HomeMy WebLinkAboutPlanning Commission Minutes 08-07-2002Approved Minutes
City of Plymouth
Planning Commission Meeting
August 7, 2002
MEMBERS PRESENT: Chairman Karl Neset, Commissioners Kendall Griffith, Frank Weir,
Jason Rohloff, James Holmes, Peggy Larson and David Gaither (arrived at 8:40 p.m.)
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager
Barbara Senness, Senior Planner Shawn Drill, Planner Rebecca Stoen, Associate Planner Kip
Berglund, and Office Support Specialist Ranelle Gifford
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve the August 7, 2002
Agenda. Vote. 6 Ayes. MOTION approved.
5. APPROVAL OF MINUTES
MOTION by Commissioner Rohloff, seconded by Commissioner Holmes, to approve the
July 17, 2002 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
6. CONSENT AGENDA
A. CARLSON REAL ESTATE (20091)
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve extension of site
plan and variance approvals for Plymouth Towne Center Phase II. Vote. 6 Ayes. MOTION
approved unanimously.
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August 7, 2002
Page 2
B. PHILLIPS ARCHITECTS AND CONTRACTORS, INC. (2002052)
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve a lot consolidation,
site plan and variance for parking setback for a new auto body, paint and glass repair facility for
property located at 5575 State Highway 169. Vote. 6 Ayes. MOTION approved unanimously.
C. JAMES AND TRACY KOCHENDORFER (2002085)
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve a variance to allow
construction of a garage addition to exceed 1,000 square feet for property located at 321
Wedgewood Lane North. Vote. 6 Ayes. MOTION approved unanimously.
D. CITY OF PLYMOUTH (2002088)
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve a site plan
amendment for parking lot expansion and variance for setback to parking for LifeTime Fitness/Ice
Center located at 3650 Plymouth Boulevard. Vote. 6 Ayes. MOTION approved unanimously.
E. PLYMOUTH GUN CLUB (2002091)
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve a site plan
amendment and variance for a 6 -foot high chain link fence along the west property line of 5400
Holly Lane North. Vote. 6 Ayes. MOTION approved unanimously.
7. PUBLIC HEARINGS
A. THOMAS LAITALA & JOSEPH SORRENTINO (2002062)
Chairman Neset introduced the request by Thomas Laitala and Joseph Sorrentino for a rezoning
of 9.1 acres from FRD (Future Restricted Development) to RSF-I (Single Family Detached 1),
preliminary plat and variances for nine single-family lots for property located south of 8th Avenue
and east of Hadley Lake.
Senior Planner Drill gave an overview of the July 30, 2002 staff report.
Commissioner Rohloff asked where the future lake access would be located.
Senior Planner Drill indicated the proposed future location would be on the property northwest of
the Lataila property.
Chairman Neset introduced Ken Adolf of Schoell and Madsen, Inc., representing the applicant.
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Mr. Adolf stated he is with Schoell and Madsen, Inc. the consulting engineers for the applicant.
He stated the applicant's are proposing a low-density development to maintain the natural
environment as much as possible. He stated the applicant's are in agreement with all of the
conditions set forth in the staff report. Mr. Adolph stated the applicant would like to wait to do
any grading on the lots until a specific house is proposed.
Chairman Neset opened the public hearing.
Chairman Neset introduced Doug Sauter, 18140 8th Avenue North.
Mr. Sauter stated he lives north of the proposed site. Mr. Sauter stated he feels the proposed
development will double the traffic levels. Mr. Sauter asked if there would be a widening of the
roadway. He stated there are 6 properties that are west of the 8th Avenue and Queensland Lane
intersection and that will increase to 12 properties. He stated it could pose a problem if there is a
fire in regards to emergency access. He stated fire equipment may not be able to maneuver easily.
Mr. Sauter stated he feels there would be a decline in water quality. He stated he has concerns
with fertilizers and phosphorous that may be used. He stated this would be too many homes for
the proposed site.
Chairman Neset closed the public hearing.
Community Development Director Hurlburt asked City Engineer Quanbeck to explain the
8th
Avenue proposal and the water quality issues.
City Engineer Quanbeck stated that
8th
Avenue currently narrows west of Queensland Lane. He
stated the proposed
8th Avenue within the area of the proposed plat would be constructed to the
City's standards. He stated the street would be 33 feet back-to-back with curb and gutter. He
stated the proposed cul-de-sac would provide better access for emergency vehicles than the
existing condition.
City Engineer Quanbeck stated there is a water quality pond proposed. He stated that NURP
ponds treat runoff to accepted standards. He stated the plan includes two rain gardens to filter
some of the water and reduce the amount of runoff. He stated the proposed rain gardens go
beyond the City's standards. He stated the City restricts the use of fertilizer and phosphorous.
Senior Planner Drill stated there is an area roughly 20 feet wide along the shoreline of the lake
which is considered to be wetland. He stated this area is federally protected. He stated the City
requires the wetland to be buffered. He stated the buffer would be a natural area, not to be
mowed or cleared. He stated it would filter any water runoff before it gets to the lake. He stated
the buffer would be 30 feet wide. He stated this will protect the water that doesn't filter through
the pond. Community Development Director Hurlburt stated this is all part of the review process
in working with the developer.
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August 7, 2002
Page 4
Mr. Sauter stated concerns that if the road is widened there will be a lot of landscape removed in
front of his property.
City Engineer Quanbeck stated this development will not affect Mr. Sauter's property. He stated
future reconstruction street projects may affect the City right-of-way in front of his property but
there are no projects being proposed at this time.
Commissioner Rohloff commended the developer for doing a nice job conforming to the
surrounding land and addressing safety issues.
MOTION by Commissioner Rohloff, seconded by Commissioner Larson, to approve the request
by Thomas Laitala and Joseph Sorrentino for a rezoning of 9.1 acres from FRD (Future
Restricted Development) to RSF-1 (Single Family Detached 1), findings of fact for rezoning,
preliminary plat and variances for nine single-family lots for property located south of 8th Avenue
and east of Hadley Lake. Roll Call Vote. 6 Ayes. MOTION approved unanimously.
B. LUNDGREN BROS. CONSTRUCTION (2002058)
Chairman Neset introduced the request by Lundgren Bros. Construction for rezoning from FRD
Future Restricted Development) to RSF-4 (Single and Two Family Dwelling), preliminary plat
and variance to allow 46 twinhome units and one single-family detached townhome for property
located north of Highway 55, south of the Soo Line Railroad, and west of the Plum Tree
Subdivision.
Senior Planner Drill gave an overview of the July 30, 2002 staff report.
Commissioner Larson asked who will own and maintain the outlots and the amenity site.
Senior Planner Drill stated the outlot and amenity lot would be owned and maintained by the
Homeowners Association.
Chairman Neset opened the public hearing.
Chairman Neset introduced the applicant Marc Anderson, Lundgren Bros. Construction, 935 E.
Wayzata Blvd.
Mr. Anderson stated they held a neighborhood meeting on July 10, 2002. He stated it was well
attended and they answered a lot of questions the landowners had. He stated Lundgren Brothers
has owned this property for many years but they have been waiting for the sewer service to be
extended to this area. Mr. Anderson stated Lundgren Brothers developed the Plum Tree
development. He stated at that time, they platted an outlot in anticipation of connecting the two
developments. Senior Planner Drill stated it was left as an outlot as it was not determined at the
time how to develop it and also to preserve the possibility of a street connection. Mr. Anderson
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stated they envisioned a road that would go through the property and come out on Rockford
Road connecting the two developments. He stated they told the homeowners up front that this
property could development as single family or twinhomes. He stated the way to meet the City's
density requirements is to propose twinhomes. He stated the solution was to create a separate
community and not connect the road. He stated the twinhome product is new to Lundgren Bros.
Construction. Mr. Anderson stated the proposed site is farmed right now. He stated they
proposed to keep the natural wetland area in the front. He stated the existing tree line would be
preserved to act as a buffer between the two developments. He stated they have read the staff
report and are in agreement with the conditions.
Chairman Neset asked if any sound mitigation is proposed on the back of the units that face the
railroad.
Mr. Anderson stated there would be a fence and additional trees. The fence keeps people off the
tracks and helps with the sound. He stated there are several lots along Plum Tree that back up to
the railroad without a fence.
Chairman Neset closed the public hearing.
Commissioner Holmes asked the applicant to address the affordability of the proposed units.
Mr. Anderson stated the estimated price range would be in the low $300,000's. He stated that
does not meet the affordability guidelines as he understands them. He stated this twinhome
product would be impossible to build within the affordable standards range. He stated they are
providing a life -cycle type product. He stated this would be a transition project that will provide
homes that fall between single family and denser townhouses.
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve the request by
Lundgren Bros. Construction for rezoning from FRD (Future Restricted Development) to RSF-4
Single and Two Family Dwelling), findings of fact for rezoning, preliminary plat and variance to
allow 46 twinhome units and one single-family detached townhome for property located north of
Highway 55, south of the Soo Line Railroad, and west of the Plum Tree Subdivision. Roll Call
Vote. 6 Ayes. MOTION approved unanimously.
C. ELM CREEK GOLF (2002075)
Chairman Neset introduced the request by Elm Creek Golf for lot consolidation, site plan,
conditional use permit and variance to allow construction of a new clubhouse at 19010 State
Highway 55.
Senior Planner Drill gave an overview of the July 30, 2002 staff report.
Chairman Neset opened the public hearing.
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Planning Commission Minutes
August 7, 2002
Page 6
Chairman Neset introduced Mike Gair with McCombs, Frank, Roos & Assoc.
Mr. Gair stated the existing clubhouse was built in 1960. He stated it is an old building in need of
extensive repair. He stated the decision was made to consider construction of a new clubhouse.
He stated the proposed clubhouse would be similar in character to a single-family home. He
stated the property will be upgraded. He stated it will be more enjoyable and the existing
driveway to the home will be abandoned and the new driveway location will improve the sight
distances from Highway 55. He stated they have reviewed the staff report. He stated they are in
agreement with the staff report but do have a question concerning the certificate of exemption and
procedures of application.
Commissioner Larson asked if the letter in the staff report from Kathleen O'Connell represented
McCombs, Frank, Roos and Assoc.
Mr. Gair answered affirmatively.
Commissioner Larson stated one of the statements was sewer hook up would be available in the
near future. Commissioner Larson asked if a time frame was set for sewer hook up.
Mr. Gair stated he is unsure when that would take place.
Community Development Director Hurlburt stated it is outside the City's urban service area. She
stated that the Comprehensive Plan will be reviewed again in 2008. She stated there will be no
sanitary water or sewer service in the near future and that is why it is important for the golf
course to use a septic system as shown on the plans.
Mr. Gair stated the owner intends to operate as an 18 -hole course for some time. He stated part
of his plan is to build a nicer facility.
Community Development Director Hurlburt asked if we have an application yet for the Certificate
of Exemption. City Engineer Quanbeck stated no, that would come later and that the applicant
would work with the Engineering Department.
Chairman Neset closed the public hearing.
Commissioner Larson asked if the septic system would be adequate to service a public building.
Community Development Director Hurlburt stated the state regulates the septic system
requirements. She stated it will be designed according to the state guidelines and permitted
through the Hennepin County.
Approved
Planning Commission Minutes
August 7, 2002
Page 7
MOTION by Chairman Neset, seconded by Commissioner Rohloff, to approve the request by
Elm Creek Golf for lot consolidation, site plan, conditional use permit and variance to allow
construction of a new clubhouse at 19010 State Highway 55. Roll Call Vote. 6 Ayes.
MOTION approved unanimously.
D. PLYMOUTH HEIGHTS PET HOSPITAL (2002079)
Chairman Neset introduced the request by Plymouth Heights Pet Hospital for a Zoning Ordinance
text amendment to add "Veterinary clinic and kennel; pet sales, supplies and grooming" as a
permitted use in the C-3 (Highway Commercial) zoning district.
Senior Planner Drill gave an overview of the July 30, 2002 staff report.
Chairman Neset opened and closed the public hearing as no one was present to speak on the item.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request by
Plymouth Heights Pet Hospital for a Zoning Ordinance text amendment to add "Veterinary clinic
and kennel; pet sales, supplies and grooming" as a permitted use in the C-3 (Highway
Commercial) zoning district. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
E. METROPOLITAN COUNCIL (2002089)
Chairman Neset introduced the request by the Metropolitan Council for Comprehensive Plan
amendments to incorporate the property located at 5405 Vagabond Lane into the metropolitan
urban service area (MUSA), and for a land use guide plan amendment to reguide the property
from LAR (Living Area Rural) to LA -1 (Living Area 1) to allow connection to public sanitary
sewer service, in conjunction with installation of the Elm Creek Interceptor.
Senior Planner Drill gave an overview of the July 30, 2002 staff report.
Chairman Neset introduced the applicant Wayne Rikala, Metropolitan Council.
Mr. Rikala stated in May of 2001 they held a public informational meeting for residents in the
proposed area. He stated it was at that time they initiated some discussion with residents on
Vagabond Lane. He stated these people were very concerned why a sewer system is going
through their property when they already have existing septic systems that are functional. He
stated there was discussion with the surrounding homeowners. He stated the proposed project
was covered. He stated they agreed to compromise and only tunnel half the distance that was
originally proposed. He stated the Metropolitan Council felt it was the only option to allow sewer
connection at 5405 Vagabond Lane to the interceptor. He stated he has read the staff report and
agrees with the findings.
Chairman Neset opened the public hearing.
Approved
Planning Commission Minutes
August 7, 2002
Page 8
Chairman Neset introduced Judy Luedke, 17910 County Road 47.
Ms. Luedke stated the proposed sewer line will run across her property. She stated it will have a
large impact on her property. She stated she is in favor of development of this area. She asked if
someone has a septic system that fails would they have a choice to repair it or would they be
forced to hook up to city sewer. She stated her area has poor water quality. She stated they have
asked the Metropolitan Council and the City Council to let this area develop. She stated it is
unfair that this area has to remain rural.
Chairman Neset introduced Anne Marie Solberg, representing William Baer of 5540 Ranier Lane.
Ms. Solberg stated she is present to speak on behalf of William Baer. Ms. Solberg stated a large
portion of the interceptor will be located on his property. She stated even though the interceptor
is running through his property, the Metropolitan Council owns it and the City has not approved
it. She stated he has issues with the soil compaction and whether or not he could farm the land
the following year.
Chairman Neset closed the public hearing.
Community Development Director Hurlburt stated if there are septic system failures, they will be
addressed on a individual basis. She stated in the Sontowski's case there was no other option but
to allow hook up to the sewer service.
Community Development Director Hurlburt stated all of the Plymouth sewer lines eventually
hook into a regional service. She stated the City has to be involved whether it is directly or
indirectly hooked up to a regional line.
Community Development Director Hurlburt asked Mr. Rikala to address the compaction issue
that was raised. Mr. Rikala stated there are very stringent rules regarding the amount of
compaction that is allowed in the area of a mound system. He stated it has to be scarified gently
with the teeth of a backhoe. He stated a sewer trench may cause some minimal loss of
productivity in farmland.
Ms. Solberg asked how someone can hook into a regional interceptor when the City hasn't
adopted the interceptor.
Community Development Director Hurlburt stated the City adopts changes to the Comprehensive
Plan, not the interceptor. She stated the pipe would be a regional pipe and would continue to be a
regional pipe because it serves multiple communities.
Approved
Planning Commission Minutes
August 7, 2002
Page 9
Commissioner Gaither asked if the Metropolitan Council determines where the pipe will go and
thus drives the City's Comprehensive Plan as it relates to the MUSA line and if the
Comprehensive Plan has to be approved by the Metropolitan Council.
Community Development Director Hurlburt stated the Metropolitan Council plans for, constructs
and operates the regional sewer system which includes interceptors and treatment plants. She
stated they provide service to all the cities that are a part of their service area, including Medina.
She explained that even though the portion of pipe that goes through Plymouth is not being
urbanized right now, there is enough demand for sewer service from the City of Medina that the
current connection the Metropolitan Council is providing will be insufficient unless they get
another pipe. She stated that factor is what drove the timing of construction of this piece of
interceptor. She stated this means in the regional plan, this interceptor will allow Plymouth to
extend sewer service to the northwest part of the city. She added the timing for when this will
happen is up to the City's Comprehensive Plan.
Commissioner Gaither asked if this related to sewer service only.
Community Development Director Hurlburt answered affirmatively.
Chairman Neset introduced Jim Randall, 18035 County Road 47.
Mr. Randall asked how the landowner on Vagabond Lane would be assessed for the fees
associated with hooking up to sewer service. Community Development Director Hurlburt stated
they would be assessed for the equivalent of one house at today's prices. She stated if the land is
divided later, and there are 12 houses, the additional assessments and fees would come due at that
time. Mr. Randall asked if they could prepay for sewer service hook up at today's prices.
Community Development Director Hurlburt stated there is not an opportunity to prepay.
Ms. Luedke stated she attended the meeting at Plymouth Creek Center and viewed a sewer
service map. She stated she was told the sewer line would never run near her property. She
stated she feels like she hasn't been worked with fairly on this issue. She stated there is
development all around her area. She stated it is frustrating to ask for help but not get any
response.
MOTION by Chairman Gaither, seconded by Commissioner Holmes, to approve the request by
the Metropolitan Council for Comprehensive Plan amendments to incorporate the property
located at 5405 Vagabond Lane into the metropolitan urban service area (MUSA), and for a land
use guide plan amendment to reguide the property from LAR (Living Area Rural) to LA -1
Living Area 1) to allow connection to public sanitary sewer service, in conjunction with
installation of the Elm Creek Interceptor. Roll Call Vote. 7 Ayes. MOTION approved
unanimously.
Approved
Planning Commission Minutes
August 7, 2002
Page 10
8. NEW BUSINESS
A. SKD ARCHITECTS (2002086)
Chairman Neset introduced the request by SKD Architects for variance to allow a 10 -foot side
yard setback to allow construction of an addition at 2960 Pilgrim Lane North.
Associate Planner Berglund gave an overview of the July 30, 2002 staff report.
Chairman Neset asked about drainage. Associate Planner Berglund stated the Engineering
Department felt if the proposed development of the home stays out of the drainage easements and
if the project was properly graded, it would not cause additional drainage problems. He stated the
property drains to the east and goes into the wetland in the rear. Chairman Neset asked about the
possible content of a condition placed on the approving resolution. Associate Planner Berglund
stated a condition stating any further addition would not be detrimental to the drainage to the
adjoining properties could be added to protect the neighboring properties.
Chairman Neset read a letter from Gwen and Jack Rejsa stating concerns of drainage.
MOTION by Commissioner Larson, seconded by Commissioner Weir, to approve the request by
SKD Architects for a variance to allow a 10 -foot side yard setback to allow construction of an
addition at 2960 Pilgrim Lane North, with a condition added to the variance stating any approved
addition would be properly graded and would not cause any drainage problems to the neighboring
properties. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
9. ADJOURNMENT
MOTION by Commissioner Neset, seconded by Commissioner Rohloff, to adjourn. Vote. 7
Ayes. MOTION approved. The meeting adjourned at 9:50 p.m.