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HomeMy WebLinkAboutPlanning Commission Minutes 07-14-1998APPROVED CITY OF PLYMOUTH PLANNING COMMISSION MINUTES JULY 14, 1998 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners John Stoebner, Roger Berkowitz, Jeff Thompson (arrived at 7:11 p.m.), Allen Ribbe (arrived at 7:11 p.m.) and Bob Stein MEMBERS ABSENT: Commissioner Kim Koehnen STAFF PRESENT: Community Development Director Anne Hurlburt, Planners John Rask and Kendra Lindahl, 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 Stein, seconded by Commissioner Stoebner approving the June 23, 1998 Planning Commission Minutes and the June 30, 1998 Planning Commission Meeting Notes. Vote. 4 Ayes. MOTION approved unanimously. 5. CONSENT AGENDA: A. DB DEVELOPMENT, REPRESENTING ENGINEERING PRODUCTS 98091) MOTION by Commissioner Stein, seconded by Commissioner Stoebner recommending approval of a Site Plan Amendment and Variance for a building addition for DB Development for property located at 15400 28th Avenue North. Vote. 4 Ayes. MOTION approved unanimously. 6. PUBLIC HEARINGS: A. ELIM CARE, INC. AND ROTTLUND HOMES, INC. (98094) Chairman Stulberg introduced the request by Elim Care, Inc. and Rottlund Homes, Inc. for a Land Use Guide Plan Amendment from LA -3 (Living Area 3) to LA -4 (Living Area 4) for approximately 20 acres of the 103 -acre property, a Rezoning from FRD (Future APPROVED Planning Commission Minutes July 14, 1998 Page #130 Restricted Development) to PUD (Planned Unit Development) and a PUD General Plan for 56 non -age restricted townhome units, 164 -age restricted townhome units, an 82 -unit senior cooperative, and a 50 -unit assisted living facility. A preliminary plat for the proposed residential development is also requested. Planner Rask gave an overview of the July 9, 1998 staff report. Planner Rask stated that the applicant will need to submit a revised landscaping plan. He stated that the proposed total number of trees will be greater than what is required by the zoning ordinance. Commissioner Berkowitz asked if there is anything more concrete that just "considering" installation of a crosswalk at the entrance to the site on Medina Road to assist residents in crossing Medina Road to get to the trail on the south side of the road. City Engineer Faulkner explained that typically a crosswalk is put in after the need is determined and the pedestrian patterns have been examined. Commissioner Berkowitz stated that short of putting in a trail on the north side of Medina Road, the crosswalk should be installed. City Engineer Faulkner agreed that the site would be a good candidate for the crosswalk. Chairman Stulberg asked when the stop lights on Medina would likely be installed. City Engineer Faulkner replied that there isn't money programmed in the Capital Improvement Program yet for a signal at Medina Road County 24. It would first have to meet warrants, which would likely happen after Plymouth Station opens up. The signal for Medina Road and County Road 101 is scheduled for 2001 now, but the City would like to move it up. Chairman Stulberg asked if the county is still planning on improving County Road 101. City Engineer Faulkner stated that the money is programmed, but not to advance the project. Chairman Stulberg introduced Richard Palmiter of Rottlund Homes. Mr. Palmiter stated that he concurs with the staff report with the exception of item 8q. of the Engineer's Memo. Mr. Palmiter said that the 30 -foot trail easement is excessive and would affect the setbacks, based on the existing right-of-way. Mr. Palmiter stated that he would like to continue working with staff to reach a compromise before the item goes to the City Council. City Engineer Faulkner stated that the easement shouldn't affect the setbacks, and he didn't know what could be worked through until the design plan is completed. Director Hurlburt commented that the easement could affect the landscaping and the placement of buildings. Mr. Palmiter suggested that the trail be constructed to coincide with the improvements made to County Road 101. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Scott Sherman of 3490 Lawndale Lane. Mr. Sherman stated that the applicant has not listened to the neighbors' concerns with the project. Mr. Sherman stated that he remains supportive of a senior community, but not with non -age restricted units. He said that the neighbors were originally told that they needed non -age APPROVED Planning Commission Minutes July 14, 1998 Page #131 restricted units because they would be next to the corn dryers. He said since the dryers would no longer be an issue, he doesn't see the need for non age -restricted units. Mr. Sherman said that he was concerned with truck traffic on Medina Road and coming in on Lawndale Lane. Mr. Sherman said it wouldn't be safe to put in a crosswalk. Mr. Sherman stated that an Environmental Impact Study should have been required on the entire project. He said that since the neighbors have not seen the design of the units, they don't know what to expect. Chairman Stulberg introduced Sean Carroll of 3470 Lawndale Lane. Mr. Carroll stated he objection to the project is due to trust, safety, and the overall design and appearance of the project. Mr. Carroll said the neighbors were initially told it would be a senior housing project. He said the Commission should hold the developer to what was originally told to them. Mr. Carroll asked why the City would want to reduce the senior housing by 30 percent. Mr. Carroll indicated that not one of the neighbors' recommendations were taken into account. Mr. Carroll said that he is concerned with children getting to the elementary school across Medina Road, and adding a turn lane on Medina Road would only make it worse. He stated that there is also a blind spot on Medina Road over the hill. Mr. Carroll asked what landscaping and berming will be required of the developer, and that it needs to be consistent with the neighboring buildings and the neighborhood overall. Mr. Carroll stated that he wants to see specific plans for safety and design issues and to hold the developer accountable for these issues. Mr. Carroll said the project should be denied until it is changed to all senior housing. Chairman Stulberg closed the public hearing. Mr. Palmiter commented that Rottlund Homes, Inc. wasn't involved when the project initially began, but it made sense for them to provide diversity in the type of units. He stated that the non -age restricted units made good planning sense located next to an industrial area, as the majority of the people in those units would be gone during the day. He said that the project makes more sense economically with two different products and two different markets of people. Mr. Palmiter stated that they worked with a landscape designer and city staff, to meet or exceed the city standards. He said that they tried to incorporate any suggestions into their plan, and areas that they specifically concentrated on were the NSP area, water tower area, and the Medina Road area where it drops off. Mr. Palmiter stated that they might use the area at the entrance on Lawndale Lane for future ponding, if necessary. Mr. Palmiter presented the landscape plan, and said that they are open to do some additional features near the entrance area to Medina Road. Mr. Palmiter showed the different elevation areas and what you would see as you drive down Medina Road. Mr. Palmiter also presented colored renderings of the various units. APPROVED Planning Commission Minutes July 14, 1998 Page #132 Planner Rask stated that the Heather Run development was reviewed with the traffic study, and the study indicated that there wouldn't be any additional trips through the Heather Run development as a result of the proposed project. Planner Rask commented that staff is continuing to work with the adjacent property owner on truck traffic. It may be possible for a second access on Medina Road, which would be a more direct route onto the site and would alleviate existing truck traffic on the future extension of Lawndale Lane. City Engineer Faulkner expressed concern with the Lawndale Lane intersection. He stated that the only real problem with the area is when you are heading north and looking to the east, there is inadequate sight distance because of existing landscaping on the Heather Run development. There is a short section on the west that is a blind spot, but there is adequate sight distance to react at the entrances to the development. Turn lanes will be added on County Road 101. City Engineer Faulkner stated that lighting for Lawndale Lane and Medina Road can be easily accomplished and he will start looking into that. He stated that the crosswalk is a concern, and even with additional signage, people still don't stop. He commented that he didn't know how much pedestrian traffic you will get from the project, but the problems with traffic are not being created with the proposed development. Planner Rask stated that the City can't stipulate the number of senior units when considering a reguiding or rezoning. The recommendation for the reguiding is based on how it satisfies the LA -4 criteria, and not the age of the residents. Commissioner Ribbe asked what is envisioned for the industrial area. Planner Rask responded that the property is zoned Future Restricted Development (FRD), and staff has not seen any plans for the area yet. He stated that it would likely be a mixture of office/warehouse. Planner Rask explained that the site plan for the industrial property is a conceptual layout to see how streets and utilities would function. Commissioner Ribbe asked why staff is not reviewing the industrial property as part of the Planned Unit Development (PUD). Planner Rask stated that the industrial portion is not included in the requested PUD, and staff would review the site when an application is submitted. Commissioner Stein asked what some of the neighbors' recommendations were, other than the project be for strictly seniors. Planner Rask replied that the neighbors wanted a reduction in density, and for staff to take a look at open space and wetland impacts. Planner Rask stated that there was a reduction in units, and they did redesign the buildings to lessen wetland impacts and increase open space. He suggested that the neighbors might be able to better explain their recommendations. Mr. Carroll stated that the development should be all senior housing. The neighbors are concerned with truck traffic at Lawndale Lane and Medina Road and safety issues that arise from the traffic. Mr. Carroll stated his concern for design standards on a dropping topography and buffering and that the main entrance should be consistent with neighboring developments. He said that there seems to be a lot of development on a small APPROVED Planning Commission Minutes July 14, 1998 Page #133 piece of land. He stated the neighbors are concerned with the marketability of the units located near the substation. Mr. Carroll asked what is to prevent the developer from changing something from what is now being proposed. Commissioner Stein asked what the timing/staging of the project would be. Mr. Palmiter answered that if they get approval, they would begin grading the entire site sometime in September. The first phase would be done next year and the second phase in the year 2000. Mr. Dan Fair of Elim Care, Inc. stated that they would begin construction of the cooperative next spring with completion in 10 to 12 months. The assisted living facility would be constructed two years later, along with the town center. Mr. Palmiter stated that they would market as they build. MOTION by Commissioner Ribbe, seconded by Commissioner Thompson to approve the Land Use Guide Plan Amendment for Elim Care and Rottlund Homes for property located north of Medina Road, east of county Road 101 and south of Highway 55. Commissioner Thompson stated that he was troubled by the change in the plans as the residents were. Commissioner Ribbe concurred, but stated he does like what he sees in the compromise. He said that the City does need this and should be willing to accept the compromise, as the project wouldn't go forward as pure senior housing. Roll Call Vote. 6 Ayes. MOTION approved unanimously. MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending approval of an Ordinance Amending Chapter 21 of the City Code to classify certain lands located north of Medina Road, east of County Road 101 and south of Highway 55 as PUD (Planned Unit Development) and the Findings of Fact for Rezoning for Elim Care and Rottlund Homes for property located north of Medina Road, east of County Road 101 and south of Highway 55. Commissioner Ribbe asked why the industrial portion is not being proposed as a PUD. Director Hurlburt stated that there is no developer or plan at this time and a PUD requires a high level of detailed planning. The industrial plan will be developed separately from the residential portion, so you wouldn't want to grant any specific approvals on that portion without a plan. Director Hurlburt said that Elim Care, Inc. and Rottlund Homes are not industrial developers, and it was always their intent to sell that portion of the site. She said that staff knows there is something being worked on, but nothing has been submitted yet. Commissioner Stein asked why staff has not received plans that include elevations for the PUD yet. Director Hurlburt stated that staff doesn't have final drawings of the buildings yet, but that is not unusual. APPROVED Planning Commission Minutes July 14, 1998 Page #134 Commissioner Berkowitz asked what the advantage of a PUD is instead of a standard zoning. He stated that the PUDs were eliminated when the zoning ordinance was redone, and asked if the City would be right back where they started from by approving additional PUDs now. Director Hurlburt commented that the previous PUD concept was not in conformance with standard practice. The PUD is now a zoning district with conditions and is intended for this very type of project that contains a lot of diverse elements. Roll Call Vote. 6 Ayes. MOTION approved unanimously. MOTION by Commissioner Ribbe, seconded by Commissioner Thompson recommending approval of a Planned Unit Development General Plan and Preliminary Plat for Elim Care and Rottlund Homes for property located north of Medina Road, east of County Road 101 and south of Highway 55. Commissioner Stein asked if the Commission is to take it on faith that the elevations will remain the same. Director Hurlburt stated that what is submitted on the PUD plan must be carried over to the Final Plat, and the footprints must remain the same. If a substantial change is made, the applicant has to come back to the Commission for approval. Anytime there is more than a 10 percent change to a plan, the plan is required to come back to the Commission. Commissioner Berkowitz asked if that could include a change in the number of age - restricted units. Director Hurlburt replied that because the design of the buildings is different for the senior and the non -age restricted units and the change was more than 10 percent, it would have to come back to the Commission for consideration. Roll Call Vote. 6 Ayes. MOTION approved unanimously. Chairman Stulberg called a recess at 8:30 and reconvened the meeting at 8:44 p.m. B. HOMESTEAD VILLAGE, INC. (98106) Chairman Stulberg introduced the request by Homestead Village, Inc. for a Preliminary Plat, Site Plan, Conditional Use Permit, Interim Use Permit, and Variances for a three- story, 118 -unit extended stay hotel located at 9835 Highway 55 North. Planner Rask gave an overview of the July 9, 1998 staff report. Chairman Stulberg introduced Paul Crabtree, the petitioner. Mr. Crabtree stated that he concurs with the staff report. APPROVED Planning Commission Minutes July 14, 1998 Page #135 Commissioner Stein asked if there are any conditions that tie the mitigation to the Little Peninsula. Planner Rask stated that the mitigation plan would go to the City Council with the rest of the application. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced a letter dated July 14, 1998 from Karen Chandler of 135 Quaker Lane. Chairman Stulberg introduced Terrie Christian of 9910 South Shore Drive. Ms. Christian stated that she represents AMLAC, and has been concerned with the development of the Little Peninsula for many years. She said that comments have been made that there would need to be a bridge in order to develop that and it would be costly. She stated that lots are being filled on the east side of Medicine Lake for construction of homes. She presented pictures of the trail along the lake and the wall that was constructed. Ms. Christian said that one-fifth of a mile of trees were taken out for construction of the wall, thereby taking away the filtering process that the trees would have provided. She said that requirements are not being adhered to for construction of the trail. Chairman Stulberg asked how the issues raised by Ms. Christian connect to the application by Homestead Village. Ms. Christian answered that Homestead Village proposes to mitigate with the Little Peninsula. She said that she hopes that by mitigating, it will stop development of the Little Peninsula. Chairman Stulberg introduced Bridget Jodell of 10100 South Shore Drive. Ms. Jodell stated that Homestead Village has been forthright with the neighbors. Ms. Jodell said that the Little Peninsula should be preserved and asked the City to look at parks and open spaces. Chairman Stulberg introduced Craig Schultz of 135 Quaker Lane. Mr. Schultz stated his concern with traffic and the proposal adding to an already bad situation. Mr. Schultz said he was also concerned with pedestrian safety and would like to see a trail in the area. Chairman Stulberg closed the public hearing. City Engineer Faulkner stated that he would check into the silt fence along the trail. Planner Rask commented that staff will be recommending that the City Council approve the wetland mitigation plan, and the Park Commission is scheduled to review the possibility of accepting the Little Peninsula on July 23rd. Planner Rask stated that there is a trail proposed along Nathan Lane that would be constructed with this project, but only for the length of the project. APPROVED Planning Commission Minutes July 14, 1998 Page #136 City Engineer Faulkner commented that an all -way stop would back traffic up. He said that there is currently a moratorium on four-way stops and speed humps. If the residents want a four-way stop, they would need to send him a letter requesting one. City Engineer Faulkner stated that any school bus stop issues should be directed to the school district. MOTION by Chairman Stulberg, seconded by Commissioner Thompson recommending approval of a Site Plan, Conditional Use Permit, Interim Use Permit and Variances for Homestead Village for property located south of Highway 55, west of Highway 169, and east of Nathan Lane. Roll Call Vote. 6 Ayes. MOTION approved unanimously. MOTION by Chairman Stulberg, seconded by Commissioner Thompson recommending approval of a Preliminary Plat for Homestead Village for property located south of Highway 55, west of Highway 169, and east of Nathan Lane. Roll Call Vote. 6 Ayes. MOTION approved unanimously. 7. NEW BUSINESS: A. RANDOLPH AND DONNA SAUER (98109) Chairman Stulberg introduced the request by Randolph and Donna Sauer for a side yard setback variance for construction of a third stall garage addition at 3609 Quaker Lane North. Planner Lindahl gave an overview of the July 9, 1998 staff report. Commissioner Stoebner asked what the percentage standard is for determining a minor variance versus a major variance. Planner Lindahl replied that an application may be processed as a minor variance if it is within 75 percent of the required setback. In this case it would be 11.25 feet. Director Hurlburt commented that even on a minor variance you have to show that you meet the criteria. Chairman Stulberg introduced Randy Sauer, the petitioner. Mr. Sauer stated that his intent of the application is to get additional garage space for their four cars and a boat that is occasionally on site. Mr. Sauer stated that adding a third stall doesn't impact the ability to use the rest of the lot and it would maintain the integrity of the home, and does not restrict a visual sight line. He said that staff s recommendation for a detached garage would take away the integrity of the home. Mr. Sauer said that by adding on to the front of the home, it would create a tunnel and restrict access to the front of the house, and it would also require a variance. Mr. Sauer said that by adding on to the rear of the home, they would lose the availability of their space in the back, and would block the bay window on their kitchen. Mr. Sauer stated that the neighbor does not object to the variance. APPROVED Planning Commission Minutes July 14, 1998 Page #137 MOTION by Commissioner Stein, seconded by Commissioner Berkowitz recommending denial of a side yard setback Variance for Randolph and Donna Sauer for property located at 3609 Quaker Lane North. Commissioner Stein stated that similar requests have come with approval and some with denial, and he can't keep track of which way staff recommends. Commissioner Stoebner stated that it is very close to being an administrative approval. Chairman Stulberg stated that staff could deny an administrative variance. Director Hurlburt stated that staff has approved third stall garages before, but it is not a given. She said that each application has to prove that it meets the criteria on its own merit. Commissioner Stoebner said he would vote against the motion, as he thinks the criteria have been met. The lot does have a unique shape; the variance is for one extreme corner; the purpose is not to increase the value exclusively; it is not detrimental to public welfare; and it is the minimum action required to eliminate the hardship. Commissioner Thompson concurred with Commissioner Stoebner, adding that Condition #3 of the Variance Standards is also met to allow access and storage for vehicles. Commissioner Ribbe asked if staff heard any objection to the application. Planner Lindahl replied negatively. Commissioner Ribbe stated that if there was no objection to the application, and it doesn't offend or intrude on anyone, he sees no sufficient reason to deny. Commissioner Stoebner suggested that a letter be submitted from the next door neighbor stating that he doesn't object to the variance before the application is forwarded to the City Council. Commissioner Thompson concurred. Commissioner Berkowitz commented that the lots were laid out and houses were designed to fit the lots, and these lots may not be conducive to allow third stall garages. He said that if other neighbors wanted to do the same, it could cause problems. Roll Call Vote. 3 Ayes. MOTION failed on a 3-3 Vote. (Commissioner Stoebner, Thompson and Ribbe voted Nay.) MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending approval of a side yard setback Variance for Randolph and Donna Sauer for property located at 3609 Quaker Lane North. Commissioner Berkowitz asked what about the quality of life on the third stall. Commissioner Ribbe said it won't create a hardship on neighboring residents since no one has complained. Commissioner Stoebner said that the lot is uniquely shaped, it does not encroach the entire length of the lot line, and the Commission has approved other variances of the like, which is not setting any precedence. APPROVED Planning Commission Minutes July 14, 1998 Page #138 Commissioner Stein asked what the side yard setback at the corner is. Planner Lindahl answered that the garage would be 6.4 feet from lot line on the front corner and roughly eight to ten feet from the lot line on the rear corner where 15 feet is required. Chairman Stulberg said that he doesn't agree that it is okay to approve it simply because no one has complained. He stated that he did vote in the affirmative to deny and will change the vote now so the application won't be deadlocked, so it can move forward with some type of recommendation to the City Council. Commissioner Berkowitz said it would be a helpful addition to indicate the 15 -foot setback on the plans. Roll Call Vote. 4 Ayes. MOTION approved on a 4-2 Vote. (Commissioner Berkowitz and Stein voted Nay.) B. CITY OF PLYMOUTH (98025) Chairman Stulberg introduced the request by the City of Plymouth for a Comprehensive Plan Amendment — Northwest Plymouth to set a date for public hearing on planning options. Director Hurlburt gave an overview of the July 8, 1998 memo. Commissioner Stoebner said he wouldn't be available August 11 -13th. Commissioner Thompson stated he wouldn't be available any day that week. Chairman Stulberg said that the Commissioners should be polled to ensure a quorum for the August l lth Planning Commission Meeting. The Commission decided on August 27th for the public hearing. C. CITY OF PLYMOUTH (98117) Chairman Stulberg introduced the request by the City of Plymouth to Consider initiation of Reguiding and Rezoning of approximately 20 acres of property located north of Medina Road, south of Highway 55, and east of County Road 101. Planner Rask gave an overview of the July 7, 1998 memo. MOTION by Commissioner Thompson, seconded by Commissioner Berkowitz to set hearing date on August l lth. Vote. 6 Ayes. MOTION approved unanimously. Chairman Stulberg said he wouldn't be at the July 28th Planning Commission Meeting. APPROVED Planning Commission Minutes July 14, 1998 Page #139 MOTION by Commissioner Stoebner, seconded by Commissioner Thompson to adjourn. Vote. 6 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:55 p.m.