HomeMy WebLinkAboutPlanning Commission Minutes 02-21-2001Approved Minutes
City of Plymouth
Planning Commission Meeting
February 21, 2001
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners David Gaither, Kapila
Bobra, Peggy Larson, Sarah Reinhardt, Karl Neset and Roger Berkowitz
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb
Senness, Senior Planner Shawn Drill, City Engineer Dan Faulkner, and Office Services Supervisor
Denise Hutt
1 CALL TO ORDER
2 PUBLIC FORUM
3 APPROVAL OF AGENDA
Chairman Stulberg announced that the applicant has withdrawn the application for Town &
Country Homes (20182) — Item 6C. He stated that residents will be notified if and when another
application is to be considered.
4 APPROVAL OF MINUTES
MOTION by Commissioner Bobra, seconded by Commissioner Gaither to approve the February
7, 2001 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously.
5 CONSENT AGENDA
A DAVE & ANNA MCQUOID (2001005)
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra recommending
approval of a front yard setback variance for Dave and Anna McQuoid for property located at
9930 South Shore Drive. Vote. 7 Ayes. MOTION approved unanimously.
6 PUBLIC HEARINGS
A ACE MINI STORAGE LLC (20176)
Chairman Stulberg moved this item for consideration after Item 6B.
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B STATION 19 ARCHITECTS/MOUNT OLIVET LUTHERAN CHURCH (20188)
Chairman Stulberg introduced the request by Station 19 Architects/Mount Olivet Lutheran
Church for rezoning from FRD (Future Restricted Development) to RSF-1 (Singe Family
Detached 1), conditional use permit amendment, variance, lot consolidation and site plan
amendment for parking lot and building expansion at 12235 Old Rockford Road.
Senior Planner Drill gave an overview of the February 12, 2001 staff report.
Commissioner Reinhardt asked if the existing lighting meets the new ordinance standards. Senior
Planner Drill replied that it doesn't meet all of the existing standards and is, therefore, lawfully
non -conforming. He said that it isn't an issue of light intensity, but rather the fixture type. He
added that the church is not required to bring the existing lighting up to the new standards in the
area where they aren't proposing any changes. He added that all new lighting would comply with
the new provisions.
Chairman Stulberg introduced Thomas Peterson, representing the applicant. Mr. Peterson stated
that he concurs with the staff report and is available for questions. He noted that he did receive a
letter from Hennepin Parks stating that the overflow onto the park property is reasonable.
Chairman Stulberg opened and closed the public hearing as there was no one present to speak on
the issue.
Commissioner Reinhardt stated that she is a member of the church, but it shouldn't be an ethical
conflict voting on the request.
MOTION by Commissioner Berkowitz, seconded by Commissioner Gaither recommending
approval of an ordinance amending Chapter 21 (Zoning Ordinance) of the Plymouth City Code to
classify certain land located south of Old Rockford Road and west of Larch Lane and the findings
of fact for rezoning of property located south of Old Rockford Road and west of Larch Lane/41St
Avenue. Roll Call Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Commissioner Berkowitz, seconded by Commissioner Gaither recommending
approval of a site plan amendment, conditional use permit amendment, and variance for Station
19 Architects, Inc. for Mount Olivet Lutheran Church located at 12235 Old Rockford Road. Roll
Call Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Commissioner Berkowitz, seconded by Commissioner Larson recommending
approval of a lot consolidation for Station 19 Architects, Inc. for Mount Olivet Lutheran Church
located south of Old Rockford Road and west of Larch Lane/41St Avenue. Roll Call Vote. 7
Ayes. MOTION approved unanimously.
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A ACE MINI STORAGE LLC (20176)
Chairman Stulberg introduced the request by Ace Mini Storage LLC for a site plan amendment
and conditional use permit for a second mini storage building at 5525 Highway 169 North.
Senior Planner Drill gave an overview of the February 12, 2001 staff report.
Chairman Stulberg introduced Roy Stromme, the petitioner. Mr. Stromme stated that he concurs
with the staff report.
Commissioner Reinhardt asked how a three -floor storage facility functions and if there are any
examples in the metropolitan area.
Mr. Stromme said that their current facility is two stories. There would be an interior elevator in
the mid-section of the building. People would park in the loading area outside, and use the
elevator and push carts to transport items to their storage space. He said that he knows of other
similar storage facilities in Maple Grove, Medina, and Little Canada.
Chairman Stulberg continued the public hearing and then closed the public hearing as there was
no one present to speak on the issue.
MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz recommending
approval of a site plan and conditional user permit for Ace Mini Storage LLC to allow
construction of a second mini -storage building at 5525 Highway 169 North. Roll Call Vote. 7
Ayes. MOTION approved unanimously.
C TOWN & COUNTRY HOMES (20182)
The application was withdrawn by the applicant.
D CITY OF PLYMOUTH (20159)
Chairman Stulberg introduced the request by the City of Plymouth for a Comprehensive Plan
Amendment to consider 1) removing Holly Lane as a minor collector from Old Rockford Road to
Schmidt Lake Road and 2) eliminating the Holly Lane connection across the Canadian Pacific
tracks.
Planning Manager Senness gave an overview of the February 14, 2001 staff report.
Commissioner Gaither asked if the emergency response time would be within the guidelines if the
emergency vehicles were to take Highway 55 East to Peony Lane north to Schmidt Lake Road.
Director Hurlburt replied that by taking Highway 55 it may save time, but the distance is still
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further. She said that many things affect response time. She stated that there is no state standard
pertaining to emergency response time. She said that the City's goal is to have no one further
than five to six minutes from a fire station. Director Hurlburt stated that the City has been
looking at the possibility of a fourth fire station, but a decision hasn't been made yet.
Commissioner Gaither asked if there are plans for a second left hand turn lane to the high school.
City Engineer Faulkner replied that it there is enough pavement and it was designed for a second
left hand turn lane.
Commissioner Reinhardt asked what the current train schedule is. Planning Manager Senness
stated that the trains are very active. Director Hurlburt replied that according to reports there
about 20 trains a day, dispersed at different times of the day.
Commissioner Bobra asked if there have been any studies done for potential wait time of students
waiting for trains blocking traffic. Director Hurlburt replied that there isn't any way to estimate
how many trains come through during heavy school traffic time. Chairman Stulberg commented
that the train traffic is heavy. Commissioner Bobra questioned what emergency vehicles would
do. Director Hurlburt replied that depending upon the situation there would most likely be
multiple vehicles dispatched from different locations.
Commissioner Reinhardt asked if there are any other alternatives for trail connections and
pedestrian crossings if Holly Lane were not extended. Planning Manager Senness replied that it
would be difficult for the City to provide a safe pedestrian crossing of the tracks. They could
consider building a pedestrian bridge, but it would cost roughly $500,000 which would be
unlikely because it isn't cost effective for a low volume crossing. Director Hurlburt stated that if
there is a road connection, the trail could be built along the road with safe gated crossings.
Commissioner Gaither asked if people are still going to walk across the tracks. Director Hurlburt
replied affirmatively, if there isn't anything to impede them.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced a petition dated August 1, 2000 opposing the extension of Holly
Lane. He introduced a letter dated August 16, 2001 from William and Mary Ann Deziel of 4540
Holly Lane North and an e-mail dated February 20, 2001 from Vick Stolt of 4490 Fountain Lane
in opposition of extending Holly Lane.
Chairman Stulberg introduced Dan Vanderheyden of 16940
45th Avenue North and Dave Klis,
President of Golfview Homeowner's Association. Mr. Vanderheyden stated that the residents
have expressed verbally and in writing their opposition to the project. It is not viewed by them as
a convenience. Circuitous travel is a questionable assertion. He said that Schmidt Lake Road
would more easily achieve the same purpose. Mr. Vanderheyden stated that if would be safer and
faster for a fire truck to head northwest on Highway 55, then north on Peony Lane across the
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bridge. He stated that Kimberly Lane and Plymouth Creek Elementary Schools are being served
by the current road system quite adequately. He said as a practical matter, only 30% of the
households in Plymouth have a student attending any school in District 284 at any given time. He
stated that it is less than '/z mile between Holly Lane and Peony Lane. It takes less than 30
seconds to get from Peony Lane to Kimberly Lane, and one can drive between Plymouth Creek
and Kimberly Lane in less than a minute. He stated that the convenience of children crossing the
railroad tracks on their bikes to get to a park is more than offset by the danger of those children
having direct access to the tracks. Mr. Vanderheyden stated that extending Schmidt Lake Road
from the east will do more to reduce left turns off Peony lane than will extending Holly Lane. He
said that in the absence of a connection to the future homes north of the railroad tracks it is their
opinion that traffic on Holly Lane will not increase, but rather remain the same. This will in turn
reduce future increase of traffic on Old Rockford Road. Mr. Vanderheyden stated that if Holly
Lane is extended, the City is in effect causing the demise and sale of Hollydale Golf Course. In
summary, Mr. Vanderheyden stated that it is in the best interests of the City to change the
Comprehensive Plan and eliminate the railroad crossing at Holly Lane for the following reasons:
1) It will eliminate a serious hazard very near the high school. 2) There are only limited benefits
and some disadvantages to traffic patterns by making Holly Lane a north/south corridor. 3) The
voters do not want Holly Lane extended north of the railroad tracks. 4) The action will help
retain Hollydale Golf Course, which will in turn make the City more attractive, maintain some
green space and reduce future congestion.
Chairman Stulberg introduced Nancy Tombers of 17185
49th Avenue North #A. Ms. Tombers
stated that she doesn't want Holly Lane extended because of the whistle blowing. She said that
she is also against Jewel Lane being an alternate alignment.
Chairman Stulberg introduced Judy Schrader of 4805 Jewel Lane North #A. Ms. Schrader stated
her support in eliminating Holly Lane as a minor collector and stated Jewel Lane shouldn't be a
through street. She stated that she is concerned with traffic from the high school. Ms. Schrader
stated that a gated crossing is not as good as no crossing at all.
Chairman Stulberg introduced Roger Schmidt of 4835 Holly Lane. Mr. Schmidt recommends
that Holly Lane dead end at the railroad crossing, as it is very dangerous. He said that he doesn't
think emergency vehicles would use Holly Lane if it was extended because of the potential wait at
the railroad crossing. He stated that he doesn't want to hear the train whistle. Mr. Schmidt asked
for some consideration of the dust and gravel onto his property from future development.
Chairman Stulberg introduced Marilyn Ricci of 4825 Jewel Lane North #C. Ms. Ricci said that in
1998 there were 10 to 20 trains per day compared to 20 to 40 trains per day now. She said that
she is awakened by the train every morning between 6:30 a.m. and 8:00 a.m. Ms. Ricci said that
kids that drive to school will be waiting for the train every day and emergency vehicles wouldn't
be able to get through with the traffic stopped for the trains. Ms. Ricci said that she was told by
City staff that it was unlikely that Jewel Lane would ever be opened. If Holly Lane were extended
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she said that the City would be disturbing residents that have been here a long time and also new
residents. Ms. Ricci stated that there is no good reason to risk safety with a railroad crossing.
She said that she would rather have tax dollars go to the traffic signal rather than risk life with the
railroad.
Chairman Stulberg introduced Tom Quanbeck of 5155 Holly Lane North. Mr. Quanbeck stated
that Holly Lane should remain until Schmidt Lake Road is opened. He said that he doesn't want
that traffic moving to Peony Lane and the high school area. Mr. Quanbeck said that he would
rather see the whole area developed at one time, and then close Holly Lane.
Chairman Stulberg introduced Tom Kotarski of 18170 Weaver Lake Drive, Maple Grove. Mr.
Kotarski declined to speak, indicating that his questions had been answered.
Chairman Stulberg introduced Neal Gustafson of 5185 Holly Lane North. Mr. Gustafson said
that he would like Holly Lane to remain open, as they need access. He asked where the overall
plan is for the area, as development is occurring in piece mail. Mr. Gustafson said that the
preliminary work done resulted in poor access during the construction. He said that there is six to
eight inch drop in the road, and he is not impressed with the access he has now. Mr. Gustafson
stated that residents from Golfview Estates and Wyndemere Farms roll through stop signs. Mr.
Gustafson said that the reality is that Old Rockford Road is used for the high school traffic. Mr.
Gustafson stated that he would rather have an emergency vehicle come down Holly Lane instead
of the long way around. He said that the idea of a pedestrian bridge over a railroad would be
dangerous. Mr. Gustafson stated that he would like to have access maintained and an overall
development plan.
Chairman Stulberg introduced Shirley Graziano of 17525
48th Place North. Ms. Graziano said
that she concurs with Mr. Schmidt's comments about the railroad crossing. She said that Holly
Lane should not be extended.
Chairman Stulberg introduced Mark Deziel of Hollydale Golf Course. Mr. Deziel said that he is
in favor of closing Holly Lane at the railroad tracks. He said that over half of their parking is
across Holly Lane and it will endanger people trying to cross the road. If Holly Lane were
widened it would take about 20 parking spaces and then they would have to have more people
parking across Holly Lane. If Holly Lane would to be extended it would also take out their 10th
tee. He said that they would like to remain in business.
Chairman Stulberg introduced Gail Cullinan of 17185
49th Avenue North #C. Ms. Cullinan said
that there are 20 to 40 trains per day with most of the traffic being late night and early morning.
She said that they constantly blow the whistle. She said that she has already seen teenagers trying
to beat the trains. Ms. Cullinan said that a trail will give her even less privacy than she has now.
She stated that closing Holly Lane will eliminate the train whistle. Ms. Cullinan stated that she is
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willing to put up with Holly Lane until Schmidt Lake Road goes through, but then Holly Lane
needs to be closed.
Chairman Stulberg introduced Julie Bertheuson of 17195 49th Avenue North #A. Ms. Bertheuson
stated that she is against opening Holly Lane. She said that it will help her quality of life if trains
quit blowing their whistle.
Chairman Stulberg introduced Greg Baufield of 4600 Shenandoah Lane North. Mr. Baufield said
that he serves on the District 284 School Board. He said that there are 1,300 students in grades
11-12. He stated that students do seek the shortest route to school, and an at grade crossing
creates an additional risk. Mr. Baufield commented that he does not want Holly Lane extended,
as he is concerned with the safety of the students. He said that the City should continue working
on finishing Peony Lane north and the east/west route to the school on Schmidt Lake Road.
Chairman Stulberg introduced Michael Phelan of 17465 48th Place North. Mr. Phelan stated that
he circulated a petition for a traffic signal at the school intersection and is disappointed that no
action has been taken by the City. He said that there needs to be a traffic signal with east/west
traffic flow on Schmidt Lake Road and a third turn lane. Mr. Phelan said that he is more
concerned with kids getting hit by the busses. He stated that an at grade crossing is not a
reasonable crossing.
Chairman Stulberg introduced Rich Deziel of 16100
46th Avenue North. Mr. Deziel stated that
you never know when trains are going to go through. Holly Lane doesn't go anywhere south of
County Road 9. He wanted to know who was going to pay for changes to the golf course if
Holly Lane were extended. Mr. Deziel said that when Schmidt Lake Road goes through Holly
Lane should be closed off.
Chairman Stulberg introduced Robert Jurmu of 4955 Holly Lane. Mr. Jurmu said that they do
need access and recommended that Holly Lane remain open until Schmidt Lake Road is finished.
Chairman Stulberg introduced Scott Altman of 17215
49th Avenue North #A. Mr. Altman stated
that he is opposed to the extension of Holly Lane. He asked when Schmidt Lake Road will be
extended.
Chairman Stulberg introduced Ed Sachs of 16935
45th Avenue North. Mr. Sachs said that if you
were coming from the north, you still have to go east or west at Old Rockford Road. He said that
it doesn't save any time or distance. Mr. Sachs stated his opposition to the extension of Holly
Lane.
Ms. Berthueson asked what the plan is for opening Peony Lane north.
Chairman Stulberg closed the public hearing.
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Chairman Stulberg commented that he can't get out of his driveway on Peony Lane at 7:00 a.m.
or 3:00 p.m. with the traffic from the high school.
Planning Manager Senness stated that the bridge over the railroad is scheduled in the Capital
Improvements Program for 2003, and that Schmidt Lake Road is to be extended as development
occurs. Director Hurlburt said that if development doesn't occur before 2003 then the bridge
won't happen until development takes place. She said that there has to be a road before a bridge
goes in.
Planning Manager Senness stated that extending Peony Lane north in not in the current Capital
Improvements Program and it won't happen anytime in the near future.
Planning Manager Senness stated that if Holly Lane were extended, it would be two lanes, 28 feet
wide. She said that if it were extended it could affect the golf course and that is why there are
alternatives. She said that the alternatives were discussed with the owners of the golf course.
Chairman Stulberg explained that each development application is reviewed by the Development
Review Committee which consists of members from each department including fire and police.
Commissioner Gaither stated that the extension of Holly Lane could create a potential safety issue
where it doesn't exist now.
Commissioner Neset commented that he is concerned with any action that would hinder the golf
course.
Commissioner Reinhardt asked what could change the current situation. Planning Manager
Senness replied future development to the north or if the golf course requested improvements or
were to develop.
Commissioner Bobra asked if there is a better alternative than this for emergency vehicles.
Director Hurlburt stated that all departments reviewed the report and if there were other options
they would be indicated in the report. She said that there are only two options as to where to
cross the tracks.
Commissioner Gaither asked if there were a train at Holly Lane would emergency vehicles take an
alternative route or would they go to Holly Lane and wait. Director Hurlburt replied that it
depends on if there are other vehicles coming from another direction, and how long they will have
to wait. She said that situations will vary.
Commissioner Gaither asked about the possibility of a fourth fire station. Director Hurlburt
stated that there is discussion of a fourth fire station with two possible locations - one at Schmidt
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Lake Road and Vicksburg Lane, or a joint station with the City of Maple Grove somewhere on
Vicksburg Lane. She added that discussions with Maple Grove are not currently active, as each
City would rather go it alone.
Chairman Stulberg noted that the biggest group with accidents or fatalities involving trains occurs
with people in their 20s or the 40-50 year olds.
MOTION by Commissioner Gaither, seconded by Commissioner Neset to recommending a
Comprehensive Plan Amendment to remove Holly Lane as a minor collector and eliminate the
Holly Lane connection across the Canadian Pacific tracks, which would occur after Schmidt Lake
Road is extended.
Commissioner Berkowitz stated that the majority of the land to the north is outside the 2020
expansion area, and they will have the opportunity of alternate access at some point. He said that
he doesn't see that removing the Holly Lane extension from the Comprehensive Plan will hinder
anything. Commissioner Bobra concurred.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
7 NEW BUSINESS
Chairman Stulberg stated that if the Commissioners wish to attend the land use planning seminars
they should contact Denise. Director Hurlburt said that the City will pay to cover the registration
fees.
MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt to adjourn. Vote. 7
Ayes. MOTION approved unanimously. The meeting adjourned at 9:20 p.m.