HomeMy WebLinkAboutPlanning Commission Minutes 10-16-2002Approved Minutes
City of Plymouth
Planning Commission Meeting
October 16, 2002
MEMBERS PRESENT: Chairman Karl Neset, Commissioners David Gaither, Jason Rohloff,
Frank Weir, James Holmes, Peggy Larson and Kendall Griffith
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager
Barbara Senness, City Engineer Ron Quanbeck and Office Support Representative Janice
Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Chairman Neset, seconded by Commissioner Weir, to approve the
October 16, 2002 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. APPROVAL OF MINUTES
MOTION by Chairman Neset, seconded by Commissioner Larson, to approve the October 2,
2002 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved.
6. CONSENT AGENDA
A. MARJORIE PEABODY (2002110)
MOTION by Chairman Neset, seconded by Commissioner Griffith, to approve the variance to
allow redevelopment of an undersized lot and an impervious surface coverage variance to allow
30 percent coverage where 25 percent is permitted for property located at 2360 Ives Lane North.
Vote. 7 Ayes. MOTION approved.
7. PUBLIC HEARINGS
Approved
Planning Commission Minutes
October 16, 2002
Page 2
A. CITY OF PLYMOUTH (2001155)
Chairman Neset introduced Planning Manager Barbara Senness who gave a brief overview of the
October 4, 2002 staff report and the public process undertaken thus far for the study.
Planning Manager Senness introduced Barry Warner, SRF Consulting Group. Mr. Warner stated
this is a land use study. He said that County Road 73 is a minor arterial that is under the
jurisdiction of Hennepin County. Mr. Warner said the projected traffic volume on County Road
73 by the year 2020 will be 14,000 vehicles per day south of Sunset Trail and 17,000 vehicles per
day north of Sunset Trail. Current traffic volumes are 7,150 and 9,150, respectively. Mr. Warner
said according to State -Aid guidelines, traffic volumes exceeding 15,000 vehicles per day suggest
the need for a four -lane roadway.
Mr. Warner reviewed the consultants' recommendations for County Road 73 for a three -lane
roadway south of Sunset Trail and a four -lane roadway north of Sunset Trail. Mr. Warner said
these recommendations are being made after many meetings with city staff and Hennepin County
staff, and they have evaluated the impact to adjacent land use. The forecasted traffic volume
north and south of Ridgemount Avenue, the character of the neighborhood and the likelihood of
turning movements into the neighborhood contribute to the recommendation for the three -lane
roadway south of Sunset Trail. This section would have a grassed boulevard, 10 -foot multi -use
trail, 6 -foot sidewalk and 8 -foot shoulders. Mr. Warner displayed a design for a four -lane
roadway north of Sunset Trail that straightens the alignment of County Road 73 between
Highway 55 and Sunset Trail. Mr. Warner reviewed the factors involved in this recommendation
and added that this realignment responds to peak hour traffic movement and would allow for
more vehicle stacking area near the intersection with Highway 55.
Mr. Warner introduced Phil Carlson of Dahlgren, Shardlow and Uban, Inc.
Mr. Carlson pointed out the two areas recommended for a change in land use guiding: 1) The
Johnson Brothers property, located in the southeast corner of the study area, bordering
Minnetonka, would change from LA -1 to LA -2. Mr. Carlson said this next step in density would
be appropriate, the wetlands would be protected, access would be controlled and it would
respond to the marketplace. They are recommending 4.5 to 6 units per acre and noted that across
the border in Minnetonka, the townhomes are developed at 9 units per acre. 2) The northwest
corner of the study area would change from LA -I and C (Commercial) to Mixed Use (MXD).
Mr. Carlson illustrated three land use alternatives for this area, based on near and long term
development and reviewed which residential and commercial properties would be affected.
Commissioner Holmes asked about stop lights and potential traffic control measures if County
Road 73 is upgraded in the future.
Approved
Planning Commission Minutes
October 16, 2002
Page 3
Mr. Warner responded that traffic controls would likely occur at the frontage road with County
Road 73, with a stop sign at Sunset Trail.
Planning Manager Senness reiterated the recommended changes to the Comprehensive Plan. She
stated that the text of the land use plan would be revised to state that if County Road 73 is
upgraded in a manner that separates the three properties on the north side of Sunset Trail across
from the Plymouth Apostolic Lutheran Church from the rest of the residential neighborhood, the
City will initiate a reguiding of these properties, likely from LA -1 and C to CO, Commercial
Office. Planning Manager Senness stated that the Land Use Guide Plan Map would be revised to
reguide approximately 8 acres in the southeast corner of the study area from LA -1 to LA -2 and
approximately 28 acres south of Highway 55, including the Plymouth Shopping Center and
adjacent undeveloped parcel and the homes along Cottonwood Lane, from C and LA -1 to MXD
Mixed Use). Planning Manager Senness stated these changes to the land use plan would not
result in the need for anyone to move out of their homes. Change would only occur if a developer
wished to redevelop any of the properties and put together a proposal to purchase the properties
for such redevelopment. Planning Manager Senness stated that the text of the transportation plan
would also be revised to outline the type of improvements that the City would like to see made to
County Road 73 when it is upgraded.
Commissioner Larson asked for clarification on the timing of this project and also how much
impact the City has regarding how the County aligns County Road 73.
Planning Manager Senness responded that the County would initiate any upgrading project.
Director Hurlburt said it is a County decision but they try to work in a cooperative manner, which
is why this area has been reviewed at this level to make the County aware of our desires. The
City ultimately will take action to approve the plan.
City Engineer Quanbeck added the City will review a proposal and the City Council will approve
a layout. Typically, there would be a cooperative agreement between the City and County that
specifies who pays for what, based on a specific construction plan. He said the City can have
influence in the decision but cannot totally control it. City Engineer Quanbeck said the County
Road 73 project is in the County's Capital Improvement Plan for 2006, but noted that this is a
general guide.
Planning Manager Senness reported that County Road 73 is due for major maintenance in the near
future.
Chairman Neset opened the public hearing.
Chairman Neset introduced Les Schwartz, 11014 Old County Road 15. Mr. Schwartz stated he
has lived there for 50 years, has worked hard and wanted to retire with relative ease and
tranquility but in the last 8 — 9 months he has been deluged with requests to make his home a
Approved
Planning Commission Minutes
October 16, 2002
Page 4
commercial property. He stated he likes the curvy road (County Road 73) and suggested a stop
sign be placed at Sunset Trail and County Road 73, opposite Plymouth Automotive as a lot of
people come from Willow Creek. Mr. Schwartz said he has noted one hour of increased traffic in
the morning and evening and feels the projected traffic increase will be because of the high density
of proposed apartment buildings and condos. Mr. Schwartz said at his age he not going to
replace his home and have to move to another state and take out another mortgage. Mr.
Schwartz concluded by stating he is against all proposals submitted so far.
Chairman Neset introduced Jack Anderson, 617 Cottonwood Lane N. Mr. Anderson stated he
does not see the reason why the Cottonwood Lane neighborhood, which has existed for 50 years,
and the traffic study are combined in the same study. Mr. Anderson said he did not understand
the reason for one proposal to replace the single family homes with townhouses other than to
build townhouses and make a profit for a developer which would result in different people moving
into their neighborhood. Mr. Anderson stated their neighborhood does not create any problems
for the City of Plymouth and the Commission should protect citizens—not someone who wants to
make big money. Mr. Anderson recommended that the Cottonwood Lane neighborhood be
removed from the study. He added that he likes that the shopping center is being redeveloped,
but said if more area is needed, the City should look at the low density area on the north side of
Highway 55.
Chairman Neset introduced Elaine Anderson, 617 Cottonwood Lane N. Ms. Anderson said she
and her husband purchased their property 1'/z years ago with the intent to build a new home. But
if they built a new home, and more than half had to be rebuilt, it could not be replaced under the
current zoning. The recommended change in land use is disturbing to them and she strongly
opposes the recommended change to the land use but does support the shopping center
redevelopment. Ms. Anderson asked for clarification of the word "viability". Ms. Anderson
stated that because the neighborhood has existed so long, viability is not an issue. Ms. Anderson
asked how the home valuations of $170,000 for all but two of the homes were computed. Ms.
Anderson said this figure is grossly inaccurate and understated and characterizes the
neighborhood in a negative way. Ms. Anderson also asked about the access for pedestrians to
cross Highway 55, and said she is concerned about the safety of pedestrians and bikers. Ms.
Anderson said she feels the shopping mall could be redeveloped without any changes to the
Cottonwood Lane area and pleaded to not change the Cottonwood Lane neighborhood to a
mixed use.
Chairman Neset introduced Dan Krautkremer, 17 Zachary Lane N. Mr. Krautkremer voiced his
concern about residents getting out of their driveways as there will be an increase in traffic
especially when the corridor is straightened out as people will want a straight shot for a shortcut.
Mr. Krautkremer stated he has measured the roadway and has calculated that he will lose a 150 -
year old oak tree, and two of his neighbors will lose a thick grove of arborvitae to accommodate
the proposed extra lane. Mr. Krautkremer stated that for the City intimating that "...everything
that will stay the same" is ridiculous. Mr. Krautkremer stated that Tom Johnson from the County
Approved
Planning Commission Minutes
October 16, 2002
Page 5
staff said that without the prompting of the City of Plymouth, upgrading County Road 73 would
have no chance and stated this is Plymouth -driven the whole way. Mr. Krautkremer also said the
County would probably lay another coat on for repaving like they did in 1992 instead of
expanding the roadway. Mr. Krautkremer inquired why the petition from opponents of the
project was not mentioned from the podium. Mr. Krautkremer concluded by stating he
recommends not approving alterations to County Road 73.
Chairman Neset introduced Michael Siskin, 535 Evergreen Lane N. Mr. Siskin questioned why
the City is reviewing this area again when three years ago TOLD Co. presented a similar
proposal. Now residents are promoting their concerns just as they did three years ago, and
people's lives are automatically put in chaos. Mr. Siskin asked if eminent domain is going to be
applied in the future. Elderly people do not need chaos. Mr. Siskin asked why the City is pushing
for maximum redevelopment and suggested that allowing the commercial area to redevelop would
be good for the owner, the City and the Cottonwood Lane neighborhood. Mr. Siskin stated that
by allowing the area to be a mixed development, the neighborhood would be affected financially
and emotionally.
Chairman Neset introduced Veijo Tarnanen, 20 Balsam Lane. Mr. Tarnanen stated he built his
home 20 years ago. He said he walked for hours getting the petition signed and asked why the
City wants to destroy their neighborhood. Mr. Tarnanen questioned if democracy works at all
and if the City Council will railroad this project through against people's wills.
Chairman Neset introduced Jill Presseller, who stated she is an attorney representing Leonard and
Ruth Lindelof, 620 Cottonwood Lane N. Ms. Presseller said the Lindelof s are strongly opposed
to the Cottonwood Lane neighborhood being changed to mixed use and are asking the Planning
Commission to take into consideration that this neighborhood was settled in 1946 by World War
II veterans, noting that several of these highly decorated veterans still live in this nice, quiet
neighborhood, which has mature trees and wild flowers. Ms. Presseller acknowledged that
although the City or County would not immediately force these people from their homes, this is
the first step to displace residents. The proposed change to a mixed use is an invitation to
developers to make changes that would benefit only the City.
Chairman Neset introduced Ray Beacham, 3507 Washburn Avenue N. Mr. Beacham stated he is
interested in purchasing a property on Cottonwood Lane, but because of proposed changes, both
potential buyer and seller are put in limbo.
Chairman Neset said a letter was received from Daniel and Laurie Lafontaine, 11400 5th Avenue
N. stating their opposition to any changes to County Road 73.
Chairman Neset closed the public hearing.
The Planning Commission took a short break at 8:20 p.m. and resumed the meeting at 8:30 p.m.
Approved
Planning Commission Minutes
October 16, 2002
Page 6
Commissioner Rohloff asked what percentage of names listed on the petition actually live in the
study area.
Planning Manager Senness responded that 54 properties signed the petition, 7 of which are in
Minnetonka. Thirty one percent were located in the study area.
In reference to the projected increased traffic on County Road 73, Planning Manager Senness
stated that the 8 acres recommended for townhomes could have a maximum of 48 units, which
would not have an appreciable affect on traffic. Mr. Carlson added that there could be 300 or 400
trips per day maximum, based on 7-8 trips per day per unit.
Planning Manager Senness stated the property valuations used were from the City Assessor's
data. Planning Manager Senness addressed the question regarding the term "viability" and said it
is very likely the shopping center will redevelop in the future. Typically, in such cases, the new
land use will be more intense. With Fourth Baptist to the west and Highway 55 to the south, over
time, single family homes in that environment would not be the best land use.
Mr. Carlson added that the assessed value on the tax roll is not the actual value a home might sell
for. The general condition of the Cottonwood Lane properties was evaluated and they are
considerably less than newer homes being built in the City. Properties closer to Highway 55 are
not as desirable and two have already transitioned into commercial uses. Mr. Carlson said the
backside of the shopping center currently is not maintained very well. He speculated that if the
shopping center were redeveloped, it would be newer and maintained better, but that might result
in the area being more intensely used. Mr. Carlson said the changing conditions all around these 9
homes factor into the conclusion. He pointed out that TOLD Co. was asking the City to
condemn the homes and turn them over for redevelopment.
Planning Manager Senness stated that the lots would be legally non -conforming under the
proposed zoning (Future Restricted Development), whereby a home could expand if appropriate
setbacks are met and rebuilt with approval of a variance for lot area.
Mr. Warner advised that the 8 -foot shoulder on the proposed roadway would provide adequate
space for homeowners to get out of their driveways without backing onto the driving lane.
Planning Manager Senness added that the proposed roadway is not designed to make traffic move
faster, but safer and accommodate the projected increase in traffic.
Commissioner Griffith inquired if this is a city -driven project.
Director Hurlburt responded that she does not feel anyone is lobbying the County to put this as a
top priority for road projects. Because the City and County transportation plans are indicating the
traffic increase, the City is trying to determine and recognize land use issues so the land owners
Approved
Planning Commission Minutes
October 16, 2002
Page 7
and the County understand which areas that would change rather than react when a need becomes
really apparent.
Mr. Warner added that these are forecasts but we do not know when and how the traffic will
increase. Mr. Warner stated that whether the County incrementally makes improvements to this
corridor or completes the entire project, ultimately it will look very similar to what they are
projecting.
Commissioner Gaither said this is democracy at work, and he is hearing the Cottonwood Lane
neighbors say their neighborhood should not be considered in the study. Commissioner Gaither
said he is reluctant to continue the process including the Cottonwood Lane neighborhood because
he is concerned about homeowners who are there right now.
Commissioner Rohloff echoed Commissioner Gaither's point and said he is not convinced that the
Cottonwood Lane neighborhood needs to be included in the mixed use designation.
Commissioner Rohloff said that immediate concerns or implications of these changes should be
explored.
Planning Manager Senness responded that it takes the private market to make a change for
development. She explained that the TOLD Co. proposal did not move forward because elements
of the proposed project were not what the City Council was looking for, whereas the proposed
MXD designation would identify to a potential developer elements the City would find
appropriate. Director Hurlburt added that there are advantages to the City leading the process
rather than reacting.
Chairman Neset said that he shared Commissioner Gaither and Commissioner Rohloff s concern
and would forward the item as recommended to the City Council with a strong message to look
hard at the Cottonwood Lane issue.
MOTION by Commissioner Gaither, seconded by Commissioner Rohloff, recommending
approval for the City of Plymouth to consider changes to the land use guide plan, land use guide
plan map and transportation plan related to the County Road 73 Corridor Study. The property
included in the study area is bounded by Highway 55 on the north and the City of Minnetonka
border on the south. It includes all the properties on both sides of County Road 73 from the
Minnetonka border to South Shore Drive. It excludes the 7 properties in the Cottonwood Lane
North neighborhood, which are currently guided LA -1.
Commissioner Griffith said he is still struggling with the whole issue. He noted that the
recommendation is to be reasonable, prudent, and consider the desires of the majority of the
residents and asked if the consultants have heard from advocates of the recommendations.
Approved
Planning Commission Minutes
October 16, 2002
Page 8
Director Hurlburt responded there has been feedback and concern from residents regarding
specifics, such as the road project or tree issues but not really what is before the residents, which
is the land use change only.
Roll Call Vote. 5 Ayes. Commissioners Holmes and Griffith voting Nay. MOTION approved.
8. ADJOURNMENT
MOTION by Chairman Neset, seconded by Commissioner Holmes, to adjourn the meeting.
Vote. 7 Ayes. The meeting adjourned at 9:07 p.m.