HomeMy WebLinkAboutPlanning Commission Minutes 04-17-2002Approved Minutes
City of Plymouth
Planning Commission Meeting
April 17, 2002
MEMBERS PRESENT: Chairman Karl Neset, Commissioners Peggy Larson, Jason Rohloff,
Kendall Griffith, James Holmes, Frank Weir, and David Gaither
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager
Barbara Senness, Senior Planner Shawn Drill, Planner Rebecca Stoen, Associate Planner Josh
Doty, City Engineer Ron Quanbeck, and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PUBLIC FORUM
Commissioner Larson thanked the fire fighters and police from Plymouth and surrounding
communities who were called to St. Edward's Episcopal Church, which burned on Sunday.
Commissioner Larson said she is a member of this church and expressed her thanks to the fire
fighters and police who were highly sensitive to everyone's needs, including their priest who had
just lost her husband the week before. Commissioner Larson added that Plymouth was the first to
respond to the call.
3. APPROVAL OF AGENDA
MOTION by Chairman Neset, seconded by Commissioner Holmes, to approve the April 17,
2002 Agenda. Vote. 7 Ayes. MOTION approved.
4. APPROVAL OF MINUTES
MOTION by Chairman Neset, seconded by Commissioner Rohloff, to approve the April 3, 2002
Planning Commission Minutes. Vote. 7 Ayes. MOTION approved.
5. CONSENT AGENDA
6. PUBLIC HEARINGS
A. DOMINIUM DEVELOPMENT (2001073)
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Planning Commission Minutes
April 17, 2002
Page 2
Chairman Neset introduced the request by Dominium Development for a preliminary plat, site
plan, conditional use permit and interim use permit to allow construction of a three story, 130 -unit
apartment building to be known as "Stone Creek Village" on the 15.2 -acre site located north of
Highway 55 and east of West Medicine Lake Drive.
Senior Planner Drill gave an overview of the April 9, 2002 staff report.
Chairman Neset opened the public hearing.
Chairman Neset introduced the applicant, Jeff Huggett, 2355 Polaris Lane N. Mr. Huggett stated
that this proposal of 130 units is scaled down from an earlier proposal for a taller building with
144 units and this fits better on the site. Mr. Huggett stated Dominium Development would clean
up the accumulated construction debris on the site. They would comply with the City's
requirement for a new frontage road and would utilize extraordinary management procedures to
protect the wetland.
Chairman Neset introduced Brian Lubben, Walsh, Bishop and Associates, who stated he is the
architect for this project. Mr. Lubben noted there is a lot of wetland around the site and they
have tried to craft a building that would fit in with the area and protect the wetland. One half of
the drainage would go to the rain gardens and the other half would drain to the water quality
pond. Mr. Lubben stated the runoff would be lesser in quantity and higher in quality than what is
there now. In regard to the parking issue, Mr. Lubben said that 1.75 to 2 parking stalls per unit
has been typical in other similar developments and noted there is an area for additional parking if
needed in the future.
Chairman Neset introduced Pat Murray, 504 Kingsview Lane, who stated he has been a Plymouth
resident for 38 years. Mr. Murray stated that Plymouth needs this type of development which
would help to meet affordable housing goals. He feels this proposal is a reasonable use of the
land and would help to maintain the quality of life and services.
Chairman Neset introduced Annamarie Lee, 1105 West Medicine Lake Drive. Ms. Lee stated she
has lived for 13 years across the street from the proposed development which she opposes. The
Pollution Control Agency has designated Medicine Lake as an impaired resource and Ms. Lee
stated that she feels no development should be going on in this area. Ms. Lee said that she has
been stuck at the base of her driveway many mornings due to existing traffic problems. Ms. Lee
feels that a prediction of 130 cars for A.M. peak would be a more reasonable assumption than the
66 cars. Ms. Lee stated the proposed building height would be 10' higher than anything in the
area. Ms. Lee concluded by stating that other land in the City could be better used for
development for affordable housing.
Chairman Neset introduced Del Triesch, 11318 State Highway 55. Mr. Triesch said he is the
owner of the Plymouth Car Wash and Willie's Auto Detail. Mr. Triesch said the proposed road
change looks like it is going right through his car wash and no one had discussed it with him.
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Planning Commission Minutes
April 17, 2002
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Chairman Neset introduced Bridget Jodell, 10100 South Shore Drive. Ms. Jodell stated she has
lived here since the 1950's and noted this is the only wetland remaining near the lake. As a 12
year volunteer for the DNR, Ms. Jodell said she has monitored the creek behind Famous Dave's
and the gun shop and said there is an intensive amount of runoff into the lake. She expressed
concern about the height of the building affecting the wind for sailing on the lake. While
supportive of affordable housing, Ms. Jodell does not want to see affordable housing concentrated
all in one site. She noted traffic is an extensive problem and opposes the development.
Chairman Neset introduced Terrie Christian, 9910 South Shore Drive. Ms. Christian, a resident
for 18 years, presented a 1994 aerial view of the area and noted that there is very high density all
around Medicine Lake. Ms. Christian stated that the wetland by the proposed development is
evaluated as a high quality wetland and added that Medicine Lake has only recently been taken off
the list of impaired lakes. Ms. Christian stated that further development, even with extraordinary
measures to protect the wetland, would cause degradation to the wetland and lake. Ms. Christian
said that because of poor soils on this site, the construction costs would be 25% more mainly due
to the fact that 75 -foot pilings have to be installed. The City of Plymouth would be spending $1.8
million to help with this project. The surface water management plan is spending $2.3 million
over the next 5 years to improve the lake. The Association of Medicine Lake Area Citizens
supported the funding for the lake but objects to the City now wanting to spend tax dollars
developing this site on the lake. She stated she supports affordable housing but does not want her
tax dollars going toward a development that does not belong there and is not a good trade off for
34 units of affordable housing.
Chairman Neset introduced Doug Rainbow, 1304 West Medicine Lake Drive #316. Mr. Rainbow
said he resides at Sunrise Bay Condominiums which is between the lake and the development.
Mr. Rainbow expressed concern about increased pedestrian traffic in addition to vehicle traffic
growth. He noted that the walking trail is adjacent to an unfenced railroad track and is concerned
about kids being attracted to this. Mr. Rainbow stated an environmental impact statement should
be documented in the file.
Chairman Neset introduced Anne Dorweiler, 17035 9th Avenue N. Ms. Dorweiler stated she is a
23 year resident of Plymouth and a member of the Plymouth Housing Taskforce. Ms. Dorweiler
stated there is a critical need for affordable housing in areas already served by sewer and water,
highways, and schools, rather than out in the country. Ms. Dorweiler supports the proposed
development and added the three bedroom units would meet an important need for families. Ms.
Dorweiler stated that traffic problems could be minimized by utilizing mass transit, such as the
Plymouth Metrolink, where there is higher density.
Chairman Neset introduced Mark Holtan, 1304 West Medicine Lake Drive. Mr. Holtan asked for
clarification on the depth and size of the pilings that would be used. Mr. Holtan stated that an
asphalt shingled, pitch roof on a tall building would distort the neighbors' vision. Mr. Holtan
stated that West Medicine Lake Drive already needs to be widened and resurfaced. Mr. Holtan
said he is in favor of subsidized housing in appropriate areas, however, he said that Medicine Lake
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April 17, 2002
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Apartments, whose rent structure is not has high as the norm, recently has had difficulty with
maintaining full occupancy.
Chairman Neset introduced Dave Prochaska, 1029 West Medicine Lake Drive. Mr. Prochaska
echoed concerns about traffic, wetland degradation, and concern for residents where fire
department access might be an issue. Mr. Prochaska stated he feels taxpayers should not have to
pay to develop this land.
Chairman Neset introduced Amy Sakayan, 1029 West Medicine Lake Drive. Ms. Sakayan said
she lives west across W. Medicine Lake Drive on the property behind Will's Transmission and has
observed the traffic problems. Ms. Sakayan expressed surprise that the City of Plymouth is
allocating money for this development and asked why the City is not buying the last of the
wetlands.
Chairman Neset introduced Louis Lavoie, 2675 Larch Lane N., who stated that although he has
been impressed with the City's running and long term visions exhibited by city officials, he is
mystified by the persistency to develop this piece of land. Mr. Lavoie re-emphasized that there is
traffic congestion and the injection of additional trips would present a traffic management
challenge. Mr. Lavoie said the natural resources of Medicine Lake are special and should be
protected. Mr. Lavoie suggested approaching the property owner to donate the land and name a
park after the owner and this area could be a green entranceway or natural gateway to Medicine
Lake.
Chairman Neset introduced Paul Behl, 10508 South Shore Drive. Mr. Behl suggested opening up
loth
Avenue to connect to the Rainbow Store which would potentially alleviate some of the traffic
congestion by the Holiday Station and liquor store. Mr. Behl stated that he feels the wetlands are
a part of Medicine Lake and anything that increases impervious surface would affect Medicine
Lake. Mr. Behl disputes the 22% impervious surface coverage and stated that 44% impervious
coverage would be more accurate discounting the wetlands in the calculation.
Chairman Neset introduced Barbara Brooks, 9929 37th Avenue N. Ms. Brooks said she is a
member of MICAH and supports the proposed project, and trusts the developer and their
reputation. Ms. Brooks added there is a need for the two and three bedroom units. Ms. Brooks
noted that this would not be a huge complex of affordable units but rather a mixed income
development and would meet the needs of many citizens. She added the location is good and if a
bus company can serve the development that would help with any traffic problem.
Chairman Neset introduced Keith Pizzala, 2700 Pineview Lane N. Mr. Pizzala stated this
development doesn't meet the City's 35% requirement for affordable housing. Mr. Pizzala stated
the revised traffic update study indicates a lot of traffic. He views the impervious surface
coverage as 44% - not 23%. Mr. Pizzala echoed the concerns about the pedestrian and vehicle
traffic. Mr. Pizzala said the ponds would need cleaning because of runoff from car washing, oil
drainage and runoff and inquired about maintenance of the pond. Mr. Pizzala asked who would
remove the hay bales and place sod.
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Planning Commission Minutes
April 17, 2002
Page 5
Chairman Neset introduced Jon Eklin, 10320 27th Avenue N. who stated he is the President of the
Association of Medicine Lake Area Citizens. Mr. Eklin stated Medicine Lake is an impaired
resource. He noted there are too many hurdles, such as variances for additional building height
and fire lane, traffic and safety issues, and potential flooding in the units during heavy rains to get
this project done. Mr. Eklin noted the City wants 35% affordable housing but there is only 26%.
He stated that a little affordable housing is okay, but affordable housing concentrated in one area
is not a good idea. Mr. Eklin noted the traffic signal is Mn/Dot controlled, so the City has no
option to lengthen the timing for the signal. Mr. Eklin questioned if this is the right kind of
project for the City to help fund.
Chairman Neset introduced Erika Urban, 1541 West Medicine Lake Drive. Ms. Urban stated she
is opposed to the proposed development because of potential environmental and traffic issues.
Ms. Urban asked about the soil conditions and if the pilings would be chemically treated. Ms.
Urban asked if the City or the developer would fill the wetlands. Ms. Urban said she supports
affordable housing but questions if it should be used as a weapon to get approval for a
development project.
Chairman Neset introduced Jack Akins, 3205 Wellington Lane. Mr. Akins said he is a member of
the Association of Medicine Lake Area Citizens and is concerned about the lake and the
environment. Mr. Akins said the cost of this building is greater than normal because of the
complications in constructing the building and suggested using this money to buy the property and
making it a permanent wetland to protect the lake. Mr. Akins said traffic would be a difficult
problem and accessibility for fire vehicles is poor. Mr. Akins concluded the only people who want
this project are the builder and the supporters of affordable housing.
Chairman Neset closed the public hearing.
Director Hurlburt asked Mr. Lubben for clarification on the design of the project and the
proposed building height.
Mr. Lubben advised the eave height would be 34 feet and the top of the peak would be 50 feet.
He said the average height would be 42 — 43 feet. Mr. Lubben said he feels this is an appropriate
height since the tree canopy height is 40 to 50 feet and this development would tuck into the
trees. Mr. Lubben said the development can co -exist with the wetland. He noted that Carver
Lake in Woodbury had silt problems and the solution was to develop responsibly using treated
ponds. Carver Lake is in much better shape now after development and is an asset to the
community. Mr. Lubben stated that water post -development would be more controlled and a
much higher quality than it is now and would be a benefit to the wetland and to lake.
Mr. Lubben stated that typical traffic calculations are 6-7 trips per unit per day and one-half trip
per unit at peak time, which is a one hour period. He stated this is consistent with the data
provided in the staff report.
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Planning Commission Minutes
April 17, 2002
Page 6
Mr. Lubben said there is an affordable mix of units in this project and the ratio is very acceptable
to developers.
Mr. Lubben stated the concrete filled, 8" steel tube pilings would need to be 50 to 75 feet deep.
When in place, these pilings may accumulate a little rust but are not chemically treated. Mr.
Lubben said this piling is necessary because the organic soil is a soft peat which cannot support
much weight.
City Engineer Quanbeck stated that the City requires the developer to provide an access to the
ponds for maintenance and they are required to the give the City an easement to use that access.
There is a pond maintenance agreement, which includes a requirement that ponds are inspected
and certified every year.
Commissioner Rohloff asked Senior Planner Drill about the DNR's comments on the proposed
project.
Senior Planner Drill advised that the DNR had reviewed the wetland and drainage issues and had
no concerns. Director Hurlburt added that the City would need to issue the permit to the
developer for the wetland filling.
Director Hurlburt asked about the proposed frontage road improvements.
City Engineer Quanbeck responded that the frontage road would be moved back 250 feet from
the intersection to allow space for stacking vehicles. The roadway would have one lane
northbound and one lane southbound which would split into three lanes. City Engineer Quanbeck
said that based on the traffic count and a study which was done, this would address problems at
the intersection. City Engineer Quanbeck added that a traffic consultant is reviewing an interim
improvement prior to the completion of the frontage road section south of the proposed project.
This improvement would provide an additional left turn lane.
Director Hurlburt asked for clarification for the traffic study numbers and the definition of peak
hour.
City Engineer Quanbeck responded that the 66 trips cited in the staff report is based on published
engineering sources and studies. He noted that not everyone leaves at the same time in the
morning and the traffic study indicates the peak hour at this location is between 7:15 and 8:15
a.m.
Commissioner Larson asked about the impact of the frontage road changes for the car wash
business.
City Engineer Quanbeck stated public information notices were sent to all property owners
regarding the official road mapping 1'/z years ago when the City Council approved the plan.
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Planning Commission Minutes
April 17, 2002
Page 7
Senior Planner Drill said the previous owner would have received that notice. Senior Planner
Drill said staff would meet with Mr. Triesch to explain the situation.
Chairman Neset asked if a traffic consultant has addressed the issue of pedestrian traffic.
Director Hurlburt responded that traffic studies do not predict pedestrian traffic. She said there is
a trails plan which was developed in conjunction with the overall trail plan. Director Hurlburt said
the Comprehensive Plan assumed there would be development in this area and that there would be
people using the trail.
In response to comments about tax dollars going toward this project, Director Hurlburt explained
that tax increment financing (TIF) is basically using the increased property taxes paid by the
development to help pay for extraordinary costs of that development. The money generated from
this project, on a temporary basis, would go back into the property. She noted that the only way
money is generated in such a case, is when a development is actually constructed.
Senior Planner Drill noted the only variance for this project is for the fire lane and that the fire
inspector has reviewed other measures such as sprinkling the building and will be recommending
approval of the variance to the City Council. Director Hurlburt added that sprinklers are a much
more effective fire prevention and safety measure, and by waiving the technical requirement of a
fire lane, which adds impervious surface coverage, the developer would not be sacrificing fire
safety but improving environmental aspects as well.
Commissioner Larson inquired about the use of bales of hay in the wetland buffer area during
construction. Commissioner Larson also asked the purpose of a wetland buffer monument.
Senior Planner Drill stated the hay bale barrier is used in addition to the silt fence during
construction because that is the critical time for erosion. The bales would provide an extra
measure of protection. Senior Planner Drill said that when vegetation is established the fence and
hay bales are removed. Wetland buffer monuments are permanent markers for the wetland buffer
protecting it from mowing so that the natural grasses in the area can filter runoff and protect
habitat.
MOTION by Larson, seconded by Commissioner Weir, to approve the request by Dominium
Development for a preliminary plat, site plan, conditional use permit and interim use permit to
allow construction of a three story, 130 -unit apartment building to be known as "Stone Creek
Village" on the 15.5 -acre site located north of Highway 55 and east of West Medicine Lake
Drive. Roll call vote. 7 Ayes. MOTION approved.
Commissioner Larson commented that the decision has been made that the City would not
purchase the site and this land is going to be developed. She noted that this property is located
further from the lake than some of the property owned by residents who had spoken.
Chairman Neset called a recess at 9:10 p.m. and reconvened the meeting at 9:20 p.m.
Approved
Planning Commission Minutes
April 17, 2002
Page 8
B. CRAFTMASTER CONSTRUCTION, INC. (2001021)
Chairman Neset introduced the request by Craftmaster Construction, Inc. for a conditional use
permit to exceed 1,000 square feet for a third stall garage addition for property located at 4595
Weston Lane North.
Planner Stoen gave an overview of the April 5, 2002 staff report.
Commissioner Holmes asked what the standard depth of a garage is.
Planner Stoen responded that 26 feet is standard. This garage has a larger square footage because
it is deeper than most garages. Planner Stoen added that overall this is a modest three stall
garage.
Chairman Neset opened the public hearing.
Chairman Neset introduced Peter Barsness, 16015 46th Avenue N. Mr. Barsness said he lives
west of the property. He stated he is not concerned about the addition but is concerned about the
swale where water collects between their two houses and asked how the City would monitor this
issue so the water problem does not worsen.
Chairman Neset introduced the applicant, David Cofman, 4595 Weston Lane N. Mr. Cofman said
his household has three adult drivers which is why it is necessary to add the third stall to the
garage. The garage addition would be built so it would fit in with rest of neighborhood.
Chairman Neset introduced Brad Freund, Craftmaster Construction, 22449 Sunset Lane. Mr.
Freund said this garage is 8 — 10 feet deeper than most garages and it will be built so it fits in with
the neighborhood. Mr. Freund did not think the addition would add runoff to the existing water
problem.
Chairman Neset introduced Walter Schuelke, 16020 46th Avenue N. Mr. Schuelke said he lives
across the street from the property. Mr. Schuelke requested that there would be proper grading
and disposal of additional water someplace other than the sinkhole in the area, which has already
been filled twice.
Chairman Neset closed the public hearing.
Chairman Neset asked Planner Stoen about the water drainage problem.
Planner Stoen responded that the Engineering Department did not identify any drainage issues.
The main issue with the application is the size of the garage. Planner Stoen said the applicant
considered building a smaller garage and an addition rather than the large garage. They would be
able to build an addition in this same area as long as they met the 25 foot front setback.
Approved
Planning Commission Minutes
April 17, 2002
Page 9
Director Hurlburt asked about disrupted drainage patterns resulting from the construction.
City Engineer Quanbeck stated that the applicant would be responsible for maintaining the
drainage.
MOTION by Commissioner Gaither, seconded by Commissioner Weir, to approve the request by
Craftmaster Construction for a conditional use permit to exceed 1,000 square feet for a third stall
garage addition for property located at 4595 Weston Lane North. Roll Call Vote. 7 Ayes.
MOTION approved.
C. MINNESOTA SCHOOL OF BUSINESS (2002022)
Chairman Neset introduced the request by the Minnesota School of Business for a conditional use
permit to operate a trade school in the Plymouth Plaza Shopping Center located at 1455 County
Road 101 North.
Associate Planner Doty gave an overview of the April 5, 2002 staff report.
Chairman Neset opened the public hearing.
Chairman Neset introduced the applicant, Jeff Myhre, 1401 W. 76th Street. Mr. Myhre said they
are excited to bring their business to Plymouth. Mr. Myhre added that eventually they are hoping
to purchase the building as well. Mr. Myhre said the seller has had difficulty finding clients for
this site as they want more drive by traffic, so it would be good fit for this business.
Chairman Neset closed the public hearing.
MOTION by Commissioner Larson, seconded by Commissioner Gaither, to approve the request
by the Minnesota School of Business for a conditional use permit to operate a trade school in the
Plymouth Plaza Shopping Center located at 1455 County Road 101 North. Roll Call Vote. 7
Ayes. MOTION approved.
Commissioner Larson commented that this business would be a great resource for the community.
D. CITY OF PLYMOUTH
Chairman Neset introduced the City of Plymouth's request for a zoning ordinance text
amendment to clarify the definition of "setback".
Senior Planner Drill gave an overview of the April 9, 2002 staff report. Senior Planner Drill
explained that the new language would clarify that a front setback is measured from the street
right-of-way line, not the lot line, wherever a trail outlot lies between a lot and the street right-of-
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Planning Commission Minutes
April 17, 2002
Page 10
way. This change would avoid excessive setback requirements and would remove inequities in
the application of the code.
Chairman Neset opened and closed the public hearing.
MOTION by Commissioner Rohloff, seconded by Commissioner Holmes, to approve the City of
Plymouth's request for a zoning ordinance text amendment to clarify the definition of "setback".
Roll Call Vote. 7 Ayes. MOTION approved.
7. NEW BUSINESS
8. ADJOURNMENT
MOTION by Commissioner Gaither, seconded by Commissioner Rohloff, to adjourn. Vote. 7
Ayes. MOTION approved. The meeting adjourned at 9:50 p.m.