HomeMy WebLinkAboutPlanning Commission Minutes 03-20-2002Approved Minutes
City of Plymouth
Planning Commission Meeting
March 20, 2002
MEMBERS PRESENT: Acting Chairman Karl Neset, Commissioners Peggy Larson,
Jason Rohloff, Kendall Griffith, James Holmes, and David Gaither
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barbara Senness, Senior Planners Shawn Drill and Marie Darling, City Engineer
Ron Quanbeck and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PUBLIC FORUM
3. APPROVAL OF AGENDA
Commissioner Gaither requested an addition to the agenda to include an action item for
the election of a new chairperson for the Planning Commission.
MOTION by Acting Chairman Neset, seconded by Commissioner Griffith, to approve the
March 20, 2002 Planning Commission Agenda with the added item of election of a new
chairperson for the Planning Commission. Vote. 6 Ayes. MOTION approved.
4. APPROVAL OF MINUTES
MOTION by Acting Chairman Neset, seconded by Commissioner Gaither, to approve the
March 6, 2002 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
6. PUBLIC HEARINGS
A. ORRIN THOMPSON HOMES, INC. (2001114)
Acting Chairman Neset introduced the request by Orrin Thompson Homes for rezoning
from FRD (Future Restricted Development) to RMF -2 (Multiple Family Dwelling District
2), a preliminary plat, site plan for 201 townhome units, known as "Timber Creek
Crossing", on the 36.45 acre parcel located north and west of the Canadian Pacific
Railroad and north of future Schmidt Lake Road.
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Senior Planner Darling gave an overview of the March 12, 2002 staff report. Senior
Planner Darling stated that the Met Council has just released a new definition of median
income for affordable units. The amount was changed from $134,000 to $170,000
resulting in a broader base to work with. She added the base price for the row units
ranges from $180,000 to $220,000. As a result of the income change, this development is
likely to provide 21% of the units in the affordable category, thus the project would be in
conformance with the Comprehensive Plan guidelines.
Senior Planner Darling said that on one of the buildings there is no way to shuffle the unit
to accommodate a patio. Therefore, staff is supporting placing the patio closer than
required by the ordinance and have included that recommendation in the revised
resolution.
Acting Chairman Neset introduced Bill Pritchard, Senior Vice President of Orrin
Thompson Homes. Mr. Pritchard stated there are three distinct product types proposed
for this project which offer a variety of different price points and different styles. The
developer also tried to maximize the use of public streets versus private. He said that less
than 10% of the traffic will be on private streets which offers long term benefits for the
City. He continued that they will minimize impact as much as possible to wetlands. Mr.
Pritchard stated Orrin Thompson Homes will be constructing 54,000 square feet of
wetland mitigation. He added they have complied with the recent hydrological study,
preserving the natural feature of the ravine as much as possible, and it is now an amenity
to the site and environment. Orrin Thompson's marketing efforts tried to provide for
patios and decks in order to avoid future variance requests. He added there is sprinkling
in all buildings, for fire code and also long term benefits to residents for safety.
Mr. Pritchard said the pricing of 36 units under the $160,000 threshold and the other units
under $200,000 reflect Orrin Thompson Homes' philosophy to build quality but yet
affordable homes. He noted that environmental issues, labor practices, and the availability
of land have all contributed to raising the price of housing. Mr. Pritchard displayed
comparisons of pricing for these styles of homes from one year ago. In Maple Grove the
cost was in the $140,000 range and in Stillwater the pricing was in the $150,000 range for
the lodge style.
Mr. Pritchard also wanted to clarify an earlier statement regarding the projection of 96
children for this development. He stated that demographers project half as many children
in a townhome development compared to a single family development. Mr. Pritchard
estimates there will be 24 to 38 children, based on a table in a report prepared for the
Wayzata school district. He noted that generally there are fewer children in these
developments as they are starter homes and for younger couples.
Mr. Pritchard said the only variances required are for one unit and the maintenance
building for the sprinkler system which encroaches into the setback.
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Mr. Pritchard said there are still concerns with Engineering on the construction of Schmidt
Lake Road. The developer is not opposed to paying their fair share but feels there are still
some issues which they are confident can be resolved.
Acting Chairman Neset introduced Ray Baird, Vice President of Orrin Thompson Homes,
who gave an overview of the products proposed for this development. He stated the
lodges" are back to back units and are similar to the type of units being built in the
Harvest Hills development to the west, so they serve as a good transition as well as offer
affordability. The majority of these will be 8 unit buildings. The second style of row
homes, or Village Home, are attached on the sides and have a view out of the front and
back. These 3 level units are slab on grade and can have a deck but cannot have a porch,
which distinguishes them from the lodge. The third type of home is the Lookout which is
a 2 level home with a basement and a porch is an option. These units will be generally
located along the ravine where the topography allows for a walk out basement.
Ken Adolf, Engineer with Schoell & Madson, stated the site plan does address respecting
the environment and pointed out that 83% of the significant trees are retained. He said
that 20,200 square feet of wetland alteration would be for street construction and 5,700
square feet would be for construction of the development itself. The mitigation does
provide for in excess of the 2:1 replacement ratio.
Acting Chairman Neset asked what is being done for noise mitigation along the gun club
boundary and railroad.
Ray Baird stated that the mitigation will be handled through the windows with a specially
attenuated window, increased insulation, and 2 x 6 rather than 2 x 4 walls. He added that
they will provide a central air conditioner in each unit which will also help keep out some
of the noise from the gun club or railway.
Acting Chairman Neset reopened the public hearing. As there was no one to speak on the
item, Acting Chairman Neset closed the public hearing.
Commissioner Rohloff asked for clarification on the requirement that 21% of the units
meet the definition of affordable housing and asked if there is a standard deviation in
attaining that goal.
Senior Planner Darling stated that the goal is to attain 21% of every new housing
development but said sometimes the economics of the project will not support that goal.
Senior Planner Darling said in her staff report she had used figures based on the previous
Met Council figures of $134,000 for an affordable home and a median income figure for a
family of four of $56,000. These figures changed to $170,000 and $79,000 respectively,
thereby changing the percentage and resulting in the project meeting the goal.
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Director Hurlburt added that the 21% is an overall goal for all new development, not
individual projects. The project next door to this one reflects 60% of the units meeting
the affordable definition.
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to approve the
rezoning and preliminary site plan for Orrin Thompson Homes for 201 townhome units,
known as "Timber Creek Crossing", on the 36.45 acre parcel located north and west of
the Canadian Pacific Railroad and north of future Schmidt Lake Road, subject to
conditions listed in the resolution. Roll Call Vote. 6 Ayes. MOTION carried
unanimously.
B. ZB COMPANIES, INC. (2001133)
Acting Chairman Neset introduced the request by ZB Companies, Inc. for a site plan,
conditional use permit, interim use permit and variances to allow construction of an 8,000
square foot office building located north of 10th Avenue and east of Trenton Circle.
Senior Planner Drill gave an overview of the March 12, 2002 staff report. Senior Planner
Drill said that a letter had been received from Barbara Boyer, 1012 Trenton Circle North.
Ms. Boyer's letter expressed concern regarding the view from her unit in the Trenton
Ponds development, noting she did not want intrusion into the nature preserve. Senior
Planner Drill noted that the proposed building would be over 500 feet from the closest
Trenton Ponds unit. He stated that the property is not a nature preserve, but rather
privately owned property.
Senior Planner Drill stated he had received a phone call from a resident regarding potential
parking of construction equipment at this site. In response to this concern, Senior Planner
Drill stated that a revised resolution was provided that adds a condition stating there is to
be no outside storage on the premises unless authorized by a Council approved conditional
use permit.
Commissioner Rohloff asked how many variances of this type (to allow a building to move
further from a wetland and hence closer to a lot line than allowed by right), and inquired if
there have been any problems with this type of variance.
Director Hurlburt responded that the City does not maintain statistics because each
variance request is viewed individually. Senior Planner Drill said he was unaware of any
problems and added the variance is to improve the protection to the wetland.
Acting Chairman Neset introduced Arnie Zachman, ZB Companies, Inc. Mr. Zachman
stated ZB Companies would occupy one-half the building and lease the other one-half out.
He stated that they have a need for only a few parking spaces, leaving an abundance of
stalls for the tenant space.
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Commissioner Larson asked if a dock would be included for this building since it is an
office warehouse.
Mr. Zachman responded that this would be only an office building and there would be no
dock.
Acting Chairman Neset introduced John Harriss, Harriss Architects, 3312
nd Avenue
North, Minneapolis. Mr. Harriss said he is the architect for this project and stated the
building would be primarily glass to take advantage of the view of the wetland. He said
the colors would be earth tone.
Acting Chairman Neset opened the public hearing.
Acting Chairman Neset introduced Harley Greenberg, 1000 Trenton Circle North. Mr.
Greenberg said his residence is at the 580 foot mark from the proposed building. He
stated that is concerned not with the building structure but with the possibility of light and
noise pollution incorporated with this building. Mr. Greenberg asked that the developer
be required to put in an earth berm with some trees on top of it to block light from the
building. He also speculated that reflection on all the glass from the setting sun will reflect
directly to their homes. Mr. Greenberg requested that some type of protection be put
along the other end to give protection for light and noise pollution. Mr. Greenberg also
asked that any lights on the parking lot be pointed away from the development and in
toward the building.
Acting Chairman Neset introduced Betty Cole, 1024 Trenton Circle North. Ms. Cole said
she is a resident in Trenton Ponds and stated the view is what sold her on the property.
Ms. Cole said as a real estate agent she has concerns about the view, the trees along the
property, increased traffic and the lighting. She said she feels the wetlands and nature will
be affected by this proposed construction as the wetlands that border their properties were
affected when the project on the south side of
IOth Avenue was put in. Ms. Cole also
questioned how the leasing of the building is going to be policed to assure the appropriate
number of cars will be parked there. She said the 26 parking spaces may not be sufficient
for future uses.
Acting Chairman Neset closed the public hearing.
Acting Chairman Neset asked about the lighting and screening plan.
Senior Planner Drill responded that the ordinance covers direction and intensity of
lighting. He stated that the resolution would require the applicant to revise the lighting
plan to address a problem of light trespass on the cast lot line, but that there is no problem
with the plan at the west lot line by Trenton Ponds. Senior Planner Drill stated that the
City has a noise ordinance and that office buildings do not generally produce excessive
noise. The City does not require that buildings be screened. He added that constructing a
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berm would impact the wetland, and that the landscape plantings on the west side of the
building would help block the view of the building.
City Engineer Quanbeck stated there is very little construction below the elevation of the
wetland and the construction should not have an impact on the large wetland.
Senior Planner Drill stated that 10th
Avenue is a major collector and can easily
accommodate the additional traffic that would be generated by this development. Senior
Planner Drill stated that in the event a parking problem would occur, the applicant would
need to work with the industrial property to the east to provide more parking.
Director Hurlburt commented that the developer is limiting potential tenants as any tenant
would have to meet the parking needs, thereby making this parking situation self -policing.
Commissioner Gaither asked if there is any solution for the sunlight reflection on the
building.
Senior Planner Drill said that the building was small in the context of the overall site. He
also noted that the short end of the building faced the townhomes and that plantings
would be provided to block the reflection.
Director Hurlburt concurred and noted there is a relatively small expanse of wall. With
the tree plantings, the angle being somewhat obtuse, and because of distance involved,
Director Hurlburt did not anticipate the reflection to be a problem.
Commissioner Rohloff inquired if zoning has changed since the adjacent homes were built.
Director Hurlburt responded negatively and stated this would have been public
information and noted that the same developer of Trenton Ponds is building this project.
MOTION by Commissioner Larson, seconded by Commissioner Gaither, to approve the
request by ZB Companies, Inc. for a site plan, conditional use permit, interim use permit
and variances to allow construction of an 8,000 square foot office building located north
of IOth Avenue and east of Trenton Circle, subject to the conditions outlined in the
resolution. Roll Call Vote. 6 Ayes. MOTION carried unanimously.
Acting Chairman Neset called a recess at 8:30 p.m. and reconvened the meeting at
8:40 p.m.
C. ZB CONSTRUCTION, INC. (2002012)
Acting Chairman Neset introduced the request by ZB Construction, Inc. for rezoning of
the northerly 5.1 acres of the site from RSF-2 (Single Family Detached 2) to RSF-4
Single and Two Family), and a preliminary plat to allow 14 twinhome units and 8 single-
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family detached homes for "Sunrise Estates" on the 18.65 acre site located south of
34th
Avenue and east of Pilgrim Lane.
Senior Planner Drill gave an overview of the March 12, 2002 staff report.
Senior Planner Drill stated an e-mail had been received from John Baranauskas, 3250
Pilgrim Lane North. Mr. Baranauskas expressed concerns about the wetlands and
drainage issues. Senior Planner Drill said the three locations of wetland that the applicant
is proposing to fill qualify for exemption status under the Wetland Conservation Act.
Senior Planner Drill stated that this project would treat its runoff with these ponding areas.
Senior Planner Drill stated an e-mail had been received from George Espenson, 9800 29th
Avenue North. Mr. Espenson expressed concerns about traffic in general on the east side
of Medicine Lake. Senior Planner Drill said that Pilgrim Lane and 31st Avenue are minor
collector roadways. Traffic in this area has been reviewed and the Engineering
Department does not have concerns about getting traffic to the major arterials including
State Highway 169.
Senior Planner Drill stated a letter was received from Arlowe and Emma Becker, 9885 31st
Avenue North. They asked if the trail could be relocated to the east side of proposed
Nathan Lane or if a visual barrier could be provided. The Beckers also had concerns
about drainage. Senior Planner Drill stated that City Engineer Quanbeck and Park and
Recreation Director Eric Blank would review the elevations and final grading plan to
make sure any water pooling could be directed toward the rear of the Becker property.
Senior Planner Drill said there are no ordinances requiring screening of a trail, however,
homeowners have installed fencing if they don't want the trail visible from their property.
Commissioner Rohloff asked for clarification on the Wetland Conservation Act.
Senior Planner Drill stated that the tree areas of wetland fill are ditches connecting the
wetland basins. The ditches are classified as incidental wetlands and, therefore, are eligible
for exemption status in the Wetland Conservation Act. The drainage flow through the
ditches would be redirected through storm sewer pipes.
Commissioner Larson asked for setback guidelines between a house and the trail.
Senior Planner Drill responded that the trail would be located adjacent to the lot line.
Senior Planner Drill added that staff has reviewed relocating the trail between Lots 1
and 2, but that would result in a trail with a lot of curvature and slope; the route proposed
would be straight and flat.
Acting Chairman Neset introduced the applicant, Arnie Zachman. Mr. Zachman indicated
the twinhomes would be set up as an association. He stated the exteriors would be
maintenance free and would have brick trim. Mr. Zachman anticipates the pricing of the
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twinhomes would be in the upper $200,000's. The single family units would be custom
homes and would not be part of the association and Mr. Zachman estimates the pricing to
be around $400,000. Mr. Zachman stated the water runoff would also be filtered through
ponds.
Acting Chairman Neset opened the public hearing.
Acting Chairman Neset introduced Jon Bolen, 3260 Pilgrim Lane North. Mr. Bolen
showed the previous plans showing filling of the wetland. Mr. Bolen stated this is not so
much an issue of filling the wetland as avoidance. Mr. Bolen said that State law requires
avoidance, then mitigation. The houses would be in the wetland and Mr. Bolen said that
City Councilmember Ginny Black had brought this to everyone's attention. Mr. Bolen
said that this proposed plan is the best so far, but the wetland can be avoided.
Acting Chairman Neset introduced Jay Duggan, 3320 Pilgrim Lane North, who stated he
still has concerns about the wetland, the traffic and backyard privacy. Mr. Duggan said
they knew the property could develop when they built. Mr. Duggan stated that Pilgrim
Lane was built wide enough to accommodate pedestrians and he doesn't want the trail by
his backyard. He suggested the trail go toward the apartment building. Mr. Duggan
expressed concern about the water quality of Medicine Lake and he feels the only land left
to build on is swamp. He resents paying additional money on his water bill while the City
allows building upstream to allow more phosphorous into Medicine Lake. The wildlife in
the area will not be supported with development. Mr. Duggan asked if the City will have
requirements for maintenance of the NURP ponds, and inquired where the access will be.
Mr. Duggan was also concerned about potential water problems in the proposed
townhomes and suggested a hydrology test of the homes or requiring that the basements
have water resistive or waterproof materials. Mr. Duggan does not want to live in a
neighborhood that is stigmatized by wet basements.
Acting Chairman Neset closed the public hearing.
City Engineer Quanbeck explained that the Wetland Conservation Act is designed to
protect wetlands from fill. City Engineer Quanbeck further noted there are certain
exemptions from this requirement, such as wetlands that were created by drainage from
the street and ditching in the area, which is the situation with the wetlands in this location,
thereby making them exempt from the Wetland Conservation Act.
Director Hurlburt noted that every plan reviewed has consistently shown the trail and the
desirability of connecting Sunrise Park with the playfields to the north. Director Hurlburt
stated this is a requirement of the Comprehensive Plan.
City Engineer Quanbeck said that runoff from the existing
34th Avenue would be treated
to remove phosphorous and sediment. City Engineer Quanbeck stated that the City
requires a pond maintenance agreement, which includes a requirement that ponds are
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inspected and certified every year. In the event the pond is not functioning properly, the
City can maintain it and the cost will be assessed to the property owners. The pond
maintenance agreement is recorded with the deeds for the property and the access is
protected by easements that are recorded with the property.
Senior Planner Drill stated that the applicant's surveyor is in the process of reviewing and
updating the tree inventory.
Commissioner Gaither asked about a hydrology report and the issue of waterproofing
basements.
Director Hurlburt said water proofing is a building code issue that would be addressed by
the building official and any applicable codes would be enforced.
Commissioner Rohloff asked when the DNR review was done.
Senior Planner Drill responded March 1, 2002. Senior Planner Drill added that the
project is exempt from an environmental assessment worksheet because it is under 40
dwelling units.
Commissioner Rohloff stated he is not comfortable with the plan and asked if any other
organization would be reviewing it.
City Engineer Quanbeck stated that the project is under the jurisdiction of the Bassett
Creek Watershed Commission and that they would review the plan when before the final
plat is submitted.
Commissioner Larson asked about the Bassett Creek review process.
City Engineer Quanbeck responded that the Bassett Creek Watershed Management
Organization is a joint powers organization of cities in the watershed of Bassett Creek.
The City refers projects to them for review and receives their recommendations back.
They look at the surface water aspect of the project, mainly water quantity and quality,
and compare it to their rules. Bassett Creek has also looked at storm water going into
Medicine Lake and will also review this project for consistency with that plan.
MOTION by Commissioner Gaither, seconded by Commissioner Holmes, to approve the
request by ZB Construction, Inc. for rezoning of the northerly 5.1 acres of the site from
RSF-2 (Single Family Detached 2) to RSF-4 (Single and Two Family), for "Sunrise
Estates" on the 18.65 acre site located south of 34th Avenue and east of Pilgrim Lane.
Roll Call Vote. 5 Ayes. Commissioner Rohloff voting Nay. MOTION carried.
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to approve the
request by ZB Construction, Inc. for a preliminary plat to allow 14 twinhome units and 8
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single-family detached homes for "Sunrise Estates" on the 18.65 acre site located south of
34th Avenue and east of Pilgrim Lane. Roll Call Vote. 5 Ayes. Commissioner Rohloff
voting Nay. MOTION carried.
7. NEW BUSINESS
A. CITY OF PLYMOUTH. OVERVIEW AND SCHEDULE FOR THE
COUNTY ROAD 73 CORRIDOR STUDY
Acting Chairman Neset introduced the overview and schedule for the County Road 73
Corridor Study.
Planning Manager Senness said the study area covers the areas that encompassed Study
Areas A and B in the City's updated Comprehensive Plan. She stated that the two areas
are being combined into one study as they share the commonality of County Road 73. She
also stated that the City Council has authorized the hiring of a consultant and that the
proposed schedule anticipates completion by mid-September. Planning Manager Senness
said she expects a substantial amount of public process associated with the study,
including two public open houses, individual meetings with large property owners and
three public meetings at the Planning Commission.
B. CITY OF PLYMOUTH. POSSIBLE CANCELLATION OF THE
APRIL 3, 2002 PLANNING COMMISSION MEETING
Director Hurlburt advised that there will be a Planning Commission meeting on April 3,
2002 as there is one item on the agenda and they will also have the swearing in of a new
Planning Commission member.
C. ELECTION OF A NEW CHAIRPERSON
MOTION by Commissioner Gaither, seconded by Commissioner Larson, to nominate
Acting Chairman Neset for Chairman of the Planning Commission. Vote. 6 Ayes.
MOTION carried unanimously.
MOTION by Acting Chairman Neset, seconded by Commissioner Larson, to nominate
Commissioner Gaither for Vice -Chairman of the Planning Commission. Vote. 6 Ayes.
MOTION carried unanimously.
8. ADJOURNMENT
MOTION by Commissioner Rohloff, seconded by Commissioner Gaither, to adjourn.
Vote. 6 Ayes. MOTION approved. The meeting adjourned at 9:40 p.m.