HomeMy WebLinkAboutPlanning Commission Minutes 07-20-2005Approved Minutes
City of Plymouth
Planning Commission Meeting
July 20, 2005
MEMBERS PRESENT: Vice Chair Frank Weir, Commissioners Nancy Franke -Wilson,
Sarah Anderson, E.J. Clyman and James Holmes
MEMBERS ABSENT: Chair Peggy Larson and Commissioner Kathleen Murdock
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planner Marie Darling, Senior Planner Shawn Drill, City
Engineer Ron Quanbeck, and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Holmes, seconded by Commissioner Anderson, to approve
the July 20, 2005 Planning Commission Agenda. Vote. 5 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JUNE 29, 2005, PLANNING COMMISSION
MINUTES
MOTION by Commissioner Holmes, seconded by Commissioner Wilson, to approve the
June 29, 2005 Planning Commission minutes. Vote. 5 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. LIFESTYLE PROPERTIES (2005033)
Vice Chair Weir introduced the request by Lifestyle Properties for rezoning, preliminary
plat, site plan, conditional use permit and variance to allow the construction of thirteen, 12 -
unit apartment buildings to be called the "Villas of Bass Lake Creek" for property located
at the southwest corner of the intersection of Nathan Lane and Bass Lake Road (County
Road 10).
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Senior Planner Darling gave an overview of the July 12, 2005 staff report. Senior Planner
Darling said staff recommends keeping the public hearing open as the developer will be
submitting revised plans which would offer a better transition between the development
and the single family homes to the south and east.
Commissioner Clyman complemented city staff for their professional handling of this
proposal. He asked about the issues regarding handicapped access in parking lots.
Vice Chair Weir introduced the developer, Bill Gleason, Lifestyle Properties. Mr. Gleason
said they met with the engineer today regarding the handicap issue and determined that the
stairways indicated on the plans are not accurate. He said there are buildings that back up
to parking lots so the majority of tenants would have quick access. Mr. Gleason said the
goal for this project was to bring affordable housing for seniors to Plymouth. They have
since met with the neighbors and will work closely with the City to bring this project
forward. He said he is unhappy and disappointed about the time and effort spent to now
table this project, but understands the concerns regarding transition between the single
family homes and the proposal and will address that issue.
Vice Chair Weir opened the public hearing.
Vice Chair Weir introduced Bruce Polaczyk, 5520 Nathan Lane #3, who spoke on behalf of
the Hickory Hills Townhouse Association. Mr. Polaczyk said several years ago the City
Council approved a plan that would change the guide plan from commercial to a density
that was consistent with LA -2 and LA -3. He said the Hickory Hills residents supported
that change because any development that would occur would be an extension of the type
of building in Cardinal Ridge and Hickory Hills. Mr. Polaczyk stated this proposed plan is
out of character for the neighborhood and in conflict with the guide plan. He said 55 -foot
high, three-story buildings and 30 -foot high, one-story buildings are not smooth transitions.
He said the traffic increase would result in 1200 to 1500 trips per day and Nathan Lane and
Co. Rd. 10 are severely congested now. He suggested a full-blown intersection analysis be
completed to determine that the south leg of the intersection would not deteriorate. Mr.
Polaczyk said he is concerned about the filling of wetlands. He said grading of the slopes
of Bass Creek would affect the ecosystem. Mr. Polaczyk asked the Planning Commission
to deny the request and ask the developer to submit a new preliminary site plan more
consistent with the neighborhood.
Vice Chair Weir introduced David Hanson, 5660 Trenton Lane N. Mr. Hanson said he
appreciated the developer meeting with the neighborhood to ease concerns. He said his
main concern is transition with single family homes and said the townhouse -type structure
the developer is now speaking about would be more compatible.
Vice Chair Weir introduced Ron Lustman, 5664 Trenton Lane N. Mr. Lustman said he
lives south of the large buildings on the southernmost proposed development. Mr.
Lustman said when he first saw the 3 -level high buildings with garages under, he thought it
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was something out of Star Wars. He said this wetland area is diverse and unusual, and a
unique piece of property and said it would be advantageous to the City to retain it as a
natural green space. He said he walked the area after rains and there is water where
buildings would be placed.
Vice Chair Weir introduced Jerry Unger, 10607 57th Place N. Mr. Unger presented a
petition from the homeowners in Harrison Place who are concerned the proposal is
inappropriate for the location, the City and the taxpayers. Mr. Unger said he is concerned
about the proposed management of water quantity and quality because of the extreme
density and impervious surface coverage, and said he feels the design is not optimum. He
said he is opposed to the location of the NURP pond and the possibility of regrading and
resodding around Bass Creek. Mr. Unger said most NURP ponds are clay bottomed and let
water in and just retain it. He said in rapid rain events the overflow just dumps out. Mr.
Unger stated that he spoke with two persons regarding the location of the ponds right on
Bass Creek and was told, "We don't do this anymore." He noted he had been speaking
with City of Plymouth employees. Mr. Unger questioned why the impervious surface
calculation does not include the public streets. He added that the surface water fee
calculation, per the Finance Department, does include public streets. Mr. Unger questioned
why the City would approve a project that may decrease water quality and then pay taxes
on it for eternity. He concluded that all impervious surfaces should be called impervious,
and planning and taxing should be consistent.
Vice Chair Weir introduced Arlene Edstrom, 9900 55th Avenue N. Ms. Edstrom said she
has been fighting traffic for 13 years and traffic goes 50 m.p.h. on Nathan Lane. She said
the proposed buildings would be 25' from Nathan Lane, which is too close. She added a
suggestion to look at the townhome developments on Winnetka and Bass Lake Road which
look like concentration camps.
Vice Chair Weir introduced Chuck Beisner, 5650 Trenton Lane N. Mr. Beisner thanked
the developer for working more with the neighborhood and staff. He said an RMF -2
development would be more conducive to the neighborhood in regard to transition, height,
and one of the structures being built on the mitigated wetland area.
Vice Chair Weir introduced Daonna Start, 5355 Union Terrace Lane N. Ms. Start said she
is Co -President of The Ponds at Bass Creek, representing 72 homeowners. She said 5 or 6
homes would overlook 3.5 stories from their back yards with 50 feet from their back yard
to the proposed buildings. She presented a 65 -signature petition opposing the proposal
because of building height, population density compared to the neighborhood, increased
traffic and lack of transition. Ms. Start displayed photos from a resident's back yard with a
superimposed 3 -story building as proposed. She thanked the developer for working with
the neighborhood and respectfully requested that the buildings be rezoned to be compatible
to single family homes, and said RMF -3 or lower would be adequate and appropriate.
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Director Hurlburt said staff would not respond to questions regarding the plan because it
will be changing. She asked City Engineer Quanbeck for his comments on water quality
and the location of the NURP pond.
City Engineer Quanbeck responded that the NURP pond is designed to remove sediment
and phosphorous from surface water runoff. He said the entire site drains to the NURP
pond, except for a few areas that slope to the wetland. City Engineer Quanbeck said that
based on the contours, more than half the site currently drains to the creek. He added that
the pond is typically located in the lowest part of a site for drainage and gravity, and that
corner is the lowest area. City Engineer Quanbeck said the grading plan indicates at least
half the length of the creek is not being graded.
Director Hurlburt asked about impervious surface calculations.
Senior Planner Darling stated the public streets are exempt from impervious surface
calculations simply because they are outside of the lot lines of most properties. She said
Mr. Unger was correct that private streets are used in the impervious surface calculations.
Senior Planner Darling added that private streets are usually 20 — 22 feet wide and public
streets are 28 feet wide.
Director Hurlburt noted this is consistent with DNR regulations and would only apply to
portions of the site within the shoreland district. She said the overall rate calculations for
surface water fees may not seem consistent, but they are in the long run.
Director Hurlburt noted that another public notice would be required if the application for
rezoning changes.
Vice Chair Weir asked about increased traffic.
Senior Planner Darling replied that the projected number of trips would be 914 and 57 of
those trips would be in the a.m. peak.
Commissioner Clyman asked if the intersection had been rated and studied.
City Engineer Quanbeck said that intersections are graded with a level of service A -F, with
A -D as acceptable. Level E is starting to break down and Level F is unacceptable. City
Engineer Quanbeck said the a.m. peak hour is 104 northbound trips at the intersection and
the proposed development would add an estimated 57 trips. He said a typical threshold for
adding a right hand turn would be 300 trips during the peak hour. He noted that the peak
hour for northbound traffic was 2-3 p.m. City Engineer Quanbeck said he did observe the
intersection on several occasions and there were no cases when cars could not make it
through the intersection on the one light cycle. He noted that the driveways to the
SuperAmerica are quite close to the intersection which is not the most efficient layout.
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Vice Chair Weir continued the public hearing until such time as final plans are received.
He said notices will be sent.
The Planning Commission took a 10 -minute break at 8:15 p.m.
B. LUNDGREN BROS. CONSTRUCTION, INC. (2005045)
Vice Chair Weir introduced the request by Lundgren Bros. Construction, Inc. for reguiding,
rezoning, preliminary plat, site plan, and variance for "Taryn Hills", a development
containing 575 residential units (219 single-family units and 356 townhouse units) and a
roughly 8 -acre commercial site, for 237.6 acres of land located east of Vicksburg Lane,
north and south of County Road 47.
Senior Planner Drill gave an overview of the July 13, 2005 staff report.
Commissioner Clyman asked how future road improvements for Vicksburg Lane and the
P -I guiding would affect assessments for the new homes.
City Engineer Quanbeck responded that the assessment policy is geared to local streets and
the homes would not be affected by the P -I guiding.
Director Hurlburt said current policy would not affect this subdivision as all of the homes
in this development would get access from roads within the development.
Commissioner Clyman asked about the plans to berm the stretch of P -I on Vicksburg
Lane N.
Senior Planner Drill responded that there would be no grading or tree removal in this area
so there are no plans to berm. He added that there would be berming and tree planting
where feasible along Co. Rd. 47 to reduce the effects of the road.
Commissioner Clyman asked if construction in the southwest corner of the wetland would
contribute to erosion issues.
Senior Planner Drill said the developer would need to comply with all ordinances and silt
fence requirements to address erosion. He said the City will monitor all grading
operations.
Commissioner Clyman asked if consideration could be given to moving the park south of
CR 47 to the north and west to better serve more dense areas.
Senior Planner Drill said the park would be adjacent to the Northwest Greenway, and
would be in the best location to make the park accessible from the street.
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Commissioner Clyman asked if a park entrance is planned on the south side of the
proposed development.
Director Hurlburt replied yes, and said that area would be a neighborhood trail access point
as indicated on the plan.
Commissioner Clyman asked if construction would disturb the stand of white pine trees on
the north side of the proposed development.
Vice Chair Weir introduced the developer, David Hinners, representing Lundgren Bros.
Construction, 935 E. Wayzata Blvd. Mr. Hinners addressed erosion control and said they
will comply with all appropriate erosion control requirements. Mr. Hinners said they will
conduct weekly inspections in addition to the City and watershed districts' inspections. He
said the stand of trees — which are white pines planted by a former landowner - were
planted too closely and are stressing, so they will thin them out for proper growth
distances.
Director Hurlburt asked about the types of housing being proposed and what type of market
is being targeted.
Mr. Hinners displayed photos of Lundgren's classic home with de-emphasized garages, the
traditional home which Lundgren has built for 30+ years, the colonial manor which has 8-,
10-, and 12 -unit buildings, the homestead collection which is a single family detached,
Orrin Thompson -built townhome, and lifestyle detached townhomes with an association
for exterior maintenance including lawn care and snow removal.
Commissioner Clyman said he is impressed with the development proposal and asked if
the trail connecting to the Maple Grove trail system would be maintained by an association.
Mr. Hinners explained the Three Rivers regional trail corridor is on the east side of the
proposed development and would be maintained by Three Rivers. The City of Maple
Grove has the trail on the north side, and they are in communication with Maple Grove
regarding that trail.
Vice Chair Weir opened the public hearing.
Vice Chair Weir introduced Gene Zaske, 6202 Upland Lane N. in Maple Grove. Mr.
Zaske wanted assurance that there would be adequate screening of the road in the
northwest corner of the plat because of commercial noise and lighting. Mr. Zaske said the
grade tilts from Co. Rd 47 down to their (Maple Grove) properties an estimated 25-30 feet
below the grade of Co. Rd. 47, and he is concerned the neighborhood could get flooded if
the runoff is not handled properly by the wetland and storm sewers.
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Vice Chair Weir introduced Sherri Martin -Swagger, 14860 Co. Rd. 47 and her attorney,
Clarissa Klug, 8525 Edinburg Crossing. Ms. Martin -Swagger stated her 5 -acre parcel is
not included in the Lundgren proposal.
Ms. Klug said Ms. Martin -Swagger is a 20 -year Plymouth resident who enjoys the private
lot and private access to the DNR property to the north. Ms. Klug said they want to ensure
that Ms. Martin -Swagger's ability to subdivide the eastern and western portion of her 5 -
acre property is not limited or eliminated in the future as a result of the Lundgren
development. Ms. Klug emphasized Ms. Martin -Swagger is not opposed to the
development, but has not come to terms for a sales contract with Lundgren and will
continue to participate in discussions with Lundgren to fit in with the Taryn Hills
development plan. Ms. Klug asked if the proposed cul-de-sac on the east side of the
property would limit or landlock the Martin -Swagger property because there is a wetland
on the Swagger property. She asked the developer to submit a ghost plat of the Swagger
property. She asked if the curve on Orchid Lane would affect the 5 -acre parcel. Ms. Klug
said there is nothing in the record regarding the roadway area and asked that the
preliminary plat be deferred. She referenced Page 8 of the Preliminary Plat resolution,
Item cc., and asked that the item be clarified so there would be no confusion over traffic
rights. Ms. Klug said both of the 5 -acre properties not included in the Lundgren proposal
have dirt driveways and she questioned if a "private drive" sign posting would keep people
off the private driveways.
Vice Chair Weir introduced Jim Foss, 15297 Elm Rd. in Maple Gove. Mr. Foss displayed
photos showing traffic congestion on Co. Rd. 47 and Vicksburg Lane N. during the Bass
Lake Road detour, when traffic was backed up 14 minutes at Vicksburg and 12 minutes on
Co. Rd. 47. Mr. Foss said this proposed development needs provisions for the traffic and
suggested increasing lanes at the intersection to 4 lanes. He stated they need more
improvements than the proposed traffic light and suggested the increased tax base from the
new homes could be used for roadway improvements.
Vice Chair Weir introduced Cindy Woo, 6055 Cheshire Lane N. Ms. Woo said she built in
1991 and chose this area to stay in the country. Ms. Woo said she participated in
redefining how the area would be developed and how the greenway got earmarked for the
Northwest Corridor. Ms. Woo stated that the proposed high density and a traffic pattern
that cannot be supported by Co. Rd. 47 is a 180 degree turn from what she thought would
be happening. She said Co. Rd. 47 will not handle the additional traffic when the Reserve
development traffic comes through. Ms. Woo said this plan does not address the needs and
wants of people who already live there and she is disappointed to say she is a resident of
Plymouth if this is what is happening.
Vice Chair Weir introduced Guy Wills, 6214 Upland Lane N. in Maple Grove. Mr. Wills
thanked Senior Planner Drill for helping with maps and development information. Mr.
Wills concurred with Mr. Zaske's concerns regarding commercial development. He said
Co. Rd. 47 would be moved 100 feet north to accommodate the townhome development on
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the south side of Co. Rd. 47 which would place it only 400 feet from the lots of Rosemary
Woods. Mr. Wills said there would not be much room for berming, screening and noise
abatement.
Vice Chair Weir introduced Kim Villafana, 14220 60th Place N. Ms. Villafana
complemented the City and Lundgren for working with them regarding issues with the
development. She asked if there has been an increase in density since their last meeting
with the developer as the density seems increased, and that is what they are trying to avoid
because of traffic issues. She asked if the time line is still 2008. Ms. Villafana asked when
the traffic light would be installed at Vicksburg Lane. She asked if the developer has
talked to the County to see if it makes sense to move the regional trail farther west through
the development. Ms. Villafana asked about the sale of Hampton Hills Golf Course.
Vice Chair Weir introduced Judy Luedke, 17910 Co. Rd. 47. Ms. Luedke said Plymouth
needs to be developed. She supports the proposed development and said that people who
want to live in the country should move to the country. This land is not in the country, it is
in the City of Plymouth.
Vice Chair Weir introduced Ron Vanacora, 6115 Dallas Lane N. Mr. Vanacora said he has
traffic and safety concerns regarding the park off Co. Rd. 47. He said another stop light on
Cheshire does not address safety concerns with a playground that is growing in terms of
utilization.
Vice Chair Weir closed the public hearing.
City Engineer Quanbeck said the study for Co. Rd. 47 and Vicksburg showed that a
horizontal and vertical adjustment is needed to make the intersection closer to a 90 degree
angle, which is why the road would be shifted to the north. He said there are projected
center medians and turn lanes. City Engineer Quanbeck said the developer would install
turn lanes needed for the project. He added the traffic signal has not been installed yet
because it would save money to install it after the road is re -aligned by the applicant.
Director Hurlburt discussed the Hampton Hills Golf Course property. She said when the
Comprehensive Plan was adopted in 2000, this area was reviewed and the property owner
was still operating it as a golf course. Since then the golf closed and the land has been for
sale. Director Hurlburt said no application has been made to the City to make a change to
the Comprehensive Plan. She said before that could be done, the City would look at
roadway, sewer and water, and all facilities needed for that. Director Hurlburt said the City
Council did direct the City to review and update the Comprehensive Plan and the land use
plan for the northwest part of the City, including Hampton Hills.
Director Hurlburt addressed Ms. Woo's comment regarding increased density. She said
the Lundgren proposal is consistent with the plan the City adopted in 2000, with the lowest
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density near the Camelot area. Director Hurlburt added that the Lundgren changes are
minor and the plan is consistent.
Director Hurlburt asked what are the considerations for future subdivision of the Swagger
property.
Mr. Hinners said that Lundgren did negotiate with Ms. Martin -Swagger and the owners of
the other 5 -acre parcel. He said they were unable to negotiate because of the complexity of
the roadway easements and cross easements. Mr. Hinners said they intend to preserve the
rights of those owners and would construct a street so the property owners can go north or
south through the development. Mr. Hinners said placing barricades would restrict the
owners of the two 5 -acre parcels from their rights. He said Lundgren will notify their
buyers that this is a private road through disclosure documents. He said there would be a
temporary, paved cul-de-sac so if the properties did subdivide, they would already have
public street access. Mr. Hinners said Lundgren has done ghost plats on both 5 -acre
parcels. He said on the Swagger (northern) parcel, there would not be an advantage to
having access on the east side due to a wetland basin ion that area. Mr. Hinners said
because of the property constraints, that property would be best served by extending a cul-
de-sac street from the west side, which has been planned for.
Mr. Hinners said Lundgren hopes to complete utilities and grading and have some home
sites for the selling season in 2006. He said Phase II will be in 2007 and anticipates
completion of the overall project in roughly 7-10 years.
Director Hurlburt asked if there has been discussion regarding the park trail with Three
Rivers.
Mr. Hinners said he has met with Three Rivers, Maple Grove and the City of Plymouth to
discuss trails. He stated that Three Rivers wants to keep the trail on the area where they
presently own land.
Mr. Hinners said there were 766 units on the plan submitted with the environmental
assessment worksheet. The preliminary plat originally had 53 fewer units, but some of the
single family homes south of Co. Rd. 47 were replaced with townhomes when Lundgren
was asked to reconstruct part of Co. Rd. 47.
Commissioner Holmes said he recently walked the property and said it is big, wooded, and
beautiful; however, Plymouth is a second-tier suburb and development is going to happen.
Commissioner Holmes said traffic is going to be a problem, but this development is in the
best interest of the City, and based on this plan he will vote in favor.
Commissioner Anderson commended the developer in making some changes to bring a
proposal to make a better fit. She said she is happy to see parks within the development.
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Commissioner Anderson said she agrees with Ms. Luedke that development is part of
living in the City and said she will support the development.
Commissioner Clyman concurred with Commissioners Anderson and Holmes, and added
he would like to see more park space closer to the townhomes, but would support the
proposal.
Commissioner Wilson concurred with the Commissioners, commended Lundgren Bros. for
listening to the people who live around the proposal, and said she would vote in support of
the proposal.
Vice Chair Weir concurred with the Commissioners and said the Planning Commission
tries to protect the rights of all people.
MOTION by Commissioner Holmes, seconded by Commissioner Wilson, to approve the
request by Lundgren Bros. Construction, Inc. for reguiding, rezoning, preliminary plat, site
plan, and variance for "Taryn Hills", a development containing 575 residential units (219
single-family units and 356 townhouse units) and a roughly 8 -acre commercial site, for
237.6 acres of land located east of Vicksburg Lane, north and south of County Road 47.
Roll Call Vote. 5 Ayes. MOTION approved.
7. NEW BUSINESS
A. CITY OF PLYMOUTH (2005050)
Director Hurlburt gave an overview of the Comprehensive Plan update process and the
dates for the upcoming public meetings.
8. ADJOURNMENT
MOTION by Commissioner Holmes, seconded by Commissioner Anderson, to adjourn
the meeting at 10:35 p.m.