HomeMy WebLinkAboutPlanning Commission Minutes 12-20-2000Approved Minutes
City of Plymouth
Planning Commission Meeting
December 20, 2000
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, Karl Neset,
Kapila Bobra, John Stoebner, Sarah Reinhardt and Roger Berkowitz
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Hurlburt, Planning Manager Barb
Senness, Senior Planner Kendra Lindahl, 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 Bobra, seconded by Commissioner Berkowitz to approve the
December 6, 2000 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved
unanimously.
5 CONSENT AGENDA
A CITY OF PLYMOUTH/ROTTLUND HOMES, INC. (20092)
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt recommending the
finding that the 0.48 -acre parcel located west of I-494 and south of Begin Oaks Golf Course is no
longer needed for a public purpose. Furthermore, the sale of this property would be consistent
with the City's comprehensive plan. Vote. 7 Ayes. MOTION approved unanimously.
B FRANCIS AND MARY EINARSON (20169)
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt recommending
approval of a variance for impervious surface area coverage in the shoreland management overlay
district for a swimming pool for Francis and Mary Einarson on property located at 13915 60t'
Avenue North. Vote. 7 Ayes. MOTION approved unanimously.
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Page #2
C DAN AND SUE STROM (20175)
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt recommending
approval of a side yard setback variance for Dan and Sue Strom for property located at 16320 9th
Avenue North. Vote. 7 Ayes. MOTION approved unanimously.
D CITY OF PLYMOUTH (20179)
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt recommending an
ordinance amending Chapter 5 of the Plymouth City Code relating to official maps and adopting
an official map and findings of fact for amending Chapter 5 of the City Code relating to official
maps and adopting an official map for the Highway 55/West Medicine Lake Frontage Road
located north of Highway 55 and east of West Medicine Lake Drive. Vote. 7 Ayes. MOTION
approved unanimously.
6 PUBLIC HEARINGS
A CITY OF PLYMOUTH (20043)
Chairman Stulberg introduced the request by the City of Plymouth to reguide Area E-1 from C
Commercial) to CO (Commercial Office) and Area E-2 from LA -1 (Living Area 1) to CO
Commercial Office). The property is part of Study Area E located north of Highway 55 at or
near the intersection of Old Rockford Road and Peony Lane.
Senior Planner Lindahl gave an overview of the December 1, 2000 staff report.
Commissioner Reinhardt asked staff to review the process for what happens to the item after
action is recommended by the Planning Commission. Senior Planner Lindahl stated that the
Planning Commission's recommendation will be forwarded to the City Council for review at their
meeting on January 9, 2001.
Commissioner Stein asked if the land directly east of Area E-2 could be developed. Senior
Planner Lindahl stated that the area is wetland and ponding, and it isn't buildable.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced a letter dated December 20, 2000 from Simon and Carrie Almaer
of 18000 45th Avenue North and a letter dated December 15, 2000 from Greg Ingraham of
Ingraham and Associates.
Chairman Stulberg introduced Xiaohong Zhou of 17715
45th Avenue North. Mr. Zhou stated that
he opposes changing the guiding to CO for Area E-2 because of the potential decrease to his
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property value. He said that CO guiding uses would interfere with their privacy. He stated that
the City shouldn't allow commercial office uses next to their homes because of the safety of the
children in their neighborhood.
Chairman Stulberg introduced Jim Yarrosh. Mr. Yarrosh stated that he represents the Fine
Family, owner of property in Area E-1. Mr. Yarrosh stated that his client wants the City to retain
the C guiding for Area E-1. Mr. Yarrosh stated that the City still maintains control over the
intensity of the project through zoning. He stated that C and CO uses are pretty much the same,
except that the C guiding allows more flexibility. Mr. Yarrosh said that there will be more traffic
in the evening for retail use and more daytime traffic with office use.
Chairman Stulberg introduced Mark Waters of 11810 Highway 55. Mr. Waters stated that he
owns a retail building in Area E-1, which has been retail since the 1970s. He asked how a change
in guiding would affect him. Mr. Waters stated that Score Sports has been a growing and
successful business. Mr. Waters said that he built a home next to a retail area because he enjoys
the convenience. Mr. Waters stated that people should have checked out what the area was
guided before they purchased their homes. Mr. Waters urged the Planning Commission to retain
the current C guiding for Area E-1.
Chairman Stulberg introduced Susan Krelitz of 18050 45th Avenue North. Ms. Krelitz deferred
comment.
Chairman Stulberg introduced Brian Krelitz of 18050 45th Avenue. Mr. Krelitz stated that when
he moved into Plum Tree last May, he didn't realize that the property could be rezoned from FRD
to a Commercial zoning. Mr. Krelitz stated that he supports the change from C to CO for Area
E-1 because there would be less traffic and that CO uses wouldn't be as much of an eyesore and
won't hurt property values as much.
Chairman Stulberg introduced Ann Harlass of 18120 45th Avenue North. Ms. Harlass stated that
the 11 homes in her neighborhood are worth over three million dollars. Ms. Harlass said that the
Peony Promenade development alone will cause additional noise and lights. She said that there
isn't any berm buffering the development from the residential area. Ms. Harlass stated that she is
concerned with leaving Area E-1 as commercial. She said that there shouldn't be any more traffic
on Old Rockford Road and that the speed of 50 miles per hour is excessive. She stated that
Commercial guiding will cause a decrease in property values and encouraged the Commission to
accept staff's recommendation.
Chairman Stulberg introduced Brian Harlass of 18120 45th Avenue North. Mr. Harlass stated that
the guiding should be changed to CO because of traffic issues. He said that traffic needs to be
limited in the area as much as possible. Mr. Harlass said that he would like the more restrictive
uses in the CO guiding.
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Chairman Stulberg introduced Joanne Gudenburr of 18130
45th Avenue North. Ms. Gudenburr
stated that she concurs with the comments made by Ms. Harlass. She said that she is concerned
with the safety of children and pets because of traffic in the area. She added that property values
will decrease if the guiding is not changed.
Chairman Stulberg introduced John Duffy of 17705
45th
Avenue North. Mr. Duffy stated that he
is opposed to changing Area E-2 to CO guiding because there is no natural boundary between the
site and their backyards. He stated that CO guiding will decrease property values over time. He
suggested that the speed limit be changed to 30 miles per hour near the elementary school. Mr.
Duffy stated that a CO guiding will create more traffic and will affect the walking traffic in the
area. Mr. Duffy said that he bought property in Plymouth because the City Council seems to care
about protecting land.
Chairman Stulberg introduced William Dai of 17805 45th Avenue North. Mr. Dai stated that the
residents in Wyndemere Farms sent a letter to the City Council opposing the proposed change to
Area E-2. He stated that there isn't any buffer between the site and their homes. Mr. Dai
commented property values will decrease if the guiding is changed, and that the residents of
Wyndemere Farms will suffer. Mr. Dai stated that the guiding was LA -1 when they bought their
homes. Mr. Dai said that Area E-2 is suitable for single family homes.
Chairman Stulberg introduced Debra Benson of 17725
45th Avenue North. Ms. Benson stated
that she opposes the change from LA -1 to CO for Area E-2. She said that the Commission
should take a look at the ramifications of changing the guiding. She said that they invested their
life to buy a home in that area. She is concerned with the potential noise and lights that CO
guiding uses could bring to the area. She stated that she is concerned with the safety of the
children in the neighborhood. She asked who will be held accountable for the safety of the
children if the area is rezoned.
Chairman Stulberg introduced John Althoff of 18114 45th Avenue North. Mr. Althoff stated that
the current guiding would bring more traffic and lighting issues. He stated that office use would
be more suitable than retail use. Mr. Althoff commented that there is already enough retail with
the Peony Promenade development. Mr. Althoff stated that if the guiding is changed, he hoped
that Score Sports could be grandfathered in, as they were already in business before any of the
residential area was built.
Chairman Stulberg introduced Mel and Betty Mastley of 18035 Old Rockford Road. Ms. Mastley
said that she has lived here since 1938. The home she grew up in was where the current Peony
Promenade development is going in and that her house was torn down to make room for Peony
Lane. She said that residents should have known that the property was guided commercial. Mr.
Mastley said that Area E-1 has been commercial as long as they have known. He stated that the
trees that were taken out for Peony Promenade were scrub trees. Mr. Mastley stated that the area
that is now the Plum Tree development was originally supposed to be office space. Ms. Mastley
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stated that when they built their home, they planted trees for buffering and put in a fence to
protect their children from traffic, and that other residents could do the same.
Chairman Stulberg introduced Susan Krelitz of 18050 45th Avenue North. Ms. Krelitz stated that
it is preferable for the residents to change the guiding in Area E-1. She said that she didn't realize
when she bought her home that the area was designated commercial guiding. Ms. Krelitz stated
that there is more signage and traffic with C guiding than the CO guiding. She said that they
shouldn't have to fence in their front yard.
Chairman Stulberg introduced Eric Grannes of 18110 State Highway 55. Mr. Grannes stated that
he owns Score Sports and wants Area E-1 to remain commercial. He said that when he bought
the business he came to the planning department to find out what the land was guided, and was
told by staff that the area is guiding commercial. Mr. Grannes stated that even if Score Sports is
grandfathered in, it wouldn't have any value as far as retail if he decided to sell it because of the
guiding change.
Chairman Stulberg closed the public hearing.
In response to issues/questions raised, Chairman Stulberg stated there is nothing in the staff report
or comments made to the affect that Lundgren Bros. didn't inform potential homebuyers about
the current guiding.
Senior Planner Lindahl stated that the Score Sports site is zoned FRD and guided commercial,
which is a legal non -conforming use right now. She said that changing guiding would not affect
the business, as it would continue to be a legal non -conforming use. She said that Highway 55
access will only be removed when redevelopment occurs. Senior Planner Lindahl stated that
Score Sports will have access to Old Rockford Road if the Highway 55 access is ever closed.
Senior Planner Lindahl stated that the site would remain FRD property until sewer and water is
available, which should happen with the completion of the Peony Promenade development. She
stated that the City Council can't approve a rezoning for this site until sewer/water is available.
Senior Planner Lindahl stated that if Area E-2 if reguided and developed as commercial office,
there would be a 75 foot setback from the property line and parking would need to be screened to
a height of six feet. She said that the existing auto repair shop abuts the property line.
Senior Planner Lindahl explained that for Area E-1, the sign ordinance allows one sign per lot
under either C or CO guiding and that the wall signage would be the same under either guiding.
She stated that a 100 square foot sign is allowed for commercial guiding and 64 square foot for
commercial office guiding.
Pertaining to the speed limit on Old Rockford Road, City Engineer Faulkner explained that the
Minnesota Department of Transportation (MnDot) has to conduct a study to set a safe speed. He
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said that the City (by Council resolution) would have to request that the State conduct the study.
City Engineer Faulkner stated that Old Rockford Road is designed to accommodate a higher
speed, and anticipates that the study won't find that the speed should be lowered too much. City
Engineer Faulkner stated that he would need a letter from a group of people requesting the study.
Director Hurlburt cautioned that the study doesn't guarantee that the speed limit will be lowered.
She said that a city doesn't have much authority over speed limits.
Commissioner Stein asked about the difference in traffic for commercial versus commercial office
guiding. City Engineer Faulkner stated that commercial office guiding would produce more of an
am/pm peak traffic pattern. He said that commercial guiding produces more traffic in total, but it
is more spread out.
Commissioner Stein asked about allowable uses for commercial office guiding. Senior Planner
Lindahl replied that business campus uses would be better for Area E-1, as it is a bigger site for
more of an office campus type use. She said that either office residential or business campus
allows medical or professional office use and some limited retail use.
Commissioner Stein questioned the difference in land values between the two guidings. Senior
Planner Lindahl replied that the assessing department stated that the tax rate for either guiding is
the same and would have the same impact on the City. Furthermore, she indicated that the
assessing department said that retaining the existing commercial guiding would not decrease
property values.
Commissioner Stoebner asked why LA -3 and LA -4 guidings were rejected for Area E-2, as it
seems that it would provide a better transition to the LA -1 area. Senior Planner Lindahl
responded that staff sketched different land use possibilities for the area. She stated that LA -1
guiding would be difficult for the site because of buffering and setback issues, and that it wouldn't
meet the minimum density. She said that LA -2 and LA -3 guiding doesn't work physically, and
that transitions and buffers are important. She said that you can make a smaller, but taller
building with LA -2 and LA -3 guiding, but that neither staff nor residents would want to see
something taller.
Commissioner Bobra said that a traffic study might be helpful. She asked if any property owners
of Area E-2 had any comments or input on staff's recommendation. Senior Planner Lindahl
replied that staff did not receive any comments from the owners of Area E-2. Director Hurlburt
stated that the Comprehensive Plan assumed land uses for the current guiding. She said that the
high school was factored into the Transportation Plan. She stated that either guiding is within the
parameters of what we expected when the Comprehensive Plan was updated.
MOTION by Commissioner Reinhardt, seconded by Commissioner Stein recommending
approval of a land use guide plan amendment from C (Commercial) to CO (Commercial Office)
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for the City of Plymouth for property located north of Highway 55 at or near the intersection of
Old Rockford Road and Peony Lane "Area E- F.
Commissioner Reinhardt stated that there is a substantial amount of residential area across from
Old Rockford Road, and no pending development. She said that the commercial office guiding
will ultimately be a better fit for the neighborhood for transition reasons.
Commissioner Berkowitz stated that the guiding should be left as is. He said that he sympathizes
with the Plum Tree residents' concerns, but it is a fact that traffic will increase as development
occurs. He said that hopefully improvements will keep up with the traffic and the development.
He said that the City hasn't seen any plans for development of this area, and that there are too
many possibilities of what can go in with either guiding. He said that he is more comfortable with
leaving the guiding as it is and consider it at the time of a development proposal. He stated that
he would like to see a way to keep access on Highway 55 for Area E-1 via a frontage road and
new turn lanes.
Commissioner Stein stated that he concurs with Commissioner Berkowitz. He said that he is not
in favor of large scale commercial in this area, but doesn't want to tie the hands of a developer
that may want to put together a plan that could benefit the area and the City.
Commissioner Reinhardt stated that the area has been undeveloped for 30 years, and that it may
work better to develop the area as commercial office.
Commissioner Bobra said that there is no compelling need to change the guiding at this time. She
said that it should be looked at when a proposal for development comes in.
Commissioner Stoebner stated that he agrees that the area is a difficult site to develop, but the
current guiding should remain to provide more flexibility.
Chairman Stulberg said that he won't support the motion as nothing has changed since the last
time the Commission considered the request.
Roll Call Vote. 1 Aye. MOTION failed on a 1-6 Vote. (Commissioners Stoebner, Stein,
Bobra, Neset, Berkowitz and Chairman Stulberg voted Nay.)
MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending
concluding the land use study and retaining the existing land uses for the City of Plymouth for
property known as "Study Area E-1" located north of Highway 55 at or near the intersection of
Old Rockford Road and Peony Lane. Roll Call Vote. 6 Ayes. MOTION approved on a 6-1
Vote. (Commissioner Reinhardt voted Nay.)
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December 20, 2000
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MOTION by Commissioner Stein, seconded by Commissioner Berkowitz recommending
concluding the land use study and retaining the existing land uses for the City of Plymouth for
property known as "Study Area E-2" located north of Highway 55 at or near the intersection of
Old Rockford Road and Peony Lane.
Commissioner Stein said that he doesn't see any need to change the guiding at this time and the
City should wait to consider it when a development proposal come forward.
Commissioner Bobra concurred.
Commissioner Berkowitz said that it would premature to jump on reguiding without a pending
application. He said that the staff report talks about two totally different uses for the area, which
is too much of an uncertainty.
Roll Call Vote. 6 Ayes. MOTION approved on a 6-1 Vote. (Commissioner Reinhardt voted
Nay.)
B CITY OF PLYMOUTH (20181)
Chairman Stulberg introduced the request by the City of Plymouth for rezoning from C-4
Community Commercial) to RMF -4 (Multiple Family 4) for one parcel of land located north of
Bass Lake Road, west of the future extension of Northwest Boulevard, and east of Quinwood
Lane.
Planning Manager Senness gave an overview of the December 8, 2000 staff report.
Chairman Stulberg opened the public hearing and closed the public hearing as there was no one
present to speak on the issue.
MOTION by Chairman Stulberg, seconded by Commissioner Reinhardt recommending approval
of an ordinance amending Chapter 21 (Zoning Ordinance) of the City Code to classify certain land
located north of Bass Lake Road, west of the future extension of Northwest Boulevard and east
of Quinwood Lane and the findings of fact for rezoning of property located north of Bass Lake
Road, west of the future extension of Northwest Boulevard and east of Quinwood Lane. Roll
Call Vote. 7 Ayes. MOTION approved unanimously.
7 NEW BUSINESS
Director Hurlburt gave the Commissioners the 2001 Planning Commission Meeting Schedule,
noting that the July 4, 2001 meeting will either be rescheduled or canceled.
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Director Hurlburt stated that the new Planning Commissioner orientation will be held at 6:00 p.m.
on Wednesday, January 10, 2001 at City Hall.
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra setting January 10,
2001 as a special meeting date for new Planning Commissioner orientation. Vote. 7 Ayes.
MOTION approved unanimously.
Director Hurlburt said that notices would be sent out and if any current commissioner would like
to attend they would need to contact staff.
Director Hurlburt announced that Peggy Larson was appointed to represent Ward 1 beginning in
February, 2001 and David Gaither was appointed At -Large and will begin the second meeting in
January. She stated that Commissioner Neset's term was extended for an additional year.
Chairman Stulberg will be serving another year at the City Council's request.
Commissioner Stoebner announced his resignation as Vice -Chairman and nominated
Commissioner Reinhardt as Vice -Chairman for the month of January, seconded by Commissioner
Stein. Vote. 7 Ayes. MOTION approved unanimously.
Chairman Stulberg stated that he wouldn't be attending the April 4, 2001 meeting.
MOTION by Commissioner Bobra, seconded by Commissioner Stoebner to adjourn. Vote. 7
Ayes. MOTION approved unanimously. The meeting adjourned at 8:42 p.m.