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HomeMy WebLinkAboutPlanning Commission Minutes 08-16-2000Approved Minutes City of Plymouth Planning Commission Meeting August 16, 2000 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, John Stoebner arrived at 7:05 p.m.), Roger Berkowitz, Karl Neset, Kapila Bobra, and Sarah Reinhardt MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Senness, Senior Planners Kendra Lindahl and Shawn Drill, City Engineer Dan Faulkner, and Senior Clerk Typist Janice Bergstrom 1 CALL TO ORDER 2 PUBLIC FORUM 3 APPROVAL OF AGENDA 4 APPROVAL OF MINUTES MOTION by Commissioner Reinhardt, seconded by Commissioner Stein to approve the August 2, 2000 Planning Commission Minutes as amended. Vote. 6 Ayes. MOTION approved unanimously. 5 CONSENT AGENDA Chairman Stulberg removed Item 5B for Michael and Kristie Avery (20118) as someone wished to speak on the matter. A Leonard, Street & Dienard (98106) MOTION by Commissioner Stein, seconded by Commissioner Reinhardt recommending approval of an extension of approvals for the 118 -unit extended stay hotel called "Homestead Village" located at the southeast corner of Highway 55 and Nathan Lane. Vote. 7 Ayes. MOTION approved unanimously. C Wayzata Schools (20119) MOTION by Commissioner Stein, seconded by Commissioner Reinhardt recommending approval of a variance for a 10 -foot high by 16 -foot wide scoreboard at Elm Creek Playfields located at 4905 Peony Lane North. Vote. 7 Ayes. MOTION approved unanimously. 6 PUBLIC HEARINGS Approved Planning Commission Minutes August 16, 2000 Page #2 Michael & Kristie Avery (20118) Chairman Stulberg introduced the request for a variance for a legal non -conforming lot that does not meet the 70 percent minimum lot requirement in the RSF-2 Zoning District for property located at 9600 18th Avenue North. Planning Manager Senness gave an overview of the August 7, 2000, staff report. Chairman Stulberg introduced Dwight Charles of 5500 Hunter Street. Mr. Charles said he is the current owner of the parcel and has seen preliminary drawings of the potential buyers. Mr. Charles does feel it will fit in with other lots sizewise on 17th Ave. Chairman Stulberg indicated a letter had just been received from Timothy and Michelle Reece. Mr. Stulberg introduced Tim Reece whose address is 1800 E. Medicine Lake Boulevard. Mr. Reece stated he resides at the property immediately west of the property located at 9600 18th Ave. and opposes the variance due to the small size and shape of the lot and the development of this lot will not fit the quality and character of the neighborhood which has much larger lots and considerably more road frontage. Developing this subsized lot will result in a dwelling squeezed into the neighborhood and would appear out of place. Mr. Reece concluded by saying approval of the variance would not result in development which complies with character and quality of the immediate area as specified in the zoning ordinance. MOTION by Chairman Stulberg, seconded by Commissioner Berkowitz recommending approval of the variance for a legal non -conforming lot that does not meet the 70 percent minimum lot requirement in the RSF-2 Zoning District for property located at 9600 18th Avenue North. Commissioner Reinhardt added that she supports this variance and feels owners have a right and reasonable expectation to develop their lot. She state that the shoreland requirements of 25% or less impervious surface coverage can be met and that is a real key to developing small parcels around lake. Vote. 7 Ayes. MOTION approved unanimously. A PARAGON DESIGNERS AND BUILDERS CORPORATION (20100) Chairman Stulberg introduced the request by Paragon Designers and Builders for a preliminary plat and variance for cul-de-sac length to allow creation of six single family lots on property located at 540 Queensland Lane North. Planner Drill gave an overview of the staff report dated August 9, 2000. Approved Planning Commission Minutes August 16, 2000 Page #3 Commissioner Berkowitz asked if staff considered requiring a connection between Queensland Lane and the portion of 6th Avenue which lies to the east. Planner Drill responded that such a connection would not be feasible due to existing wetlands and steep grades. Commissioner Berkowitz also asked about the purpose of the bump out or "dog ear" on the proposed cul-de-sac, and whether it could be eliminated in the future when the road goes through. Planner Drill responded that the bump out is the required turn -around for the cul-de-sac. He added that removal of the bump out could be considered in the future, however, may not be practical due to the locations of homes and driveways, and to maintain the minimum lot width at the front setback line. Commissioner Reinhardt asked where the restitution money goes when a developer proposes restitution under the tree preservation regulations. Planner Drill responded that the money goes into a fund, and is used for reforestation of trees throughout City. Commissioner Stoebner asked if staff agrees that the full amount of reforestation on the site is impossible. Planner Drill responded that all the required reforestation would be difficult because the area is so heavily wooded. In such cases, it is typical to do as much reforestation as possible and provide the balance in monetary restitution. Commissioner Bobra asked about the pros and cons of such a long cul-de-sac. Planner Drill responded that 750 foot limitation on cul-de-sac length is related primarily to safety and convenience. He added that in this specific case, the proposed cul-de-sac is the only way in and out of the site. Planner Drill stated that there are other similar situations throughout the city. Chairman Stulberg introduced Ken Adolph, Schoell & Madson, Inc., representing the applicant. He stated that they concurred with the staff report and are available to answer questions. Chairman Stulberg introduced the applicant, Zvi Leibovich, 3550 Fairway Lane, Minnetonka. Mr. Leibovich stated he was available to answer questions. Chairman Stulberg opened the public hearing. Chairman Stulberg stated that a fax received earlier in the day from C. Bruce and Debra Lindell, 630 Queensland Lane North, was entered as part of the public record. Approved Planning Commission Minutes August 16, 2000 Page #4 Chairman Stulberg introduced Alexander Albee, 17815 - 6th Avenue. Mr. Albee stated he lives east and to the north of the proposed development and needs assurance regarding the wetlands and that drainage will be taken care of so they don't have problems in the future. Mr. Albee feels there are already plans for the horse farm and hopes the owner is involved in the process since she is an integral part of the neighborhood. Mr. Albee has concerns about safety issues since this variance is for a cul-de-sac which is already non-standard. Chairman Stulberg introduced Shirley Baxter, 17835 -6th Avenue. Ms. Baxter stated she is the homeowner who abuts the property on the east and will be most affected by this development, particularly on drainage issues. She has concerns because the wetland already has seasonal water problems and feels anything done to overload the property will have a definite major effect especially in the spring. Ms. Baxter wants this engineered so no additional water problems arise. Ms. Baxter said she lives on the 6th Avenue cul-de-sac and in previous City Council meetings, 6th Avenue was officially vacated. Ms. Baxter questioned if it is appropriate for the City to approve a variance which would primarily benefit a developer when homeowners on Queensland Lane bought their properties with the present limited access for privacy and reduced traffic quanities. Ms. Baxter had a previous experience with a developer who was required to fulfill the City's requirements, but after the trees were marked, they cut them all down. She stated that she feels a builder prefers the option of paying money. Ms. Baxter questioned if the City will monitor and enforce the regulations they have. She was also concerned with the effect chopping down 62% of trees will have on the wildlife and wants to ensure there are requirements to leave trees in the wetland area. She felt it would be a courtesy to retain the trees in the backyards of lots also. Chairman Stulberg introduced Mr. Ric Robels, 17825 -6th Avenue North. Mr. Robels stated his main concern is drainage, particularly in springtime. He supports the view that the owner of the horse farm should be concerned and be allowed to give an opinion. Mr. Robels is concerned about sewage and runoff and feels more information from the experts is necessary. Mr. Robels questioned the extra cost to the City which would eventually mean more taxes. Chairman Stulberg asked Mr. Robels why he felt there would be extra costs to the City. Mr. Robels responded that in order to protect the environment, the planting of trees, sewage differences, and any problems that might come up for safety reasons to properly handle fire emergencies may cost the City money. Chairman Stulberg introduced Gene Kay, 415 Queensland Lane. Approved Planning Commission Minutes August 16, 2000 Page #5 Mr. Kay stated that he is concerned about extra traffic and that there already is traffic going approximately 40 mph, because the cul-de-sac is such a long run. Mr. Kay feels stated that traffic for the additional homes could overload the street, creating traffic hazards for his children who ride bikes on this street. Chairman Stulberg introduced Vicki Linden, 520 Queensland. Ms. Linden stated she owns the horse farm to the south, and is feeling not wanted there. She said she has an ill feeling after seeing how the development is drawn and the road points right to her property. Her family has been there for 70 years and doesn't think they are going anywhere. Ms. Linden feels there is a safety issue. The drainage would be a major problem if there is a heavy spring. She also feels the beauty of the trees and wildlife would be endangered. Chairman Stulberg responded to Ms. Linden that no one is trying to make her develop her land, but if she did, it is incumbent upon the City to give her access. Chairman Stulberg closed the public hearing. Chairman Stulberg asked City Engineer Faulkner for his comments on the concerns over the increased traffic on Queensland Lane. Engineer Faulkner responded that a single family home generates roughly 10 one-way trips per day. These 6 units would create roughly 60 additional trips per day. The increase in traffic with the cul-de-sac will not be that noticeable. There will be a cumulative effect of traffic out at Co. Rd. 101, but in this area of Queensland Lane there this is hardly any traffic now. Chairman Stulberg asked if Public Safety had any specific concerns. Planner Drill responded that Public Safety did not raise any concerns and that the capacity of Queensland Lane would not be adversely affected. Planning Manager Senness added when this area was originally developed there were different regulations as far as development of wetlands which now would preclude another outlet. Chairman Stulberg asked how long this property had been zoned residential. Planner Drill responded that he believes it has been zoned residential for 30 years or more. Chairman Stulberg stated that this area has been available to be developed and City regulations say a minimum of 7 and maximum of 11 homes can be built. The question is can this be varied down to 6 units. A developer or citizen could request 7 to 11 homes be built. Chairman Stulberg Approved Planning Commission Minutes August 16, 2000 Page #6 asked City Engineer Faulkner about the impact of pumping sewage and what happens in the event there is a failure. City Engineer Faulkner responded that a gravity sewer would be used so no pumping would be necessary. Chairman Stulberg inquired if Public Safety had any problems with the variance for an 1100 foot cul-de-sac for emergency purposes. Planner Drill responded that the only issue raised by the Fire Inspector was looping of the utility system to ensure adequate pressure at the fire hydrant. There would be sufficient fire flows where they would place the hydrant at the end of the new 6th Avenue. If the horse farm were developed in the future, the water main would be looped out to Queensland Lane. Chairman Stulberg asked the City Engineer about the drainage plan and asked if the development would impact it negatively. City Engineer Faulkner said the post development runoff for small or large storms cannot exceed the predevelopment runoff, and that is the purpose of the pond. The storm sewer system is structured to handle runoff from storms and the pond would serve to regulate water quality and as a detention pond. Backyard drainage would continue in the existing pattern. The final plat would have to address runoff and drainage in detail and meet all the requirements of the City. City Engineer Faulkner stated that he is comfortable they would be able to meet the requirements. Mr. Adolph commented they have done detailed calculations for the final design of the pond and it is similar to the one presented. There is a 10 to 1 bench which encourages aquatic vegetation to grow around the perimeter of the pond. There would be a rate control structure to control the discharge rate. Mr. Adolph said he was aware of some problems with runoff to the north. Mr. Adolph stated that he feels with the proposed development, the street and storm sewer would intercept much of the runoff to the east so the development could improve the situation to the north. Mr. Adolph said he expects water to pond in the wetland areas in the northeast corner of the project and they would also retain trees in those wetland areas. Chairman Stulberg inquired about the tree preservation plan. Mr. Adoph replied that the site does have a fair amount of relief and some grading is required for the street and proposed house pads; and the majority of the center of the site would be graded and trees removed. The trees in the area of the water quality pond would be removed, but they would try to retain a ring of trees around the pond. Chairman Stulberg stated he had a letter from a property owner, located north of Lot 2 Block 1 on the north property line, who had concerns about tree root structures being endangered. Mr. Stulberg asked Mr. Adolph for details on the grading. Approved Planning Commission Minutes August 16, 2000 Page #7 Mr. Adolph responded in that area the grading is 30 feet south of the plat line. Chairman Stulberg asked how far away you have to stay to protect root structure. Mr. Adolph said a general rule is the diameter of the crown of tree is the same as the diameter of the root structure. Mr. Adolph said he was not sure about the size of those trees north of the property line, but the trees on the applicant's property are in the 10- to 12 -inch diameter range so grading 30 feet from that location should not impact trees on that property. Chairman Stulberg asked about conditions placed on the developer so they don't harm property. Planner Drill responded the developer would be responsible for any trees they harm off of their property. Planning Manager Senness added that prior to any work being done, the City Forester would visit the site to ensure that the trees are properly marked. Chairman Stulberg added that the neighboring homeowners could work with the developer in an effort to do reforestation on their property since the City can't get involved requiring the developer to do reforestation on their property. Mr. Robels asked if the pond floods or the drainage does not quite work the way it is supposed to, who is legally responsible for any resulting damage. City Engineer Faulkner replied that the ponds are designed with an emergency overflow. The runoff would go in pre -designed overflow to the wetland to the north. This is designed for the 100 -year storm. He also stated that the City holds financial guarantees on a developer until all improvements are properly established. MOTION by Commissioner Reinhardt, seconded by Berkowitz recommending approval of the preliminary plat and variance for cul-de-sac length for six family lots on properly located at 540 Queensland Lane. Vote 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz, to adjourn. Vote 7 Ayes. MOTION approved unanimously. The meeting adjourned at 8:15 p.m.