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HomeMy WebLinkAboutPlanning Commission Minutes 03-02-2005Adopted Minutes City of Plymouth Planning Commission Meeting March 2, 2005 MEMBERS PRESENT: Commissioners Frank Weir, James Holmes, E.J. Clyman, and Kathleen Murdock. Chair Larson arrived at 7:10 p.m. MEMBERS ABSENT: Commissioners Nancy Franke -Wilson and Sarah Anderson STAFF PRESENT: Planning Manager Barbara Senness, Senior Planners Shawn Drill and Marie Darling, Planner Josh Doty, City Engineer Ron Quanbeck, and Office Support Specialist Ranelle Gifford 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Holmes, seconded by Commissioner Murdock, recommending approval of the March 2, 2005 Planning Commission Agenda. Vote. 4 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE FEBRUARY 16, 2005, PLANNING COMMISSION MINUTES MOTION by Commissioner Clyman, seconded by Commissioner Murdock, recommending approval of the February 16, 2005 Planning Commission Minutes. Vote. 4 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. MASTER CIVIL AND CONSTRUCTION ENGINEERING (2004146) Chair Larson introduced the request by Master Civil and Construction Engineering for a comprehensive plan amendment to reguide property located at 10 Zachary Lane from LA -1 Living Area 1) to LA -2 (Living Area 2) and a sketch plan for 42 dwelling units. Adopted Planning Commission Minutes March 2, 2005 Page 2 Senior Planner Darling gave an overview of the February 22, 2005 staff report. She stated the Commissioners received a letter from Michelle Rice with concerns and questions on the proposed project, which is now part of the public record. Ms. Darling summarized and addressed four of the issues raised by Ms. Rice in her letter. Senior Planner Darling said that Ms. Rice stated a concern that 11.6 acres of the property would be reguided, but only 10.4 acres are considered outside the delineated wetland and was concerned wetland acres would be lost. Ms. Darling responded by stating that the boundary line between the LA -1 and PI property is a general indicator of the location of the wetland, but not accurate to the boundary of the wetland. Although some areas of the wetland would be reguided from LA -1 to LA -2, that does not infer that any wetland acres would be lost. The DNR has commented on the application, and due to the buffer and water quality requirements of the City, they have no concerns. Ms. Darling also stated that the Ms. Rice was also concerned about the traffic capacity on northbound County Road 73. She responded that the difference between the trip generation of an LA -1 development and an LA -2 development was minimal, less than a one percent increase over the existing average number of trips on the roadway. She said in regards to the impact to the wetland, staff researched this issue and found that although the residents on the east side of the wetland had noticed an increase in the water level, the people on the west side of the wetland and Minnetonka staff have found the wetland is actually drying up on that side. She said the City has began a wetland and pond maintenance program and as part of that program staff will continue to monitor the situation and identify any concerns with drainage or flooding. Chair Larson asked if the sewer and water services would be shared with Minnetonka. City Engineer Quanbeck said the sewer and water, where they would be connecting, are located within the City of Plymouth. Chair Larson asked about the accessibility of emergency vehicles. Senior Planner Darling said there are two access points proposed with the plan. She said a new cul-de-sac would be constructed that would access County Road 73 at the Ridgemount intersection. The plan shows a secondary access onto County Road 73 further to the north. The City Council may waive the requirement for emergency access if the situation warrants. Commissioner Clyman asked what portion of the property would be dedicated. Senior Planner Darling said the entire wetland area and some of the upland area, although the amount has yet to be determined. Adopted Planning Commission Minutes March 2, 2005 Page 3 Commissioner Clyman asked about the proposed rain garden and water treatment pond. Senior Planner Darling said they are both part of the water -quality treatment program, but each has a different function. She said the pond pre -treats water and controls the rate of storm -water release from the site while rain gardens are designed to increase infiltration into the ground to reduce the amount of run-off from the property. Commissioner Clyman asked about the street grades for the new road. Senior Planner Darling said there is a maximum grade allowed for a street to function, so the existing roadway would change. City Engineer Quanbeck said the plan shows proposed elevations, which indicates the new grades for the road, which are significantly different than the existing roadway. Chair Larson introduced Charlie Nestor, Master Civil & Construction Engineering. Mr. Nestor said he has read the staff report and agrees with the conditions. Chair Larson opened the public hearing. Chair Larson introduced Michelle Rice, 219 Union Terrace Lane North. Ms. Rice said she lives on the northeast side of the proposed project. She asked if this development could be done with the existing guiding. She said she has concerns with the density. She asked if the development would be viable with 3 units per acre. She said she hopes all the impacts are reviewed before a decision is made. Chair Larson introduced Laurie Geddes, 21 Union Terrace Lane. Ms. Geddes said she lives on the east side of the proposed project. She said she has concerns with the protection of the wildlife and the possible increase in density. Chair Larson introduced Harvey Djerf, 217 Trenton Lane. Mr. Djerf said he has concerns with the impact of more development. He said he believes in the value of protecting the wetlands and the environment. He said the protection of the environment and wildlife is more important than the money raised for the City by developing the site. Chair Larson introduced Craig Onsgard, 33 Union Terrace Lane. Mr. Onsgard said he lives on the east side of the proposed project. He said he has concerns with drainage issues. He said currently the water drains within 20 yards of his property. He said if this project is built, he would have more water in his yard. He said he also feels the wildlife should be protected. Adopted Planning Commission Minutes March 2, 2005 Page 4 Chair Larson introduced Dick Mickelson, 212 Union Terrace Lane. Mr. Mickelson said he is concerned with the existing construction debris, concrete, rebar, etc. that is on the site. He asked if an environmental impact study has been done. He asked if County Road 73 would be widened. He said there would be an impact on the traffic levels. Chair Larson introduced Gerald Janes, 102 Willoughby Way, Minnetonka. Mr. Janes said he lives south of the proposed project. Mr. Janes said his property is 15 feet below the grade of the road. He said he has concerns with the location of the street into the project, which may cause lights from traffic to shine into his home. Chair Larson introduced Nancy Crouse, 311 Union Terrace Lane. Ms. Crouse said she has concerns with the wetland area. She said there are small streams that run through it. She said there are deer and other wildlife that should be protected. She asked about the money that was supposed to be designated for parkland. She said there has already been one home on Westwood Circle removed because of the wet soils. She said this has to be addressed if they are going to build condominiums. Chair Larson introduced Dan Krautkremer, 17 Zachary Lane. Mr. Krautkremer said he has concerns with the increased traffic that this project may cause. He said he is against widening County Road 73. He said he has concerns with the impact on his property value and the proposed density levels. He said the proposed entry way would be difficult to access Ridgemount Avenue. He said there should be a stoplight or stop sign at County Road 73 and Ridgemount, although his request to the County had been turned down. Chair Larson introduced Steve Stewart, 1161 Jeans Lane. Mr. Stewart asked what the plan is for the rest of the corridor. He asked if there is a bigger plan for the entire area, or if just this project is being considered. Chair Larson introduced, Mark Talberg, 10 Zachary Lane. Mr. Talberg said he owns the subject property. He said he lives across from the proposed project on the south side. He said he and the Johnson Brothers Construction Company planned to develop the land at the right time and with the right type of housing. He said originally developers approached them with desire to construct 54 to 60 units to make it viable. But together they waited until a better plan was viable. Adopted Planning Commission Minutes March 2, 2005 Page 5 He said they are trying to present a project that is as palatable as can be for the neighborhood as he intends to stay in his existing house. He said a Phase I study has been done on the project. He said he is aware of the debris and material that is there. He said this project is a positive because the debris that is there will be removed. He said the traffic generated by this development would be minimal in comparison with the developments that were approved in Minnetonka. He said it is inevitable that County Road 73 would need to be widened. He said he is at the lower end of density with this project in comparison to what other developers would have proposed. He said in 1996 there was a signed purchase agreement with the City of Plymouth to purchase the wetland. He said the City changed their mind and did not proceed and Johnson Brothers let the City out of the contract. Chair Larson closed the public hearing. Chair Larson asked if the density issues could be addressed. Senior Planner Darling said the number of proposed units could increase if the guiding changed from LA -1 to LA -2. Chair Larson asked what the maximum density is. Senior Planner Darling said with 3-6 units per acre, the maximum number of units would be 62. Chair Larson asked about the drainage concerns and any plans to improve County Road 73. City Engineer Quanbeck said existing drainage problems could be an internal issue with the existing wetland. He said the proposed treatment pond would regulate the rate of the water discharge. He said the proposed project would not affect the drainage off the site. City Engineer Quanbeck said the County at one time had County Road 73 on its Capital Improvement Plan, but it has since been removed from the 5 -year program. Chair Larson asked about the issue raised in regards to the City purchasing the wetland. Senior Planner Darling said the City had tried to acquire all the wetland area, but found that adequate funds were not available to purchase all the property, so the City acquired one piece north of the subject property. Planning Manager Senness said the money that was originally allocated was then diverted to other properties that the City acquired for open space. Chair Larson asked about the impact on property values. Planning Manager Senness said regardless of development, the property values in Plymouth remain steady. She said as a general rule there is a certain value level that would be expected given the land costs. She said this project would be very unlikely to have a negative impact on the surrounding property values. Chair Larson asked Mr. Talberg if he owns the entire site. Mr. Talberg answered affirmatively. Senior Planner Darling said the subject property is currently two parcels of property, one containing Mr. Talberg's home and property, and the second the larger Adopted Planning Commission Minutes March 2, 2005 Page 6 portion that would be developed. Chair Larson asked Mr. Talberg if he is selling the land to the developer. Mr. Talberg said that would be his intent if the project moves forward. Chair Larson asked if this is a rezoning request. Senior Planner Darling said no, stating that the only request is to reguide it from LA -1 to LA -2. She said no change is proposed for the property that is guided PI. Chair Larson asked the applicant to address the impacts to the neighbor in Minnetonka. Mr. Nestor said there would be a large retaining wall that would be necessary to produce a road meeting the maximum grade required by the City. Mr. Talberg said the lighting issues can be addressed with buffering using plantings. Planning Manager Senness said there has not been an environmental assessment (EAW) because this project is below the size threshold where one is required. However, she indicated that most of the issues addressed in an EAW are also addressed at the time the City reviews a development application. She said as far as the plan for the rest of the corridor, the Council determined the City would leave the guiding the way it was and the preference was to respond to applications from each developer as they are proposed. Commissioner Weir asked if there are soil quality issues. Mr. Nestor answered affirmatively. He said because it is near marshland, this brings up some issues with soil quality. He said there are areas where they would have to pile, areas that are stable, and some that have a lot of construction debris that would have to be removed. He said the soil would have to be stabilized and prepared. Senior Planner Darling showed the map of soil suitability from the Comprehensive Plan. She said there are a lot of soil constraints in Plymouth. Commissioner Clyman asked what the intention was in regards to dedicating the wetland to the City. Mr. Nestor said their goal is to dedicate all of the wetland area to the City. Senior Planner Darling said the City does not give park dedication credit for the wetland acres. She said the City would give credit to the upland areas dedicated to the City. Commissioner Murdock asked if reguiding is necessary in order to develop. Mr. Nestor said because it is a difficult site with the soil issues, grading requirements, etc. they are faced with more street upgrades, bringing in fill, and removal of the existing debris. He said the additional cost is a major factor in requesting higher density. Commissioner Holmes asked if Mr. Talberg intends to maintain his residence, which will be surrounded by townhomes. Senior Planner Darling answered affirmatively. Commissioner Clyman said there are also single-family homes across the street. Senior Planner Darling said the site is so much higher, that significant grading would be required to integrate the house site into the rest of the development. Adopted Planning Commission Minutes March 2, 2005 Page 7 Commissioner Weir said the implication has been that the higher the density, the less the quality of home that is built. Mr. Nestor said from a sales perspective, at some point, density has a diminishing rate of return. He said 40-45 units for this site would be the most effective. Commissioner Holmes said he has reservations with wrapping townhomes around a single- family home. He said there is a better way to plan this project. He said Ridgemount Avenue is an accident waiting to happen. He said adding additional traffic to an existing problem doesn't make sense. Commissioner Weir said the secondary access should not be removed from the plan. He said an alternative for emergency vehicles is necessary. MOTION by Commissioner Weir, seconded by Commissioner Clyman, to approve the request by Master Civil and Construction Engineering for a comprehensive plan amendment to reguide property located at 10 Zachary Lane from LA -1 (Living Area 1) to LA -2 (Living Area 2) and a sketch plan for 42 dwelling units. Roll Call Vote. 4 Ayes. Commissioner Holmes voted Nay. MOTION approved. B. UNTIEDT'S GARDEN MARKET. (2005004) Chair Larson introduced the request by Untiedt's Garden Market for an interim use permit to allow operation of a seasonal market for property located at 1605 County Road 101. Planner Doty gave an overview of the February 22, 2005 staff report. Chair Larson introduced Aaron Searl, Untiedt's Garden Market. Mr. Searl said he read the staff report and agrees with the conditions. Chair Larson opened and closed the public hearing, as no one was present to speak on the item. MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request by Untiedt's Garden Market for an interim use permit to allow operation of a seasonal market for property located at 1605 County Road 101. Roll Call Vote. 5 Ayes. MOTION approved unanimously. Chair Larson said item 7A will be postponed to the next meeting to allow all Commissioners the opportunity to be present. Adopted Planning Commission Minutes March 2, 2005 Page 8 C. ST. BARNABAS LUTHERAN CHURCH (2005005) Chair Larson introduced the request by St. Barnabas Lutheran Church for a site plan amendment, conditional use permit amendment, and variances for a church expansion for property located at 15600 Old Rockford Road. Planner Doty gave an overview of the February 18, 2005 staff report. Commissioner Clyman asked if the trees that were recommended to be moved were existing trees. Planner Doty said the trees would be new trees as part of their proposed landscape plan. Planner Doty said the staff recommendation is to move the proposed planting location of 4 trees that are shown on the plan. Planner Doty said the trees would be planted per the landscape requirements. Commissioner Clyman asked if the lights would be on 24 hours a day. Planner Doty said they would be required to comply with the City's Lighting Ordinance. Chair Larson introduced the applicant, Pastor Wayne Peterson. Pastor Peterson said in the past, the lights were on a timer set to shut off at midnight. He said in 1997 there was a church expansion. He said since then, the lights were on throughout the night for security reasons. He said there wouldn't be any lights on the lakeside. Pastor Peterson said there are two exterior wall lights on the north side. Planning Manager Senness said with the new lighting regulations, the curfew is 8:00 p.m. or the close of business. She said they could ask for a special request to exceed those limitations. Chair Larson opened and closed the public hearing as no one was present to speak on the item. MOTION by Commissioner Weir, seconded by Commissioner Murdock, to approve the request by St. Barnabas Lutheran Church for a site plan amendment, conditional use permit amendment, and variances for a church expansion for property located at 15600 Old Rockford Road. Roll Call Vote. 5 Ayes. MOTION approved unanimously. D. HENRY LAZNIARZ (2005007) Chair Larson introduced the request by Henry Lazniarz for rezoning, preliminary plat, and site plan for "South Shore Park Condominiums", for property located north of 11th Avenue and west of South Shore Drive. Senior Planner Drill gave an overview of the February 22, 2005 staff report. He stated the City received an email from Mary Jo Gruidl and a letter from Ted Hoshal, and both are now part of the public record. Adopted Planning Commission Minutes March 2, 2005 Page 9 Commissioner Clyman asked if there is a bus stop because he noticed a lot of pedestrian traffic in the area. Senior Planner Drill said there isn't a transit route on South Shore Drive at this time. He said there would be a trail placed on the east side of the road when South Shore Drive is reconstructed, which is anticipated for 2007. Commissioner Murdock asked Senior Planner Drill to address Mr. Hoshal's letter, with regards to the preservation of open space. Senior Planner Drill said that the City reviewed significant natural resource sites in 1994. This site was evaluated and considered a higher priority site at that time, but because there is a nearby park, the City did not pursue this property for open space or parkland. Planning Manager Senness noted that the vast majority of the site would remain as open space and that the wetland would be protected under the proposed development. Commissioner Murdock asked why condominiums were proposed rather than town homes, and what the proposed value would be. Senior Planner Drill said the condominium project would provide another option for buyers. He said this property wouldn't be suitable for a town home layout due to size constraints, and that the project would not include affordable units. Planning Manager Senness said there are currently a fair number of affordable units in this area of the City. She said the proposed condominiums would provide a good mix with the existing neighborhood. Chair Larson introduced Tom Goodrum, Schoell and Madson, representing the applicant. Mr. Goodrum said they read the staff report and agree with the conditions. Commissioner Weir said the proposed project is very appealing. Commissioner Holmes said considering the small amount of land available, he commends the developer for coming up with a nice development. Chair Larson opened the public hearing. Chair Larson introduced Steve Gunn, 16 Kaiser Avenue, Minnetonka. Mr. Gunn said the City has abandoned the idea of preserving this site and wants to develop it with condominiums. He said his main concern is erosion control with the construction process. He said there is a need for additional silt fences or inspections to make sure they are maintained. Chair Larson introduced the applicant Henry Lazniarz, 1117 Marquette Avenue. Mr. Lazniarz said they would provide proper erosion control, as needed throughout the project. Adopted Planning Commission Minutes March 2, 2005 Page 10 Chair Larson closed the public hearing. MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request by Henry Lazniarz for rezoning, preliminary plat, and site plan for "South Shore Park Condominiums", for property located north of 11th Avenue and west of South Shore Drive. Roll Call Vote. 5 Ayes. MOTION approved unanimously 7. OLD BUSINESS A. REGULATORY POLICIES AND HOUSING AFFORDABILITY A study of the impact of regulatory policies and their effects on housing affordability. Continued from the January 19, 2005 meeting) This item was postponed to the next Planning Commission meeting on March 16, 2005. 8. ADJOURNMENT MOTION by Chair Larson, with no objections, to adjourn the meeting at 9:40 p.m.