HomeMy WebLinkAboutPlanning Commission Minutes 01-14-1997CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
JANUARY 14, 1997
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe
arrived at 7:06 p.m.), Roger Berkowitz, Kim Koehnen,
John Stoebner, and Bob Stein
MEMBERS ABSENT: Commissioner Jeffrey Thompson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barb Senness, Planners Shawn Drill, Kendra
Lindahl, and John Rask, Building Official Joe Ryan, City
Engineer Dan Faulkner, and Clerical Supervisor Denise
Hutt
1. CALL TO ORDER: 7:00 p.m.
2. PUBLIC FORUM:
3. APPROVAL OF AGENDA:
4. APPROVAL OF MINUTES:
MOTION by Commissioner Stoebner, seconded by Commissioner Berkowitz to approve
the December 17, 1996 Planning Commission Minutes. Vote. 5 Ayes. MOTION carried
unanimously.
5. CONSENT AGENDA:
A. CARLSON REAL ESTATE COMPANY, INC. (96182)
MOTION by Commissioner Berkowitz, seconded by Commissioner Koehnen to approve
a Site Plan and Final Plat for Carlson Real Estate Company, Inc. for property located at
the southwest corner of I-494 and Carlson Parkway. Vote. 5 Ayes. MOTION carried
unanimously.
B. INDEPENDENT SCHOOL DISTRICT 281 (96187)
MOTION by Commissioner Berkowitz, seconded by Commissioner Koehnen to approve
a Site Plan Amendment to allow construction of a 13,045 square foot gymnasium addition
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January 14, 1997
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at Armstrong High School located at 10635 -36th Avenue North. Vote. 5 Ayes.
MOTION carried unanimously.
6. PUBLIC HEARINGS:
A. BRW, INC. (96155)
Chairman Stulberg introduced the request by BRW, Inc. for a Sketch Plan, a Land Use
Guide Plan Amendment, PUD General Plan Amendment and Preliminary Plat for
development in the West Health Campus and Northwest Business Campus 13th Addition
located at the northwest and northeast corners of Highway 55 and Northwest Boulevard.
Planning Supervisor Senness gave an overview of the January 9, 1997 staff report.
Commissioner Koehnen asked if consideration was given to the possibilities of improving
the intersection of Highway 55 and Northwest Boulevard, as it is extremely difficult to
cross over lanes of traffic on Highway 55 if you were exiting I-494 east of Highway 55,
and wanting to make a left turn on Northwest Boulevard. City Engineer Faulkner replied
that the intersection was improved recently, and that there are no future plans for any
other changes.
Commissioner Berkowitz asked if the traffic study addressed Highway 55 and Industrial
Boulevard, as it would provide an alternate route. City Engineer Faulkner replied that it
will be signalized.
Commissioner Berkowitz stated that he did not see an analysis of impervious coverage.
City Engineer Faulkner stated that the applicant is required to build a treatment pond in
the northwest portion of the site of significant size. Chairman Stulberg stated that since
no variance is being requested, the applicant has met the zoning ordinance requirements.
Chairman Stulberg introduced Miles Lindberg of BRW, Inc., the petitioner.
Mr. Lindberg stated that they are requesting a change to the PUD because of changes in
the medical field and the need for more commercial, service and hotel uses. Mr. Lindberg
stated that since the original PUD was approved for the Northwest Business Campus,
there has been a component including supporting commercial use within the campus. The
proposed plan provides a better location for uses and for traffic flow. Mr. Lindberg
stated that Frauenshuh Companies would be the developer for Parcel F, and retain
ownership of Lot 1. Proposed uses for Parcel F consist of a gas/convenience car wash,
restaurant, office/bank, bakery/bagel shop, and deli shop. Mr. Lindberg stated that they
are working on a agreement with Holiday to operate the gas/convenience store, and that
they indicated the need for a sign.
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January 14, 1997
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Mr. Lindberg stated that a reduction of 100 seats was made to the restaurant on Parcel F.
Mr. Lindberg stated that they will reserve additional right-of-way for the future addition of
double left turn lanes to the east and west approaches to the Northwest
Boulevard/Campus Drive intersection. Mr. Lindberg asked if park dedication fees could
be applied toward the construction of the sidewalk on Campus Drive.
Planning Supervisor Senness replied that the sidewalk is not on the trail plan, and did not
think the City could entertain fees to be used for that. Director Hurlburt stated that when
a trail is shown on the plan, the city can use dedication fees for a trail, but not for a
sidewalk.
Chairman Stulberg opened and closed the public hearing as there was no one was present
to speak on the issue.
Commissioner Ribbe asked if this type of potential traffic was anticipated when the
improvements were made to the intersection of Highway 55 and Northwest Boulevard.
City Engineer Faulkner replied that these specific uses were not considered, but rather
uses with the same amount of potential traffic generation.
Chairman Stulberg stated that he was not sure what more could be done for the
intersection, but agreed it can be difficult to get across the lanes of traffic. Director
Hurlburt commented that one of the positive aspects of including commercial is the
possibility of reducing the number of trips, and by mixing uses, it provides opportunities
for shared trips. Commissioner Berkowitz concurred, stating that commercial uses spread
the trips out more around the clock versus industrial uses.
MOTION by Commissioner Berkowitz, seconded by Commissioner Stoebner
recommending approval of a Land Use Guide Plan Amendment for BRW, Inc. for
property located east of Northwest Boulevard between Highway 55 and Campus Drive.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
MOTION by Commissioner Stoebner, seconded by Commissioner Berkowitz recommend
approval of a Preliminary Plat and PUD General Plan Amendment for BRW, Inc. for
property located east of Northwest Boulevard between Highway 55 and Campus Drive.
Roll Call Vote. 6 Ayes. MOTION carried unanimously
B. VEIJO TARNANEN. (96164)
Chairman Stulberg introduced the request by Veijo Tarnanen for a variance to encroach
2.5 feet into the required 6 -foot side yard setback for a 12 -foot by 20 -foot garden tool
shed for property located at 20 Balsam Lane North.
Building Official Ryan gave an overview of the January 10, 1997 staff report. Building
Official Ryan stated that he contacted the neighbor that had concerns about the
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January 14, 1997
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application. He stated that the neighbor no longer had a concern, as did not know that the
garden tool shed had already been constructed. She thought that it was an application to
construct one.
Chairman Stulberg introduced Veijo Tarnanen of 20 Balsam Lane, the petitioner. Mr.
Tarnanen stated that he concurs with the staff report.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of a Variance request for Veijo Tarnanen for property located at 20 Balsam Lane
North. Roll Call Vote. 6 Ayes. MOTION approved unanimously.
C. DAHLSTROM, PETERSON, EIDEN PARTNERSHIP (96173)
Chairman Stulberg introduced the request by Dahlstrom, Peterson, Eiden Partnership for a
Preliminary Plat for nine lots for seven new single family homes and two existing homes
for property located north of Rockford Road and west of Berkshire Lane.
Planner Drill gave an overview of the January 8, 1997 staff report.
Chairman Stulberg introduced Chuck Dillerud, of the Tony Eiden Company, 4100
Berkshire Lane, representing the petitioner.
Mr. Dillerud stated that it is their intention to annex the new lots into the Plymouth Oaks
Homeowners Association and therefore, they will abide by the same Declarations and
Covenants. Mr. Dillerud stated that they discussed the concept of screening and berming
along the west property line, but felt that the vegetation that is there now would be lost if
they put in a fence. He stated that if a new buyer would insist upon it, they would do
some sort of screening. Mr. Dillerud stated that they may try to do some berming where
the vegetation is less significant, but would like to wait until they have the grading plan.
Mr. Dillerud stated that they have some wetland mitigation as a function of Lot 9 that has
already been approved by the City Council.
Commissioner Ribbe asked if the Plymouth Oaks Homeowners Association restrictions
will apply to Plymouth Oaks 2nd Addition. Mr. Dillerud replied affirmatively.
Commissioner Ribbe voiced his concern for the lack of screening provided from the
industrial property. He asked if the applicant is prepared to advise potential homebuyers
about the industrial buildings. Mr. Dillerud replied that potential homebuyers would be
told that the adjacent property is industrial property, but they have no guarantee as to who
the tenants will be from one day to the next. Chairman Stulberg stated that the
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January 14, 1997
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Commission could suggest that the marketing and sales documents reflect what currently
exists for industrial buildings.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced David Wanous of 4155 Dallas Lane. Mr. Wandus stated
that Mr. Dillerud is correct that the home sites would abut the industrial building, and that
the industrial building is very visible. Mr. Wanous stated it would be the potential
homebuyer's fault if they can't see the building, and if they don't investigate the zoning.
Mr. Wanous asked if it was the City's responsibility to replace the landscaping along
County Road 9.
City Engineer Faulkner replied that the City does have a landscape plan for spring planting
for the entire length of the project. He stated that the landscaping would be more dense to
the west of Fernbrook. Chairman Stulberg suggested that Mr. Wanous may want to come
in and look at the Landscape Plan.
Chairman Stulberg closed the public hearing.
MOTION by Chairman Stulberg, seconded by Commissioner Stoebner recommending
approval of a Preliminary Plat for Dahlstrom, Peterson, Eiden Partnership for Plymouth
Oaks 2nd Addition located north of Rockford Road and west of Berkshire Lane.
MOTION to Amend by Commissioner Ribbe, seconded by Commissioner Berkowitz
adding a condition to the approving resolution requiring the developer to disclose
information providing zoning, regulations and existing development of the property to the
east. The information is to be incorporated into their marketing/sales information and
purchase agreements. The information should also include the phone number of the
Community Development Department as a contact for further questions.
Commissioners discussed what information was to be provided to potential homebuyers.
Commissioner Ribbe stated that there is an ethical obligation to go beyond the basics to
inform potential homebuyers of the existing industrial building. Chairman Stulberg
commented that the Commission has required other developers to disclose such
information. He stated that he concurred with Mr. Dillerud that if the industrial neighbor
does not live up to zoning ordinance requirements, it is up to them to fix the problem, not
the applicant. Director Hurlburt stated that the Commission should only require the
developer to disclose information that they can reasonably know. She stated that tenants
can change, and the applicant would not have access to that information. Commissioner
Stein asked if the condition were placed on the developer, how would it be enforced.
Director Hurlburt replied that this is done in good faith by the developer.
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Page #6
Roll Call Vote on MOTION to Amend. 6 Ayes. MOTION carried on a unanimous
vote.
Roll Call Vote on Main MOTION. 6 Ayes. MOTION carried on a unanimous vote.
8. NEW BUSINESS:
A. 1997 PLANNING COMMISSION MEETING SCHEDULE
Chairman Stulberg stated that Commissioners should contact the clerical supervisor if they
can't attend a meeting.
Commissioner Ribbe stated that he would not be able to attend the meeting on January
28th.
Commissioner Koehnen stated that she would not be able to attend the February l
lth
meeting. Chairman Stulberg stated he would not be able to attend the February
25th
meeting and the March
25th
meeting.
Chairman Stulberg stated that the Commission will need to elect a new chairman and vice-
chairman at the next Planning Commission meeting. Also, they will have to appoint a new
liaison to the Park and Recreation Advisory Commission.
MOTION by Commissioner Ribbe, seconded by Commission Koehnen to adjourn the
meeting. The meeting was adjourned at 8:43 p.m.