HomeMy WebLinkAboutPlanning Commission Minutes 04-19-2006Approved Minutes
City of Plymouth
Planning Commission Meeting
April 19, 2006
MEMBERS PRESENT: Chair James Holmes, Commissioners E. J. Clyman, Kathleen
Murdock, Sarah Anderson, Melissa Musliner, Karl Neset and Frank Weir
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planner Shawn Drill, Senior Planner Marie Darling,
Public Works Director Doran Cote 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 Holmes said Item 7A will be heard after Item 6A because the items are related and
for the convenience of people attending the meeting.
MOTION by Commissioner Weir, seconded by Commissioner Murdock, to approve the
amended April 19, 2006 Planning Commission Agenda. Vote. 7 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE APRIL 5, 2006, PLANNING COMMISSION
MINUTES
Commissioner Murdock asked that the last two sentences of the last paragraph on page 6 of
the April 5, 2006 minutes be changed to read, "She said the selling of advertising on TV
monitors is used to pay the administrative fees associated with all the payments of licenses
and fees by credit cards."
MOTION by Commissioner Weir, seconded by Commissioner Anderson, to approve the
amended April 5, 2006 Planning Commission Minutes. Vote. 7 Ayes. MOTION
approved.
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April 19, 2006
Page 2
6. PUBLIC HEARINGS
A. DJR ARCHITECTURE, INC. (200512 1)
Chair Holmes introduced the request by DJR Architecture, Inc. for rezoning, preliminary
plat, and planned unit development (PUD) general plan for "Plymouth Crossroads Station",
a development that would contain 62,567 square feet of retail uses, for property located
south of Highway 55 and east of Cottonwood Lane. This item was continued from the
October 19, 2005 Planning Commission meeting.
Senior Planner Drill gave an overview of the April 12, 2006 staff report.
Commissioner Anderson said she had questions about traffic coming out of the area by the
bank (Building F).
Senior Planner Drill said the traffic study looked at the internal flow, but it was not
considered to be an issue.
Commissioner Clyman asked how filling in a portion of wetland would affect future road
maintenance and if this had been done in other parts of City.
Senior Planner Drill said wetland fill for road crossings occurs quite frequently. He said
the street needs to be constructed to City standards, including compaction, prior to
acceptance by the City.
Commissioner Clyman asked if the sidewalk accesses the transit center.
Senior Planner Drill displayed a drawing showing the sidewalk connection to the transit
center and added that the resolution asks to developer to move the sidewalk slightly to the
south, so it crosses at the intersection.
Chair Holmes introduced the applicant, Dean Dovolis, 333 Washington Avenue,
Minneapolis, MN. Mr. Dovolis said his only issue is determining the phasing of the
proposed development. He displayed drawings of the retail center from various views and
said they are trying to create a landmark from Highway 55. Mr. Dovolis presented
information on the 4 -sided architecture which would have visibility from all sides. Mr.
Dovolis said the Holiday gas station will accept the architectural style of the rest of the
center, so will have same character.
Commissioner Anderson asked about the lighting on the back side of the proposed
development, and if the sidewalk would be secure for pedestrians walking back and forth
to the transit station.
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Mr. Dovolis said there will be sufficient lighting as the new frontage road and lighting
from the buildings will light the sidewalk which is close to the buildings. His opinion is
that this would be a very pedestrian friendly environment.
Commissioner Clyman said the proposal is very attractive and he appreciates the planning
of it. Commissioner Clyman asked where the trash and dumpsters would be stored and
where loading would occur.
Mr. Dovolis stated that loading would occur behind screening walls with curved elements
on the end of the buildings. He said trash would be stored within the buildings, and added
that was part of the challenge in developing this site.
Chair Holmes introduced Pete Nelson, 4291 Division Street, Buffalo MN, who said he is
the general contractor for the project. He stated the developer would like to complete
Buildings A, B, D, E and H first. He said this Phase I could be completed this fall and
Phase 11 would be completed in 2007. He said there is a lot of soil correction and major
earthwork on the upper side of the site to prepare for building. Mr. Nelson stated that if
Phase I included only Buildings D and E, the mass earthwork would be more difficult to
work with. Mr. Nelson proposed Buildings A, B, D and E and would block the frontage
road with portable block J -barriers and create a temporary access on the frontage road west
of Building A to keep traffic flowing. Mr. Nelson said if they could get a whole side done,
the tenants can move in and then they can demolish the old building and put in the frontage
road as fast as possible. During construction of Phase I, there would be traffic access
through the old parking lot.
Commissioner Anderson asked if Buildings A, B, D and E would be used immediately
when completed while working on the property to the west.
Mr. Nelson responded yes.
Chair Holmes continued the public hearing.
Chair Holmes introduced Bruce Thompson, 11018 Old Co. Rd. 15. Mr. Thompson
addressed the issue of fill in the wetland on the east end of the site. He said there was fill
in 1982 and 1992 and asked that the City stipulate if any debris is found that there be a
reasonable investigation to make sure it is cleaned up and taken care of properly. Mr.
Thompson said he is pleased to see the frontage road egresses on to Co. Rd. 73. However,
the double left turn at the non -signaled intersection is unsafe. Mr. Thompson asked about
screening and said the proposed deciduous trees are great in the summer, but not in winter.
Mr. Thompson said he would like to see larger coniferous trees. He asked if there is
screening proposed on the south side of the frontage road. Mr. Thompson noted he can
hear music from the existing Holiday Station on the north side of Highway 55, and asked if
there would be evening restrictions on music at the new gas station. He asked if the
Holiday station would be open 24 hours a day. Mr. Thompson asked if there would be a
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warranty on the proposed road across from the wetlands as this is a public road being
constructed by a private contractor. Mr. Thompson asked if there would parking on the
frontage road and would the road be signed. Mr. Thompson said this one of the better
plans that has been proposed for the site and is pleased with the time and effort staff has
put in.
Chair Holmes introduced Daniel Lafontaine, 11400 5th Avenue North. Mr. Lafontaine said
he feels the proposal violates his property rights as a homeowner. Mr. Lafontaine said he
built in 1990 and he surveyed his own property to make sure he wasn't building on a
wetland and had no risk of flooding. Mr. Lafontaine displayed photos of the site prior to
the 1994 filling of the creek and the outflow. Mr. Lafontaine said he communicated at that
time with Dan Faulkner, City Engineer, who admitted Mr. Lafontaine was right in that the
fill created an outflow restriction. Mr. Lafontaine said the water on the roadway is because
the culvert is inadequate for the flow. Mr. Lafontaine said the only way he accepted what
they did, short of a lawsuit, was because of the wetland. He said wetland mitigation is now
being justified. Mr. Lafontaine said the proposed changes directly put his house at flood
risk which did not exist when he built in 1990. Mr. Lafontaine said there is no way this
can be allowed, as a homeowner it is his right and the commissioners' right to preserve
landowners' rights in the City. Mr. Lafontaine said the developer presents a nice plan, but
it is overstated for the land that is there. He said no one knows what the impact of the
transit station and the multi -family development on the north side of Highway 55 will be.
Mr. Lafontaine said the "major groundwork" is a major replacement of the land that existed
before being structurally suitable. The land does not support the extensive development
they are proposing. Mr. Lafontaine asked the commission to reject the project as it needs
to be scaled down one more time.
Chair Holmes introduced Dan O'Bresky, 4900 St. Highway 169, New Hope MN. Mr.
O'Bresky said he has a Subway franchise and would occupy one of the proposed buildings.
He said he currently has a store in the Waterford Plaza, but that center does not support a
restaurant use. Mr. O'Bresky said sales are declining with competition from the Winnetka
and Highway 55 restaurants, and he said this proposal is very good spacing for the area.
Mr. O'Bresky said he does not understand staff's concern about how the road is being
phased in and said it makes sense to go with the contractor's proposal for the frontage road.
Chair Holmes introduced Roy Beacham, 825 Cottonwood Lane N. Mr. Beacham said
traffic is a concern because he observes that the frontage road is frequently used as a cutoff
for traffic getting off Goldenrod Lane heading for Co. Rd. 73 or bypassing the Co. Rd. 73
traffic lights. Mr. Beacham asked how extending Cottonwood Lane would impact the
neighborhood. He also asked about shielding light and the view of the proposed shopping
center for housing on Cottonwood Lane.
Chair Holmes closed the public hearing.
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Director Hurlburt asked about the fill and soil borings, and asked what would be done if
something unexpected is found.
Mr. Dovolis responded that they have the same issues and do not want construction debris
below buildings as they need a safe foundation. He said their intent is to correct soil
conditions and added that the preliminary soil borings have not come up with anything
unusual.
Director Hurlburt asked about the turning movements for the intersection of the frontage
road at Co. Rd. 73.
Public Works Director Cote stated the site plan will need to be revised to show one
eastbound left turn lane, and one eastbound right turn lane at the intersection of the new
frontage road and Co. Rd. 73, as noted by Mr. Thompson.
Director Hurlburt asked about proposed screening for light and noise, and if the gas station
would have outside speakers.
Senior Planner Drill said the City's lighting ordinance requires shielded fixtures with
appropriate cutoffs to prevent glare, and added the proposed lighting plan would need to
comply. He said the landscaping plan complies with City requirements for buffering and
screening. Senior Planner Drill said the plan could be reviewed to change some trees to
coniferous rather than deciduous. He said the area south of the new frontage road would
remain wetland and would not be affected by the plan.
Director Hurlburt asked if there would be a warranty by the City of Plymouth on the
proposed road.
Public Works Director Cote said the City requires an engineered pavement section and
requires the developer to install sub -grade drainage before being allowed to pave. He said
the City inspects, does compaction and roll testing. Public Works Director Cote said the
final pavement is not placed until the year following significant completion to let the road
show wear and tear. He said a two-year maintenance bond is released upon inspection
approval at the end of two years.
Director Hurlburt asked about parking on the frontage road.
Public Works Director Cote said there are no parking bays and no parking would be
allowed on the new frontage road. He said if a roadway is not wide enough for two lanes
with parking, it typically would be posted.
Director Hurlburt asked if the traffic study included the transit station.
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Planning Manager Senness said the traffic study did not include the transit station directly.
She clarified that the characteristics of the shopping center and the transit center would
have different peak traffic times, and does not anticipate a big impact. Planning Manager
Senness added that she hoped there would be some cross use between the shopping center
and traffic station as the shopping center opens.
Public Works Director Cote said the study did evaluate whether a realigned frontage road
would encourage what is now occurring on the frontage road, namely a shortcut. He said
the analysis was based on existing traffic on the frontage road and added traffic generated
by the development. He said the background traffic volumes included the cut through
traffic.
Director Hurlburt asked if the drainage situation has been resolved to make sure no
flooding occurs on Mr. Lafontaine's property.
Public Works Director Cote said staff clearly identified the issue that the capacity of the
pipes under State Highway 55 needs to be upgraded, and there are conditions in the
resolution for that. He said the applicant may be seeking financial assistance for those
improvements. He said they want to make sure this development and developments
upstream are protected. He said could not read the data Mr. Lafontaine presented and can
only go on the plan before him.
Commissioner Musliner said another culvert was referenced on this property and asked if
that culvert would need to be enlarged also.
Chair Holmes introduced Rick Voigt, 8009 34th Avenue South, engineer for the project.
Mr. Voigt said the drainage flow under State Highway 55 is significantly retarding some of
the flows. He said they will reduce local drainage and the overland flow will now come
across through the site at a similar elevation, running diagonally through the parking lot.
He said it is above the 100 -year flood elevation, and 1.5 feet below any critical elevation.
He noted State Highway 55 is still a couple feet lower than much of the area.
Commissioner Musliner asked if the culvert will be adequate when the work is done.
Mr. Voigt responded affirmatively and said they need to size in conjunction with the pipe
under State Highway 55.
Director Hurlburt asked about the phasing plan and asked if there is another alternative.
Senior Planner Drill responded that the proposed alternative by the contractor has not been
reviewed as this is the first time staff has seen it. He said there is concern about the
frontage road going through the area and being so close to buildings, so staff would work
to resolve the phasing issue prior to City Council consideration.
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Chair Holmes asked about the sound issue.
Senior Planner Drill said a condition in the resolution addressed two outdoor loudspeakers,
but the condition could be changed to prohibit them during evening and night time hours.
Chair Holmes introduced David Hoeschon, Holiday Station Stores, who said they hope to
operate 24 hours a day. He said he was sorry to hear they are a disturbance on the north
side of State Highway 55. Mr. Hoeschon said they would limit noise in the evenings to
emergency communication only.
Chair Holmes asked about the process for tax increment financing (TIF)
Senior Planner Drill said they have not received an application for TIF. He said the
Planning Commission would review establishing a TIF district if an application is received.
Commissioner Anderson asked for more information on the Cottonwood Lane extension.
Senior Planner Drill showed the plan extending Cottonwood Lane up into the development,
and explained that Public Safety would then have full access around the neighborhood.
Commissioner Anderson noted that 40% of the trees would be removed and asked how
many of those are for the Cottonwood extension.
Senior Planner Drill stated that about six trees would be removed for this road.
Commissioner Clyman asked for clarification on the drainage issue and the existing culvert
on the wetland, and said he was concerned about Mr. Lafontaine's comments.
Mr. Voigt said there is one significant culvert Mr. Lafontaine mentioned. He said they do
need to look at this further and in conjunction with the culvert at State Highway 55, as all
components must work together. He said he does not yet know if replacing the Highway
55 culvert is enough. Mr. Voigt said there is another culvert on the frontage road on the
north side of Highway 55.
Public Works Director Cote said cleaning up the ditch is on the CIP project list and this
clean up would be done in conjunction with work by the developer.
Commissioner Murdock recalled from the October meeting, that the current restaurant
intends to stay and asked how the current phasing would affect this tenant.
Mr. Dovolis said that tenant is moving from the existing building to be removed to
Building D, so they would be okay.
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MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the
request by DJR Architecture, Inc. for rezoning, preliminary plat, and planned unit
development (PUD) general plan for "Plymouth Crossroads Station", a development that
would contain 62,567 square feet of retail uses, for property located south of Highway 55
and east of Cottonwood Lane, with a noise restriction added to the resolution.
Commissioner Anderson said she likes what the developer has done and supports this plan.
She added that she appreciates the high margin (60%) of tree preservation.
Chair Holmes commented that he can remember bicycling around this shopping center as a
kid, and through the years it has served Plymouth well. He said it has passed its life, and
he is extremely pleased with what is presented as it addresses a myriad of issues that have
been plaguing the City for a long time.
Commissioner Weir said both the developer and the City can work with this proposal and
thanked the developer for that.
Commissioner Neset thanked the neighbors who have worked hard and have been very
patient and recalled the Co. Rd. 73 realignment. He said in the end this proposal looks
really good and thinks the neighbors have done well to hang in there.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
7. NEW BUSINESS
A. CITY OF PLYMOUTH (2005080)
Chair Holmes introduced the request by the City of Plymouth to discuss potential land use
guiding and zoning changes for 12 lots located on Cottonwood Lane south of Highway 55.
This item was continued from the October 19, 2005 Planning Commission meeting.
Planning Manager Senness gave an overview of the April 11, 2006 staff report.
Commissioner Musliner asked if commercial guiding had been looked at or only
residential.
Planning Manager Senness said it would be possible, but staff did not look at commercial
guiding for the properties.
Commissioner Musliner asked if the commercial property located on the north end of
Cottonwood could rebuild as commercial.
Planning Manager Senness said this is a very small property, and without getting a larger
parcel, rebuilding on that site would be difficult.
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Commissioner Clyman commented that it may be more appropriate for properties closer to
Highway 55 to be one-story office suites, which would be compatible with the shopping
center and transit station. Commissioner Clyman said properties to the south should be
lower residential density as a transition.
Chair Holmes took comments from residents wishing to speak.
Chair Holmes introduced Howie Milstein, 545 Evergreen Lane N. Mr. Milstein, a 12 -year
resident of Plymouth, said he is not sure who rezoning would be serving. He said he
doesn't hear residents of Cottonwood Lane complaining about current zoning. Mr.
Milstein asked why get rid of seemingly affordable housing. Mr. Milstein said he did not
build as an investment. He said it is beautiful and quiet and likes the City's services. Mr.
Milstein concluded that if you rezone to a higher density, the potential could threaten the
peace and quality of life for him and his neighbors.
Chair Holmes introduced Earl Fischer, 18025 Co. Rd. 6, who said he takes the blame for
the placement of the moratorium. He said he is in agreement with the shopping center
philosophy that the time for change is upon us. Mr. Fischer said he hopes the Planning
Commission makes a decision on zoning as he would like to get some plans submitted. He
addressed the street situation and said the people to the south would have trees to buffer,
and even though the density would increase, it would not be a factor. Mr. Fischer said he
and his daughter own two properties in the southwest corner of the Cottonwood Lane
neighborhood.
Chair Holmes introduced Joe Cavanaugh, Sr., 3220 Niagara Lane N., who said he is caught
up in a moratorium. He said the transit station and the proposed shopping center make
everything nice and new. Mr. Cavanaugh said he has a couple lots on Cottonwood Lane
and is trying to figure out what's best for the City and everybody. He said he is in favor of
higher density in this area. Mr. Cavanaugh said if you leave the neighborhood the way it
is, there are a lot of older homes, and it would be kind of a waste not to use the higher
density which would serve everyone well. Mr. Cavanaugh said there are a lot of older
people who live on those lots, and they should not be shoved aside; but if higher density
gives them a buck or two in their pocket, it would be a benefit to them.
Chair Holmes introduced Joe Cavanaugh, Jr., 275 Lakeview Road. Mr. Cavanaugh said
residential is sandwiched between a redeveloped area with an institutional use on the west.
Mr. Cavanaugh said this area is close to a highway and said that office condos would be a
great usage. Mr. Cavanaugh added that with the transit station, higher density is good as
residents can walk to the transit station. Mr. Cavanaugh said under a TIF district
classification, this could be considered blighted property and the tax base could go to fund
the TIF which could be a handsome reward to pay that off.
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Chair Holmes introduced Michael Siskin, 535 Evergreen Lane N. Mr. Siskin said his lot
abuts the Cottonwood Lane neighborhood and his head is spinning as he is hearing about
people who buy land leading to speculation. He said the nice neighbors on Cottonwood
Lane bought in expecting the neighborhood to remain in that fashion, and finds the term
blighted property and wasted houses" offensive. Mr. Siskin said these are modest homes,
not blighted. He said if you bought land, you have a right to follow the rules and put a
home on it. Mr. Siskin recalled an earlier proposal by Told Development and then
Planning Commissioner David Gaither said there would be no eminent domain. Mr. Siskin
said this is a story that keeps going on and on and the one year moratorium has lead to the
worst result as now there is a hodge podge result with multiple owners and multiple
objectives. Mr. Siskin said they don't need a transition and people are happy there. He
said respect the landowners and keep it the way it is, and the people who bought a lot can
build a nice single family home.
Chair Holmes introduced Roy Beacham, 825 Cottonwood Lane. Mr. Beacham said he
moved in three years ago from north Minneapolis. He said he teaches at Central Seminary
at the 4th Baptist Church on the west side of his property. He said his wife is the pastor's
secretary and his children go to that school. Mr. Beacham said with gas predicted to be $5
a gallon, he has many reasons to want to stay there. Mr. Beacham said he understands the
City's interest in developing these properties and rezoning to multi -housing, but he hopes
the City also understands that as a homeowner he has some interests, too. Mr. Beacham
stated that Earl (Fischer) and the two Joe's (Cavanaugh) have purchased property within
the last year and said he did not know if they intend to live there or have other interests.
Mr. Beacham said his interest is not financial, not to sell it and make a profit from it. He
said he lives there because he wants to live there. Mr. Beacham said he is nervous about
blighted properties" and buying up properties that are speculative. He said the possibility
of eminent domain is a major concern of his and is causing him to react very negatively to
the situation. Mr. Beacham said he has spoken with Planning Manager Senness about his
position and appreciates her help. Mr. Beacham asked if his tax base would change if the
property is rezoned, and added this might be a way to force property owners out of their
homes.
Chair Holmes introduced Daniel Lafontaine, 11400 5th Avenue N. Mr. Lafontaine said his
property directly adjoins the Cottonwood Lane neighborhood. He said he has lived there
15 years and this is a strong neighborhood. Mr. Lafontaine said single family housing is
the strength in a community. He said he has a very private backyard and by suddenly
having multi -family housing behind his, the quality of life and property values decrease.
Mr. Lafontaine agreed with Mr. Beacham that the lots are wooded and beautiful and the
fact that it is an isolated neighborhood means it is very quiet. Mr. Lafontaine said what
looks like developable land, really is not - without major reconstruction. Mr. Lafontaine
said the people are happy and LA -1 should remain. Mr. Lafontaine said the statute allows
a moratorium for the health, safety and welfare of the public and does not see how the
moratorium does any of those things. Mr. Lafontaine said the City has an obligation to
people to respect their properties and take care of the single family housing.
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Commissioner Weir asked what happens if they allow the moratorium to expire.
Planning Manager Senness stated the land would remain guided LA -1 and commercial.
Commissioner Anderson said she does not see logic in changing the zoning other than
trying to correct a mistake the City made when this property was first developed and
sandwiched between commercial and institutional. Commissioner Anderson said this is
not ideal, but does not feel in good conscience that the City can force people out of their
homes. She said that would not be the proper way of doing city planning. Commissioner
Anderson said she is supporting LA -1 and waiting until the property owners decide they
want to sell to a developer, and not try to make a right out of two wrongs.
Commissioner Musliner said the City wants to maintain or create affordability and she said
at least for now, it is nice to keep the single family homes affordable. Commissioner
Musliner said she agrees to let the moratorium lapse and keep the guiding LA -1.
Chair Holmes asked how the current homeowners would be impacted if the guiding
changes to LA -2, and would their property taxes be affected by such a change.
Planning Manager Senness said no one would be forced out and changing the guiding to
LA -2 would have no affect on people wishing to stay there. This guiding change would
allow those properties that wish to develop at a higher density to do so. She said LA -2
guiding would allow 3-6 units is per acre.
Chair Holmes said a 1 -acre lot could conceivably be subdivided into three lots for three
separate homes.
Planning Manager Senness answered yes and said that is what Mr. Fischer wanted to do
with his property.
Director Hurlburt clarified that zoning also comes into play. She said LA -1 guiding may
allow 3 units per acre but not all zoning would allow lots that would get the desired
density. She said zoning is based not just on area, but frontage and added that RSF-1
zoning has a fairly wide lot width. Director Hurlburt said a potential outcome is individual
requests for other zoning districts, and said from staff perspective they prefer looking at a
larger area with the same zoning. Director Hurlburt said a change in zoning would not
have an affect on taxes.
Director Hurlburt said there are two lots which are guided commercial but zoned
residential. She said the Comprehensive Plan guiding and zoning should align or be
changed so they do align.
Commissioner Murdock asked if the City -owned lot would remain as is.
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Planning Manager Senness said that lot is a wetland and drainage way and cannot be
developed.
Commissioner Murdock said it is time to lift the moratorium, and move forward and look
at reguiding and rezoning. She said in fairness she is inclined to support a higher density
guiding and is comfortable with the LA -2 guiding.
Commissioner Neset said he has fundamental issues with tinkering with neighborhoods.
He said there are instances in Plymouth where there are very fine neighborhoods, such as
the Sugar Hills neighborhood, next to a commercial area. He said they worked a long time
developing that area and the neighborhood was treated appropriately. Commissioner Neset
reiterated he has a problem with rezoning a neighborhood. He said he supports correcting
the issue of the commercial properties with the LA -1 guiding and maintaining an RSF-1
zoning.
Commissioner Clyman agreed with Commissioner Neset and said he feels strongly that
properties south of the City -owned lot should remain a lower density area. He said
properties to the north would be better suited to a higher density, but no one should force
them out. He questioned what would be best for 15-20 years from now. Mr. Clyman said
he is in favor of letting the moratorium expire.
Chair Holmes clarified that the word "blighted" was used as a term for the TIF and not a
reflection or term for the neighborhood. Chair Holmes said he thinks the guiding needs to
get straightened out for consistency. Chair Holmes said the RSF-2 zoning allows current
property owners the flexibility to do what they want. Chair Holmes said the 18,500 square
foot lots for a single family home constricts current property owners from doing anything
different by keeping that zoning class. He said affordable housing and large lots do not go
hand in hand. Chair Holmes recommended the City Council look at RSF-2 to give the
broadest flexibility to homeowners.
Director Hurlburt said RSF-1 allows for 110 -foot minimum lot width and 18,500 square
foot lot area and RSF-2 allows 12,500 square feet with an 80 -foot width. She said there are
possibly two lots that could be subdivided if the area were zoned RSF-2.
Commissioner Anderson asked the size of the smallest lot.
Planning Manager Senness said the lot with the commercial use is about 10,000 square
feet.
Commissioner Anderson said she is concerned about RSF-2 being consistent with the
neighborhood, maintaining consistency.
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Planning Commission Minutes
April 19, 2006
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MOTION by Commissioner Anderson, seconded by Commissioner Neset, to keep the
LA -1 guiding and RSF-1 zoning, to reguide the two properties guided commercial to LA -1
and to remove the moratorium for 12 lots located on Cottonwood Lane south of Highway
55. Roll Call Vote. 6 Ayes. MOTION approved. Commissioner Murdock voting Nay.
6. PUBLIC HEARINGS
B. LIFESTYLE PROPERTIES (2006006)
Chair Holmes introduced the request by Lifestyle Properties for rezoning from FRD
Future Restricted Development), C-2 (Neighborhood Commercial) and RMF -2 (Multiple
Family) to PUD (planned unit development, a PUD general plan and a preliminary plat for
Villas at Bass Lake Creek" to construct 36 townhouse dwellings and 25 single-family
dwellings on property located at the southwest corner of the intersection of Nathan Lane
and Bass Lake Road.
Senior Planner Darling gave an overview of the April 11, 2006 staff report. Senior Planner
Darling requested that the e-mails received be entered into the public record.
Commissioner Musliner said she could not envision the apartment -style buildings in
previous proposals, but she can envision this development proposal. Commissioner
Musliner said the only barrier she sees is that they are 25 units short and asked if it is fair to
ask the applicant to change some of the single family to townhomes.
Senior Planner Darling said staff did look at that and determined it wouldn't affect the
density much. She explained that the developer can't add more units because of the
requirement to limit impervious surface coverage. Attaching the units doesn't save
impervious surface.
Director Hurlburt added that the only way to increase density would be to cluster units in
taller buildings on the same footprint.
Commissioner Clyman said he has been out to the site, and asked to see the elevations of
the completed development.
Senior Planner Darling displayed drainage maps and said the general drainage pattern
would be maintained. She pointed out that the homes on the southwest corner of the
proposed development met the required 2 feet above the wetlands.
Commissioner Musliner asked for a description of the homes that are not high above the
water level.
Senior Planner Darling explained that these houses are 2 feet above the high water level of
adjacent water bodies. She said these houses are 2 feet above the 914 -foot high water level
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and other homes are even higher. Senior Planner Darling added this is not uncommon in
Plymouth.
Chair Holmes introduced the applicant, Bill Gleason, Lifestyle Properties. Mr. Gleason
said they had originally looked at this type of development, but were guided to higher
density. He said they went through several meetings, and then the City Council
unanimously directed that they did not want this type of density. Mr. Gleason said they are
back on an odd route to where they originally started out. Mr. Gleason said the feedback
was for more transition. He said they tried back to back units for more density, but can't
get any more. He said if they took out single family and had all townhomes, they gained
only one or two units. Mr. Gleason explained the single family homes are detached
townhomes units and will be part of the homeowners association. He said the majority will
have basements and there will be a few units which will be handicapped accessible.
Commissioner Neset asked what the square footage is for the single family units.
Mr. Gleason said the square footage is in the 2400 square foot range if the lower level is
finished. He said the base price does not include finishing the lower level.
Chair Holmes opened the public hearing.
Chair Holmes introduced Arlene Edstrom 9900 55th Avenue North. Ms. Edstrom said her
concern is traffic. She said the driveway to her townhome is 117 feet from Nathan Lane,
and since it opened up traffic goes to Zomax, U.S Foods, Pittsburgh Paints, and other
warehouses. Ms. Edstrom said she watched the traffic from Bass Lake Road down Nathan,
and of 15 cars there were 10 traveling at 45-50 miles as they have a straight shot going
down Nathan Lane. She said residents cannot get onto Nathan because of traffic. Ms.
Edstrom suggested putting stops on
56th Avenue, at 55th and one at US Foods. She said
you need a plan. Ms. Edstrom added that there are potholes and cracking of the roads, and
gutters are always filled.
Chair Holmes introduced David Hanson, 5660 Trenton Lane N. Mr. Hanson said he is
pleased with the change in the plans, and said the single family style fits in much better
than previous plans. Mr. Hanson said he still has concerns involving wetland issues. He
said he would like to see more plantings and trees around edges of properties.
Chair Holmes introduced Jerry Unger, 10607
57th Place N., who said the unit styles are
much more appropriate than any previous proposal, but cautioned that the environment is
not getting a fair shake from this proposal. He said the guiding priorities are on density
and the environment takes a back seat. Mr. Unger said he believes we should look at
environment first and then set density. Mr. Unger said there is going be faster runoff from
this development and more pollution and asked how the storm water runoff will be
managed. He said the creek is already polluted by cars and chlorides from salt from the
roads. Mr. Unger said the lot sizes for the single family homes against the creek are small,
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April 19, 2006
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but another jurisdiction has lots 5 times the size of what they show. Mr. Unger said the
runoff pond is in the worst place it could be placed. He noted it is the easiest because it is
the lowest but it also collects the water and puts it right into Bass Creek. Mr. Unger
suggested a runoff pond on the west side, said it may be wise to have two ponds rather than
one. Mr. Unger said the inlet on the pond should be the far left side and also suggested a
serpentine divider down the middle of the pond so water could travel all around the pond
before getting to the outlet. Mr. Unger said the creek has a relatively small water now so it
has very little buffering capability for whatever pollutants come in. He said in a rapid
runoff, it will dump immediately and calculated that a 4" rain would produce 1.5 million
gallons of runoff from this parcel. Mr. Unger noted the rain gardens in the middle of the
parcel, but said he cannot see why the wetland finger was cut off. He felt there should be a
culvert connecting the two wetlands. Mr. Unger said you should let all the water drain off
to the wetlands along the west and get cleaned before getting to Bass Creek. Mr. Unger
reviewed the elevation levels for the homes on the southwest corner of the development
and asked for clarification as the numbers for normal and high water levels defied
engineering logic and he said the houses are planned too low.
Chair Holmes introduced Jim Backer, 5694 Trenton Lane. Mr. Backer said he is President
of the Bass Lake Villas Townhomes Association. Mr. Backer said they support this
development because the wetlands are their common area and they want to maintain them.
Mr. Backer said he was previously concerned about rainwater runoff and now the proposed
elevations have a great chance for rain water to soak in before it runs into the wetland. He
said there are wetlands on three sides of this property and said he feels the lower density
has less impact on the wetlands. Mr. Backer said this proposal blends in very nicely with
neighboring developments. Mr. Backer said residents of Bass Lake Villas have cleaned the
wetlands and pulled out tons of stuff. He said they want to be good caretakers of this
property and want the City to be partners in saving wetlands, and want to see this approved.
Chair Holmes introduced Jack Gassner, 5570 Nathan Lane. Mr. Gassner said he thinks the
transition in the proposed development is extremely favorable to the area. He said he
represents Hickory Hills, 98 units and 189 people. Mr. Gassner said he thinks this is the
most environment -friendly proposal they have seen. He said his one issue is the surface
water runoff. The outlet for the adjacent pond in Hickory Hills is blocked and water backs
up in the other NURP ponds. Mr. Gassner said they support this project 100 percent.
Chair Holmes closed the public hearing.
Director Hurlburt inquired about drainage pattern issues.
Chair Holmes introduced John Becker, Westwood Engineering, 7599 Anagram Drive. Mr.
Becker said the pond in the northwest corner is the most logical due to being the lowest
area in the development. He said this pond meets City requirements in terms of water
quality and the site exceeds the requirements by 25%. Mr. Becker said the inlet to the pond
could be rerouted over to the west side. Mr. Becker said that placing the pond over by the
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April 19, 2006
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wetlands would be an issue because the proposed grades on the site are higher in elevation
in relation to the pond on the northwest corner. He said the storm sewer would not be able
to make it to the west ponds and had to drain to the northwest pond. Mr. Becker said the
elevations, referenced by Mr. Unger, on the west side indicating the normal and high as the
same were numbers received from another engineering firm. Mr. Becker said from those
elevations, the homes are at least 2 feet above high water level. Mr. Becker said
installation of a serpentine divider to maximize the distance for routing water, and moving
the outlet to the west would not be a problem.
Director Hurlburt asked about the overflow from rain gardens being rerouted into wetlands
rather than piped to the storm sewer.
Mr. Becker said the grades are too low for the easternmost rain garden to drain to the
wetland and would not allow that. The westernmost rain garden could be redesigned to
flow west to the wetland.
Director Hurlburt asked if there could be additional trees on the south side of the site.
Mr. Gleason said they have already exceeded what is required. He said he is not opposed
to making some changes and would review or could move some trees.
Director Hurlburt asked if would be more appropriate to run a culvert under the road and
maintain the existing drainage instead of filling a ditch on the south side.
Public Works Director Cote said it looks as if the roadway would not allow adequate
discharge. He said Resolution 8.1. and 8.m address the storm sewer pipe inlet for the water
quality pond, which has been an issue.
Chair Holmes asked about the traffic issue on Nathan Lane.
Director Hurlburt stated this development will not contribute to that problem. She
explained that when the property on the opposite side of Nathan Lane develops, the intent
is to realign and that intersection will become a "T" intersection. Director Hurlburt said
the City has posted signs to take 56th Avenue but they can't prohibit cars and trucks from
using Nathan Lane.
Commissioner Clyman said he appreciated Mr. Backer's comments regarding the Hickory
Hills Association wanting to be a partner with the City. He said it is a great reminder that
the adjacent property owners will have that wetland as a bond. Commissioner Clyman said
that he will support the development as it has lots of open space.
MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the
request by Lifestyle Properties for rezoning from FRD (future restricted development), C-2
Neighborhood Commercial) and RMF -2 (Multiple Family) to PUD (planned unit
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development for property located at the southwest corner of the intersection of Nathan
Lane and Bass Lake Road. Roll Call Vote. 7 Ayes. MOTION approved.
Commissioner Musliner expressed reservations with concern for the wetlands, and said
that she found it interesting that the application resulted in an increased amount of
impervious surface coverage.
MOTION by Commissioner Weir, seconded by Commissioner Clyman, to approve the
request by Lifestyle Properties for a PUD general plan and a preliminary plat for "Villas at
Bass Lake Creek" to construct 36 townhouse dwellings and 25 single-family dwellings on
property located at the southwest corner of the intersection of Nathan Lane and Bass Lake
Road. Roll Call Vote. 7 Ayes. MOTION approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Commissioner Holmes without objection to adjourn the meeting at
11:10 P.M.