HomeMy WebLinkAboutPlanning Commission Minutes 11-07-2001Approved Minutes
City of Plymouth
Planning Commission Meeting
November 7, 2001
MEMBERS PRESENT: Chairman Michael Stulberg, Commissioners Karl Neset, Kapila
Bobra, Sarah Reinhardt, and Peggy Larson
MEMBERS ABSENT: Commissioners Roger Berkowitz and David Gaither
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Manager Barb Senness, Senior Planner Shawn Drill, Planner Rebecca Stoen, Associate
Planner Kip Berglund, City Engineer Ron Quanbeck, and Office Support Specialist
Ranelle Gifford
1. CALL TO ORDER
2 PUBLIC FORUM
3 APPROVAL OF AGENDA
4 APPROVAL OF MINUTES
MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt to approve the
October 17, 2001 Planning Commission Minutes. Vote. 4 Ayes. MOTION approved.
Commissioner Larson abstained.
5 CONSENT AGENDA
6 PUBLIC HEARINGS
A WOLFGANG AND LINDA BOSS (2001117)
Chairman Stulberg introduced the request by Wolfgang and Linda Boss for a Conditional
Use Permit to allow construction of a 28 -foot by 28 -foot second attached garage onto the
home at 4270 Fountain Lane North.
Associate Planner Kip Berglund gave an overview of the October 30, 2001 staff report.
Commissioner Reinhardt asked what the side yard setback is for the property and if the 8 -
foot wide driveway would meet the setback requirements. Associate Planner Berglund
stated they would be able to maintain the setback requirements.
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Planning Commission Minutes
November 7, 2001
Page 2
Commissioner Larson asked why the plans that were submitted with the building permit
couldn't be shown.
Director Hurlburt stated when an applicant applies for a building permit it is public
information, however the plans are not. She stated the applicant has invested money in the
architectural design and therefore they are not public data. Director Hurlburt stated the
plans submitted for the Conditional Use Permit are public information and are shown in
the October 30, 2001 staff report.
Chairman Stulberg questioned if the Conditional Use Permit was requested because the
attached garage is over 1,000 sq. ft. Associate Planner Berglund stated the garage is
roughly 1600 sq ft. and a Conditional Use Permit is required for attached garages over
1,000 sq. ft. Chairman Stulberg asked if the only difference between calling it an addition
versus a garage is the garage door opening and a possible driveway. Associate Planner
Berglund answered affirmatively.
Chairman Stulberg introduced the applicant Linda Boss, 4270 Fountain Lane North. Ms.
Boss stated the purpose and intended use of the garage is for storage of lawn equipment,
canoes, etc. She indicated they would rather store these items in an enclosed building
rather than scattered around the yard. She stated it would not be used for a vehicle, only
for lawn equipment. Ms. Boss indicated none of the items being stored would be used
during the wintertime. She stated the addition is being sided to match the existing house.
Ms. Boss stated they could have built a detached garage but felt the attached garage
would look more appealing. Ms. Boss indicated that they had been in contact with the
Planning Department to make sure they were following the requirements. Ms. Boss stated
they are not interested in putting in a paved driveway to access the proposed garage, but
rather a less intrusive path, as they wouldn't need access for a vehicle, just occasional use
of the lawn equipment.
Chairman Stulberg asked if the applicants were aware that a future pool and a driveway to
the proposed garage would put them over the impervious surface percentage allowable.
Ms. Boss stated she knows they can either put in the paved driveway or the pool, not
both. She stated they do not need a heavily paved driveway for the use of this garage.
Chairman Stulberg asked City Engineer Ron Quanbeck to address any drainage issues.
City Engineer Quanbeck stated there is a very large drainage and utility easement in the
rear of the property. He stated the drainage from the addition would not significantly
impact the drainage in the rear of the property. Chairman Stulberg asked what direction
the drainage flows. City Engineer Quanbeck stated the water drains from the north at the
rear of the properties.
Chairman Stulberg opened the Public Hearing.
Approved
Planning Commission Minutes
November 7, 2001
Page 3
Chairman Stulberg introduced Jennifer and Paul Blackley, 4280 Fountain Lane North.
Ms. Blackley indicated the market value of the homes in their cul-de-sac is anywhere from
500,000 and up. She stated the homes are 8 to 9 years old. Ms. Blackley indicated these
homes are part of the Holly Creek Homeowners Association. She stated all these
properties were initially laid out to allow the maximum amount of privacy in all of the
back yards. Ms. Blackley stated part of the responsibility of the Planning Commissioners
is reviewing the required standards. Ms. Blackley stated she does not feel it meets the
requirements of standard number two. Ms. Blackley indicated that the addition spills light
onto their deck, pool and their home. Ms. Blackley stated the addition is taking away the
privacy they previously had. She stated the addition has decreased the amount of sunlight
they get on their deck. Ms. Blackley stated she doesn't feel the request meets the
requirements of standard number three. Ms. Blackley stated she paid more for her lot due
to the size, access in the cul -du -sac and the privacy. She stated this addition is detrimental
to the property value of the surrounding homes. She stated the original placement of the
homes in the cul-de-sac was to provide maximum privacy. She stated the addition has
diminished the value of their residence. Ms. Blackley stated she had a realtor view her
property and concluded a loss in the value of their property due to the neighboring
addition. Ms. Blackley stated they would have an added expense because of purchasing
window blinds, which were not needed prior to this addition. Ms. Blackley displayed a
copy of a market analysis conducted last week on their property, which concluded the
value has dropped $35,000 to $45,000 because of the neighboring addition. Ms. Blackley
stated she does not feel the request meets standard number six. Ms. Blackley stated the
intended use for the lower level of the addition was always for a garage. Ms. Blackley
indicated if there is no garage door then there is no need for a driveway. She stated the
proposed addition is at 24.8 % impervious surface coverage. Ms. Blackley stated this is
not a hardship situation. She indicated the applicant already has an attached 3 -car garage.
Ms. Blackley also raised a concern about drainage, noting that the previous owners of the
Boss home filled in a sedimentation pond in the rear of the property. Ms. Blackley stated
the damage to their property value has already taken place. Ms. Blackley urged the
Planning Commission to deny the request to prevent any further loss in value to their
property.
Chairman Stulberg asked Ms. Blackley whose house was built first. Ms. Blackley
indicated theirs was built first. Chairman Stulberg asked if they were aware at that time of
the proposed setback of the Boss' home. Ms. Blackley stated they were aware of the
house being set back further than her own house. Chairman Stulberg asked about the
homeowners association and if they had talked with them. Ms. Blackley stated they had
been in contact with the association. Chairman Stulberg stated any violation of the
homeowners association has to be addressed with them.
Chairman Stulberg closed the Public Hearing.
Chairman Stulberg asked Ron Quanbeck to explain the sedimentation pond. City
Engineer Quanbeck indicated there is a sedimentation pond on the corner of the property
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Planning Commission Minutes
November 7, 2001
Page 4
and was unsure if it was temporary or permanent. He stated its use would be for water
quality and would not affect the drainage in any way.
Commissioner Reinhardt stated she could see the concerns of the Blackleys. She stated
she is unsure of the difference between the addition and having a garage door as the
addition is already there.
Commissioner Larson stated she had concerns with what will happen with the driveway
and that a driveway would have a huge impact on the Blackley's property. Chairman
Stulberg indicated the Zoning Ordinance does not require the applicant to put in a
driveway for the Conditional Use Permit. Chairman Stulberg stated they only way to not
allow a driveway would be to deny the Conditional Use Permit. Director Hurlburt stated
that even though there aren't plans for a driveway at this time, there could be in the future.
MOTION by Commissioner Reinhardt, seconded by Commissioner Larson, to deny the
Conditional Use Permit to allow construction of a 28 -foot by 28 -foot second attached
garage onto the home located at 4270 Fountain Lane North. Roll Call Vote. 3 Ayes.
Chairman Stulberg and Commissioner Neset voted nay. MOTION approved 3-2 vote.
B SUNTIDE COMMERCIAL REALTY, INC. (2001119)
Chairman Stulberg introduced the request by Suntide Commercial Realty, Inc. for
Rezoning from C-3 to C-2 and Conditional Use Permit for a restaurant for property
located at 4400 Nathan Lane (Rockford Square Shopping Center).
Planner Stoen gave an overview of the October 30, 2001 staff report.
Chairman Stulberg introduced the applicant, Denise Currie. Ms. Currie stated she concurs
with the staff report and conditions as indicated in the October 30, 2001 staff report. She
added that the previous uses were conforming before the Zoning Ordinance was changed.
Chairman Stulberg opened and closed the public hearing, as there was no one present to
speak.
MOTION by Commissioner Bobra, seconded by Commissioner Neset, to approve the
Rezoning from C-3 to C-2 and Conditional Use Permit for a restaurant property located at
4400 Nathan Lane (Rockford Square Shopping Center). Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
C CITY OF PLYMOUTH (2001062)
Approved
Planning Commission Minutes
November 7, 2001
Page 5
Chairman Stulberg introduced the request by the City of Plymouth for possible changes to
the Land Use Guide Plan for Study Area C located south of Bass Lake Road and west of
Highway 169 in the northeastern corner of the City.
Planning Manager Senness gave an overview of the staff report dated October 29, 2001.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Ken Wendinger, 5465 Orleans Lane North. Mr. Wendinger
stated he lives in a townhouse just south of the area proposed for development. Mr.
Wendinger indicated he favors Alternative B, which has the most residential potential and
would blend in with the surrounding area. Mr. Wendinger indicated his acquaintance Bill
Gimble, who could not attend, also favors Alternative B because there is an over
abundance of commercial space and not enough residential space. He stated affordable
workforce housing is needed and is vital to the economy. He stated this parcel of land is
the City's opportunity to make a small dent in the affordable house problem in Plymouth.
Chairman Stulberg introduced Jerry Unger, 10607 57th Place North. Mr. Unger stated he
represents himself and the Harrision Place Homeowners Association. Mr. Unger stated
they disagree with all three alternatives. They would like to see the zoning match more
closely to LA -1 or LA -2. Mr. Unger also stated they feel there are a number of wildlife
areas that should be preserved. He stated they have concerns with possible retail
development. Mr. Unger voiced concerns with watershed issues. He stated this is a
chance to develop the property properly. Mr. Unger indicated that if we can preserve
enough property, these drainage and watershed issues won't become issues. Mr. Unger
stated there already is a traffic density problem on Trenton Lane making it unsafe for
walkers. Mr. Unger stated any of the three alternatives are going to make the traffic
problem worse.
Chairman Stulberg introduced James Sweat, 5545 Nathan Lane, #5. Mr. Sweat indicated
he lives in the townhomes on the corner of Nathan Lane and 56th Avenue North. Mr.
Sweat stated he is a member of his townhome association. He stated the noise from truck
traffic is an existing problem. Mr. Sweat stated the proposed change of the road, adding a
curve to Nathan Lane, will make the traffic noise even worse. He stated adding lanes to
the road will only be detrimental to the residential area. Mr. Sweat stated he feels the
three alternatives are all unacceptable. Mr. Sweat stated he couldn't express enough the
concerns he has with the traffic problems. Mr. Sweat raised the possibility of Nathan Lane
being rerouted south of the Super America gas station and behind the car dealership up to
56th Avenue, rather than routed through the residential area. Mr. Sweat suggested some
buffering to lessen the traffic noise. Mr. Sweat stated he recommends denial of all three
alternatives and would like to see more consideration to come up with a new alternative,
or deny all three and leave the proposed area as it is.
Approved
Planning Commission Minutes
November 7, 2001
Page 6
Chairman Stulberg introduced Bruce Polaczyk, 5525 Nathan Lane, #3. Mr. Polaczyk
stated he is Vice President of Hickory Hills Townhome Association. Mr. Polaczyk stated
Plymouth Staff was invited to a homeowners association meeting and thanked Planning
Manager Senness for her presentation. Mr. Polaczyk indicated they had conducted a
survey of the residents on this issue. He indicated the results of the survey are as follows;
out of 88 responses, 10 support Alternative A, 75 support Alternative B, 1 supported B
and C and 2 supported the status quo, no build alternative. Mr. Polaczyk stated the most
noted concerns are traffic problems, decrease in property value, wetland impacts, damage
to the ecology system and the need for compatible housing. He indicated that some
surveyed wanted more townhouses, some spoke against affordable housing, some wanted
roadway realignment and some spoke in favor of preserving the wildlife.
Chairman Stulberg asked what Mr. Polaczyk was referring to when he talked of status quo
in his report. Mr. Polaczyk stated he referred to the no build alternative. Chairman
Stulberg explained that if none of the alternatives are approved, status quo referred to the
property staying with its original guiding, which is commercial and industrial.
Chairman Stulberg introduced Ron Lustman, 5664 Trenton Lane North. Mr. Lustman
stated his back yard overlooks the wildlife area, west of Nathan lane and east of Trenton
Lane. Mr. Lustman stated he would like to see the wildlife area preserved. Mr. Lustman
indicated he does not want to look out his window and see a loading dock or strip mall.
He stated he opposes any development in the area.
Chairman Stulberg stated the City has no proposal to purchase the land and develop it.
Chairman Stulberg introduced Arlene Edstrom, 9900
55th Avenue North. Ms. Edstrom
stated her garage faces Nathan Lane. She stated that in the six years she has lived here,
the existing commercial has continued to grow. Ms. Edstrom indicated she favors the
rerouting of Nathan Lane to go south of Super America and up behind the car dealership.
Ms. Edstrom also indicated the traffic is her main concern.
Chairman Stulberg introduced Maureen Connolly, 10655 -
57th Avenue North. Ms.
Connolly stated she lives in the Harrison Place Townhomes. She stated her unit backs up
to the wetland. Ms. Connolly indicated there is no control of the wildlife population and it
will only get worse as they are forced into smaller areas. She stated the wildlife
population has no where to go and it is causing car accidents. Ms. Connolly stated it is
not safe to walk on Trenton Lane.
Chairman Stulberg introduced Nita Bradford, 5540 Nathan Lane. Ms. Bradford stated she
agrees the neighborhood should be zoned more for residential so it will blend with the
rest. She stated she supports Alternative B. Ms. Bradford stated that she would like to
see some type of road re -alignment for Nathan Lane.
Approved
Planning Commission Minutes
November 7, 2001
Page 7
Chairman Stulberg introduced Andy Start, 5355 Union Terrace Lane North. Mr. Start
stated he is a resident of The Ponds. Mr. Start stated he had done an informal poll around
the neighborhood and they are all inclined to support Alternative B. Mr. Start stated the
land on the northeast end of Trenton Lane would be LA -3 and would result in 3 to 6
homes and they support that. Mr. Start stated they feel there would be less noise with
Alternative B. Mr. Start stated the environmental impact on the wetland has as much to
do with the people who occupy the homes as it does with the buildings. He stated the
builders don't always do what they are asked to do and sometimes large amounts of debris
end up in the wetland. Mr. Start stated that once you have built on the wetland, it is hard
to manage the wetland.
Chairman Stulberg introduced Barbara Brooks, 9929 -
37th Avenue North. Ms. Brooks
stated she represents the MICAH Task Force. Ms. Brooks stated they support Alternative
B and going towards the higher end of density to allow affordable housing. Ms. Brooks
indicated this is a good location for working families in need of affordable housing.
Chairman Stulberg introduced Chuck Beisner, 5650 Trenton Lane North. Mr. Beisner
indicated he has lived in Hickory Hills Townhomes and The Ponds. Mr. Beisner stated he
supports Alternative B, indicating that Alternative A creates more of a commercial
environment. Mr. Beisner stated he doesn't think there is a high demand for commercial
development.
Chairman Stulberg introduced Michele Kessler. Ms. Kessler stated she has lived in
Cardinal Ridge for 10 years. Ms. Kessler supports Alternative B and supports affordable
townhomes for workforce people. She stated there is a great demand for workforce
affordable housing. Ms. Kessler also stated she supports the proposed jog in Nathan lane
to go down along the frontage road behind the car dealership.
Chairman Stulberg closed the public hearing.
Chairman Stulberg asked City Engineer Quanbeck or Planning Manager Senness to
address the traffic flow and safety concerns that had been raised.
Planning Manager Senness stated staff reviewed alternatives to the road alignment.
Planning Manager Senness stated because there is an access to the dealership, wherever a
road came in would have to be far enough from this access to provide safety for the
roadway, which would carry a fair amount of traffic. Director Hurlburt stated by directing
Nathan Lane along the frontage road you would end up severing the parcel, which in turn
would be extremely costly and which could have to be completely funded by the City.
Director Hurlburt also stated severing the parcel would have a substantial impact on the
land. City Engineer Quanbeck stated from an engineering perspective you could design a
road through at different locations but there are issues with cost and separation of access.
He stated the costs of the road improvements are major concerns to be considered.
Approved
Planning Commission Minutes
November 7, 2001
Page 8
Chairman Stulberg asked City Engineer Quanbeck to address the issues relating to the
intersections and traffic studies.
City Engineer Quanbeck stated the intersection of Nathan Lane and Bass Lake Road is in
the Capital Improvements Program and the intersection needs upgrading regardless of
what happens with the study area. City Engineer Quanbeck stated in general, the major
traffic impact would be between 56th Avenue and Bass Lake Road. He stated Trenton
Lane has a significant amount of traffic and in the near future a traffic signal may be
installed. Chairman Stulberg asked what the CIP upgrade on Nathan Lane would be. City
Engineer Quanbeck stated the intersection would be improved by adding turn lanes.
Planning Manager Senness stated one of the reasons any further detailed traffic studies
weren't done was because it was already addressed with the current Comprehensive Plan
and all of the proposed alternatives would be less intense than the current land use
guiding.
Chairman Stulberg asked if there are any contemplated buffering opportunities. City
Engineer Quanbeck stated he is unsure of the amount of right-of-way, but it would
definitely be addressed. He stated depending on the alignment, some small berms are
possible.
Commissioner Bobra asked if a traffic and environmental study was done with all three
alternatives. Planning Manager Senness indicated there weren't any specific
environmental studies done, however consideration of what kind of setbacks from the
creek, etc. has gone into the alternatives. Commissioner Bobra asked if Alternative B
included consideration for affordable housing. Planning Manager Senness stated in any
area the City is proposing housing, the Comprehensive Plan says we will try, with every
development, to meet our affordable housing goals and this area is no different than any
other. Commissioner Neset asked if trucks are allowed to idle at Super America and if
not, what can the City do to move them along. Planning Manager Senness stated the City
has been working on this issue with Public Safety Chief Gerdes. Planning Manager
Senness stated from time to time the truckers get lax in what they are doing. She
indicated they have been cooperative in trying to reach a solution. Commissioner Neset
asked what hours could the trucks operate. Planning Manager Senness stated there are no
restrictions. Director Hurlburt stated they have worked with the businesses to try to keep
them off of Nathan Lane. She stated they have tried to get some voluntary cooperation in
this matter. Commissioner Neset stated if the trucks at the gas station were a nuisance,
then changing the road further south probably wouldn't do anything to help the traffic at
the station. Director Hurlburt indicated rerouting the road further south of the gas station
isn't going to change the traffic levels at the gas station. She stated the main purpose is to
take the through route from south of 56th Avenue and move it east back to the frontage
road making it less convenient to use Nathan Lane.
Commissioner Reinhardt asked why staff hadn't considered LA2 or LAI for the area
shown as LA -3. Planning Manager Senness stated Hickory Hills had 6 units per acre,
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Planning Commission Minutes
November 7, 2001
Page 9
which is right at the breaking point between LA -2 and LA -3. She stated Harrison Place is
approximately 4 or 4+ units per acre. Planning Manager Senness indicated given the size
of the lots, LA -3 was more appropriate and flexible to fit something in and would be
consistent with the surrounding area. Planning Manager Senness stated there isn't any
LA -1 in this area.
Commissioner Bobra asked if the item could be postponed to allow time for more
information. Director Hurlburt stated yes the Commission delay but would have to be
very specific about the information needed. Director Hurlburt stated if the adoption of a
change in the Comprehensive Plan does not occur by the end of the year by the City
Council, the current plan will stay in effect. She stated it would remain commercially
zoned and the landowners will be able to come in and develop for commercial use if they
wish to do so. Director Hurlburt stated if the landowners don't like the alternative the
City adopts, they could then request a change in the Comprehensive Plan and go through
the planning process.
MOTION by Commissioner Neset, seconded by Commissioner Larson to approve
Alternative B and the removal of Study Area C from the Land Use Guide Plan. Roll Call
Vote. 5 Ayes. MOTION approved unanimously.
MOTION by Commissioner Nest, seconded by Bobra to approve improvements to
Nathan Lane to discourage truck traffic from using Nathan Lane between 56th
and
54th
Avenues and changing the City's Transportation Plan to re -designate this route as the
minor collector through this portion of the community. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
7 NEW BUSINESS
A SVK DEVELOPMENT, INC. (2001107)
Chairman Stulberg introduced the request by SVK Development, Inc. for rezoning from
FRD (Future Restricted Development) to RSF-4 (Single and Two Family) and Preliminary
Plat for a 36 -unit Twinhome Development to be called "Hidden Terrace Townhomes" for
property located roughly 600 feet east of Fernbrook Lane on 46th Place North.
Senior Planner Shawn Drill gave an overview of the November 1, 2001 staff report.
Senior Planner Drill indicated the applicant is still working on a revised plan. He stated
they have requested the item be tabled to the December 5, 2001 Planning Commission
meeting. Senior Planner Drill stated the property owners within 750 feet would be re -
notified of the Planning Commission's consideration.
Chairman Stulberg asked if the applicant had extended the City's review period. Senior
Planner Drill answered affirmatively.
Approved
Planning Commission Minutes
November 7, 2001
Page 10
MOTION by Commissioner Reinhardt, seconded by Commissioner Larson, to table the
SVK Development request for Rezoning and Preliminary Plat for a 36 -unit Twinhome
development to be called "Hidden Terrace Townhomes" to the December 5, 2001
Planning Commission meeting. Vote 5 ayes. MOTION approved unanimously.
Chairman Stulberg stated Commissioner Sarah Reinhardt would be leaving the
Commission and praised her dedication to the City of Plymouth. Commissioner Reinhardt
stated she has enjoyed working with the residents of the City of Plymouth.
MOTION by Commissioner Reinhardt, seconded by Commissioner Larson to adjourn.
Vote. 5 Ayes. MOTION approved unanimously. The meeting adjourned at 9:20 p.m.