HomeMy WebLinkAboutPlanning Commission Minutes 03-07-2001Approved Minutes
City of Plymouth
Planning Commission Meeting
March 7, 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 Marie Darling, City Engineer Dan Faulkner, and Office Services
Supervisor Denise Hutt
1 CALL TO ORDER
2 PUBLIC FORUM
3 APPROVAL OF AGENDA
4 APPROVAL OF MINUTES
MOTION by Commissioner Gaither, seconded by Commissioner Bobra to approve the February
21, 2001 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously.
5 CONSENT AGENDA
No Items.
6 PUBLIC HEARINGS
A EDINA DEVELOPMENT CORPORATION (20183)
Chairman Stulberg introduced the request by Edina Development Corporation for rezoning from
FRD (Future Restricted Development) to RMF -2 (Multiple Family 2) and preliminary plat for 98
townhome units, to be known as "Townhomes at Nanterre", for property located west of the
northwest quadrant of Vicksburg Lane and Schmidt Lake Road.
Senior Planner Darling gave an overview of the March 2, 2001 staff report.
Senior Planner Darling addressed several concerns that were raised prior to the public hearing via
e-mails, letters and phone calls. Ms. Darling stated that the City can't hold the applicant
responsible for a previous plan that was shown by Weston Corp. to perspective homebuyers to
the south. She said that the plan was never approved by the City Council because until the recent
Comprehensive Plan update the site was outside of the urban service area. Ms. Darling indicated
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that Vicksburg Lane is slated to expand to a three or four lane highway at some point in the
future, but no date has been set. She added that Vicksburg Lane is capable of handling the
additional traffic. Senior Planner Darling stated that the water pressure is standard for what is in
the Comprehensive Plan. Senior Planner Darling stated that staff checked into crime reports for
the area, and found that there are very few complaints or documented crimes in the area. Senior
Planner Darling stated that the City requires bonds for each stage of development to ensure that
the approved plan is adhered to.
Commissioner Reinhardt asked if Schmidt Lake Road serves as the transitional buffer between the
two land designations as required by the Comprehensive Plan. Senior Planner Darling replied
affirmatively. She said that no additional buffering or landscaping is required.
Commissioner Reinhardt asked what is the City's current mix between townhomes and single
family homes. Director Hurlburt replied that the City consists of roughly two-thirds single family
homes and the remainder is a mixture of townhomes, apartments and condominiums.
Commissioner Reinhardt asked if the housing composition is within the City's housing goal.
Director Hurlburt stated that the Comprehensive Plan addresses providing life -cycle housing. She
said that the market is moving towards lower maintenance housing types, as indicated by the
majority of the new proposals that the City has seen lately are for townhomes.
Commissioner Bobra asked if there is any alternative to a pedestrian crossing at Schmidt Lake
Road to Weston Lane to get to the park. Senior Planner Darling said that a crossing bridge is an
unlikely alternative because of the cost and land needed to acquire to accomplish this. Director
Hurlburt stated that while Schmidt Lake Road is designed to carry a lot of traffic, a pedestrian
bridge is primarily used for major highways. She said that a crossing at a controlled intersection is
still the best option.
Commissioner Bobra asked if there is any data on the correlation of crimes to affordable housing.
Senior Planner Darling stated that studies have been done on the affects of property values in
relationship to affordable housing, but she hasn't seen any on how crime is affected by affordable
housing. She stated that studies indicate that there isn't a diminished difference of property values
when subsidized or affordable housing is located next to single family dwellings.
Commissioner Gaither asked about the concerns regarding the low water pressure currently
experienced by residents in the area and asked if the proposed 98 units will adversely affect it.
Senior Planner Darling explained that the water pressure is consistent with the Comprehensive
Plan. City Engineer Faulkner stated that the proposal will not have a negative impact on existing
water pressure. Director Hurlburt said that this area of the City will have lower water pressure
because of the higher land elevation.
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Commissioner Gaither asked what happens if the adjacent property owner to the north doesn't
agree to a drainage outlet. City Engineer Faulkner replied that there are other redesign options
that could be considered. Commissioner Gaither asked if the number of units would be decreased
if the applicant had to pursue other drainage alternatives. City Engineer Faulkner replied that the
units would remain the same no matter what option is decided on, but they would likely have to
spend more money on different design.
Chairman Stulberg commented that the City Council considered all aspects of crime rates and
property values when recommending land uses for the Land Use Guide Plan that was adopted in
the Comprehensive Plan to ensure that it would not have a negative impact on surrounding
property owners.
Commissioner Larson asked how the applicant responded to the goal concerning the creation of
affordable housing. Senior Planner Darling said that the applicant hasn't responded on the issue.
Chairman Stulberg introduced Rick Lewandowski, the applicant. Mr. Lewandowski stated that
he concurs with the staff report including staffs recommendation to include additional guest
parking and the adding 15 extra feet behind units in order to accommodate decks and patios.
Commissioner Larson asked the applicant if they will be able to provide some affordable units in
their proposal. Mr. Lewandowski said that because of the area of the City and the high cost of
land, it would be unlikely. He said the value of these townhomes would be $230,000 to
280,000.
Chairman Stulberg asked how long Lander Drive is. Mike Brandt, project engineer responded
that the cul-de-sac is approximately 700 feet.
Chairman Stulberg asked if the applicant has talked with the adjacent land owner on drainage.
Mr. Brandt replied that they just received the comments from the City and will be looking at all of
the alternatives including talking to the adjacent landowner.
Commissioner Reinhardt asked what their target market is for the units. Mr. Lewandowksi
replied that they envision young families ready to move up. He said that the units will be for sale
or rent. The rent would likely range from $1,500-$2,000/month. He said that the overall value of
the project would be $26 to 30 million.
Chairman Stulberg asked if the applicant manages any rental property now. Mr. Lewandowski
replied affirmatively. They have a project in St. Louis Park located next to Meadowbrook Manor
which have both owner occupied and for sale units. Director Hurlburt asked if a particular part of
the project would be for rental units. Mr. Lewandowski responded that all units will be rental, as
they don't feel it's good to mix rental and for -sale units in close proximity. He said that if the
market or area changes, they want the flexibility to sell the units. Director Hurlburt noted that
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Plymouth does have a rental licensing and multi -free crime housing program. She stated that the
applicant has been ambiguous from the beginning as to whether the units will be for -sale unit or
rental units. Mr. Lewandowski said that they want the units to be all rental units. Chairman
Stulberg asked who the target market would then if the units are to be rental rather than for -sale
units. Mr. Lewandowski replied the target would be people that have the income that can afford
the rent. He added that it would likely be people that have transitional type jobs; professionals
that are not inclined to own; or individuals going through personal problems such as a divorce.
Commissioner Bobra asked if there would be a lot of moving truck traffic if the intention is rental
units. Mr. Lewandowski replied that the leases would be for six months or one year so there
shouldn't be a lot of truck traffic.
Commissioner Larson asked the applicant if they will be managing the units. Mr. Lewandowski
stated that First Select Equities will be the management company. Director Hurlburt asked if the
project in St. Louis Park is the same as this proposal. Mr. Lewandowski replied that they are
similar, but the units that are being proposed in Plymouth are larger and have an additional bath.
Director Hurlburt asked what the rent levels are in St. Louis Park. Mr. Lewandowski replied
1,600-$1,700/month.
Mr. Lewandowski stated that they are proposing stucco exterior for the units rather than vinyl as
indicated on their plans. Director Hurlburt said that she was not aware of this and that the
applicant must submit the revised plans to the City.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced documents received by the Commission which were not a part of
the staff report, including: an e-mail dated March 4, 2001 from Greg Phelps at 4900 Yuma Lane;
e-mail dated March 5, 2001 from Lowell and Barbara Peters at 4905 Yuma Lane; e-mail dated
March 5, 2001 from Steve Mogensen 16170 49th Place North; e-mail dated March 6, 2001 from
Ron Lenz of 16225 49th Place North; e-mail dated March 7, 2001 from Anne and Todd Dunivant
of 4970 Yuma Court North; e-mail dated March 7, 2001 from Gene Sprinkel of 4970 Comstock
Lane; and an e-mail dated March 7, 2001 from Cheryl Lenz of 16225 49th Place North.
Chairman Stulberg introduced Bob Burmaster of 16813 49th Place North. Mr. Burmaster said
that Vicksburg Lane is already inadequate and he is concerned with adding more traffic. He
asked how many garage stalls or parking stalls will there be for each unit. He wanted to know
where the property lines will be in relationship to the wetland. Mr. Burmaster stated that he is
concerned with the safety of children crossing Schmidt Lake Road to access the park. Mr.
Burmaster said that density of the units is a concern. He asked how the proposed units will affect
the already low water pressure. Mr. Burmaster asked if the storm sewer would be able to handle
this development and the proposed Seven Greens development. Mr. Burmaster stated that the
rents will have to be over $2,000/month just to make payments. Mr. Burmaster said that the
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project requires more study and that perhaps the City should consider a Planned Unit
Development PUD) along with a citizen advisory committee to work with the City and applicant
on the PUD.
Chairman Stulberg introduced Karen Davis of 4948 Weston Court. Ms. Davis said that her home
backs up to the neighborhood park and agrees that there will be issues with safety and traffic. She
said that traffic will increase on Schmidt Lake Road once it opens to the high school. She stated
that there isn't enough room for cars to drive on Weston Lane when they park on the street to use
the park.
Chairman Stulberg introduced Julie Druk of 16220 49th Place North. Ms. Druk said that she
spoke with a staff person with the City of St. Louis Park regarding the applicant's development
Excelsior Townhomes" located in St. Louis Park. Ms. Druk said that the completion date for the
project was to be Fall, 2000, and they are not yet completed. She said that the City of St. Louis
Park has imposed several penalties and have stopped issuing occupancy permits. Ms. Druk said
that she was told that St. Louis Park thought the project would be for -sale units and they turned
out to be rental. Ms. Druk said that the applicant is doing business under several different names.
Ms. Druk stated that the density is too great for this area. She said that if the project is approved,
she would like to see a privacy fence along the property line or an appropriate berm and
landscaping. Ms. Druk asked if the City has to work with every developer that proposes a
project. She wanted to know if the City can look at past history on similar developments.
Chairman Stulberg introduced Ron Lenz of 16225
49th Place North. Mr. Lenz said that the
Nanterre development consists of many young families and they are concerned with additional
density and the transient nature of the rental units and parking on the streets.
Chairman Stulberg introduced Jim Mulvahill of 4930 Yuma Court North and Tom Vanderheyden
of 4940 Yuma Court North Mr. Vanderheyden said that he represents the Nanterre Homeowners
Association, and asked the process is to change the Comprehensive Plan. He wanted to know
what the City does to ensure developers build according to the approved plans.
Mr. Mulvihill stated that the Planning Commission and City Council has a high degree of
discretion. He said that decisions should be based on accurate information. Mr. Mulvihill said
that no one seems certain of drainage issues, parking, and traffic issues on Schmidt Lake Road.
Mr. Mulvihill said that the Planning Commission should take the time to find out accurate
information and base their decision on that. Mr. Mulvihill stated that a procedure should be
implemented such as a PUD that can be monitored.
Chairman Stulberg introduced Mark Murphy of 4965 Yuma Court North. Mr. Murphy stated
that he is concerned with low water pressure, traffic on Vicksburg Lane and access to the
neighborhood park. He commented that there will be a lot of high school traffic when Schmidt
Lake Road is completed. Mr. Murphy said that when they purchased their home, they were told
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that there would be four units per acre and that they would be for -sale units. He said that this
proposal is much different than what they were told. He said that he wasn't sure that the
infrastructure can handle the development.
Chairman Stulberg introduced Gregg Phelps of 4900 Yuma Lane North. Mr. Phelps said that he
wasn't aware that this development would be rental units. He said that the numbers the applicant
referenced don't seem to add up. He said that they already experience low water pressure and
traffic delays going south on Vicksburg Lane. Mr. Phelps said that there isn't any parking
available at the park and is concerned with people crossing Schmidt Lake Road to get to the park.
Mr. Phelps said that the Seven Greens development will only compound the issues, as the
infrastructure is not adequate. Mr. Phelps said that the City should consider a PUD for
development of the site and lower the density. Mr. Phelps stated that more attention should be
given to nearby residents and their concerns. He asked what kind of mechanism the City has to
evaluate potential developers and their ability to follow through on projects.
Chairman Stulberg introduced Ronald Schutz of 4945 Yuma Court. Mr. Schutz stated that he is
concerned with whether the infrastructure can handle the development and safety issues crossing
to the park. Mr. Schutz commented that the City shouldn't put a high density residential area next
to the railroad tracks, as the railroad tracks will be a draw for children. Mr. Schutz questioned
the statutory definitions as to what constitutes a wetland and asked what the City's position is.
Chairman Stulberg introduced Gerald Westby of 4952 Comstock Lane North. Mr. Westby
wanted to know how the development would impact their drainage. He said that people coming
out of the development will trying to be making left turns onto Schmidt Lake Road which will be
difficult. Mr. Westby said that he is nervous about pushing the units towards the wetlands with
children living in the units. He thinks that children will be drawn to the area. Mr. Westby asked
about the land to the west on the north side of Schmidt Lake Road. Director Hurlburt said that
the land is all privately owned and that development will happen before the overpass goes in. Mr.
Westby said that the City should put a park on the north side of Schmidt Lake Road because of
the safety issue. Mr. Westby added that he is concerned with the high density.
Chairman Stulberg introduced Tom Burke of 4925 Weston Lane. Mr. Burke said that he is
concerned with a third party managing the property. He stated that he has rental property and is
not familiar with this management company. Mr. Burke said that the applicant would need to
charge $2,200-$2,400/month for rent in order to make the project work. He said that there seem
to be a lot of inaccuracies with the proposal.
Chairman Stulberg introduced Gary Nelson of 4980 Comstock Lane North. Mr. Nelson said that
he concurs with previous comments from residents relating to traffic, safety and density issues.
Mr. Nelson said that the City should consider the potential negative impact on property values
with rental units instead of for -sale units.
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Chairman Stulberg introduced Keith Neumann of 4955 Weston Lane North. Mr. Neumann stated
that he is concerned with infrastructure and traffic issues. He said that currently there are no
parking spaces at the park and the City should look into alternatives. Mr. Neumann said that the
City should look at property values and how it will be affected by rental units, and also the
background of the developer and management company.
Chairman Stulberg introduced Jay Miller of 4982 Comstock Lane North. Mr. Miller referenced
Page 9 of the staff report indicating that "if new information is brought forward, staff will
reconsider their recommendation". He asked staff to reconsider their recommendation.
Chairman Stulberg introduced Janice Paul of 5250 Dunkirk Lane. Ms. Paul said that if a unit is
rented to four individuals, then there would likely be four cars for a unit which will result in more
traffic. She said that the roads should be upgraded before more development occurs.
Chairman Stulberg introduced Terry Sandvold of 4990 Yuma Court North. Mr. Sandvold stated
that he is concerned with traffic on Schmidt Lake once it opens to the high school and the safety
of children. He said that he is also concerned with the low water pressure and the negative impact
on property values being next to rental units. Mr. Sandvold questioned why there isn't more
transition between homes of different values.
Ms. Druk said that she wants to make sure that proposal doesn't redirect water from the east side
of the property to the west N URP pond. Ms. Druk state that the area north of this site has been
purchased by Land Company and that they will be building townhomes.
Mr. Schutz said that the numbers don't work for this project and urged the Commission to vote
against the project.
Chairman Stulberg introduced Waltraud Whitmore of 5115 Vicksburg Lane North. Ms. Waltraud
said that no one has talked to her about the drainage issues and that she owns the land directly
north of this project, and not made a deal with anyone at this point.
Mr. Neumann stated that he also talked with City of St. Louis Park staff and heard the same
comments that Ms. Druk did. He said that the City should talk with the City of St. Louis Park.
Chairman Stulberg introduced Frank Baeumler of 16235 49th Place North. Mr. Baeumler urged
staff to reconsider their recommendation and take another look at the proposal.
Mr. Mulvihill stated that he is concerned with the trustworthiness of the data presented by the
applicant, and with infrastructure and safety issues.
Chairman Stulberg suggested that staff answer questions and leave the public hearing open so that
it wouldn't need to be renoticed.
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Chairman Stulberg called a recess at 8:58 p.m. and reconvened the meeting at 9:07 p.m.
In response to questions raised, Director Hurlburt explained that a PUD allows a community and
developer to negotiate some flexibility and unique features in a project. In essence, it customizes
a zoning district and the site plan becomes the zoning of the property. Any change in the plan
becomes a change in the zoning ordinance. A change to a PUD requires amending the PUD and
needs a 5/7s vote of the City Council. A PUD should only be used if there is something special or
unique for a development. Director Hurlburt stated that the City can't require a development to
be a PUD without some reason and this project doesn't fit the criteria for a PUD. She stated that
there are no citizen committees as part of a PUD. She said that Plymouth has recently used PUD
zoning with a couple of shopping centers. For a residential PUD, it could be used to give
flexibility in setbacks, building heights, street widths, sidewalks, lighting, or open space, for
example, but the City generally tries to stay away from residential PUDs.
Planning Manager Senness stated that in order to change the Comprehensive Plan, an application
would need to be submitted for staff review and requires a public hearing and approval by the City
Council and review by the Metropolitan Council. Director Hurlburt said that besides a
landowner, the City Council or Planning Commission can initiate an amendment.
Director Hurlburt stated that public facilities in new developments must adhere to strict standards
and are inspected by the Engineering and Building Divisions. There are financial guarantees for
all aspects of the public improvements and private site improvements.
Mr. Lewandowski stated that they are following the land use plan and have had numerous
meetings with staff on the details. He said that they probably could have done a better job in
showing the stucco versus the vinyl siding on the plans. Mr. Lewandowski stated that they have
the financial ability to develop, build and finance the project. They would like to build the project
in a two-year time frame. Mr. Lewandowski said that if they were to sell the units, they would
sell for $230,000-$260,000. He stated that MM Home Builders will be the builder for the
development. In regards to the issues with St. Louis Park, Mr. Lewandowski said that there are
disagreements with the project. He said that they develop 500 lots a year and meet their financial
responsibilities. Mr. Lewandowski said that they will meet or exceed any City requirements for
this project.
MOTION by Chairman Stulberg, seconded by Commissioner Reinhardt to continue the public
hearing to a date not certain and gather additional information pertaining to drainage issues; issues
pertaining to compatibility of rental units and the affects on property values and crime; and issues
related to transition; storm and sanitary sewers, water pressure, roads and traffic, railroad safety,
park safety, wetland calculations, published studies on housing and property values; and
calculations of rental prices to ensure the project is feasible.
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Chairman Stulberg suggested that Park and Recreation be notified regarding the parking situation
at the neighborhood park to see what, if anything, can be done.
Chairman Stulberg asked staff to notify everyone who submitted a blue card when the item will be
rescheduled. Director Hurlburt said it likely would be scheduled for one of the April meetings.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
7 NEW BUSINESS
A SWAN DEVELOPMENT (2001009)
Chairman Stulberg introduced the request by Swan Development for a comments on a sketch plan
for a 119 unit residential development to be called "Seven Greens" on 52 acres located at the
northeast corner of Schmidt Lake Road and Vicksburg Lane.
Planning Manager Senness gave an overview of the February 27, 2001 staff report.
Chairman Stulberg introduced Curt Swanson, the applicant. Mr. Swanson stated that they have
been acquiring pieces of land over the last three years. He said that the proposal is patterned after
Liberty on the Lake in Stillwater and is designed for families with kids. This will be a three to five
year project. Mr. Swanson said that Swanson Homes is a family business established in the
1960s, and that they build about 30 homes per year.
Chairman Stulberg introduced Marc Putman, land planner. Mr. Putman said the proposal
provides a blending of environmental sensitivity, park and recreational planning, traditional
neighborhood design with current land -sensitive street and lot design techniques. Mr. Putman
presented pictures of the Liberty development in Stillwater. Mr. Putman indicated that the first
phase will include the two-family homes. Mr. Putman asked the City to consider a deviation from
the street naming standard to allow street names related to the seven "greens" to enhance the
identity of the neighborhood.
Chairman Stulberg introduced Nadine Svetc of 5330 Vicksburg Lane North. Ms. Svetc wanted
to know what the purchase price of the homes would be.
Mr. Swanson answered that the single family homes would range from $400,0004600,000, and
the two-family homes in the low $300,000 range. Chairman Stulberg noted that the City can't
hold the developer to the purchase prices that were mentioned.
Commissioner Larson asked if the proposed on -street parking (parking on both sides of 28 -foot
streets and on one side of 24 -foot streets) was consistent with current City regulations. Planning
Manager Senness indicated that it was consistent.
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Commissioner Reinhardt asked if there would be one or two Homeowners Associations for the
development. Mr. Putman said that there will be a master association and likely a separate
homeowners association for the townhomes that are maintenance free with a different fee
structure that would fall under the master association. Mr. Putman said that the parks will be
open for public use. Commission Gaither asked if there would be a ball field in the public park
shown on the south end of the proposed project. Planning Manager Senness replied affirmatively
and noted that there would be a variety of facilities, including a playground, hard court, picnic
shelter, benches and looped trail system.
Commissioner Reinhardt if the City allows a carriage house or granny flat concept. Planning
Manager Senness stated that staff is looking at available options.
Commissioner Berkowitz asked if the yellow house containing an accessory unit which was
shown by Mr. Putnam would be permitted in Plymouth. Director Hurlburt said that it wouldn't
currently be allowed in a single family district. Mr. Putnam stated that Stillwater has an approved
accessory dwelling unit ordinance.
Commissioner Reinhardt asked when they would expect to start building. Mr. Swanson answered
that they hope to begin grading in June. Planning Manager Senness said that they would need a
rezoning to PUD, general plan and preliminary plat.
Commissioner Reinhardt asked if any existing homes would be removed. Planning Manager
Senness said that three of the existing homes would remain.
MOTION by Chairman Stulberg, seconded by Commissioner Reinhardt recommending approval
of the resolution providing informal comments on the sketch plan. Chairman Stulberg asked staff
to seriously consider allowing a deviation from the City's standard street naming for this project.
Commissioner Reinhardt noted that this is a wonderful residential concept for the City.
Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Commissioner Berkowitz, seconded by Commissioner Bobra to adjourn. Vote. 7
Ayes. MOTION approved unanimously. The meeting adjourned at 10:25 p.m.