HomeMy WebLinkAboutPlanning Commission Minutes 04-23-1996CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
APRIL 23, 1996
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, John
Stoebner, Roger Berkowitz, Tim Bildsoe, and Saundra
Spigner
MEMBERS ABSENT: Commissioner Thompson
STAFF PRESENT: Director Anne Hurlburt, Planning Supervisor Barbara
Senness, Senior Planner John Keho, Planner Shawn Drill,
and Clerical Supervisor Denise Hutt
1. Call to Order: The meeting was called to order at 7:00 p.m.
2. Public Forum: None.
3. Approval of Agenda:
4. Approval of Minutes:
MOTION by Commissioner Ribbe, seconded by Commissioner Bildsoe to approve the
April 9, 1996 Planning Commission Minutes.
Vote. 5 Ayes. MOTION carried. (Commissioner Spigner abstained.)
5. CONSENT AGENDA
No items.
6. PUBLIC HEARINGS
A. LOUCKS AND ASSOCIATES, INC. (96005)
Chairman Stulberg introduced the request by Loucks and Associates, Inc. for a Planned
Unit Development Concept Plan for Holly Creek 5th Addition for 34 single family
detached lots for property located north of 39th Avenue and west of Dunkirk Lane.
Planner Drill gave an overview of the April 16, 1996 staff report.
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Page #88
Chairman Stulberg introduced Mike St. Martin, representing the petitioner.
Mr. St. Martin stated that he concurs with the staff report.
Chairman Stulberg asked Mr. St. Martin if he could describe the Extraordinary
Management Practices that they propose. Mr. St. Martin replied they will be putting in a
double silt fence along the upper edge of the property. The details will be worked out
with the Water Resources Engineer Shane Missaghi through the Site Improvement
Performance Agreement and the Development Contract. Planner Drill concurred that staff
is in agreement with that.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Susan Path of 16815 40th Place North.
Ms. Path stated that she resides in Holly Creek 2nd Addition. Ms. Path realizes the
difficulty of planning the 5th Addition because of the wetlands, but is concerned with
increased traffic, loss of wildlife, and home values. Ms. Path wondered how a home of
equal value to Holly Creek 2nd Addition could be built on Lots 4 and 5, Block 3, as the
area is surrounded by wetland on three sides. She did not want the road to go through to
Highway 55, as it would increase truck traffic. She was also concerned with increased
light and that there are no additional park trails planned for the area.
Chairman Stulberg introduced Marvin Richardson of 16805 40th Place North.
Mr. Richardson stated he is concerned with the wildlife habitat and wetlands being
disturbed. The alternative plan to move the road further away and not fill in the wetlands
would be preferred.
Chairman Stulberg introduced Greg Groechel of 17030 41st Place North.
Mr. Groechel declined to speak.
Chairman Stulberg closed the public hearing.
Mr. St. Martin stated that most of the traffic will be internal residential traffic that will exit
on to Dunkirk. The traffic levels should be relatively the same as Holly Creek 2nd and 3rd
Additions. Other alternatives were looked at for ingress/egress with one possibility to
come in through the southeast corner of the site, going north and then west with the only
feasible alternative that would split the wetland.
Planner Drill stated that the proposed entrance on 40th Avenue works much better as the
other alternative had a lengthy cul-de-sac and would impact more wetland. Director
Hurlburt added that if the street in Holly Creek 5th did not connect to Dunkirk, then all
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April 23, 1996
Page #89
the traffic west of the wetland would have to go through the Holly Creek 2nd and 3rd
Additions.
In response to issues raised by Ms. Path, Mr. St. Martin indicated that the lighting will be
the same style and spacing as Holly Creek 4th Addition. An option would be to use
downcast lighting, if acceptable to the City. Trees would have to be removed for streets
to go through and grading of lots. The trees on the edge of the wetlands should survive,
as they are just pushing past the trees 100 feet. The purchase price of the homes would
range from $350,000 to $425,000, with the lots closer to Dunkirk Lane having the lower
prices because of the traffic on Dunkirk. Lots 4 and 5 of Block 3 are buildable lots, even
though they are smaller.
Planner Drill commented that the Tree Preservation plan will be reviewed at the
Preliminary Plat stage. Director Hurlburt added that if they are going to inundate the
trees, they can't assume that they would survive, therefore reforestation may be required.
Planner Drill stated that the City's Park and Trail plan indicates a trail on the east side of
Dunkirk Lane.
Director Hurlburt asked how much of a reduction in wetlands would take place for the
road to go through. Mr. St. Martin responded that it would be .02 acres or approximately
50 feet from the existing shoreland.
Commissioner Ribbe asked for clarification if Lots 4 and 5 will require a smaller structure.
Mr. St. Martin explained that the structures will be more constrained because of the lot
configuration for those particular lots. Director Hurlburt added that the lot lines could be
adjusted at the Preliminary Plat stage to make Lots 4 and 5, Block 3 larger.
Commissioner Berkowitz asked what is the intention of stubbing Garland Lane on the
south end with a cul-de-sac.
Mr. St. Martin stated that the stubbing is consistent with the 2nd and 3rd Additions, in
anticipation that if the Dundee Nursery property would ever be available for residential
use, the street could be extended.
Commissioner Berkowitz asked if Garland Lane would connect to Highway 55 at some
point. Director Hurlburt stated that Dunkirk Lane is the only street that connects to
Highway 55. The Minnesota Department of Transportation will not allow any more
streets to connect to Highway 55.
MOTION by Chairman Stulberg, seconded by Commissioner Spigner recommending
approval of the Residential Planned Unit Development Concept Plan for Scherber
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Partnership Properties for property located north of 39th Avenue and west of Dunkirk
Lane.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
Mr. Richardson asked if the lot lines were set for the development. Chairman Stulberg
replied that this is a Concept Plan stage and the lot lines could be revised.
Ms. Path stated her concern about drainage from the development and the affect on her
property.
Director Hurlburt stated with that it would be unlikely for any major changes to be made
to the lot layout and streets after approval of the Concept Plan.
Ms. Path asked why alternatives can't be discussed for Garland Lane at this time.
Chairman Stulberg explained that the Dundee Nursery property is not up for sale and the
applicant can not assume that it would be available for different alternatives pertaining to
Garland Lane.
B. STEVEN BOHL (96035)
Chairman Stulberg introduced the request by Steven Bohl for a Preliminary Plat for 10
single family detached lots to be known as Tyler's Upland Addition, located at 430 and
500 Vicksburg Lane North.
Planner Drill gave an overview of the April 17, 1996 staff report.
Chairman Stulberg introduced Steven Bohl, representing the petitioner.
Mr. Bohl requested that Condition #2 be amended to not require demolition of the
existing home until after filing the final plat, as they have to file the development loan at
the same time as the final plat. They are willing to provide a letter of intention.
Chairman Stulberg stated that staff has agreed to work with the applicant to change the
condition.
Mr. Bohl stated that they are opposed to Condition #5 of the resolution requiring a turn-
around for the 5th Avenue cul-de-sac located at the rear of Lot 10. Mr. Bohl presented
pictures depicting that the south side is currently used as a ball park by the school. If the
cul-de-sac is extended on their property, trees would have to be removed. If the cul-de-
sac were moved beyond 25 feet into their property, Lot 1 would not meet the minimum
setback. The school district will not agree to grant any easements for a turn -around. Mr.
Bohl presented a letter from Wayzata Public Schools outlining their position that the cul-
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de -sac and easement as proposed at the end of 5th Avenue is not desired, as it might
encourage additional traffic into the area and move that traffic closer to the play areas.
Mr. Bohl stated his opposition in extending 5th Avenue going through to Upland Lane, as
it is unnecessary and will increase safety issues. There are only two homes on 5th Avenue
serviced by this road and they have gotten along so far without any problems.
Mr. Bohl asked if Condition #6G was a standard condition and required on every plat.
Director Hurlburt responded that the City Attorney requested the condition be put in all
Preliminary Plat resolutions and Development Contracts.
Mr. Bohl stated instead of extending 5th Avenue, an option would be to remove the
asphalt and shorten 5th Avenue and fill in with sod and trees.
Chairman Stulberg introduced Rick Sathre, representing the petitioner.
Mr. Sathre stated that they held a neighborhood meeting last week. The biggest issue was
the neighbors wanted the existing pedestrian traffic to continue along the lot line to the
school. They have talked with Park Director Blank to see if the City would agree to
maintain and grant an easement from Upland Lane for an eight foot trail to be put in by the
developer that provides access to the school.
Mr. Sathre stated that the applicant explored four options with turn-arounds that encroach
on school property. The applicant does not want 5th Avenue to go through and the
Wayzata School District does not want to participate in any turn -around option. One
option would be to take a part of the road and leave a driveway corridor for the two
homes for a publicly owned right of way with a narrower street.
City Engineer Faulkner commented without a turn -around, maintenance and emergency
access vehicles would have maneuvering difficulties.
Senior Planner Keho added that the fire inspector's opinion with any new development is
to improve existing conditions where possible and this one is to provide a turn -around.
Commissioner Bildsoe asked what would happen to Lot 10 if the school district did not
grant an easement. Mr. Sathre replied that if no right-of-way is available, the lot could be
reoriented so the street could go through, but they prefer not to.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Beth Almquist of 430 Vicksburg Lane North.
Ms. Almquist stated that she did not want 5th Avenue to be connected with Upland Lane
as it will increase traffic in the area. Having a cul-de-sac will encourage traffic to come
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Page #92
through and turn around. Trees would be lost with the placement of a turn -around. Ms.
Almquist requested that a trail be provided for children to walk to school.
Chairman Stulberg introduced John Almquist of 430 Vicksburg Lane North.
Mr. Almquist concurred with Ms. Almquist's concerns.
Chairman Stulberg introduced Russ Almquist of 500 Vicksburg Lane North.
Mr. Almquist stated that a walking path for the children makes sense.
Chairman Stulberg introduced Jeff Beckman of 515 Upland Lane North.
Mr. Beckman agreed that it would be a good idea for a path to be put in for the children
walking to school. He thought it was essential for the project to move forward, but did
not want a turn -around at the end of 5th Avenue, as it would make it more dangerous for
the school area because of the ball fields. He voiced his opposition to 5th Avenue going
through.
Chairman Stulberg introduced John Brost of 520 Upland Lane North.
Mr. Brost stated his original concern is with drainage. He does not want 5th Avenue to
go through. He presented a petition requesting the developer dedicate five feet of land,
running east to west on the north side of Lot 10 to provide a safe and convenient walkway
for the many children and others that have established such walkway since construction of
the elementary school 25 years ago. A turn -around would not do any good, as people
have lived at a dead end for 25 years and are used to it. It would be foolish to spend more
money for something that does not need fixing.
Chairman Stulberg asked if an eight foot trail would be okay instead of a five foot trail.
Mr. Brost responded affirmatively.
Chairman Stulberg introduced Joe Cristoforo of 505 Upland Lane North.
Mr. Cristoforo questioned if this was the best layout for the development. He stated that
everyone enjoys their privacy. He asked if an entrance off of Vicksburg would be feasible
and retain the dead end. He stated that Upland Lane is in need of repairs and asked if the
developer would be willing to fix the street. Mr. Cristoforo did not want 5th Avenue
extended and is opposed to the proposed development, but willing to compromise.
Chairman Stulberg introduced Theresa Gad of 15700 5th Avenue North.
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Ms. Gad stated her opposition to extending 5th Avenue. She concurred that a walking
path is necessary. She commented that if a cul-de-sac went in, there would be cars
parking on the street all the time. Ms. Gad asked what the purchase price of the homes
would be. She was concerned with the number of trees that would be removed for the
development.
Chairman Stulberg introduced Ethel Muchlinski of 15530 6th Avenue North.
Ms. Muchlinski declined to comment.
Chairman Stulberg introduced Lori Zocher Peterson of 16010 4th Avenue North.
Ms. Peterson stated she is concerned with the added noise, property values, and loss of
trees.
Mr. John Almquist commented that he has been approached by many developers over the
years and his main concern over selling would be the loss of trees. BohLand Development
also shared his concerns and are going to take every precaution to save as many trees as
possible. Mr. Almquist indicated that he will be building his home on Lot 2 and hopes to
keep many of the trees in that area.
Chairman Stulberg closed the public hearing.
Planner Drill commented that the City has no problem with maintaining a trail put in by the
developer and that a dedication or easement can be worked out.
Chairman Stulberg noted that staff is not recommending 5th Avenue to go through. He
added that the proposal is the only option. The layout meets all the City Ordinances and
that is what the Commissioners will be basing their decision on.
In response to issues raised, Mr. Bohl stated that they have tried their best to get input
from the neighborhood. The purchase price of the homes will range from $250,000 to
350,000. As many trees as possible will be kept. There will also be a Tree Preservation
Plan that will have to be upheld. Mr. Bohl agreed that Upland Lane is in need of repair,
but they are not in a position to upgrade it. They will be providing a catch basin between
Lots 1 and 10.
City Engineer Faulkner stated that the City does not have any current plans for upgrading
Upland Lane. When it is improved, property owners will be assessed for the
improvements. He stated that 5th Avenue is not a private drive, but rather a public street,
and maybe a reduced diameter cul-de-sac would be acceptable, but staff has to look at
each proposal to benefit the public as a whole.
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Page #94
Commissioner Spigner wanted to know how maintenance vehicles are currently turning
around now. City Engineer Faulkner responded it would depend on the vehicle, but that
snowplows are probably backing up.
Commissioner Ribbe asked if there are any signs on 5th Avenue indicating a dead end.
Mr. John Almquist replied that there is a "dead end no outlet" sign.
MOTION by Commissioner Spigner, seconded by Commissioner Bildsoe to recommend
approval of the Preliminary Plat for BohLand Development for "Tyler's Upland Addition"
located south of 5th Avenue and east of Vicksburg Lane.
MOTION to Amend by Commissioner Spigner, seconded by Commissioner Bildsoe to
add a condition that the developer put in an eight foot walking path running east and west
along Lot 10 to be maintained by the City.
Roll Call Vote on MOTION to amend. 6 Ayes. MOTION carried unanimously.
MOTION to Amend by Commissioner Spigner, seconded by Commissioner Stoebner to
delete Condition #5 of the resolution.
Commission Spigner commented that she appreciates the work done by the applicant in
working with the residents.
Commissioner Stoebner stated that normally a turn -around would be a good thing for
public safety but because of the ball field, he did not think it was appropriate for this
proposal.
Commissioners Bildsoe and Spigner concurred.
Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION carried unanimously.
Director Hurlburt stated that staff does not object to amending Condition #2 per the
applicant's request.
MOTION to Amend by Chairman Stulberg, seconded by Commissioner Ribbe to amend
Condition #2 of the resolution to read "A Site Improvement Performance Agreement and
financial guarantee shall be submitted prior to recording the Final Plat to assure the
removal of all the existing structures from the site."
Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION carried unanimously.
Roll Call Vote on Main Motion. 6 Ayes. MOTION carried unanimously.
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C. BRW, INC./TURCK, INC. (96040)
Chairman Stulberg introduced the request by BRW, Inc./TURCK, Inc. for a Variance for
increased impervious surface coverage in the Shoreland Overlay District, a Site Plan for
construction of a 77, 378 square foot industrial building and a Lot Division to create two
lots located on the northeast quadrant of Schmidt Lake Road and Fernbrook Lane.
Senior Planner Keho gave an overview of the April 19, 1996 staff report.
Commissioner Berkowitz asked if traffic had been considered since the interchange for
Schmidt Lake Road and I-494 is not planned to go in and this is the first of a number of
industrial businesses that will go in this area. Senior Planner Keho responded that Schmidt
Lake Road is designed to handle the traffic and the traffic access would be Northwest
Boulevard or Fernbrook Lane, which are both designed to handle the traffic.
Chairman Stulberg introduced Miles Lindberg, the petitioner.
Mr. Lindberg stated that he reviewed the staff report and the only concern is the proposed
driveway access off Fernbrook Lane. The southerly of the two driveways is necessary to
provide for both entering and leaving the site in reasonable proximity to the front of the
building where employee and public entries are located. Mr. Lindberg requested that
Condition #29A be deleted from the Engineer's Memo as a break in the median is
necessary to accomplish both access and egress to and from the south. He would agree
to provide some form of financial guarantee that the owner would restore the median to
original condition when needed. Mr. Lindberg stated it would be appropriate due to
likelihood that traffic volumes on this segment of Fernbrook Lane would be in conflict
with the proposed access is small. The street will be used only by a limited number of
residents of the project to the west, and the visitors and employees of the proposed
project. The likelihood of the extension of Fernbrook Lane to the north is a long-term,
and somewhat remote future possibility based on issues of grade differential, crossing of
wetland and floodplain areas, and crossing of the railroad tracks. Mr. Lindberg would like
to see the ability of a full access driveway in the middle of the property.
City Engineer Faulkner agreed to consider the applicant's request to modifying Condition
29A of the Engineer's Memo and thought a financial agreement could be worked out
before the proposal goes to City Council.
Commissioner Ribbe asked what is the proposed function of the building. Mr. Lindberg
replied that TURCK manufactures electronic (switches) devices and this would be an
expansion to their current facility located in the Northwest Business Campus.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
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Page #96
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of the Site Plan, Variance and Lot Division for TURCK, Inc. for property
located at the northeast corner of Schmidt Lake Road and Fernbrook Lane.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
Chairman Stulberg called a recess at 9:09 p.m. and the meeting reconvened at 9:20 p.m.
7. OLD BUSINESS
A. CARLSON REAL ESTATE CO. (96004)
Chairman Stulberg introduced the request by Carlson Real Estate Company for a Planned
Unit Development Preliminary Plan/Plat, Final Plat/Plan and Conditional Use Permit for
the creation of two multi -story office buildings totaling 160,000 square feet.
Senior Planner Keho gave an overview of the April 19, 1996 staff report.
Chair introduced Matt Van Slooten, representing the petitioner.
Mr. Van Slooten presented an overhead indicating the footprints of the One, Two and
Four Carlson Parkway buildings. Mr. Van Slooten explained that balloons were floated at
the height where the new buildings are proposed and pictures were taken from
surrounding residents' yards to depict the view. Mr. Van Slooten stated that Carlson Real
Estate has made an agreement with five of the neighbors to plant additional trees in their
yards to help screen from the proposed building.
Commissioner Berkowitz commented that the applicant did a good job demonstrating the
potential view from surrounding properties and satisfied the conditions for tabling the item
from a previous meeting.
Commissioner Stoebner concurred with Commissioner Berkowitz. He said that his
intention of tabling the item previously was due to waiving the setback requirements and
the effect on surrounding property owners.
Chairman Stulberg introduced Gin Weidenfeller of 14509 Gleason Lake Drive.
Ms. Weidenfeller stated she would like the applicant to provide ample screening along her
back yard and screening along the Carlson Center One building. Chairman Stulberg stated
that whatever arrangements were made between Carlson Real Estate and surrounding
neighbors is a private matter that the City can not be a party to.
Chairman Stulberg introduced Dorothy Ciskovsky of 14316 Carlson Parkway.
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Page #97
Ms. Ciskovsky stated that she resides at the end of the Harbor Lane service road and
asked if an "X" could be painted further down the street to help indicate that the road is a
dead end. Ms. Ciskovsky commented that she was satisfied with the applicant's promise
to plant additional trees on her property.
Chairman Stulberg introduced Doris Allen of 14420 Carlson Parkway.
Ms. Allen stated that she would like to ensure that Carlson Real Estate follows through on
their promise for buffering on her property.
Mr. Van Slooten asked if Carlson Real Estate or the City owns the triangle area of trees
near Ms. Allen's property. Director Hurlburt replied that the City owns that area and that
the City Forester would have to be consulted before any trees are planted by the applicant.
MOTION by Commissioner Bildsoe, seconded by Commissioner Spigner recommending
approval of a MPUD Preliminary Plan/Plat, Final Plan/Plat and Conditional Use Permit for
Carlson Real Estate Co. for property located at the southwest corner of I-494 and Carlson
Parkway.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
B. LAUKKA-WILLIAMS (96020)
Chairman Stulberg introduced the request by Laukka-Williams for a Planned Unit
Development Concept Plan Amendment for Suncourt II Townhomes to change housing
units from all detached single family units to a combination of detached single family units
and attached townhouse units; and, increase the total number of units from 41 to 59.
Senior Planner Keho gave an overview of the April 19, 1996 staff report.
Chairman Stulberg noted that letters dated April 19, 1996 and April 21, 1996 were
received from Jan Unstad and Timberton residents respectively.
Commissioner Berkowitz stated that the applicant has satisfied the request by the
Commission to provide additional information from surrounding residents.
Chairman Stulberg introduced Larry Lauuka, the petitioner.
Mr. Laukka stated he would be available for questions if needed.
Chairman Stulberg introduced Rosemary Mullane of 15715C 26th Avenue North.
Ms. Mullane explained that as a resident of Timberton, she was under the assumption that
her property line extended up to the trail. She did not know that Laukka-Williams owned
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the grove of trees. Ms. Mullane indicated that she did not receive the notice of public
hearing, but did receive the follow-up notice of the continuation of the item. Ms. Mullane
stated her objection to the proposal.
MOTION by Commissioner Spigner, seconded by Commissioner Bildsoe recommending
approval of a MPUD Concept Plan Amendment for Laukka-Williams Parkers Lake for
property located on 25th Place Northeast of Shenandoah Lane.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
Meeting was continued to the Gleason Lake Room at 9:50 p.m.
8. NEW BUSINESS
A. ZONING ORDINANCE UPDATE - PLANNED UNIT DEVELOPMENT
Planning Supervisor Senness gave a brief background on the changes to the PUD
ordinance and then asked Planning Consultant David Licht to provide additional
background on the purpose and advantages of PUDs. Staff also discussed the key
problems with the City's current PUD ordinance.
The Commission asked what will happen to the current PUDs. Staff responded that the
new ordinance is being drafted such that most of the existing PUDs can be converted to a
straight zoning classification. This will be done in a phased manner because of the cost of
notification.
Commissioner Spigner raised a concern about the Commission's ability to properly review
the zoning ordinance material at the end of already long meetings. The Commission
agreed to a special meeting on May 7 to continue the discussion of residential districts.
They also agreed to add a meeting on May 21 to spread out the heavy load of upcoming
public hearings.
MOTION by Commissioner Berkowitz, seconded by Commissioner Stoebner to adjourn.
The meeting adjourned at 10:55 pm.