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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. Approved Planning Commission Minutes 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. Approved Planning Commission Minutes August 7, 2002 Page 3 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. Approved Planning Commission Minutes 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 Approved Planning Commission Minutes August 7, 2002 Page 5 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. Approved 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.