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HomeMy WebLinkAboutPlanning Commission Minutes 06-02-2004Approved Minutes City of Plymouth Planning Commission Meeting June 2, 2004 MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, Nancy Franke - Wilson, James Holmes, and Sarah Anderson MEMBERS ABSENT: Commissioners Kendall Griffith and Melissa Musliner STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb Senness, Senior Planner Shawn Drill, Planner Rebecca Bowers, 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 Wilson, recommending approval of the June 2, 2004 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF MAY 19, 2004 PLANNING COMMISSION MINUTES MOTION by Commissioner Weir, seconded by Commissioner Wilson, to approve the May 19, 2004 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. CAVANAUGH & ASSOCIATES (2004042) Chair Larson introduced the request by Cavanaugh & Associates for a preliminary plat to divide one lot into two single-family lots to be known as "Joe Cavanaugh Addition" for property located at 815 Cottonwood Lane North. Senior Planner Drill gave an overview of the May 25, 2004 staff report. Approved Planning Commission Minutes June 2, 2004 Page 2 Chair Larson introduced the applicant Joe Cavanaugh, 3220 Niagara Lane North. Mr. Cavanaugh said he agrees with the staff report and resolution. Commissioner Holmes asked why the easement for the existing driveway was necessary. Mr. Cavanaugh said Senior Planner Drill had recommended the easement in order to accommodate the existing condition with the driveway. Commissioner Holmes asked why they couldn't lay out the driveway so an easement wouldn't be needed. Senior Planner Drill said there are setback requirements from the lot line for driveways, therefore, there is a need for the easement if a portion of the existing driveway that serves the home on Lot 1 remains on Lot 2. 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 Anderson, to approve the request by Cavanaugh & Associates for a preliminary plat to divide one lot into two single-family lots to be known as "Joe Cavanaugh Addition" for property located at 815 Cottonwood Lane North. Roll Call Vote. 4 Ayes. Commissioner Holmes voted Nay. MOTION approved. B. CARSON, CLELLAND AND SCHREDER (2004026) Chair Larson introduced the request by Carson, Clelland and Schreder for a land use guide plan amendment to reguide the townhome portion of the Mission Ponds development from LA -1 Living Area 1) to LA -2 (Living Area 2) to allow the construction of one single family home. Planner Bowers gave an overview of the May 26, 2004 staff report. She stated the applicant, due to a scheduling conflict for the June 22, 2004 Council meeting, has requested a 60 -day extension which will provide for a review deadline of September 15, 2004 rather than July 17, 2004. Commissioner Wilson asked what the property was across the street. Planner Bowers said it is park land owned by the City. Chair Larson asked if the property was an outlot. Planner Bowers said it is not considered an outlot as this has a Lot and Block legal description. Chair Larson asked if the construction would require any variances. Planner Bowers said it appears as though a home could be built without variances. Chair Larson introduced the applicant, Jeff Carson, with Carson, Clelland and Schreder representing Mission Ponds Homeowners Association. Approved Planning Commission Minutes June 2, 2004 Page 3 Mr. Carson said the best use for this piece of land would be for a single-family home. He said the development of a single-family home on this site would complete the neighborhood. He said it is not their intention to increase the density. He said the concept of open space is deceptive because it is more of a vacant lot. He said this piece of property doesn't fall under the definition of open space. He said there is no place to walk through this parcel as there is a creek and overgrowth that prohibits a trail. Mr. Carson said the idea that this might set a precedent is off - base as there isn't another situation precisely like this one. He said every time you build a home you lose some open space. He said there is less single-family home inventory in Plymouth. He said there is no legitimate public use for this property. Mr. Carson said he is aware of a petition signed by many people opposing the request. He said the petition is deceptive because it is so brief in the description of the request. He said they are willing to work with staff on any concerns that were brought up such as the drainage issues, setbacks, loss of open space. He said building a single-family home on this lot would not be detrimental to the adjacent homes. Commissioner Weir asked if the only reason for reguiding is because of the existing maximum density. Mr. Carson answered affirmatively. He said they have no intention of increasing the density. Chair Larson asked why the Mission Ponds HOA has decided to do this at this time. Mr. Carson said the Mission Ponds HOA President can answer that. Chair Larson introduced Mark Pilon, 11245 -36th Place. Mr. Pilon said he is the president of the Mission Ponds HOA. He said in 1977 the developer traded a single-family lot for an added townhouse unit. He said in 1987 there was a record rainfall which created a flood. He said at the back of this lot a culvert was washed out. He said this made it difficult to get to the subject site. He said there is a modest home proposed for this site which would enhance and compliment the neighborhood. He said the board concluded it makes sense to do this now. He said Mission Ponds has 27 units and are a mature association. He said they have received a grant from the City to rid the property of noxious plants. He said there is a need for modest and affordable homes in Plymouth. Commissioner Wilson asked where Mr. Pilon's home is in relation to the property. Mr. Pilon indicated on the map that his home is located southwest of the vacant land. Chair Larson asked Mr. Pilon to address the specific reason for building a single-family home. Mr. Pilon said the Mission Ponds HOA has fiscal responsibilities. He said they have had problems maintaining the vacant land because it is so detached from the other property. He said the cost of maintaining the common open space would drop about $1,000 a year if a home were built there. Chair Larson asked who was responsible for replacing the culvert that was washed out. Mr. Carson said he didn't know. Approved Planning Commission Minutes June 2, 2004 Page 4 Chair Larson introduced Janet Sullivan, 11355 -36th Place North. Ms. Sullivan said when the culvert was washed out they owned the land bridge and the City owned the culvert. She said the City came in at that time and repaired it and put in rock. She said she is under the impression that the City owns the culvert. Chair Larson opened the public hearing. Chair Larson introduced Janet Sullivan, 11355 -36th Place North. Ms. Sullivan said she is on the board of directors for Mission Ponds but is speaking on her own behalf. She said they have no access to the vacant area. She said after the culvert washed out they were unable to get to the property. She said the neighbors continue to complain about the lawn maintenance. She said they have approached both adjacent homeowners with the possibility of selling the property to them. She said they were not interested in purchasing the land. She said the proposed home would not block the sunlight. She said there are existing trees that do that. She said it would be to everyone's advantage to sell the land for single-family construction. She said the lot would be better maintained then. She said the City would benefit from the added taxes and have less complaints on the maintenance of the land. She said by selling the land for development it would be a practical solution to everyone's problem. Chair Larson introduced Ert Jones-Hermerding, 11355 -37th Avenue North. Mr. Jones-Hermerding said he understands the request and opposes it. He said he lives in a City with great vision. He said he appreciates the vision of the City with art, green space, and not always being focused on money. He said it is difficult to see the open space as a vacant lot. He said there are questions about drainage that haven't been addressed. He said this is their community and now they want to change it to help out with the burden of maintenance costs. Chair Larson introduced Susan Peterson, 8880 Black Oaks Lane N. Ms. Peterson said she is the attorney representing Kenneth and Barbara Root. Ms. Peterson reviewed the land use guide plan amendment checklist. She said several of the required items have not been met. She said the land was not intended to be used for a single family home when it was originally guided. She said the intended use was for green space. She said there would be increased density, less sunlight, water quality impacts, and the need to relocate the easement. She said allowing a home to be built on designated green space would have a negative impact on the surrounding land owners. She said consistency is the purpose of the City's Comprehensive Plan. She said granting this request would set precedent and would appeal to landowners motivated by money. She said the nature, character, and quality of the neighborhoods could be affected. She said they oppose this request. Approved Planning Commission Minutes June 2, 2004 Page 5 Chair Larson introduced Ken Root, 11335 -37th Avenue North. Mr. Root said he lives west of the vacant land. He said they have lived in their current house for about a year. He said they have never complained about the lawn not being mowed. He said they did have concerns with the dying elm trees. He said on April 15 he sent a letter to the City's Community Development Department. He said the letter addressed 1) that they liked the open space and were told it would remain green space from the beginning of the development, 2) the proposed house would have a larger foot print than any of the neighboring homes, which would add to the existing drainage problem, and 3) the green space protects the environment. He said 50 of the 52 homeowners, signed the petition against this project He said all of these people live in this neighborhood. He said they oppose this request and ask the Commission to deny this request. Chair Larson introduced Michael Monahan, 3710 Arrowood Lane. Mr. Monahan said the area in question used to be West Medicine Lake Road. He said in 1977 they were able to drive across this area. He said the plans showed a trail coming from the upper park area crossing over 36th Place. He said the culvert was blocked by storms. He said the area is green space it should be designated as a nature area. Chair Larson introduced, Steve Chesebrough, 11255 -36th Place North. Mr. Chesebrough indicated he lives southwest of the vacant land. He said he owns his unit and the land parcel. He said they own 1/27 of the common land area. He said to protect their interest they feel the Homeowners Association needs to take two additional steps before proceeding. First would be to hold a special meeting to obtain approval from all the owners who belong to the HOA. Second, to prepare a written assurance that the allowable density would not double. He said they should execute an amendment that no more development would be allowed on the Mission Ponds property. Chair Larson closed the public hearing. Chair Larson asked about the potential size of the home and if it would be in balance with the existing homes in the neighborhood. She also asked if there would be drainage issues. Planner Bowers said the proposed home would have setback requirements that would need to be met. She said it would have to be a modest home, narrow through the middle, to accommodate the unusual shape of the lot. Chair Larson asked if the potential size of the home correlates with the cost of the land. Mr. Carson said the he is unsure of the price of the lot at this time. He said rather than requiring a modest home, you could call it architecturally interesting. Approved Planning Commission Minutes June 2, 2004 Page 6 Director Hurlburt said as a condition of the reguiding the City can't place limitations on the size of the home or setbacks, as that is determined by the zoning classification it falls under. City Engineer Quanbeck said the drainage would be similar to that of the other existing homes. He said the vegetation and buffers could be used to limit erosion. Director Hurlburt indicated a question was raised as to whether or not the reguiding could allow any other kind of development. Planner Bowers said all the owners would have to be willing to sell their homes to redevelop and it would have to be reviewed under current requirements. It would be unlikely to develop anything other than the proposed request. Director Hurlburt asked if the lot could accommodate a twinhome. Planner Bowers said the RSF-2 Zoning district only allows for one single-family home. Commissioner Wilson asked if the City is affected by the increased tax base. She said the State Legislation doesn't allow the City to recoup taxes on new -builds. Director Hurlburt said there could be levy limits in place which is a year to year question on the City's revenues. Commissioner Wilson said the City doesn't profit from vacant land being built on. Commissioner Holmes asked if all members of the Homeowners Association needed to vote yes before they could go forward with the project. Mr. Carson said all the members would have to sign off. He said this matter has been brought up twice before and they haven't had any negative response until today. He said they haven't taken the step of everyone signing off at this point. Chair Larson asked why the City is reviewing this even though it is possible that the owners in the HOA may not be in favor of the project. Mr. Carson said the owners have indicated that they want to move forward. Director Hurlburt said this is not unlike a lot of development applications. There are contingencies that have to followed by the entity that is proposing the project in that if they fail to get the required signatures from owners, they wouldn't be able to record the lot division or subdivision. She said they don't need the signatures to make application with the City. Commissioner Weir said he has not heard any compelling information that would prompt him to recommend approval of this request. MOTION by Commissioner Weir, seconded by Commissioner Wilson, to deny the request by Carson, Clelland and Schreder for a land use guide plan amendment to reguide the townhome Approved Planning Commission Minutes June 2, 2004 Page 7 portion of the Mission Ponds development from LA -1 (Living Area 1) to LA -2 (Living Area 2) to allow the construction of one single family home. Commissioner Anderson said she concurs with Commissioner Weir and will be voting to deny the request. She said there has been a long history of this open space and feels it would be detrimental to the neighborhood to make a change. Commissioner Holmes said he also will be voting against the item as he feels there are some alternatives that could be exercised rather than selling the lot which would require a significant change. Chair Larson said she has not heard any compelling reason to approve the request. She said this is entirely in the interest of the applicant. She said the intended use was open space. Chair Larson said she lives in an older neighborhood. She said they also have an outlot that could be potentially buildable. She said she asked the City 15 years ago and was told the land was designated as an outlot. She was happy to see it remain as open space. She said this is a good opportunity for an enhancement to the neighborhood. Roll Call Vote. 5 Ayes. MOTION approved. C. CITY OF PLYMOUTH (2003114) D. CSM CORPORATION (2004024) Chair Larson introduced the request by the City of Plymouth to consider a comprehensive plan amendment to the Transportation Plan chapter that would remove the proposed segment of Medina Road between Vicksburg and Dunkirk Lanes from the plan. She said this item and the request by CSM Corporation for a comprehensive plan amendment and PUD (Planned Unit Development) sketch review to allow redevelopment of the Dana Spicer site located at the southwest corner of State Highway 55 and Vicksburg Lane would be heard concurrently as one public hearing. Planning Manager Senness gave an overview of the May 13, 2004 staff report on the Medina Road amendment. Planning Manager Senness introduced Dave Montebello, with SRF Consulting Group, Inc. Mr. Montebello gave an overview of the Medina Road Transportation Study that was conducted by SRF Consulting Group, Inc. He said the study was done to assess the potential traffic impacts of removing a future segment of Medina Road between Vicksburg Lane and Dunkirk Lane from the City's Comprehensive Plan. He stated Medina road is a collector road that is designed to serve shorter trips that occur entirely within the City. He said people going east/west in this area primarily use Highway 55. He highlighted the results of the traffic, safety and environmental Approved Planning Commission Minutes June 2, 2004 Page 8 issues. He said it is expected that Highway 55 will be congested in 2030, even it if were improved to a 6 -lane expressway. The lack of east -west alternatives south of Highway 55 will cause traffic to seek alternative routes, putting more traffic on local streets. Mr. Montebello said the operational analysis identifies the quality of flow through an intersection based on a Level of Service (LOS). Intersections are given a ranking from LOS A through LOS F. He said the intersections of County Road 101 and Peony Lane and Highway 55 and County Road 24 both operate at LOS D or better. Vicksburg Lane and Highway 55 operates at LOS E. He said LOS A -D is generally an acceptable level by drivers. He said based on the forecast volumes, the intersections at County Road 24/Vicksburg Lane and Highway 55/Vicksburg Lane in 2030, would operate at LOS F. Mr. Montebello said the regional model forecasts 5,600 vehicle trips per day along the proposed segment of Medina Road by the year 2030. The majority of the trips that would use this linkage are locally generated trips from the City of Plymouth. Out of the total 5,600 trips, 75 percent of them are estimated to have local origins and destinations. He said approximately 2,300 trips or 40 percent of the total would have very localized origins and destinations between Vicksburg Lane and County Road 24. He added another 35 percent would have local origins and destinations in other areas of Plymouth. The remaining 25 percent had origins or destinations outside the area. Mr. Montebello said the impact of Medina Road on safety and emergency services was reviewed. There were approximately 50 crashes over a three-year period for County Road 24/Vicksburg Lane and Highway 55/Vicksburg Lane. He said this is near the average for crash rates. He said a direct connection would positively impact Fire Station III by improving the response time by 90 seconds. He said the Medina Road Study's recommendation is that the City of Plymouth retain the Medina Road connection in its Comprehensive Plan. He said this does not commit the City to the future construction. Chair Larson asked what Vicksburg, Dunkirk and Niagara Lanes are classified as. Mr. Montebello said Vicksburg Lane is classified as a minor arterial which means it's purpose is to move traffic serving longer trips. He said Dunkirk and Niagara Lanes are classified as major collectors. Commissioner Weir asked if there are any reasons for not keeping Medina Road in the City's Comprehensive Plan. Mr. Montebello said there is no harm in keeping Medina Road in the Comprehensive Plan. He said the future segment of Medina Road is designated as part of the City's Municipal State Aid MSA) system. This roadway connection generates a portion of the City's state aid revenues. It if were removed from the City's Comprehensive Plan, it would also have to be removed from the Approved Planning Commission Minutes June 2, 2004 Page 9 MSA system. He said the City would need to find other streets to designate on its MSA system to avoid losing revenues. Planning Manager Senness said some of the advantages of removing Medina Road would be less traffic on Medina Road west of Dunkirk Lane, the avoidance of wetland filling, less impervious surface, and the City would not have to expend scarce resources. She said the advantages of retaining Medina Road would be less cut -through traffic on local streets, less congestion at the Highway 55 and Vicksburg Lane intersection, reduced travel times from Fire station III to the east, and flexibility without the commitment to constructing the roadway. She said based on this information and the SRF Medina Road Study, the advantages of retaining Medina Road out- weigh the advantages of removing it. Commissioner Weir asked if we remove the segment of Medina Road now, can it be put back in the future. Planning Manager Senness said that could be done by going through the same process of a Comprehensive Plan amendment to the Transportation Plan. Senior Planner Drill gave an overview of the May 25, 2004 staff report for the CSM proposal. Senior Planner Drill introduced Carla Stueve with SRF Consulting Group, Inc. Ms. Stueve said the previous study conducted in June, 2003 included a proposed Kohl's, Lowe's, Walgreen's, and restaurants. The revised study that was conducted in April, 2004 was similar but also included some housing and a daycare center. She gave an overview of the Level of Service (LOS) ratings during p.m. peak hours. She said currently the intersection of Highway 55 and Vicksburg Lane operates at a LOS E with a 108 -second delay per vehicle. She said the updated study shows an increase of daily trip counts. She overviewed the 2006 traffic operations with and without Medina Road. She said the recommended improvements at Highway 55 and Vicksburg Lane are dual lefts on all approaches. She said these are recommended regardless of what happens with the site. She said the recommendation for the intersection at Vicksburg and 32nd Avenue is installation of a traffic signal, re -striping of the east and west approaches to provide a left turn lane, and a southbound right turn lane into the site for safety purposes. Mr. Montebello presented information on the Vicksburg Lane Traffic Study. He said the existing traffic volumes have doubled over the last 10 years. He said it compares favorably with other roadways as far as safety is concerned. He said daily volumes are expected to increase by 33 percent in the future. He said they looked at a four -lane to three -lane comparison. He said more traffic in through lanes with the three -lane alternative reduces the number of gaps and results in transition problems south of 18th Avenue North. He said the Vicksburg Lane Study recommendation is to reclassify Vicksburg Lane as an "A" minor arterial, transition intersections to a five -lane section over time, and relocate the trail crossing to 25th Avenue/Shenandoah Lane by constructing a short piece of trail along the east side of Vicksburg Lane. Commissioner Anderson asked when people exit the proposed site if they would be able to go north on Vicksburg Lane. Approved Planning Commission Minutes June 2, 2004 Page 10 Mr. Montebello answered affirmatively. Senior Planner Drill said Mn/DOT had reviewed the proposal and stated the existing Highway 55 right-of-way is sufficient to handle a 6 -lane section with dual turn lanes at the intersection of Vicksburg Lane. Senior Planner Drill provided a summation of the fiscal impact on the City. He concluded with the proposed PUD sketch indicating that it would include a Lowe's Home Improvement Store, Walgreen's Pharmacy, M & I Bank, specialty retail, high -turnover restaurant space, and a fast food with drive-thru. He indicated that several emails were received regarding the request and are part of the public record. Commissioner Anderson asked how many units were proposed for the senior apartment and if the traffic study took that into consideration. Senior Planner Drill said the sketch was based on a floor plan with 50 units. He said the traffic study didn't look specifically at traffic for a senior apartment. The study was based on the daycare use because that use would generate the highest traffic volumes. Commissioner Anderson asked how many senior housing units are vacant in the City. Director Hurlburt said the affordable vacancy rate is minimal. She said Plymouth Towne Square has a long waiting list. She said there are some high end units that have some openings. She said this housing project would be similar to Plymouth Towne Square with moderate and low income requirements. She said the Plymouth HRA has expressed some preliminary interest, but will not contact the applicant unless the reguiding is approved. Chair Larson introduced John Gelderman, CSM Corporation. Mr. Gelderman gave a presentation of the proposed project called Shops at Plymouth Creek, detailing the changes they have made since their first proposal. He compared the different type of plans between industrial and commercial/retail development. He said it is better suited for retail uses. He stated their plan includes mixed uses. He said the loading area of Lowe's has been moved further from the residential use. He gave examples of small retail shops, streetscape elements, stand alone buildings, and landscaping. He said the anchor for the center would be Lowe's. He showed the development perspective from Highway 55 and Vicksburg Lane. He said the proposed housing area would be located on the south portion of the site and would have it's own entrance from Vicksburg Lane. He said a daycare facility is also a possible use for the south portion of the site. He said the plan includes walkways, courtyard spaces, ornamental lighting, and heavy landscaping. He said overall the location is better suited for retail, considering the visibility of the site, the quality access, the proximity to current retail, and the central location in the city. Chair Larson introduced Ted Simons, Director of Real Estate with Lowe's Company. Approved Planning Commission Minutes June 2, 2004 Page 11 Mr. Simons said Lowe's are currently located in 45 states. He said they are currently under construction in Minneapolis. He said Lowe's is a home improvement retailer. He said each store is a home improvement department store. He said they are different from Mendards and Home Depot as they are well lit, organized and orderly, and offer a larger selection. Chair Larson opened the public hearing. Chair Larson introduced Tom Esselman, 2355 Yuma Lane North. Mr. Esselman said he has concerns with cut -through traffic issues. He said there are no sidewalks in his neighborhood. He said removing Medina Road from the plan would be detrimental. He said the use of Medina Road might help with the cut -through traffic. Chair Larson introduced Clint Faust, 2870 Weston Lane. Mr. Faust said he lives near the proposed development. He said he will be addressing the fiscal impact of the project on the City. He said there would be a cost to the City with this project. He said staff, police officers, fire fighters will all be stretched. He said the project would increase tax revenue which then would have a fiscal impact on the City. He summarized the current site taxes collected versus the taxes collected if it were developed industrial. He said the City will yield an increase in tax revenue if they allow industrial development. He showed a 10, 15 and 20 year analysis on tax collected based on a $30,000,000 -valued site. He said there would be an economic impact on other businesses such as Dundee Nursery and Hamel Building Supply. He said there would be an increased need for city staff, police, and other ongoing services. He said this would be a deviation from the City's Comprehensive Plan. He said the added traffic could possibly cause $530,977 worth of wasted time stuck in traffic. He said commercial development may not be an economic winner. He said there is no guarantee that these businesses will be successful. He said we need to deal with the traffic issues responsibly. He said there are existing commercial sites in Plymouth that are vacant and could be utilized for this proposal. Chair Larson introduced Jim Willis, 16511 26th Avenue North. Mr. Willis said Medina Road should remain in the City's Comprehensive Plan. He said Highway 55 is congested today and will only deteriorate. He said the traffic by 2030 will deteriorate to a Level of Service F. He said this will add to the cut -through traffic in adjacent neighborhoods. He said the City's Comprehensive Plan tries to deal with cut -through traffic. He said it is poor planning to support the removal of Medina Road from the Comprehensive Plan. He said sound infrastructure supports quality development. He said the proposed big box development is a virtual traffic magnet. They draw customers from a large region well beyond our community. He said the land use change proposed would have a significant and permanent impact upon the transportation infrastructure at the intersection of Highway 55 and Vicksburg Lane. He said the property is zoned for industrial use and should continue to retain that zoning classification. He Approved Planning Commission Minutes June 2, 2004 Page 12 said an expanded industrial use would generate considerably less daily and p.m. peak hour traffic. He said the proposal is not sound from a transportation system impact perspective, a land use perspective or a fiscal perspective. Chair Larson introduced Don Sandell, 16000 26th Avenue North. Mr. Sandell said the neighborhood group is in agreement that they don't want the CSM project to progress, but may not have the same opinion on the Medina Road issue. He said he has concerns with Medina Road being connected to Weston Lane. He said this will cause a major traffic by- pass. He said there is already existing traffic congestion at Highway 55 and Vicksburg Lane. He said the big box commercial developments have been shown to generate added traffic. He said commercial strip zoning creates unsafe traffic patterns. He summarized the goals and policies of the Plymouth Policy Plan. He said the existing site has rolling terrain, woodland and wetlands and preserving these is a goal of the City of Plymouth. He said some of the wetlands have been there since 1960. He highlighted the Plymouth Wetland Guidelines and Tree Preservation plan. He said there is high quality wetland on the Dana Spicer site which should be preserved. He said the vision statement is to protect and enhance the environment. He said whatever is developed on the site should preserve the wetlands, the buffer area, maintain as much of the original rolling terrain, and preserve as many trees as possible. Chair Larson introduced Bob Patton, 16015 -26th Avenue North. Mr. Patton said this is similar to buying a car, when there is only one left the lot. He said there is pressure that if you don't buy it today, it will be gone tomorrow. He said we need to be patient and ask if this is what we really want for this site. He said there isn't a great deal of merit other than to the developer. He said there isn't a connection with the downtown area because of the separation with Highway 55. He said the big box development may displace other existing businesses in Plymouth. He said the site is too small for multi -family. He said the traffic levels will be greatly impacted. Chair Larson introduced Mike Simms, 17850 -18th Circle North. Mr. Simms said he has lived in Plymouth for 8 years. He said he has seen significant residential growth over the last 8 years. He said along with that comes the need for commercial retail development. He said 8 years ago there wasn't a downtown. He said this development will provide for the growing needs of this community that aren't available now. He said he supports this request. Chair Larson introduced Gary Landis, 4590 Weston Lane North. Mr. Landis said he supports the request by CSM Corporation. He said he supports the senior housing plan and the added jobs for the community. Approved Planning Commission Minutes June 2, 2004 Page 13 Chair Larson introduced Evan Petty, 2370 Archer Lane North. Mr. Petty said they have a cut -through traffic problem in his neighborhood. He said there are no sidewalks and many children are using the streets to walk and ride bikes. He said the additional traffic is his main concern. He said the traffic problem will only get worse and feels that Medina Road should stay on the Comprehensive Plan. He said there are other commercial sites that could accommodate CSM's proposal. He said he does not support this request. Chair Larson introduced Tom Tegeder, 16320 -28th Avenue North. Mr. Tegeder said he lives south of the proposed development. He said he supports the removal of Medina Road and the proposed development of the Dana Spicer site. He said the traffic at Vicksburg is bad now and will be bad after. He said allowing the commercial development will generate improvements to the roadway. Chair Larson introduced Greg Merz, 12520 -29th Avenue North. Mr. Merz said he supports the proposed CSM project. He said he supports it for economic reasons and consistency with the City of Plymouth's mission. He said approval of this project will mitigate some of the costs for the road improvements. He said Lowe's alone will provide 175 good paying jobs. He said it is conveniently located and it is a complimentary use. Chair Larson introduced Pete Cahill, 16305 -29th Avenue North. Mr. Cahill said he lives south of the proposed site. He said he has concerns with pollution, noise and traffic congestion. He said two acres of wetland would be filled if Medina Road is built. He said it also divides the wetland. He said that would be a major impact on the environment. He said Medina Road should be taken off the plan and a berm should be built which would address the noise issues. He said there could be a different route for emergency vehicles, such as extending Dunkirk Lane out to Highway 55. He said Vicksburg Lane should be classified as an A minor arterial. He said there is still some room for improvements or alternatives to the proposed plan. Chair Larson introduced Brian McMorris, 3255 Garland Lane North. Mr. McMorris said he lives east of the proposed site and is adjacent to Medina Road. He said he already has cut -through traffic in his neighborhood. He said most of the traffic on Highway 55 is not from Plymouth residents, but rather other cities to the west. He said if Medina Road is not constructed it may force the State to address the issues on Highway 55. Chair Larson introduced Mike Monson, 1805 Kirkwood Lane North. Approved Planning Commission Minutes June 2, 2004 Page 14 Mr. Monson said he has been a Plymouth resident for 20 years. He said he was involved in the Hom Furniture development which was an industrial site that changed to commercial. He said he also had involvement with the Schneiderman's Furniture project. He said he supports the request by CSM Corporation. Chair Larson introduced Joni Lauffenburger, 2610 Black Oaks Lane. Ms. Lauffenburger said she has concerns that if Medina Road is connected it would become a way to bypass the traffic on Highway 55 and hop back on at the next light like a service road. She asked if Plymouth wants a major highway going through the middle of the city. She said there are several retail sites available that are vacant. Chair Larson introduced Judy Hillesland, 980 Xene Lane North. Ms. Hillesland said Vicksburg Lane becomes a two-lane road after County Road 6. She said the sports dome has just been approved and is going to increase the traffic on Vicksburg Lane. She said she is concerned with being able to get out onto Vicksburg Lane. She said she has seen the traffic change along County Road 6. She said the traffic will become more congested if this project goes forward. Chair Larson introduced Tony Strauss, 16700 -40th Avenue North. Mr. Strauss said he supports the request by CSM Corporation. He said the services being proposed are in high demand. He said some of the vacant spaces that were talked of have leases in the works so they may not be available options. He said all of Plymouth can benefit from this project. Chair Larson introduced Dan Parks, 2630 Zanzibar Lane North. Mr. Parks said there is a large mixture of opinions on the proposed project. He said the closer you are to the area, the more you feel affected. He said he hopes the issues of the closest affected would be addressed as well as also recognizing that this could benefit all of Plymouth. Chair Larson introduced Eric Bjorlin, 2935 Weston Lane North. Mr. Bjorlin said he opposes the project because of the added traffic congestion. He said this isn't a good transition. He said there will be noise from trucks. He said if Medina Road goes through, Weston Lane would need to be a cul-de-sac. Chair Larson closed the public hearing. Chair Larson asked if the traffic issues raised could be addressed by the City's transportation consultant. Approved Planning Commission Minutes June 2, 2004 Page 15 Mr. Montebello said the sentiment is correct that there is a lot of growth west of Plymouth and Highway 55 won't be able to handle that growth. He said there is an ongoing study for Highway 55. Ms. Stueve said the current LOS (Level of Service) for Highway 55 and Vicksburg Lane is E which has an approximate 108 -second delay per vehicle. She said after the development it would go to an F with no traffic improvements. However, with the related intersection improvements, the LOS would remain at LOS E, and the delay per vehicle would improve to 79 seconds. Director Hurlburt asked how that is possible with the increase in traffic volumes. Ms. Stueve said not all of the trips are considered new trips to the system. For example, patronizing complimentary uses on the site such as using the bank and a restaurant would not be considered two trips. Or if they are passing by and stop at a store, they are already in the area and that would not be considered an additional trip. Director Hurlburt asked if the traffic study looked at the impact south of County Road 6. Mr. Montebello said County Road 6 would experience a similar problem as traffic levels grow. There is a three way stop at the Vicksburg Lane/Gleason Lake Drive intersection, but no signal to provide gaps in traffic flow heading north from that point. He said that could be looked at in the future to gain more gaps. Director Hurlburt said one idea brought up was to build a road directly to Highway 55 for emergency vehicles. Mr. Montebello said Mn/DOT would not be interested in a break to allow another access to the facility. He said Mn/DOT is more interested in limiting the access. He said limiting access to the neighborhoods could affect the convenience to the users and people who live there. In these traffic studies, there are always trade-offs. He said residents don't want to give up convenience to get rid of cut -through traffic. Director Hurlburt asked if the question raised in regards to Weston Lane could be addressed. Planning Manager Senness said connecting Weston Lane through to Medina Road is not part of this project. She said there is no plan that would occur in the future either. In order to preserve the intended function of Medina Road, it would not be favorable to make the connection. City Engineer Quanbeck said the right-of-ways do connect, but that doesn't mean the streets will connect. He said there are concerns with cut -through traffic and easier access. City Engineer Quanbeck said in regards to the wetlands and infiltration issues, this development drains to Gleason Lake not Parkers Lake. He said the standards for reviewing are to encourage the use of infiltration basins, native plantings, so at a later point in the development process staff would encourage the applicant to do so. The wetland itself doesn't touch the CSM property, other than the finger that extends into the property. He said they will have to replace that wetland with an equal amount. He said the wetland impacts are divided into two issues. The construction of Medina Road would have more of an impact on the wetland and it would have to be mitigated. Approved Planning Commission Minutes June 2, 2004 Page 16 Director Hurlburt said when this request was reviewed a year ago there was a TIF application in place. She said there isn't a TIF application in place at this time with the present request. That would be analyzed in detail once it was received. She said the fiscal impact on the City isn't a factor that is reviewed in great detail. Commissioner Anderson asked if the plan for Medina Road came before the development along Weston Lane. She asked if Medina Road is built, could the berm be placed on the other side. City Engineer Quanbeck said if Medina Road is built, there would be limited space for additional berming. Director Hurlburt said if the plan for the CSM project was revised and they left some space at the south end of the site, they could provide a design that could have an additional berm outside the right-of-way. Chair Larson asked about truck traffic and where delivery entrances would be. Senior Planner Drill indicated the driveway entrance would be off of Vicksburg Lane where the existing Medina Road lines up. He said the loading area would be located on the north side of Lowe's. Chair Larson asked if the hours of operation could be limited for the trucks. Senior Planner Drill answered affirmatively. Chair Larson asked when the garden center lights would be on. Mr. Moylan with Lowe's Companies said the garden center lights would be off when the store closes at 10:00 p.m. MOTION by Commissioner Weir, seconded by Commissioner Holmes, to retain the proposed segment of Medina Road between Vicksburg and Dunkirk Lanes in the Transportation Plan Chapter of the Comprehensive Plan. Roll Call Vote. 5 Ayes. MOTION approved. MOTION by Commissioner Weir, seconded by Commissioner Anderson, to approve the request by CSM Corporation for a comprehensive plan amendment to reguide 23.6 acres to C Commercial) and 5.1 acres to LA -4 (Living Area 4) on the City's land use guide plan for property located at State Highway 55 and Vicksburg Lane North. Commissioner Anderson said she would support the request if there were consideration of an option that would allow a berm. Staff said that comment would be incorporated in the Resolution that provides comments on the PUD Sketch. Commissioner Wilson said she is inclined to deny the request. Approved Planning Commission Minutes June 2, 2004 Page 17 Commissioner Larson said she is in support of the request because there would be more control or discretion with a commercial zoning. If it remains industrial, the situation could be worse. Commissioner Weir said if it remains industrial we have a large site with an industrial building that isn't being used. Commissioner Holmes said there were several traffic issues raised, however the traffic levels are bad now and will only get worse. He said the proposed commercial development would prompt some street improvements. Director Hurlburt noted that a special Planning Commission meeting was held to discuss revisions to the Lighting Regulations. She said if that moves forward it could be applied to this project. Chair Larson said the proposed retail stores should be geared towards the needs of seniors. Commissioner Holmes said if the proposed housing was located closer to other residential areas, it may be a better transition. Roll Call Vote. 4 Ayes. Commissioner Wilson voted Nay. MOTION approved. 7. ADJOURNMENT MOTION by Chair Larson, with no objections, to adjourn the meeting. The meeting adjourned at 12:55 a.m.