HomeMy WebLinkAboutPlanning Commission Minutes 10-13-1999Approved Minutes
City of Plymouth
Planning Commission Meeting
October 13, 1999
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, John
Stoebner, Bob Stein, Kapila Bobra, and Sarah Reinhardt
MEMBERS ABSENT: Commissioner Roger Berkowitz
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barbara Senness, Housing Supervisor Ed Goldsmith, City Engineer Dan
Faulkner and Clerical 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 Ribbe to approve the
September 22, 1999 Planning Commission Minutes. Vote. 5 Ayes. MOTION approved
unanimously. (Commissioner Stein abstained.)
5 Consent Agenda
A WAYZATA PUBLIC SCHOOLS (99089)
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of variances for Wayzata High School baseball field located at 4955 Peony
Lane North. Vote. 6 Ayes. MOTION approved unanimously.
B METROPOLITAN LIVABLE COMMUNITIES ACT PROGRAMS
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
continued participation in the Metropolitan Livable Communities Act Programs for 2000.
Vote. 6 Ayes. MOTION approved unanimously.
6 Public Hearings
A CITY OF PLYMOUTH (98025)
Chairman Stulberg introduced the request by the City of Plymouth on the Comprehensive
Plan Update, Land Use Plan for the 2020 Urban Expansion Area.
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Director Hurlburt gave an overview of the October 8, 1999 staff report.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced an e-mail dated October 13, 1999 from Patrick Boerbon of
1423560 th Place North; an e-mail dated October 13, 1999 from Ruth Ruffin of 10850
South Shore Drive; a letter dated October 11, 1999 from Andrea Brennan of Interfaith
Outreach and Community Partners; a letter dated October 8, 1999 from Michael and
Kimberly Villafana of 14220
60th Place North; an e-mail dated October 11, 1999 from
April Swanson; and a fax dated October 13, 1999 from Commissioner Roger Berkowitz.
Chairman Stulberg introduced Kay Sverkerson of 35 Nathan Lane. Ms. Sverkerson said
that she has resided at her apartment building for 15 years. She stated that there hasn't
been any problems with the rental units, and that they have a nice mix of people. Ms.
Sverkerson stated that she supports the proposed land use changes.
Chairman Stulberg introduced Arlen Stensby of 14840 County Road 47. Mr. Stensby
stated that he is against the proposed land use changes, and favors the plan that was
approved in July. He stated that he is concerned with the area located north of County
Road 47, west of I-494 (proposed to change from LA -1 to LA -3). He said that the
change is not consistent with the current single family housing to the north in Maple
Grove. Mr. Stensby said that 84% of the people surveyed in the area stated that they
favor single family homes, and said that the City should honor that. He said that the area
north of County Road 47, and west of I-494 is now being proposed to be LA -4, which
would require that a lot of trees be removed. Mr. Stensby asked what has changed during
the last 2'/z months that requires changes to the plan that was approved in July.
Chairman Stulberg introduced Ruth Ruffin of 10850 South Shore Drive. Ms. Ruffin said
that she currently serves on the Human Rights Commission, and that she supports the
proposed land use changes. She said that it is important to provide higher density, which
will allow more lifecycle housing.
Chairman Stulberg introduced Bill Pritchard of Orrin Thompson Homes. Mr. Pritchard
stated that he supports the proposed changes to land that they own or are interested in
purchasing which includes the area west of Vicksburg Lane (2A) proposed to be guided
LA -2; and the area north of County Road 47, west of Camelot (LA -1 to LA -2). He said
that the increased density does offer the potential for some additional alternative housing.
He cautioned that just because LA -2 provides for 3 to 6 units per acre, you may only get
3 to 4 units per acre because of the existing wetlands on the property.
Chairman Stulberg introduced Pat Murray of 504 Kingsview Lane. Mr. Murray stated
that he lives next to the Carlson Center development, and their property values have sky
rocketed because it ended up being a well-planned project. Mr. Murray stated that he
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supports the proposed land use changes. He said that it is important for the City to look
at how to reduce the barriers to allow more affordable housing.
Chairman Stulberg introduced Jeffrey Johnson of 200 Coon Rapids Boulevard #400,
Coon Rapids. Mr. Johnson stated that he is associated with Wilma and Sanford
Williams. He stated that Mr. & Mrs. Williams purchased their property in 1948 (area
south of CR 47, west of Mud Lake extended to Juneau Lane). Mr. Johnson asked what PI
guiding allows, and what is planned for that area. Mr. Johnson said that he assumes
businesses that are commercial in nature would be allowed in the PI area. He said if that
is the case, perhaps the other portion of the Williams property should have a higher
density guiding, such as LA -3.
Chairman Stulberg introduced Rhonda Ferran of 13025
34th Avenue North. Ms. Ferran
said that she has a diversity of housing in her neighborhood. Mr. Ferran stated that
people don't have to worry about losing the natural beauty of Plymouth just because
density is increased. She said that Plymouth offers plenty of open space, trees and a great
park system. Ms. Ferran asked if any of the Commissioners don't agree that density
needs to be increased.
Chairman Stulberg introduced David Crain of 13200 38th Avenue North. Mr. Crain
stated that he was representing the Plymouth Housing and Redevelopment Authority.
Mr. Crain stated that increasing density does not always increase affordability. He said
that the proposed land use changes are very necessary. He said that the land needs to be
guided with higher density to allow for more affordable housing developments. He said
that the density needs to be increased so that individual land and utility costs are reduced.
Increased density promotes a greater diversity of housing. He said that increased density
will attract developers interested in providing affordable housing and that there is some
federal and state funding available for such projects.
Chairman Stulberg introduced Andrea Brennan representing Interfaith Outreach and
Community Partners, Wayzata. Ms. Brennan stated that there is a severe shortage of
affordable housing in Plymouth. She said that there are many examples in the City where
rents have increased over $200 per month over the last two years. She said that they
support the proposed land use changes and that they see it as an opportunity to get more
diverse housing in Plymouth. Ms. Brennan said that having the land guided appropriately
is critical for attracting affordable housing developments into Plymouth.
Chairman Stulberg closed the public hearing.
Director Hurlburt stated that when the land use plan was approved on July 27th,
there was
a fair amount of discussion as to whether there was enough focus on the land uses. She
said that the it was discussed that most of the focus was on rural versus urban areas, and
the Council was concerned that the density had not been thoroughly discussed. She said
that staff was directed to seek alternatives to provide higher density. Director Hurlburt
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stated that since October of last year, staff has looked at the land uses of the City and
found very little land available that could provide more affordable housing. She said that
since the July
27th
decision, the first draft of the housing plan element has been
completed, which has brought the housing needs more to the surface. Director Hurlburt
stated that the City needs to finish the comprehensive plan, but at the same time include
land uses that are realistic, so that changes don't need to be made right after the plan is
adopted. She stated that it is easier to plan for the changes now, rather than have to come
back and change the plan later.
Director Hurlburt stated that the land that is designated to be guided PI includes the
Begin Oaks Golf Course; land owned by the City; and a portion owned by Mr. & Mrs.
Williams. Director Hurlburt stated that the City did an alignment study this last year to
extend Fernbrook Lane. The proposed road will be a major collector street. Director
Hurlburt explained that the intended use of the land owned by the City may include a
neighborhood park. She said that the portion of the PI -guided land owned by the
Williams contains wetlands, and that Hennepin County has purchased some strips of land
with the intention of a trail.
Director Hurlburt stated that PI is not a zoning classification, but rather signals the intent
of the City to acquire land for public or park uses. She said that the area south of County
Road 47 is served by an existing sewer system to the south, and wouldn't recommend any
higher density than the proposed LA -2 guiding, as it would put too much strain on the
existing sewer system.
Commissioner Reinhardt asked what the Planning Commission recommended to the City
Council at their joint meeting in July. Director Anne presented a map of the
recommendation that was made.
Commissioner Reinhardt noted that the entire process has been evolving towards what is
right for the City.
MOTION by Commissioner Reinhardt, seconded by Commissioner Stoebner to
recommend approval of the proposed land use plan changes.
Commissioner Reinhardt stated that the land use plan changes offer an opportunity to
provide for diversity of housing in Plymouth. She said that realistically the land will
probably develop with lower density, but with the proposed changes, it is a chance for
more density and diverse housing, and it is the right thing for the City to do.
Commissioner Ribbe stated that he thought the previous Planning Commission
recommendation provided realistic buffer and zoning. He stated that the figures that
constitute affordable housing are still not really affordable to most, but he believes the
City is moving in the right direction.
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Commissioner Bobra stated that having a mixture of diverse housing gives the City a
balanced growth plan for the future.
Commissioner Stein commented that if the City is going to approve higher density guided
land, then the Commission and City Council have to restrain from down -sizing potential
future developments. He stated that higher density housing provides a diverse mix to the
community which the City needs.
Chairman Stulberg stated that he is not opposed to affordable housing. He commented
that he wanted less development and density than what was originally proposed. He
stated that he believes the City has taken a tremendous amount of input from the residents
over the last three years. He said that a decision was made on July 27th that was well laid
out and well planned and believes the Commission and City Council should stick to that
decision.
Roll Call Vote. 5 Ayes. MOTION approved on a 5-1 Vote. (Chairman Stulberg voted
Nay.)
Chairman Stulberg called a recess at 8:08 p.m. and reconvened the meeting at 8:20 p.m.
B PROVIDENCE ACADEMY (99088)
Chairman Stulberg introduced the request by Providence Academy for a Preliminary Plat,
Site Plan, Conditional Use Permit and Variances for a private pre -K through 12 college
preparatory school to be located north of Schmidt Lake Road between Quantico Lane and
Minnesota Lane North.
Planning Supervisor Senness gave an overview of the October 6, 1999 staff report.
Commissioner Ribbe asked if the future soccer/track stadium will be the only athletic
facility with lights. Planning Supervisor Senness replied affirmatively. She stated that
there are three general types of lighting — security, athletic and decorative.
Commissioner Stoebner asked if there are any other sound source plans in place currently
in Plymouth. Planning Supervisor Senness stated that this is a relatively new ordinance
requirement. Director Hurlburt stated that a plan was approved for Wayzata High
School, but the stadium hasn't been completed yet.
Commissioner Stoebner asked what a traffic control plan is. Planning Supervisor
Senness explained that it includes elements such as use of off-duty police officers to
control traffic after school events.
Commissioner Reinhardt asked for an explanation of the grades used in the traffic study.
Planning Supervisor Senness stated that a Level of Service A means total free flow, while
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a Level of Service F means break down in traffic or gridlock. She stated that a Level of
Service D is an acceptable level of traffic operation.
Commissioner Reinhardt asked about the time frame for completion of the project. She
wanted to know if there was any specific date that Phase I must be completed. Planning
Supervisor Senness stated that the applicant could not afford to hold the land too long
without starting the project. Director Hurlburt stated that the applicant has to start the
project within one year from City Council approval, or obtain a one-year extension. She
added that there are also expiration dates that apply to building permits.
Commissioner Bobra asked if any consideration was given to noise associated with
construction. Planning Supervisor Senness stated that construction will take place in
phases, and that the applicant has to adhere to the hours of construction in the City code
and to the regulations in the noise ordinance.
Commissioner Bobra asked when the facility would be ready to open. Planning
Supervisor Senness replied that the applicant would be able to better answer the question.
Commissioner Stoebner asked if there are any traffic improvements anticipated for the
area. City Engineer Faulkner stated that an all -way stop with overhead flashing red lights
has been approved at Vicksburg and Schmidt Lake Road. He said that minor
improvements to Vicksburg Lane are necessary with the initial phase of development.
Chairman Stulberg introduced Terry Schneider, representing the applicant. Mr.
Schneider stated that they are looking at moving aggressively with the project. They
anticipate construction will begin in early spring 2000, and the school will open in the fall
of 2001. Mr. Schneider stated that he does have some experience with sound source
models and feels confident that they will come up with a good plan for City staff
approval.
Chairman Stulberg introduced Dan Frederick, representing the applicant. Mr. Frederick
stated that he is a board member of Providence Academy. He stated that there is a large
need for private education in the area. He stated that Providence Academy is committed
to building an outstanding facility in Plymouth, which will be a true asset to the area and
will serve many generations.
Commissioner Reinhardt asked what kind of feedback the applicant received from the
neighborhood meeting that was held in August, and if they changed their plan based on
any input received from that meeting. Mr. Schneider replied that there were
approximately 40 to 50 people in attendance and that they made some minor changes to
the plan relating to the buffering and landscaping. He added that there was a 50/50 mix
of people supporting and opposing the project.
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Commissioner Reinhardt asked if the applicant had any other rendering showing the
fencing from Schmidt Lake Road. Mr. Schneider said that it is difficult to show the
fencing because of the size of the parcel.
Commissioner Bobra asked how Providence Academy differs from Wayzata High
School. Mr. Frederick stated that Providence Academy is a Christian -related school with
a different curriculum.
Commissioner Ribbe asked the applicant if they have a policy pertaining to students
driving cars to school. Mr. Frederick stated that students will be allowed to drive to
school, but they have a closed campus.
Chairman Stulberg opened the public hearing. Chairman Stulberg introduced an e-mail
dated October 11, 1999 from Barbara and Michael Barnes of 15230 47th Avenue North
and a letter dated October 12, 1999 from Gregory J. Pulles of 4625 Xene Lane North.
Chairman Stulberg introduced Jeanne Giguere of 4883 Orchid Lane. Ms. Giguere stated
that a petition from residents opposed to the project is included in the staff report. Ms.
Giguere read a list of questions: 1) Why did Wayzata turn down the academy? 2) Who,
other than Providence Academy is interested in the site? 3) What about the fire hydrant,
lighting and sewers that are already put in on the property? 4) What if the school is built
and fails? 5) What is the law on rezoning for the proposed school? 6) Provide cost
analysis for sewer, sidewalks, signals, etc. for the project. 7) Where was the 750 -foot
notice measured from? 8) Did the Laurent family know about this proposed project in
the summer of 1998? 9) Should the buyer and seller contribute to the cost of traffic
lights?
Chairman Stulberg introduced Merton Suckerman of 4881 Orchid Lane North. Mr.
Suckerman stated that he is against the proposal. Mr. Suckerman said that the City would
lose tax revenue with this proposal versus single family homes. Mr. Suckerman stated
that the City shouldn't have to finance repairing of streets when the academy wouldn't
have to pay taxes. Mr. Suckerman stated that single family homes would increase
surrounding property values more than the academy. He said that the quality of life is
important to residents and he would prefer single family homes.
Chairman Stulberg introduced Tom Schultz of 4665 Orchid Lane. Mr. Schultz
commented that he moved to Plymouth 13 years ago for the quality of life. He said that
special events for the academy will bring traffic to their residential areas. He stated that
he is concerned about the loss of tax revenue, and asked if City staff had any fiscal
analysis on the project. Mr. Schultz asked where the 750 -foot notice was measured from.
Mr. Schultz asked if the proposal would affect the public bus transportation, specifically
if they would have to expand to provide service to the academy. Mr. Schultz stated that
he is concerned with noise, lights, traffic and the large scale events that will be held at the
facility. He commented that their neighborhood doesn't have sidewalks, so the street is
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used for walking. Mr. Schultz stated that he is also concerned with disruption of power,
as they have experienced several outages already in the neighborhood. He asked what
type of off hour events will be held at the academy. Mr. Schultz stated that he is not sure
that the proposed building fits into a residential area.
Chairman Stulberg introduced Terrence Kopp of 12467 54th
Avenue North. Mr. Kopp
said that he has an option to buy in the area and wants to move closer to this
development. Mr. Kopp stated that he is in favor of the proposal.
Chairman Stulberg introduced David Connolly of 4807 Orchid Lane. Mr. Connolly
stated that he is in favor of the proposal. He stated that the academy would promote a
sense of community in the area.
Chairman Stulberg introduced Susan Addy of 18010 33rd
Place North. Ms. Addy stated
that she is in favor of the proposal. She said that this type of school is good for the
community. Ms. Addy stated that children do well in college after attending private
schools. Mr. Addy commented that the City needs to be cautious about prohibiting
private schools, and that they need to offer an alternative to the residents. Mr. Addy
stated that private schools do increase surrounding property values.
Chairman Stulberg introduced Julie Achterkirch of 4645 Underwood Lane North. Ms.
Achterkirch stated that she is in favor of the school, as it would enhance the property
values and provides a good alternative for children in Plymouth. She stated that while
concerns raised may be valid, she believes they could be addressed in a satisfactory
manner.
Chairman Stulberg closed the public hearing.
In response to questions raised, Mr. Schneider stated that the City of Wayzata didn't turn
down their proposal, but rather the application was withdrawn before going to the City
Council. Mr. Schneider said that there was some opposition to their proposal in Wayzata
due to the number of trees that would need to be removed from the site. He stated that
the site was not right for them.
Planning Supervisor Senness stated that the City has not received any other applications
for the site in question at this time.
Planning Supervisor Senness stated that the applicant would be required to remove
anything that doesn't work for their development. She said that the sewer/water utilities
would have to be altered to fit their project at the applicant's expense. Director Hurlburt
stated that the street and utilities that are on the site were put in at the owner's expense,
not at the expense of the City.
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In response to a question asked about what happens if the school fails, Planning
Supervisor Senness stated that if the school were to close, any new use that is proposed,
would have to comply with the uses allowed in the zoning ordinance. Mr. Schneider said
that funds for the initial phase of the school have already been pledged.
In response to a question raised pertaining to rezoning of the site, Planning Supervisor
Senness stated that site does not have to be rezoned. She said that the proposed facility is
allowed in the current RSF-2 zoning district with a conditional use permit.
Planning Supervisor Senness stated that the infrastructure for the sewer/water would be
installed at the applicant's expense. She stated the proposed trail would be an
arrangement between the City and the applicant, which is standard. Planning Supervisor
Senness stated that adding fees for additional police costs is not typical with any new
development.
Director Hurlburt stated that when the school is built, the applicant will pay sewer and
water connection fees, permit and inspection fees, and their share of assessments for
Schmidt Lake Road. Planning Supervisor Senness commented that if the site was
developed with single family homes, the applicant wouldn't have to pay any assessment
for Schmidt Lake Road because they wouldn't directly benefit from the road.
In response to the question pertaining to the 750 -foot notice, Planning Supervisor
Senness stated that the 750 -foot notice is measured from the perimeter of the site.
In response to a question raised about the Laurent's knowing about the proposal, Mr.
Schneider stated that they didn't start looking for a site in Plymouth until the Fall of
1998. He said that they found the proposed site in the Spring of 1999 and entered into
agreements at that time.
In response to a question raised about the traffic signal, City Engineer Faulkner stated
that the City needs to bear the cost of the traffic signal because it is needed with or
without the proposed school.
In response to the question raised about revenue loss, Planning Supervisor Senness stated
that there are no figures pertaining to projected revenue loss on this proposal. She
explained that while the City can look at the projected tax revenue of a project, it is
typically not a major factor in the final decision of approval. Director Hurlburt
commented that the City will have its share of nonrevenue-generating uses if it going to
allow for a full service community. She said that a fiscal impact analysis is not normally
prepared on any development.
In response to a question raised about bus transportation, City Engineer Faulkner stated
that he didn't know if the school would have their own bus transportation, but he
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wouldn't see that it would increase or impact the City's existing bus system. Planning
Supervisor Senness stated that the school would have their own bus transportation.
Regarding traffic for school events, Mr. Schneider stated that there would be probably
three to four big events per year. He said that they have paid particular attention to
provide overflow parking on site. Mr. Schneider stated that there would be periodic
athletic events when the school evolves to have enough high school students for teams.
Chairman Stulberg asked if there would be any other organizations that would use the
facility. Mr. Schneider replied that they have been approached by the Park and
Recreation Department for use of their facility in lieu of park dedication fees.
In response to issues pertaining to noise, Planning Supervisor Senness stated that the City
has a noise ordinance which addresses uses that are prohibited during certain hours of the
day, and that the applicant would have to meet those standards.
Mr. Schneider stated that they have enough parking on site for events, and don't
anticipate needing any additional parking. City Engineer Faulkner commented that staff
can look at that when the applicant develops their traffic conrol plan.
In response to a question raised about power outages, City Engineer Faulkner commented
that there were some problems when Schmidt Lake Road was being completed from
Fernbrook Lane to Vicksburg Lane, but he doesn't anticipate any problems when the
school is built.
Commissioner Reinhardt asked if the applicant considered any different building
configurations for the site other than what is being proposed. Mr. Schneider replied that
they looked at a whole series of options for the site.
Commissioner Bobra asked if the school will serve only Plymouth residents. Mr.
Schneider stated that they will have open enrollment.
MOTION by Commissioner Ribbe, seconded by Commissioner Reinhardt
recommending approval of a preliminary plat for Providence Academy, located north of
Schmidt Lake Road between Quantico Lane North and Minnesota Lane North, including
the changes proposed by the Park and Recreation Department.
Commissioner Stoebner stated that he would support the motion, as he thinks any
concerns raised will be addressed. He commented that the school should be an asset to
Plymouth.
Commissioner Ribbe commented that the site is large and that the school would be 750
feet away from the nearest home. He stated that the school can be easily absorbed into
the area without being intrusive on the neighboring homes.
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Commissioner Stein stated that the proposed school is appropriate for the site.
Chairman Stulberg stated that the City's discretion on the preliminary plat is extremely
limited, and that the application meets the standards.
Commissioner Bobra stated that the applicant has a nice plan and it would be good
addition to the City.
Roll Call Vote. 6 Ayes. MOTION approved unanimously.
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra
recommending approval of a site plan, conditional use permit and variances for
Providence Academy for a Pre -K through 12 college preparatory school on property
located north of Schmidt Lake Road between Quantico Lane North and Minnesota Lane
North.
Commissioner Reinhardt stated that the proposal is an exciting option for the residents of
Plymouth and it looks like a nice plan.
Commissioner Stoebner commented that the variances are for accommodating the
neighborhood and he will support the motion.
Chairman Stulberg concurred. He stated that if the applicant proposed a flat roof they
wouldn't have needed a variance, but rather they proposed a pitched roof that is
residential in character which increases the compatibility with the neighborhood.
Roll Call Vote. 6 Ayes. MOTION approved unanimously.
7 Other Business
Commissioner Reinhardt asked if the Planning Commission will have a meeting on
December 22. Director Hurlburt replied that staff will try to cancel that meeting, and will
let the Commission know as soon as possible if that is feasible.
Chairman Stulberg noted that he wouldn't be able to attend the November 10 Planning
Commission Meeting.
MOTION by Commissioner Stoebner, seconded by Commissioner Reinhardt to adjourn.
Vote. 6 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:59
p.m.