not completely understand zoning categories but
said she is concerned because the land between Hwy. 55 and I-394 is an excellent position for
transportation. She said she does not want P -I zoning to be opening a door to use this in the
future as institutional land. Ms. Kowalzyk asked if the zoning change would make it easier for
the City or an institution to develop the park with another use. Ms. Kowalzyk said there are
single family homes overlooking the park, and wants that preserved for the future. She said to
consider what if the City wants to sell the park to make money 15-20 years from now.
Chair Davis introduced Patrick Burns, 8401 Wayzata Blvd. Mr. Burns said he is an attorney
retained to represent the Sugar Hills 3rd Addition Townhome Homeowners Association. He said
the Sugar Hills 3rd Addition Townhome Association owns a 4.5 -acre parcel of undeveloped
natural space in the eastern portion of Site 2, located near Rockford Road and Hwy. 55. Mr.
Burns said the members object to the rezoning of this natural buffer between the commercial and
residential uses in the area, and feel it will adversely affect the character of the surrounding
neighborhoods. He urged the Commission to consider additional statutory factors. Mr. Burns
said the proposed use should be congruent with the current use. Mr. Burns said the written
notice to area residents may comply with statutory regulations, but Townhome Association
members are a bit frustrated because they had not been consulted or contacted by the City
regarding this proposed zoning change prior to the notice being mailed out.
Chair Davis introduced Erika Urban, 1541 Medicine Lake Drive W. Ms. Urban referenced the
proposed rezoning of the Little Peninsula on Medicine Lake. She said it would be nice to never
see it developed, but the proposed rezoning from RSF-4 to RSF-1 would be more suitable and is
the best we can hope for. Ms. Urban said she hopes that the owner of the little peninsula will be
environmentally responsible if and when the site is developed in the future.
Chair Davis introduced Ann Ebbers, 17925 12th Avenue North. Regarding the proposed
rezoning of the City open space (Hartenburg), Ms. Ebbers asked why the zoning is proposed to
be changed now. Ms Ebbers discussed the pond which has almost disappeared as a result of poor
drainage and aquatic plant life taking over during her 22 years living there. Ms. Ebbers said they
would not be able to pay for dredging now if it is publicly owned. She said she has contacted the
City regarding this issue, and said she would like to see some response from the City to retain
what they have purchased by referendum.
Chair Davis introduced Andrew Peterson, 14605 13th Place North. Regarding the proposed
rezoning of Lion's Park, Mr. Peterson asked why it is proposed to be rezoned now. Mr. Peterson
said the rezoning would open up opportunities for development that the neighborhood does not
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want. Mr. Peterson said the P -I district allows for public works facilities, private clubs, TV
antennas, shortwave dispatching antennas, and liquor sales and parking ramps as accessories
uses. Mr. Peterson said it would be hard to find someone who lives around the site who would
advocate rezoning of the area. He asked that the Commission keep the site protected so it won't
be developed.
Chair Davis introduced Carl Tuura, 14620 13th Place North. Regarding the proposed rezoning of
Lion's Park, Mr. Tuura asked if other parks in the City are zoned P -I. He asked about
procedures to develop or change the use of the park to a parking ramp, liquor store, or some
other undesirable use.
Chair Davis introduced Doug Jeranson, 305 Forestview Lane North. Regarding the proposed
rezoning of St. Mary's Park, Mr. Jeranson said he doesn't understand zoning and wants to
confirm that the City is not going to fool around with St. Mary's Park and build a 40 -story
building in the park.
Chair Davis introduced James Bjorgan, 12135 Old Rockford Road. Regarding the proposed
reguiding of Parkside Apartments, Mr. Bjorgan said he does not understand why the site should
be reguided from LA -1 to LA -4 now. He asked if the apartments built beyond the density that
they should have, and if this opens the door for further development of the site.
Chair Davis introduced Ric Riebe, 17810 13th
Avenue North. Regarding the proposed rezoning
of the City open space (Hartenburg), Mr. Riebe said he appreciates that the proposed rezoning
would not result in any changes to the site. He said he wants to keep the area as publicly -owned
natural open space, but not too public.
Chair Davis closed the public hearing.
Senior Planner Drill said that once land becomes public parkland, it is very difficult to change it
back. He said the City has no intention of selling the parks off for development in the future. He
said these parks are part of the City's park system and are identified in the Comprehensive Plan.
Senior Planner Drill reiterated that the purpose of the proposed zoning changes is simply to
provide consistency between the guiding and the zoning. He said the changes would also make
it clear that the land where the parks are located is public land, and not available for RSF-I
single-family development. He said there are no plans to build or change anything on these
properties.
Commissioner Nelson asked for clarification on guiding and zoning.
Senior Planner Drill said that the guiding designations outlined in the City's Comprehensive Plan
serve as a long-range planning tool to indicate how land is to be used in future. Senior Planner
Drill said that zoning implements the Comprehensive Plan by establishing specific land use
requirements.
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Planning Manager Senness said that other parks in the city are also zoned P -I. She said that the
parks proposed for rezoning at this time were missed during the last zoning review, and that is
why they are being addressed now. Planning Manager Senness said a Comprehensive Plan
amendment would be needed to use a park for anything other than a park. She said development
of parkland with some other land use like a parking ramp would be out of the realm of
possibility, and added that part of the reason Plymouth is the number one city is because of the
park system we have here.
Commissioner Anderson said that in some cases when land is platted, parkland is dedicated to
the public. He said that land must remain park and asked what level of protection non -dedicated
parcels have.
Senior Planner Drill responded that all parks have the same level of protection because a
Comprehensive Plan amendment that is approved by the City Council would be required to
change the guiding or status of any park. Planning Manager Senness added that the Hartenburg
site was not dedicated, but was purchased with bond referendum money as permanent open
space.
Senior Planner Drill said the easternmost parcel within Site 2 that is owned by the Sugar Hills 3rd
Addition Townhome Homeowners Association was recently reguided from CO (Commercial
Office) to P -I as part of the update to the Comprehensive Plan. He said that parcel is presently
zoned "O" (Office), but is proposed to be rezoned to Public so its zoning is consistent with its
guiding. Senior Planner Drill said the site is encumbered with wetlands and easements, and has
no development potential. He said that P -I zoning would further ensure and signify that this land
can't be developed. Senior Planner Drill added that there is no incongruence between the
existing use and proposed use, as there is no proposed use for this wetland area. After the
rezoning, it would remain an undeveloped natural buffer area.
Planning Manager Senness said all three parcels within Site 2 were reguided to P -I in the 2030
Comprehensive Plan update as open space, and are not intended for development.
Planning Manager Senness said the water drainage issue raised by one of the residents regarding
the Hartenburg site (Site 4) would be directed to the City Engineer.
Senior Planner Drill discussed reguiding of the Parkside Apartments site (Site 9) from LA -1 to
LA -4, and said it was originally developed under a larger planned unit development that also
included the single-family neighborhoods to the east. He said LA -4 guiding has a density range
of 12-20 dwelling units per acre. Senior Planner Drill reiterated that the current RMF -4 zoning
was the appropriate zoning district for an apartment complex such as Parkside Apartments. He
said the apartment complex has a density of roughly 16.5 dwelling units per acre, so LA -4 would
be the appropriate guiding. Senior Planner Drill said there is no intention or plans by the owner
to make any changes to the site.
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Commissioner Jaffoni asked if would be compatible to change the guiding of that site to LA -3,
which might pre-empt increased density or further development.
Senior Planner Drill said LA -3 guiding allows 6-12 dwelling units per acre, so that guiding
would not be compatible with the existing zoning, density, and land use on the site.
Commissioner Anderson said the parks that would be rezoned are public land, and he is
convinced that P -I zoning is the correct zoning designation to best protect them. Commissioner
Anderson concurred that the proposed LA -4 guiding for the Parkside Apartment site would
conform to the Comprehensive Plan. Commissioner Anderson said Sites 1, 2, and 3 must be
rezoned to conform to the guiding, and he noted that the guiding was recently reviewed and
completed as part of the Comprehensive Plan update. He said the chances of reguiding those
sites back to their previous guiding designations are slim after the City just completed the 10 -
year update, and the Commission should follow the staff recommendations because they
conform to the Comprehensive Plan.
Planning Manager Senness added that prior to this public hearing, the City Council reviewed the
sites and directed staff to proceed with the eight rezonings and one reguiding.
Commissioner Jaffoni added that she was part of the recent process to update the Comprehensive
Plan, which included several public sessions on the land use guiding changes that have since
occurred. Commissioner Jaffoni asked why C-2 zoning is proposed for the Hwy. 55 Vicksburg
Lane site (Site 2).
Senior Planner Drill said that C-2 (Neighborhood Commercial) zoning is proposed knowing that
if and when that site may redevelop at some point in the future, it would likely be developed
under a planned unit development zoning similar to the Lowe's development across Vicksburg.
He said the site must be rezoned to a commercial designation, and the C-2 (Neighborhood
Commercial) zoning would accomplish that, while not automatically opening the door to certain
other commercial uses like big -box retail that may not be workable or desired.
Commissioner Petrash asked if it might be helpful to include more explanation and background
when letters are sent to residents regarding such changes.
Senior Planner Drill said letters including an explanation of the proposed changes were sent out
specific to each site. He said that a total of roughly 800 letters were mailed out and that staff did
receive a lot of phone calls. Planning Manager Senness said staff is happy to explain and answer
questions for people.
MOTION by Commissioner Jaffoni, seconded by Commissioner Anderson, to approve the
request by the City of Plymouth for the land use guide plan map/zoning map reconciliation
related to adoption of the 2030 Comprehensive Plan.
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Commissioner Nelson thanked residents for their participation. Chair Davis added questions
generate discussion to help clarify the issues.
Roll Call Vote. 6 Ayes. MOTION approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Chair Davis, without objection, to adjourn the meeting at 8:04 p.m.