HomeMy WebLinkAboutPlanning Commission Minutes 03-10-1998APPROVED
CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
MARCH 10, 1998
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners John Stoebner,
Kim Koehnen, Allen Ribbe, Roger Berkowitz, Jeff
Thompson and Bob Stein
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Anne Hurlburt, Planner
John Rask and Clerical Supervisor Denise Hutt
1. CALL TO ORDER:
2. PUBLIC FORUM:
3. APPROVAL OF AGENDA:
4. APPROVAL OF MINUTES:
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of the February 24, 1998 Planning Commission Minutes. Vote. 5 Ayes.
MOTION approved unanimously. (Commissioners Thompson and Berkowitz abstained.)
5. CONSENT AGENDA:
6. PUBLIC HEARINGS:
A. CARLSON REAL ESTATE (98021)
Chairman Stulberg introduced the request by Carlson Real Estate for a Conditional Use
Permit for general retail uses and restaurants with on -sale liquor for Plymouth Town
Center located north of 35th
Avenue and east of Vicksburg Lane.
Planner Rask gave an overview of the March 3, 1998 staff report.
Commissioner Ribbe commented that he thought this had been previously approved.
Planner Rask explained that they were previously approved for a site plan, conditional use
permit for two buildings on a single lot, and variances for site coverage. The previous
application did not include a conditional use permit request for retail/personal service uses
and a restaurant with on -sale liquor because tenants and the specific type of uses were
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unknown at that time. Planner Rask said that the conditional use is a blanket conditional
use permit for the two buildings.
Commissioner Berkowitz questioned if there are any other associations or groups that
provide parking standards for parking lots other than the ITE (Institute of Transportation
Engineers). Planner Rask replied that ITE is the main source of information, but different
industries do use other sources. He said that recent approved retail developments have
been providing more parking stalls than what is required. However, in most cases the
minimum parking requirements are sufficient to handle normal parking demand.
Commissioner Berkowitz commented that the Life Time Fitness Center is new and unique
to the city so that will generate more than normal traffic. He said it would be helpful to
see other standards or guidelines when the Commission looks at other types of proposals
for the City Center District. Director Hurlburt stated that the APA (American Planning
Association) has done parking studies that staff has looked at. She said that staff recently
received a study done by Regal Cinemas for a site in Minnetonka, which can be provided
to the Commissioners if they are interested.
Commissioner Thompson asked if there was any thought of doing a parking ramp for the
City Center District. Director Hurlburt responded that early sketches for the City Center
were done with a parking ramp. She explained that a parking ramp will not be feasible
until the land is so valuable that it forces you to build up. Director Hurlburt stated that
plans are underway for another 100 parking spaces at Life Time Fitness. She said that
staff has been monitoring the parking situation at City Center, and after the newness of the
businesses wears off, traffic should taper off and return to a normal level of usage.
Chairman Stulberg opened and closed the public hearing as there was no one present.
MOTION by Commissioner Thompson, seconded by Commissioner Ribbe recommending
approval of a Conditional Use Permit for Plymouth Town Center for restaurants with on -
sale liquor and general retail and personal service establishments located north of 35th
Avenue and east of Vicksburg Lane. Roll Call Vote. 7 Ayes. MOTION approved
unanimously.
Chairman Stulberg called a recess at 7:16 p.m. and reconvened the meeting in the Public
Safety Training Room at 7:21 p.m.
Additional Staff Present: Public Works Director Fred Moore, City Manager Dwight
Johnson, Planners Shawn Drill and Kendra Lindahl, and Councilmember Judy Johnson
arrived at 8:10)
7. NEW BUSINESS:
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A. Workshop Session on Northwest Plymouth Comprehensive Plan (98025)
Consultant David Licht of Northwest Associated Consultants gave an overview of the
Summary Outline - Options and Issues dated March 5, 1998.
Consultant Licht made the following additional statements pertaining to the Summary
Outline:
The three growth options came out as part of the tactics study. He commented that
there were no predetermined ideas for northwest Plymouth.
Urban service may necessitate a possibility of two elementary schools (one from the
Wayzata School District and one from the Osseo School District).
Regardless of what takes place, poor soils must be considered.
Transportation will also be a consideration if the MUSA line is expanded into
northwest Plymouth.
Land should be reserved for change in the housing market. Will have to look at
lifecycle housing - how much is here already, and how much is needed.
Retail development will be limited to a convenience type of market since Maple Grove
is anticipating commercial development in their southwest corner.
Industrial use is not likely unless a new interchange at I-494 and Schmidt Lake Road is
implemented.
It is hard to project the market and need for churches and private schools.
There is a need for street improvements.
Dunkirk Lane should also be added to the list of street improvements.
Commissioner Ribbe asked how the Metropolitan Council came up with their projected
population increase. Director Hurlburt explained that the regional forecasting for the
Twin Cities area at the regional level has been fairly accurate. The projection is for the
year 2020, and they assume that there won't be any major changes in the economy.
Chairman Stulberg asked if the Metropolitan Council builds the Elm Creek Interceptor if
we can allow people not to hook up. Director Moore stated that if Plymouth said there
were not developing, the Metropolitan Council may decide to downsize the interceptor.
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He added that if Plymouth doesn't develop, residents won't have to hook up to the
interceptor and they wouldn't be assessed. Director Hurlburt commented that the
Metropolitan Council will be expecting cities to share the cost, so there will be some
implications on what is ultimately decided.
Commissioner Berkowitz asked if the current interchanges would be improved with a
cloverleaf before an additional interchange is built at I-494 and Schmidt Lake Road.
Director Moore stated that there wouldn't be a cloverleaf interchange, as it takes too
much right-of-way. He stated that an interchange needs local, regional and national
approval. Director Hurlburt stated that the Metropolitan Council would consider the
City's position, but could also override the City's decision and push an interchange
through if warranted. However, funds for interchanges are very limited. Director Moore
commented that the interchange at I-494 and Schmidt Lake Road wouldn't likely take
place until at least 2020.
Consultant Licht gave an overview of the Limited Growth Option Map.
Chairman Stulberg noted that County Road 47 looks like it is being upgraded. Consultant
Licht stated that the line is just thicker on the map, but noted that the volume will increase.
Director Moore stated that County Road 47 does not serve a county function, and the
county is looking at giving it back to the local jurisdiction. Chairman Stulberg asked if the
city could refuse to accept it. Director Moore answered that the city has already refused
to accept it a couple of different times.
Commissioner Berkowitz asked if it would be feasible for a new school in the northern
area for Plymouth children to attend, as they are already getting pushed out of Bass Lake
Elementary and being moved further east because of overcrowding issues. Consultant
Licht commented that the school would be an available option for both the Osseo School
District and the Wayzata School District if needed. Director Hurlburt commented that if
services are provided for a school, you may open up the potential for other development.
Chairman Stulberg asked if there were any changes proposed to the streets under the
Limited Growth Option. Director Hurlburt replied that there may be some minimal
upgrading of Peony Lane.
City Manager Johnson suggested that the title be changed from Limited Growth Option to
No Urban Growth Option or some other more descriptive title.
Consultant Licht gave an overview of the Partial Growth Option map.
Chairman Stulberg suggested the name be changed to Partial Urban Growth by 2020.
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Consultant Licht stated that this option could reflect a possible 2,000 to 2,500 additional
housing units depending upon if the golf courses are developed and if there is an
interchange on I-494 and Schmidt Lake Road.
Consultant Licht gave an overview of the Full Development By 2020 map.
Consultant Licht stated that this scenario suggests the possibility for up to 5,000 units,
depending on assumptions made on density and the golf courses.
Chairman Stulberg asked if the number of units for each option would be listed.
Consultant Licht stated that ranges of units would likely be listed given different scenarios.
Chairman Stulberg suggested that whatever range of numbers are used, that they be
carried forward through all the meetings.
Commissioner Thompson asked if an analysis will be done concerning tax base and the
impact on surrounding property values. Consultant Licht said that he could provide
references with qualifications, but not specific numbers.
Commissioner Berkowitz asked how it was determined where the large lots (estate) would
be. Consultant Licht replied that it was based primarily on environmental constraints. The
estate lots would be located in the more interior area. He stated that large lots means
development without urban services. He commented that without sewer and water, the
lot would have to have a 500 foot frontage.
Commissioner Stein asked if they could hook up to sewer and water if they have a 20 acre
lot. Consultant Licht replied affirmatively. Director Hurlburt said that there will be policy
issues regarding sewer hook-ups. There are a good share of septic systems that are not up
to standard. Staff will have to look at the regulations regarding inspections.
Commissioner Stein questioned how the number of units were determined under the
different options. Consultant Licht explained that it is based on a variety of housing
options, density and land use. They did not have a fixed target to use. More analysis will
need to be done before the April public meeting.
Commissioner Koehnen commented that we may not want to label this option as "Full
Urban ", but couldn't think of another name. City Manager Johnson concurred.
Chairman Stulberg suggested that for the meeting on April 16th that a presentation be
taped giving an overview of the issues and the growth options that can be played
continually during the open house. He also suggested that someone should be available to
explain the maps and that Director Hurlburt and Consultant Licht be available for
questions.
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Commissioner Koehnen stated that she likes the idea of an "open house" concept. The
open house concept allows the residents to feel more comfortable asking questions.
Director Hurlburt stated that if the Commissioners or Councilmembers have any ideas or
concerns they should contact her or Consultant Licht. She added that another Northwest
Notes would be mailed out the week of March 16th
Commissioner Berkowitz stated he could not attend the March 17th
Planning Commission
meeting.
MOTION by Commissioner Thompson, seconded by Commissioner Stoebner to adjourn.
Vote. 7 Ayes. The meeting was adjourned at 8:45 p.m.