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
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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
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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.
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.