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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). Approved Planning Commission Minutes July 20, 2005 Page 2 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 Approved Planning Commission Minutes July 20, 2005 Page 3 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. Approved Planning Commission Minutes July 20, 2005 Page 4 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. Approved Planning Commission Minutes July 20, 2005 Page 5 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. Approved Planning Commission Minutes July 20, 2005 Page 6 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. Approved Planning Commission Minutes July 20, 2005 Page 7 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 Approved Planning Commission Minutes July 20, 2005 Page 8 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 Approved Planning Commission Minutes July 20, 2005 Page 9 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. Approved Planning Commission Minutes July 20, 2005 Page 10 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.