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HomeMy WebLinkAboutPlanning Commission Minutes 04-14-1999Approved Minutes City of Plymouth Planning Commission Meeting April 14, 1999 MEMBERS PRESENT: Acting Chairman Allen Ribbe, Commissioners Bob Stein, Roger Berkowitz, John Stoebner, Bob Sipkins and Sarah Reinhardt MEMBERS ABSENT: Chairman Mike Stulberg STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Supervisor Barb Senness, Planners John Rask, Shawn Drill, and Kendra Lindahl, City Engineer Dan Faulkner, Park and Recreation Director Erik Blank, and Clerical Supervisor Denise Hutt 4 Approval of Minutes Commissioner Sipkins requested that the word "said" be changed to "asked" on the last sentence on Page 34. MOTION by Commissioner Stoebner, seconded by Berkowitz to approve the March 24, 1999 Planning Commission Minutes as amended. Vote. 6 Ayes. MOTION approved unanimously. 5 Consent Agenda A Adopt Findings of Consistency with the Comprehensive Plan for Proposed Transfer of Ownership of Luce Line Trail between I-494 and Vicksburg Lane MOTION by Commissioner Reinhardt, seconded by Commissioner Sipkins recommending that the proposed transfer of ownership of the Luce Line Trail between I- 494 and Vicksburg Lane from the City of Plymouth to the Suburban Hennepin Parks District is in conformance with the City's Comprehensive Plan. Vote. 6 Ayes. MOTION approved unanimously. 6 Public Hearing A Carlson Real Estate Company (99012) Acting Chairman Ribbe introduced the request by Carlson Real Estate Company for a Conditional Use Permit Amendment to allow a five-foot high chain link fence for the daycare play area and a Variance to allow a trash enclosure in the front yard for property located at 1405 Xenium Lane North. Planner Rask gave an overview of the April 7, 1999 staff report. Approved Planning Commission Minutes April 14, 1999 Page #37 Commissioner Sipkins asked where the storm pond is on the site in relationship to the chain link fence. Planner Rask pointed out the retaining wall and storm water pond. Commissioner Sipkins asked if the Public Safety Department was concerned about the height of the fence. Planner Rask replied that the Public Safety Department feels that a five-foot high fence is adequate. Commissioner Reinhardt asked if there is a gate on the fence. Planner Rask replied affirmatively, along with a safety area so that if there is a fire, the children will be able to be far enough out of the way from the building. He said that he believes that if the fire alarm were to go off, the gate would automatically open to allow the children to get out safely. Commissioner Reinhardt asked is there any danger with the pond being so big and being so near the daycare building. Planner Rask replied that the applicant would be better to answer that concern. Acting Chairman Ribbe introduced Chris Kirby, representing the applicant. Mr. Kirby stated that the daycare children can never be out in the yard without being let out by the daycare workers. He said that their security department has approved the plans and the chain link fence will be very tight looped to prevent children from climbing the fence. Mr. Kirby stated that since it is a company daycare, they were very concerned with the safety and function of the operation. Acting Chairman Ribbe opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Stoebner, seconded by Commissioner Stein recommending approval of a Conditional Use Permit Amendment and Variance for Carlson Real Estate for property located at 1405 Xenium Lane North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. B Mark and Jayme Hlavacek (99015) Acting Chairman Ribbe introduced the request by Mark and Jayme Hlavacek for a Variance for a 21 -foot front yard setback and a Conditional Use Permit to construct a 624 -square foot detached garage where 375 square feet is the maximum permitted at 11831 18th Avenue North. Planner Lindahl gave an overview of the April 6, 1999 staff report. Commissioner Reinhardt asked if the curb cut on 18th Avenue was done for future use. City Engineer Faulkner said that there was previously a driveway there that was used for parking a boat, and that the City left the curb cut for the homeowner's convenience. Approved Planning Commission Minutes April 14, 1999 Page #38 Commissioner Berkowitz asked if the length of the driveway is causing the setback and impervious surface coverage issues. Planner Lindahl replied affirmatively. Acting Chairman Ribbe opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Stein, seconded by Commissioner Stoebner recommending approval of a Conditional use Permit and Variance for Mark and Jayme Hlavacek for property located at 11831 18th Avenue North. Roll Call Vote. 6 Ayes. MOTION approved unanimously. C Stephen Merten (99021) Acting Chairman Ribbe introduced the request by Stephen Merten for a Conditional Use Permit for access onto unimproved street right-of-way and Variances to allow a 17 -foot rear yard setback and an 18 -foot front yard setback for property at the northwest quadrant of Kingsview Lane and 10th Avenue North. Planner Lindahl stated that new information has been received, which will result in significant changes to the application. Staff is requesting that the item be postponed to the April 28, 1999 Planning Commission Meeting. Director Hurlburt suggested that since the item had not been republished, the public hearing should be opened and continued to the April 28, 1999 Planning Commission Meeting. Acting Chairman Ribbe opened and continued the public hearing to the April 28, 1999 Planning Commission Meeting. D Begin Oaks Enterprises (98184) Acting Chairman Ribbe introduced the request by Begin Oaks Enterprises for an exemption to the interim ordinance, and a Site Plan and Conditional Use Permit for a nine -hole golf course and driving range with related building and parking lot for property located at 5525 Xenium Lane North. Planner Drill gave an overview of the April 7, 1999 staff report. Commissioner Berkowitz asked what the projected 5.04 trips per acre is based on. Planner Drill replied that the projection takes into account an average from 9- and 18 - hole golf courses that may or may not include driving rages. City Engineer Faulkner commented that the projection is an average, not an exact science. Commissioner Berkowitz asked if there would be accesses to future Fernbrook Lane if the site was developed residentially. Planner Drill replied affirmatively. Approved Planning Commission Minutes April 14, 1999 Page #39 Commissioner Reinhardt asked if the estimated concentration of trips is spaced evenly throughout the day. Planner Drill replied that it would probably be fairly consistent throughout the day, however, there would likely be a higher volume in the late afternoon when people get off work. Commissioner Reinhardt asked if there is any additional speed limit signage planned for Yucca Lane since it is a residential street and a golf course would be at the end of the street. City Engineer Faulkner replied that no additional signage is planned, but it could be monitored to see if additional signage is warranted. Acting Chairman Ribbe asked if there are further alternatives for Fernbrook Lane, as the staff report refers to two alternatives. Planner Drill replied that the staff reports indicates that there are several alignment alternatives being considered, but only two of those would potentially impact the golf course site. He said there are probably three viable alternatives for Fernbrook Lane. He added that if this application is approved, it would not have an impact on the roadway, because the applicant would provide an easement to accommodate the road. Director Hurlburt commented that only two of the alternatives affect the golf course. Acting Chairman Ribbe asked if the Commission would be making a policy decision on Fernbrook Lane if this application were to be approved. Planner Drill replied negatively. Acting Chairman Ribbe asked if a boardwalk across Mud Lake is a workable alternative since the trail would not be able to go around the lake entirely. Director Hurlburt said that staff does not have enough detailed information at this time to make a determination of where the trail would go. She said that the applicant is willing to work with the City further. She commented that the City owns all of the shoreline around Mud Lake, with the exception of the portion along the proposed golf course. Director Hurlburt said that the Comprehensive Plan will show a trail around Mud Lake. Commissioner Sipkins asked what the status is of the Fernbrook Lane alignment. Planner Drill explained that the process has just begun with a recent meeting in which the landowners of the affected area were invited to make comments on the proposed alternative alignments. Director Hurlburt stated that staff will probably be sending a report to the City Council in May asking them to narrow down the alternatives. She said that Alternative A is likely to be eliminated rather quickly, as it would greatly impact Hampton Hills Golf Course; as well as, Alternative B, at least the portion south of Pomerleau Lake. She said that the other options are all still alive to some degree. Director Hurlburt said that the major issue is where to cross the railroad tracks. She said that staff needs basic decision from the City Council first as to where the bridge should go. She said that after the alternatives are narrowed, staff will then begin on the environmental study. She said that decisions will be made in stages. Director Hurlburt commented that when it comes to this proposal and Alternatives B and C, the applicant is willing to work with the City. Approved Planning Commission Minutes April 14, 1999 Page #40 Commissioner Sipkins asked if we are "putting the cart before the horse" with this particular application. He stated that his concern is that if the Commission recommends exemption from the interim ordinance, then we force the hand of the City as to what the options may be. Director Hurlburt stated that if staff felt giving the exemption of this application would compromise the choices the City has for Fernbrook Lane, they would have recommended denial of the application. Commissioner Sipkins said that the site plan indicates 103 spaces, but the report refers to 124 parking spaces. Planner Drill stated that the site plan indicates a minimum of 103 parking spaces, but they are actually showing 124 spaces. Commissioner Reinhardt asked how much of staff's time would be taken away from the work on the Comprehensive Plan to finish up the proposed application. Director Hurlburt stated that with approval of any application staff is involved with monitoring of final plans, permits, financial guarantees, recording of resolutions and the preparation and completion of the City Council staff report. She said that the reason the interim ordinance is in place is that every application that is received takes away staff's time. She explained that the proposed application was received before the interim ordinance, and this particular application prompted the need for such an ordinance. Director Hurlburt noted that the proposed application has also helped staff focus on the plans for Fernbrook Lane. She said that staff would not recommend approval of any other exemptions from the interim ordinance. Commissioner Reinhardt asked what other uses there could be for the site if staff had not received the proposed application. Director Hurlburt replied that typically land uses are not designated for open spaces and the concept plan designated this site low to medium residential development. She added that a golf course is an allowed use in a residential area. Commissioner Reinhardt asked if a septic system and well were the only options. Planner Drill replied affirmatively, as the site is currently outside the MUSA. He said that the applicant must provide staff with soil test results to demonstrate that the site can handle a septic system. Planner Drill stated that because water and sewer is so close to the north, the applicant may be able to hook up to City services, it just depends on the timing of construction of the club house, as this site could be inside the MUSA boundary in roughly one year. Commissioner Reinhardt asked if the City has any leeway to require the applicant to hook up to City water. Planner Drill replied negatively, and that the applicant could use a septic system until it fails. Director Hurlburt stated that since the site is out of the urban service area, the City can't mandate a hookup. Commissioner Berkowitz asked if a MUSA extension could be done to include the clubhouse. Director Hurlburt stated that it would take a lot of staff time away from work on the Comprehensive Plan to process an expansion of the MUSA for this project. Approved Planning Commission Minutes April 14, 1999 Page #41 Commissioner Stein asked if the access to the site can be changed to Fernbrook Lane, as Yucca Lane doesn't seem to be appropriate since it is a residential street. Planner Drill stated that according to the applicant, a redesign is not possible. Commissioner Stein asked if the site would be guided something other than its current guiding once the Comprehensive Plan update process is completed. Director Hurlburt replied negatively. Acting Chairman Ribbe introduced Judy Begin, the applicant. Ms. Begin stated that the project is a privately funded recreation area with a goal of preserving some open green space in Northwest Plymouth. She said that the goal was to save as much of the existing topography without being a burden on the existing neighborhood. She explained that there is a 50 foot drop along Fernbrook Lane on the west side of the site and to require access off of Fernbrook would require them to cut down the majority of the trees on the site. Commissioner Reinhardt asked if the applicant conducted any marketing surveys to see if another golf course is needed in Plymouth. Ms. Begin replied that there is probably enough demand for three 18 -hole golf courses in the area. She said that her application is for a nine -hole golf course with a driving range, which is a much needed recreation amenity for the area. Commissioner Berkowitz asked the applicant why the access off of Fernbrook Lane would not be feasible. Ms. Begin replied that there is an elevation change of 50 feet, which requires grading the site level which is not economically feasible. She stated that by grading the site it would also require taking out all of the trees. Commissioner Berkowitz asked if the driveway could go around the perimeter of the site. Ms. Begin stated that there will eventually be residential south of the site and by changing the layout of the proposed golf course, it would require traffic to go through residential all around the site to get to the clubhouse. Commissioner Stein asked how many people per day they anticipate at the site. Ms. Begin replied there would be 224 per day at full capacity per day. Commissioner Reinhardt asked how many deliveries they anticipate and the time of the deliveries. Ms. Begin replied that there would be minimal deliveries and the time of the deliveries would have to be worked out with the various vendors. Commissioner Stein asked if the construction traffic would come up Yucca Lane. Ms. Begin replied affirmatively, and added that all equipment will stay on site until the job is completed. Approved Planning Commission Minutes April 14, 1999 Page #42 Commissioner Reinhardt asked if the applicant intends to move the pole barn to make it a conforming structure. Ms. Begin replied that it wouldn't be economically feasible to move the structure, and they are using every available space on the site to accommodate the nine hole course. Acting Chairman Ribbe opened the public hearing. Acting Chairman Ribbe introduced James Koll of 5675 Yucca Lane. Mr. Koll stated that he is also speaking on behalf on his neighbor Mr. Osmanovic at 5685 Yucca Lane. Mr. Koll stated that the proposal would greatly enhance their properties and beautify the neighborhood. Mr. Koll commented that the traffic would be minimal compared to residential traffic 365 days per year. Mr. Koll stated that he is concerned with traffic speed as there are no traffic signs posted. Commissioner Sipkins asked Mr. Koll if he spoke with other neighbors and if so, what their opinion is of the proposal. Mr. Koll said that he spoke with several of his neighbors about the proposed development. He said that one neighbor is not in favor of the project, and four other neighbors are in favor of the project. He stated that with the proposed development, the majority of the water would go to the south which would help the neighborhood. Commissioner Sipkins stated that it appears that the neighbors are not opposed to the traffic that will be generated by the golf course. Mr. Koll said that there would probably be more traffic during the summer daytime hours, but it would be quiet in the evening and winter time when the course is closed. Commissioner Stein asked Mr. Koll if it is his understanding that the neighbors knew about the public hearing. Mr. Koll replied affirmatively. Commissioner Stein asked Mr. Koll if he knew that the driving range lights would be on until 11:00 p.m. Mr. Koll replied affirmatively. Acting Chairman Ribbe introduced Christine Gimm of 13710 57th Avenue North. Ms. Gimm asked who is responsible for any damages that may be done to Yucca Lane because of the construction traffic. Ms. Gimm wanted to know if there has been any consideration to a sound barrier wall along I-494. Acting Chairman Ribbe closed the public hearing. Commissioner Stoebner asked how the proposal will affect the trail plan along Mud Lake. Director Blank stated that the area on the west side of Mud Lake would be the neighborhood park and the City picked up 75 feet around the lake to be ensure the lake would be a non -motorized lake and to ensure enough room for a walking path. He said that if the golf course is approved, it will prevent an on -land access around the entire lake. Director Blank said if a trail is going to be developed, it will have to be a safe trail, Approved Planning Commission Minutes April 14, 1999 Page #43 and that he is not sure what the design will be yet. He stated that it may be better to let the applicant design the golf hole and then see what staff can accomplish for a trail. Director Blank stated that it may be jointly decided between City and the applicant that it may not be safe to build a trail. Commissioner Stoebner asked if there could still be a walking trail, but it wouldn't go around the entire lake. Director Blank replied affirmatively. Acting Chairman Ribbe asked if a floating board walk has been eliminated because of cost. Director Blank replied that a floating board walk is an issue of whether it would be safe. He said that the trail needs to be accessible and safe. Acting Chairman Ribbe asked how deep the lake can be and still be safe. Director Blank answered that there is not a concrete answer; it depends on whether the bottom of the lake is sand or mud. Commissioner Stoebner asked if staff would still work with the applicant on coming up with alternatives for the trail if the application is approved. Director Blank replied that he would like to think that the City can have both trail and golf course. Commissioner Stein asked if another golf course is needed in the City especially with the proposed Hennepin County golf course. Director Blank said that three or four golf courses could be built and they would be full. Acting Chairman Ribbe introduced Oak Hee Kim of 13930 57th Avenue. Ms. Kim stated that when the area north of 56th and 57th Avenue was developed, she started having problems with standing water in her yard. She stated that she was concerned that the proposal may increase the drainage problem. In response to questions, City Engineer Faulkner stated that he doesn't anticipate any damage to the road due to construction traffic, but if there were, the developer would be held responsible. Director Hurlburt stated that there are no plans for a noise wall along I-494. She said that noise walls are extremely expensive, and that they have negatives as well as positives. City Engineer Faulkner commented that he doesn't anticipate the water course from the proposal will negatively impact any of the homes. He said that the drainage will be diverted to the south, which should be an overall positive impact to the residents of Camelot Overlook. Commissioner Sipkins asked the applicant if they have given any thought to being open in the winter. Ms. Begin said that they will not be open during the winter months, as they don't want to incur the liability or place a traffic impact on the neighborhood. Approved Planning Commission Minutes April 14, 1999 Page #44 Acting Chairman Ribbe asked the applicant when they would expect to open for business. Ms. Begin replied approximately 18 months. MOTION by Commissioner Stoebner, seconded by Commissioner Berkowitz recommending finding that the proposed Begin Oaks Golf Course project should be exempt from the interim ordinance temporarily prohibiting all zoning and subdivision approvals within the 2020 expansion area of northwest Plymouth. Roll Call Vote. 6 Ayes. MOTION carried unanimously. MOTION by Commissioner Stoebner, seconded by Commissioner Sipkins recommending approval of a Site Plan and Conditional Use Permit for Begin Oaks Enterprises for property located south of the Camelot residential neighborhood and west of I-494. Commissioner Reinhardt stated that the she is concerned with the location of the pole barn, and that it is a non -conforming structure. Planning Supervisor Senness noted a correction to Item #23 of the resolution, stating that it should read the 7th hole. MOTION to Amend by Commissioner Reinhardt, seconded by Commissioner Berkowitz to either move or remove the pole building to conform with the current setback requirement. Commissioner Stoebner asked the applicant why the pole barn should remain on the site. Ms. Begin stated for economical reasons, the building is already on site and will be used to store equipment. She said that the building has been used to store farm equipment for over 30 years. Commissioner Stoebner asked if the building is a legal non -conforming use. Director Hurlburt replied that the use is allowed, but the structure does not conform with the setback. She said that the building was built as an agriculture building, and the use will change for the golf course. Commissioner Sipkins asked what the applicant would do if the Commission required her to remove the building. Ms. Begin said that they would have to build another structure. Commissioner Stoebner said that he would not support the amendment, as the neighbors support the application, and it would be an unnecessary burden on the applicant to demolish the existing building and have to put up a new building. He said that the pole building and silo help to keep the rural character of the neighborhood. Commissioner Sipkins concurred. Acting Chairman Ribbe said he would not support amendment, as he doesn't see the building as a detriment. He said that any redesign may negatively impact the development. Approved Planning Commission Minutes April 14, 1999 Page #45 Commissioner Berkowitz asked what provisions or guarantees are there to ensure that water runoff will be directed away from the residential lots. Director Hurlburt replied that there is a condition in the conditional use permit resolution, and if they fail to comply, the conditional use permit could be revoked. Commissioner Berkowitz asked who Ms. Kim should contact if her property continues to have water problems after the project is built. Director Hurlburt said that inspections will be performed by City staff as the project continues to ensure they are complying with the submitted drainage plans. She said that Ms. Kim could contact the City if she incurs further problems. Roll Call Vote on MOTION to Amend. 1 Aye. MOTION failed on a 1-5 Vote. Commissioners Stein, Stoebner, Berkowitz, Sipkins and Acting Chairman Ribbe voted nay.) Commissioner Berkowitz commented that he was surprised that only a couple of people attended the public hearing, as the proposal involves traffic and Fernbrook Lane. He said that it is difficult to fathom that there are not other options for access off of Fernbrook Lane instead of using Yucca Lane. Commissioner Stoebner said that he too was concerned with access off of Yucca Lane, but the people in the neighborhood are not concerned with the traffic. Commissioner Sipkins stated that that he concurred with Commissioners Stoebner and Berkowitz, but his reservations were taken care of by Mr. Koll's comments. He said that he thought there could be a redesign of the clubhouse, but that wouldn't do because it would destroy most of the trees and would take away the natural features of the site. Commissioner Stein concurred with Commissioner Sipkins, and added that he would prefer to see project delayed until Fernbrook Lane is constructed, but will vote in favor of the proposal since there is no objection from the neighbors. Roll Call Vote. 5 Ayes. MOTION approved on a 5-1 Vote. (Commissioner Berkowitz voted nay.) Acting Chairman Ribbe called a recess at 8:57 p.m. and reconvened the meeting at 9:11 p.m. E Moen Leuer Construction (98201) Acting Chairman Ribbe introduced the request by Moen Leuer Construction Co. for 1) a rezoning from FRD (Future Restricted Development) to PUD (Planned Unit Development), 2) a PUD General Plan for four buildings totaling 383,964 square feet, Approved Planning Commission Minutes April 14, 1999 Page #46 and 3) a preliminary plat to allow the creation of 4 lots located north of Medina Road, south of Highway 55, and west of the existing Plymouth Ponds Development. Director Hurlburt explained the new two step process for major applications such as the proposed application. The first meeting will deal with the public hearing process and then staff will prepare a second report that provides an analysis of the zoning ordinance standards, and also use comments provided at the public hearing in review of the application for compliance with these standards. Planner Rask gave an overview of the April 8, 1999 staff report. Commissioner Stein asked how mature the trees are as depicted in the computer- generated image. Planner Rask stated that the Evergreen trees are six foot high Evergreen, and the deciduous trees are 2 '/z inches in diameter. Commissioner Reinhardt asked what the requirement is for tree preservation. Planner Rask stated that the proposed plan would remove a total of 734 caliper inches, or 100 percent of the significant trees on the site. He stated that trees planted as part of the required landscaping would also count toward the reforestation requirements. Planner Rask stated that the zoning ordinance requires one tree per 1,000 square feet of building area, or one tree per 50 lineal feet of site perimeter, whichever is greater. Acting Chairman Ribbe introduced Brad Moen, the applicant. Mr. Moen commented that they are continuing to work with the neighborhood and are currently addressing some lighting issues raised by the neighbors. He stated that they did perform a traffic count and gave the results to Planner Rask. Acting Chairman Ribbe opened the public hearing. Acting Chairman Ribbe introduced Kelli Bliss of 3460 Olive Lane North. Ms. Bliss stated that she is concerned with the expansion of County Road 101 and that it will increase traffic at least three times its current rate. She said with the expansion in the area, it will virtually cut off the Heather Run neighborhood. She requested that the Planning Commission deny the application unless the traffic issue is addressed. Acting Chairman Ribbe introduced Monica Brands of 3435 Jewel Lane. Ms. Brands stated that she is concerned with drainage and how it will affect the Seven Ponds development. She said that she is currently seeing a slowing of drainage in the wetland, which she doesn't know if it is due to the Rottlund development or the growing of cattails in the wetland. Ms. Brands stated that she is concerned with where the driveway will be for this project. Ms. Brands stated that she is also concerned with the increased traffic level, and that the proposed berm will not block her view of the site and won't block out the light from the site. Ms. Brands said that the builder once said that there would not be any further access on the road and now they are doing that. Approved Planning Commission Minutes April 14, 1999 Page #47 Acting Chairman Ribbe introduced Laurie Jones of 3430 Jewel Lane. Ms. Jones stated that the neighbors did meet with Mike Leuer on Saturday to go over the plans. She said that the berm behind building #5 is about six feet above the pavement elevation of the docks. Ms. Jones questions the photo imaging for the proposed project. She said that the berm would not block as much of the residents' view as the photograph suggests. Ms. Jones asked if the PUD is a way for the applicant to get increased square footage and impervious surface area. Ms. Jones said that the size and heights of the buildings should be decreased. She stated that one of the wetlands on the site is running over on the Cornerstone property. Ms. Jones stated that she is concerned that there will be five driveways between Holly Lane and Lawndale Lane. She asked if there will be a loss of flexibility of a control point for a stop light if this project is approved. Ms. Jones stated that the orientation of buildings #5 and 8 is a concern to the people along Jewel Lane. She said that the City should have learned from the mistakes made on building # 2 of the existing development. She said that there seems like there was a lot of effort to make building # 8 compatible with the Rottlund development and no concern for her neighborhood. Ms. Jones said that the proposed sign will be facing her neighborhood more than if it were parallel to Medina Road. She stated that she would like to find out what the applicant is working on to address the lighting issue. Ms. Jones said that the berm that is currently in front of Jewel Lane along Medina Road stops at building #1, and she would like additional landscaping and an upgrading of the berm from the driveway to the new Medina Road entrance. Acting Chairman Ribbe introduced Dan McCarthy of 3455 Holly Lane North. Mr. McCarthy stated that he is representing the Seven Ponds HOA. Mr. McCarthy thanked the Commission for ensuring that an EAW was sent to HOA. He also expressed his appreciation of the new two-step process for major applications. Mr. McCarthy said that he is concerned with traffic, and that the existing development creates a lot of traffic. Mr. McCarthy stated that the neighbors have been consistently told that Holly Lane will extend so that there will be another outlet, and he is concerned that this plan doesn't show that. Mr. McCarthy stated that there are no limits on the times of their existing and proposed operation, and that they still have trucks coming to the existing site at all hours of the evening. Mr. McCarthy said that the EAW traffic study indicates that there will be about a tripling of traffic that dumps out to Holly Lane, a closed cul-de-sac, and that is unacceptable. He said that he would appreciate clarification of options that would allow the nonalignment of Holly Lane, and the safety issues of nonaligned intersections. Mr. McCarthy said that he is concerned with positioning of buildings #5 and 8. He stated that the City should not repeat the same mistake that was made with building #2. Mr. McCarthy stated that he doesn't agree with the photo imaging projection of the plantings. He said that the screening does not exist at an adequate level for buildings #1 through #4. Mr. McCarthy stated that the Leuer farm site was not included in the EAW, and that the consultant used the information from the Cornerstone Commons proposal rather than the 27 acres. He asked what is in Phase I and II of the Leuer farm site. He said that there was no information included in the EAW regarding the impacts on the farm, such as what Approved Planning Commission Minutes April 14, 1999 Page #48 chemicals were used on the site. Mr. McCarthy stated that the Seven Ponds HOA is not in support of the application, and that the proposal is not compatible with the residential area. Acting Chairman Ribbe introduced Janet McCune of 17700 35th Avenue North. Ms. McCune stated that she is concerned primarily with the position of the buildings and loading docks and also lighting issues. Acting Chairman Ribbe introduced Michael Shinder of 3445 Jewel Lane North. Mr. Shinder stated that the driveway of the project is about 50 yards from his deck and children's bedrooms, which would be affected by noise, lights and traffic. Mr. Shinder said that he is concerned with increased traffic. He stated that there is no protection from noise, traffic or lights and is concerned with the safety of the children in the neighborhood. Mr. Shinder said that there are already many noise complaints on file with the City and this proposal won't be any different from the existing development. Mr. Shinder stated that he doesn't agree with the imaging for the landscaping and berm. The current berm isn't doing anything, as he can see all the buildings on the existing development. He said that the proposed buildings will only be 150 yards away from his house. He stated that he is concerned with the screening of the loading docks, as 10 feet high would not do anything from his property. Mr. Shinder said that the Plymouth Station center has no traffic after 10:00 p.m. and they have about 100 foot berm and a fence and fence for the residential neighborhood across the street. He said that his main concern is obviously building #5. He stated that everything but building #5 is internal to the development. He said that building #5 should be turned so that the docks are facing north. He commented that building #8 is not as much of a problem because it is set much lower and therefore, less of an impact. Mr. Shinder said that he is concerned with the proposed lighting and would like more specific information on what type of signage there would be. Acting Chairman Ribbe introduced Greg Katchmark of 3475 Holly Lane. Mr. Katchmark stated that he is concerned with traffic issues. He said that the existing berm is about 12-15 feet tall, but when he looks out of his office on the second floor of his home, all he sees is the dock doors. He said that even on the first floor of his home, he can still see half of the dock doors. Mr. Katchmark stated that trucks do park overnight at the existing development and that there are numerous reports of complaints on file with the City. He said that complaints could be under a number of different addresses not just the complainant's address. He stated that trucks with refrigerator units make a lot of noise. Mr. Katchmark commented that lighting is also an issue, especially off the back of the buildings. Mr. Katchmark stated that he doesn't see why building #5 can't be turned 180 degrees as there is a buffer between the two parking lots. Mr. Katchmark commented that there are a number of ways to improve this proposal. Acting Chairman Ribbe introduced Ron Hanson of 3460 Olive Lane North. Mr. Hanson stated that he doesn't agree with the photo imaging as the water tower doesn't seem tall Approved Planning Commission Minutes April 14, 1999 Page #49 enough and the trees seem too tall and like an urban forest. He asked if there is a way to verify that the photo image is correct. Mr. Hanson stated that he is concerned with loading docks facing the neighborhood. Acting Chairman Ribbe introduced Richard Crosby of 3505 Olive Lane North. Mr. Crosby stated that he is concerned with traffic, and asked if there is any way that traffic can be diverted from going on to Medina Road. Mr. Crosby agreed that the docks should not be facing the residential area. Mr. Crosby stated that he would like an 8 -foot solid wall/fence along the Heather Run berm that would tie into the development. Acting Chairman Ribbe introduced Bob Steffel of 3410 Jewel Lane North. Mr. Steffel commented that the way the docks face have disregard for the residential area. He said that there seems to be a need to look at another access into the site, and asked why access off of Highway 55 is not an option. Acting Chairman Ribbe introduced Deb Caris of 3415 Jewel Lane North. Ms. Caris stated that she supports everything that has been said by other residents. She said that she is concerned with increased traffic and noise. Ms. Caris asked when a stop light would be installed on County Road 24. Acting Chairman Ribbe suspended the public hearing and continued the hearing to the April 28, 1999 Planning Commission Meeting. Commissioner Ribbe asked what the elevation plans tell about the flow of drainage. City Engineer Faulkner stated that he doesn't envision any problem with the applicant meeting the requirements, but staff would need to look at the final plans once they are submitted. Mr. Moen stated that currently there is a pipe under Medina Road, which is sized according to the 100 year flood event and they are merely going to continue the pipe. He said that they are not adding any water to that pipe or changing the size of the pipe. Mr. Moen said that he has been working for two years on this plan with the City, residents, and Rottlund, Inc. Mr. Moen said that he has supported Holly Lane connecting with County Road 101, but it didn't happen, and now traffic has to come down to Medina Road. Mr. Moen said that the access point is the most remote access on Medina Road, and is more costly for him. He said that the ingress and egresses are well split up and within standards. Mr. Moen said that residents will not be able to see the dock doors on the back of building #5, as it will be 450 feet away and stated that it is not fair to compare building #1 to building #5. He said that they are not required to screen the dock since it is over 300 feet, but will do the best he can. Mr. Moen stated that flipping the building would not work and the way it is proposed helps the residents because it will be one way traffic only. Mr. Moen stated that all the lights will be shoe box fixtures with no light bulbs exposed. He said that no light will be penetrating on the residential area. Approved Planning Commission Minutes April 14, 1999 Page #50 Mr. Moen stated that this project represents the lowest traffic impact on the neighborhood that there could be for the uses that are allowed. He said that 80% of the traffic comes in off of County Road 24. Mr. Moen stated there aren't any tenants in the existing building that use refrigerator trucks. He said that they also don't have any tenants that are open at night. Mr. Moen stated that their existing industrial project has been effective in buffering the noise from Highway 55. He said that the levels of traffic for the site are relatively low. Mr. Moen stated that he expects the proposed project to about 80 percent showroom. Mr. Moen commented that there has been several attempts by numerous applicants to get access onto to Highway 55 that have not been successful. He said that Medina Road is not even close to its traffic capacity. He said that Medina Road was designed and built to be a four lane highway and to handle heavy traffic. Director Hurlburt recommended the residents check with staff to ensure that the item will be on the April 28th Planning Commission Meeting. Mr. McCarthy requested clarification of Phase I and Phase II of the Leuer Farm to enable him to respond to the EAW. Planner Rask stated that the information is in the planning file. Director Hurlburt stated that Mr. McCarthy can obtain the information from staff Commissioner Sipkins requested that the minutes be sent to the Planning Commissioners as soon as possible. Commissioner Berkowitz stated that getting the minutes along with the staff report is sufficient. Acting Chairman Ribbe stated that getting the minutes quicker would be beneficial. Director Hurlburt commented that a two week turn around may not be realistic with this project. MOTION by Commissioner Sipkins, seconded by Commissioner Stoebner to continue the item and public hearing to the May 12, 1999 Planning Commission Meeting. Vote. 6 Ayes. MOTION by Commissioner Reinhardt, seconded by Commissioner Sipkins to adjourn. Vote. 6 Ayes. MOTION approved unanimously. The meeting was adjourned at 10:52 p.m.