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HomeMy WebLinkAboutPlanning Commission Minutes 04-02-2003Approved Minutes City of Plymouth Planning Commission Meeting April 2, 2003 MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, Kendall Griffith, Nancy Franke -Wilson, James Holmes, and Melissa Musliner MEMBERS ABSENT: Commissioner Jason Rohloff STAFF PRESENT: Planning Manager Barbara Senness, Senior Planners Shawn Drill and Marie Darling, Planner Rebecca Bowers, Associate Planner Kip Berglund, 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 Weir, seconded by Commissioner Griffith, to approve the April 2, 2003 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. APPROVAL OF MINUTES MOTION by Commissioner Weir, seconded by Commissioner Griffith, to approve the March 5, 2003 Planning Commission Minutes. Vote. 4 Ayes. Chair Larson and Commissioner Holmes abstained. MOTION approved. 6. CONSENT AGENDA A. SKYLINE DESIGN (2003012) MOTION by Commissioner Weir, seconded by Commissioner Griffith, to approve the request by Skyline Design for a variance to allow an impervious surface area coverage of 47 percent for a three -season room addition for property located at 14865 18th Avenue North (2003012). Vote. 6 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes April 2, 2003 Page 2 B. EMPIRE BUILDING AND REMODELING MOTION by Commissioner Weir, seconded by Commissioner Griffith, recommending approval of variances for lot area, lot width, and side yard setback to allow reconstruction of a fire - damaged home upon the existing foundation at 3515 Walnut Grove Lane North. (2003028) Vote. 6 Ayes. MOTION approved unanimously. 7. PUBLIC HEARINGS A. LIFESTYLE PROPERTIES, INC. (2003004) Chair Larson introduced the request by Lifestyle Properties, Inc. for rezoning, preliminary plat, and site plan for construction of "Bass Lake Villas", an 18 unit development to be located south of Bass Lake Road (County Road 10) and east of Trenton Lane. Senior Planner Darling gave an overview of the March 25, 2003 staff report. Chair Larson asked Senior Planner Darling to expand on the findings regarding lot dimensions in the staff report. Senior Planner Darling stated there is a slight bend in the lot line between Lots 1 and 2. She stated Lot 2 is only 63 feet wide and needs to be 65 feet. She stated the line would need to be slightly adjusted to meet the dimension requirements of the RSF-3 zoning district. Chair Larson asked for further discussion of the item in the findings regarding the availability of adequate infrastructure. Senior Planner Darling stated the Zoning Ordinance requires streets, sewer system, and water supply system to meet the development needs of the property. She stated these were taken into consideration and found to be adequate. Chair Larson introduced the applicant, Bill Gleason with Lifestyle Properties. Mr. Gleason stated he is in agreement with the staff report. Chair Larson opened the public hearing. Chair Larson introduced Jerry Unger, 10607 57th Place North. Mr. Unger stated one concern he has is safety in regards to pedestrians and adequate walking paths. He stated Nathan and Trenton Lanes are very busy streets. He stated the added traffic from the proposed development will only add to the already existing walking dangers. He stated he had proposed adding walking paths along Bass Lake Road, but the staff advised him that the City would not put paths on both sides of the road. Mr. Unger stated his second concern is storm water runoff and drainage. He stated all the water comes into a pond located on Harrison Place property and the association bears all responsibility for maintenance of the pond. He stated there is a tremendous amount of water going into the pond. He stated Trenton Lane typically floods Approved Planning Commission Minutes April 2, 2003 Page 3 between 57th Place and 57th Avenue with even an inch of rain. He stated the pond is overloaded and the residents of Harrison Place are already paying for this. He stated the water from the proposed single family homes should be diverted to somewhere other than the pond on the Harrison Place property. He stated when they dredge the pond, it chews up the sodded property and causes damage to lawn sprinklers. He stated the association is also responsible for that cost. Chair Larson introduced Ron Lustman, 5664 Trenton Lane North. Mr. Lustman stated the townhouses would be selling for $199,000 and the single family for 250,000. He stated his home is appraised at $500,000. He stated houses at the lower values proposed would negatively affect the value of his home. Chair Larson introduced Jeff Thomas, 5685 Trenton Lane North. Mr. Thomas stated he feels the values of the existing homes would be negatively affected by the proposed townhouses and single family homes. Chair Larson introduced a letter into permanent record from Christopher Greene with concerns of existing home values being affected by the design of the proposed homes. Chair Larson closed the public hearing. City Engineer Quanbeck stated Trenton Lane is designated as a minor collector. He stated it would normally have driveway access and was designed that way. He stated a proposed trail along Bass Lake Road would need to be considered by the Park and Recreation Department. He stated there is a trail plan in place on the north side of Bass Lake Road. He stated the Harrison Place Association does have a ponding agreement in place. He stated a separate clause was discussed with the possibility of having the City take over maintenance, but the Council has not agreed to do that. He stated the pond was intended to handle the additional water from the proposed single family homes. He stated the Engineering Staff consulted with the Street Maintenance division and they were not aware of a flooding problem on Trenton Lane. Chair Larson asked if there would be an impact from this development on drainage in the area. City Engineer Quanbeck stated the additional water from the front yards compared to what is already there is insignificant and would not be an issue. Senior Planner Darling stated the Zoning Ordinance does not address the value of homes in any proposed development. She also noted that the City's Comprehensive Plan supports workforce housing and some of this housing would be close to meeting the guidelines for such housing. Planning Manager Senness stated staff recently provided the Commission and Council with a study regarding the impact of subsidized housing on existing neighborhoods and it was found Approved Planning Commission Minutes April 2, 2003 Page 4 there was no negative impact. She stated the Comprehensive Plan shows that on minor arterials there is a potential for trails on both sides. She stated the Park and Recreation Department decided there would not be trails on both sides at this time, but staff would go back and ask them to look at the possibility. Commissioner Griffith asked if the ponding agreement with Harrison Place Association is shared with the other developments. City Engineer Quanbeck stated the other development also has an agreement for that same pond. Mr. Unger stated some of the homeowners don't know they have a ponding agreement. He stated the agreement states that Harrison Place has sole maintenance responsibility. He stated they have no legal means of collecting money from other associations or developments. He stated they will have no leverage 5 years from now if there is a need for maintenance or repair. Commissioner Wilson asked for an explanation of the agreements for the pond maintenance. City Engineer Quanbeck stated these are agreements with the City, not with the other developments. He stated the pond maintenance agreement says if an association chooses not to maintain a pond, the City will then do the work and assess the properties. He stated some may pay, some may be assessed. He stated the agreements do show up in a title search. MOTION by Chair Larson, seconded by Commissioner Weir, to approve the request for rezoning, preliminary plat, and site plan for construction of "Bass Lake Villas", an 18 unit development to be located south of Bass Lake Road (County Road 10) and east of Trenton Lane. Roll Call Vote. 6 Ayes. MOTION approved unanimously. B. ST. BARNABAS LUTHERAN CHURCH (2003014) Chair Larson introduced the request by St. Barnabas Lutheran Church for a conditional use permit and site plan amendment for a columbarium, courtyard, and trail to be located behind St. Barnabas Lutheran Church located at 15600 Old Rockford Road. Planner Bowers gave an overview of the March 25, 2003 staff report. Chair Larson opened the public hearing. Chair Larson introduced Eliott Axelrod, 4265 Polaris Lane. Mr. Axelrod stated his main concern is the deterioration of Turtle Lake. He stated in 1998 he had several discussions with the Engineering Department in regards to the deterioration of the lake. He stated it was at the same time the church had made changes to their parking lot. He stated the Engineering staff said wetlands go through many changes as developments grow around it. He stated since then, Turtle Lake has rapidly deteriorated and the lake is almost dry. He stated he Approved Planning Commission Minutes April 2, 2003 Page 5 would like to see some assurance that this proposal will not affect the natural drainage into Turtle Lake. Chair Larson introduced Wayne Peterson, Pastor for St. Barnabas Church. Mr. Peterson stated the movement of earth took place in 1996 when the City of Plymouth and Hennepin County changed County Road 9 to Rockford Road and from some related development to expand the road. He stated the County needed to create wetlands to replace the ones they were filling in. He stated this was all done with the permission of the City. He stated they kept a swale for drainage and that drains into the lake. He stated that summer was a very dry summer and it was just a coincidence that Turtle Lake looked drier than normal. Chair Larson closed the public hearing. City Engineer Quanbeck stated he is not sure if the outlet for Turtle Lake has been modified over the years. He stated the changes for this project are relatively small and would not affect the lake. Commissioner Holmes stated this is a consideration of a Conditional Use Permit for an extremely permanent structure. He asked who is responsible for the columbarium if the church is no longer in existence. Reverend Peterson stated this is also a concern of people who purchase a niche. He stated the columbarium is a fully enclosed unit on top of a foundation. He stated it is moveable and could be transported to another place. Commissioner Holmes asked if the church dissolves, who would be responsible for moving it. Reverend Peterson stated the next owner would be responsible. He stated his belief is the church will be here for hundreds of years. Planning Manager Senness stated it would be possible to move the columbarium to another site. She stated if the church was going to move, the church would look at moving it. She stated the buyer of the property and the church could negotiate the terms and conditions. MOTION by Commissioner Weir, seconded by Commissioner Wilson, to approve the request for a conditional use permit and site plan amendment for a columbarium, courtyard, and trail to be located behind St. Barnabas Lutheran Church located at 15600 Old Rockford Road. Roll Call Vote. 5 Ayes. Commissioner Holmes voted Nay. MOTION approved. C. GEM Enterprises (2003015) Approved Planning Commission Minutes April 2, 2003 Page 6 Chair Larson introduced the request by GEM Enterprises for rezoning from C-2 (Neighborhood Commercial) to PUD (Planned Unit Development) and a PUD general plan for the existing Plymouth Shopping Center located at 11255 State Highway 55. Senior Planner Darling gave an overview of the March 25, 2003 staff report. Chair Larson introduced the applicant, Jerry Kennedy, 11255 State Highway 55. Mr. Kennedy stated he agrees with the staff report presented by Senior Planner Darling. Chair Larson opened and closed the public hearing as no one was present to speak on the item. MOTION by Commissioner Holmes, seconded by Commissioner Wilson, recommending approval of a rezoning from C-2 (Neighborhood Commercial) to PUD (Planned Unit Development) and a PUD general plan for the existing Plymouth Shopping Center located at 11255 State Highway 55. Roll Call Vote 6 Ayes. MOTION approved unanimously. D. STONEWOOD DESIGN BUILD (2003018) Chair Larson introduced the request by Stonewood Design Build for conditional use permits to allow construction of 1) a single family home on property that does not front on a city street and 2) an attached garage in excess of 1,000 square feet for property located at 235 Black Oaks Lane North. Senior Planner Darling gave an overview of the March 25, 2003 staff report. Chair Larson asked if you can have a sprinkler system in a home that is serviced by a well and not City water. Senior Planner Darling answered affirmatively. Chair Larson introduced the applicant, Tony Lund, Stonewood Design/Build LLC. Mr. Lund stated he agrees with the staff report and 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 Griffith, recommending approval of conditional use permits to allow construction of 1) a single family home on property that does not front a city street and 2) an attached garage in excess of 1,000 square feet for property located at 235 Black Oaks Lane North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. E. INSURANCE ADVISORS INC. (2003023) Approved Planning Commission Minutes April 2, 2003 Page 7 Chair Larson introduced the request by Insurance Advisors Inc. for a conditional use permit to allow 56.7 percent office use within a building located in the I-2 (General Industrial) zoning district, for property located at 15020 -27th Avenue North. Senior Planner Drill gave an overview of the March 25, 2003 staff report. Chair Larson introduced the applicant, Jason Richmond, 3065 Lake Shore Blvd. Mr. Richmond stated he agrees with the staff report and 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, recommending approval of a conditional use permit to allow 56.7 percent office use within a building located in the I-2 General Industrial) zoning district, for property located at 15020 -27th Avenue North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. 8. NEW BUSINESS A. AMY SLAUGHTER (2003013) Chair Larson introduced the request by Amy Slaughter for an interim home occupation license to operate a beauty salon at 18415 - 31st Avenue North. Associate Planner Berglund gave an overview of the March 25, 2003 staff report. Commissioner Holmes asked how long the interim home occupation license is good for. Associate Planner Berglund stated initially it is a one year license. He stated after one year, if there are no complaints, they can apply for a three-year renewal. Chair Larson introduced the applicant, Amy Slaughter, 18415 -31st Avenue North. Ms. Slaughter stated she agrees with the staff report. Commissioner Musliner asked the applicant if she would encourage her customers to park in the driveway. Ms. Slaughter answered affirmatively. MOTION by Commissioner Weir, seconded by Commissioner Musliner, to approve the request for an interim home occupation license to operate a beauty salon at 18415 - 31st Avenue North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes April 2, 2003 Page 8 9. ADJOURNMENT MOTION by Commissioner Holmes, seconded by Commissioner Weir, to adjourn the meeting. Vote. 6 Ayes. The meeting adjourned at 8:15 p.m.