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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 Approved Planning Commission Minutes March 7, 2001 Page #2 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. Approved Planning Commission Minutes March 7, 2001 Page #3 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 Approved Planning Commission Minutes March 7, 2001 Page #4 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 Approved Planning Commission Minutes March 7, 2001 Page #5 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 Approved Planning Commission Minutes March 7, 2001 Page #6 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. Approved Planning Commission Minutes March 7, 2001 Page #7 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. Approved Planning Commission Minutes March 7, 2001 Page #8 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. Approved Planning Commission Minutes March 7, 2001 Page #9 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. Approved Planning Commission Minutes March 7, 2001 Page #10 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.