HomeMy WebLinkAboutPlanning Commission Minutes 07-22-1997CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
JULY 22, 1997
MEMBERS PRESENT: Chairman Michael Stulberg, Commissioners Allen Ribbe
arrived at 7:07 p.m.), Bob Stein, Roger Berkowitz, and
Kim Koehnen
MEMBERS ABSENT: Commissioner John Stoebner and Jeff Thompson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barbara Senness, Planners Kendra Lindahl,
Shawn Drill, and John Rask, Finance Director Dale Hahn,
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 Berkowitz, seconded by Commissioner Koehnen to approve
the July 8, 1997 Planning Commission Minutes. Vote. 4 Ayes. MOTION approved
unanimously.
5. CONSENT AGENDA:
A. MODIFICATIONS TO DEVELOPMENT PROGRAM FOR
DEVELOPMENT DISTRICT NO. 7 AND TO TAX INCREMENT
FINANCING PLANS
MOTION by Commissioner Koehnen, seconded by Commissioner Stein recommending
that the modifications to the Development Plan and Tax Increment Plans are found to be
in conformance with the general plan for the development and redevelopment of the City
of Plymouth as a whole. Vote. 5 Ayes. MOTION approved unanimously.
B. ENVIRONMENTAL STRUCTURES, INC. (97098)
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July 22, 1997
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MOTION by Commissioner Koehnen, seconded by Commissioner Stein recommending
approval of a Site Plan Amendment for Environmental Structures, Inc. for a building and
parking expansion for JP Foodservice, Inc., located at 9605 -
54th Avenue North. Vote. 5
Ayes. MOTION approved unanimously.
6. PUBLIC HEARINGS:
A. BAKER PARTNERS, INC. (97070)
Chairman Stulberg introduced the request by Baker Partners, Inc. for a Land Use Guide
Plan Amendment to reguide from IP (Planned Industrial) to C (Commercial), Rezoning
from I-1 (Light Industrial District) and I-2 (General Industrial District) to PUD (Planned
Unit Development), Preliminary Plat, and Planned Unit Development General Plan for
45,400 square feet of retail space and a 9,800 square foot expansion of the existing Burnet
building for property located north of Rockford Road between Berkshire Lane and I-494.
Planner Drill gave an overview of the July 16, 1997 staff report. Planner Drill presented a
revised Preliminary Plat and PUD General Plan Resolution stating that Condition #4 was
modified to clarify the types of uses that would be permitted in the retail portion of the
PUD, and a revised Ordinance reflecting the change in the resolution.
Commissioner Ribbe asked about the proposed landscaping off-site. Planner Drill
explained that the landscape plan indicates 15 to 20 trees on the property to the north in
which they would have to gain an easement. The landscaping is for buffering purposes.
Commissioner Koehnen questioned the fire lane Variance mentioned in the applicant's
letter. Planner Drill replied that if a Variance is warranted, it would be reviewed by the
City Council. He stated that generally if the building is sprinkled, they could be exempt.
Director Hurlburt added that if the fire lane Variance would affect the Site Plan, staff
would bring the issue forth for discussion.
Chairman Stulberg introduced Linda Fisher, 1500 Norwest Financial Center, representing
the petitioner. Ms. Fisher stated that they have been working with city staff for several
months and have made numerous changes per comments from the Development Review
Committee. Ms. Fisher said that Baker Partners is in the process of purchasing the land,
and does not anticipate any problems with the easement. She stated that they concurred
with the staff report.
Chairman Stulberg introduced Bill Baker of 1100 Urbandale, the petitioner. Mr. Baker
commented that the site is unique, being at an intersection such as I-494 and County Road
9, a major arterial street. He said the location makes the site better suited for retail rather
than industrial. Mr. Baker stated that the project has involved several owners, including
Burnet Realty to make it an integral site. Mr. Baker presented an elevation plan. He
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July 22, 1997
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stated that the design of the project takes on the look and feel of an older established retail
site in the metropolitan area. Their intent is to create a site where people will spend a little
more time rather than just running errands. There will be varying building heights, canvas
awnings of various colors, ornamental lighting, a variety of store fronts with window
boxes, and a brick paver sidewalk pattern. Mr. Baker also presented the landscape plan,
indicating a patio area with outdoor seating for customers of the retail shopping center
and Burnet Realty.
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 Berkowitz recommending
approval of a Land Use Guide Plan Amendment for Baker Partners, Inc. for property
located north of Rockford Road, between I-494 and Berkshire Lane. Roll Call Vote. 5
Ayes. MOTION approved unanimously.
MOTION by Chairman Stulberg, seconded by Commissioner Stein recommending
approval of an Ordinance Amending Chapter 21 (Zoning Ordinance) of the City Code to
classify certain lands located north of Rockford Road, between I-494 and Berkshire Lane,
and the Findings of Fact for Rezoning of land located north of Rockford Road, between I-
494 and Berkshire Lane. Roll Call Vote. 5 Ayes. MOTION approved unanimously.
MOTION by Chairman Stulberg, seconded by Commissioner Ribbe recommending
approval of a Preliminary Plat and PUD General Plan for Baker Partners, Inc. for property
located north of Rockford Road between I-494 and Berkshire Lane. Roll Call Vote. 5
Ayes. MOTION approved unanimously.
Commissioner Ribbe commended the petitioner on the look of the project, and stated that
it would fit nicely with the area.
B. LANDFORM ENGINEERING CO./PIKE LAKE WOODS, INC. (97079)
Chairman Stulberg introduced the Land Use Guide Plan Amendment from C
Commercial) to C (Commercial) and LA -2 (Living Area 2), Rezoning from C-2 and FRD
to PUD, Preliminary Plat and PUD General Plan for property located north of Bass Lake
Road, east of Hemlock Lane, west of Zachary Lane and south of the Eagle Lake Regional
Park. The plan includes 17 townhouses and one existing commercial building.
Planner Lindahl gave an overview of the July 18, 1997 staff report.
Commissioner Ribbe asked if there would be any changes to the commercial site, other
than landscaping. Planner Lindahl replied negatively.
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Page #167
Commissioner Berkowitz asked if the proposed street feeding into the development will be
rebuilt. Planner Lindahl replied that the street will be upgraded from the curb cut at Bass
Lake Road.
Chairman Stulberg introduced Steve Johnston, President of Landform Engineering Co.,
representing Tom Belting for Pike Lake Woods. Mr. Johnston stated that this project will
generally be the same as Park Lake Woods. The existing access road to the commercial
building and residential area will be rebuilt from Bass Lake Road. There may be potential
expansion of the commercial building and the parking lot, but there is no intention of that
at this time. Mr. Johnston stated that Mr. Belting is looking for a different investor to
purchase the commercial piece of property. Mr. Johnston stated that they concurred with
the staff report, but had some clarification issues regarding the Engineer's Memo.
Pertaining to Item #26 D., Mr. Johnston stated that they have located the document
granting easement from Hennepin County Parks and will be filing it. Pertaining to Item
26 E., Mr. Johnston stated that they will stop grading prior to reaching the adjacent
property. Mr. Johnston stated his concern regarding Item #26 A. pertaining to a
permanent cul-de-sac. Mr. Johnston stated that providing a permanent cul-de-sac would
cause inconsistent setbacks for the lots along the western portion of the site. He asked
staff to reconsider that condition.
City Engineer Faulkner stated that an alternative would be to build them and have a
Variance for those setbacks. He commented that the issue could be discussed before the
application goes to City Council. Planning Supervisor Senness stated that there was some
initial misunderstanding about what property is involved, but staff could come to some
resolution on the issue before the application moves forward. Chairman Stulberg asked
what would happen to the setbacks if there is a permanent cul-de-sac, as required in the
Engineer's Memo. Planner Lindahl replied that the issue is for Lots 2 and 3 on south side
of street, which are interior lots, and there is some flexibility. Chairman Stulberg
commented that no matter which way it goes, it has no affect on the outside
neighborhood. Planner Lindahl stated that phase two would be addressed at a separate
point.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Elizabeth Hendricks of 11510 57th Avenue North. Ms.
Hendricks questioned the need for further development of townhomes in the area. She
stated that the development would take away buffer from the regional park land, which
would put a strain on the wildlife. Ms. Hendricks asked what the purchase price of the
townhomes would be.
Chairman Stulberg introduced Bruce Karstadt, representing the American Swedish
Institute. Mr. Karstadt stated that the American Swedish Institute owns the 8.5 acre
parcel to the west adjoining this site. He said that they just signed a purchase agreement
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July 22, 1997
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with G & P Properties, and they intend to build a senior housing development. Mr.
Karstadt stated that he hopes it can be harmonious with the proposed townhomes.
Chairman Stulberg introduced Jim Otto of 5914 Goldenrod Lane. Mr. Otto had already
left the meeting.
Chairman Stulberg introduced Mike Gould, President of G & P Properties. Mr. Gould
indicated that they just signed a purchase agreement, and are interested in developing a
senior continuum care campus on the site. He said that Plymouth needs this type of
housing, and they hope to present a plan within the next 90 days. Mr. Gould hoped that
there could be some joint efforts that could take place between the two developments, and
that the townhome proposal does not prohibit their proposal regarding utilities and streets.
Chairman Stulberg closed the public hearing.
In response to Mr. Gould's comments, City Engineer Faulkner stated that city staff looks
at each proposal with the intent of development on surrounding parcels and prepares the
Engineer's Memo accordingly.
Mr. Johnston stated that the price range for the proposed townhomes will be similar to
Park Lake Woods, and will start at approximately $250,000. He said that the existing
significant tree line along east property line will for the most part, remain in place. Some
trees along the southern edge of the property and the middle of site will be moved and
compensated for. There will be a significant amount of trees along Bass Lake Road.
Planner Lindahl stated that there would be less reforestation required under a commercial
guiding, and the applicant is proposing significantly more than what is required.
Mr. Johnston is confident that the market is strong for this type of project. Based on sales
at Park Lake Woods, there is a lot of interest in this area, and a strong "empty -nester"
need for this area.
Chairman Stulberg asked if the petitioner looked at developing the site as commercial.
Mr. Johnson replied that the existing commercial has been there for a long time and never
flourished, and there is the concern with building five acres of commercial.
Director Hurlburt asked if Mr. Gould had looked at the possibility of the extension of the
street from the townhome proposal. Mr. Gould responded that they have not yet layed
out a plan, so they don't know if it would be feasible.
Commissioner Koehnen asked where else would they have access to the property.
Director Hurlburt replied that Bass Lake Road may be one alternative.
Commissioner Berkowitz asked what similar projects are being constructed now. Mr.
Johnston replied that there are two projects: Park Lake Woods on 18th Avenue and
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July 22, 1997
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French Ridge Park off of Northwest Boulevard. Commissioner Berkowitz stated his
image of the French Ridge project is unbuilt lots after two years. Mr. Johnston
commented that the preference for Park Lake Woods has slowed the development of
French Ridge. Mr. Johnston stated that the market is strong for this type of project.
Director Hurlburt asked if the topography of the adjoining property had been looked at
when Mr. Belting tried to purchase it. Mr. Johnston replied affirmatively, stating that it is
a very difficult site, but it would have been feasible to extend the street through.
MOTION by Commissioner Ribbe, seconded by Commissioner Stein recommending
approval of a Land Use Guide Plan Amendment for Pike Lake Woods, Inc. for property
located north of Bass lake Road, east of Hemlock Lane, west of Zachary Lane and south
of Eagle Lake Regional Park.
Commissioner Koehnen commented that the role of the Planning Commission is to decide
if a proposal meets the guidelines. She commented that hopefully the proposal will meet
the needs of the developer and the residents.
Commissioner Ribbe stated that the proposal is much more complimentary than what
could have been developed under commercial guiding.
Roll Call Vote. 5 Ayes. MOTION approved unanimously.
MOTION by Commissioner Ribbe, seconded by Commissioner Koehnen recommending
approval of an Ordinance Amending Chapter 21 of the City Code to classify certain lands
located north of Bass Lake Road, east of Hemlock Lake, west of Zachary Lane, and south
of Eagle Lake Regional Park as PUD; Findings of Fact for Rezoning for Pike Lake
Woods, Inc. for property located north of Bass Lake Road, east of Hemlock Lane, west of
Zachary Lane, and south of Eagle Lake Regional Park; Preliminary Plat and PUD General
Plan for Pike Lake Woods, Inc. for property located north of Bass Lake Road, east of
Hemlock Lane, west of Zachary Lane, and south of Eagle Lake Regional Park.
Commissioner Berkowitz noted his slight reservation because of the French Ridge
development on Northwest Boulevard not being sold. He questions if the market will
support the project, and is hesitant about having empty lots, but noted his reservations are
not enough to vote against the proposal.
Roll Call Vote. 5 Ayes. MOTION carried unanimously.
C. GERALD HARTY (97081)
Chairman Stulberg introduced the request by Gerald Harty for a Variance from side yard
setbacks to construct an attached 15 x 24 foot garage for property located at 2530 West
Medicine Lake Drive.
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Page #170
Planner Rask gave an overview of the July 16, 1997 staff report.
Chairman Stulberg introduced Gerald Harty, the petitioner. Mr. Harty stated that the
hardship is due to the shape of the property. He said that the garage would be
symmetrical with the lot.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
MOTION by Commissioner Koehnen, seconded by Commissioner Stein recommend
approval of Side Yard Setback Variances for Gerald Harty for property located at 2530
West Medicine Lake Drive. Roll Call Vote. 5 Ayes. MOTION approved unanimously.
D. JOHN & KAREN GRAY (97087)
Chairman Stulberg introduced the request by John & Karen Gray for an Interim Use
Permit to deposit 600 cubic yards of fill to extend an existing berm by 100 -feet onto a
vacant property east of 4460 Comstock Lane North on Old Rockford Road.
Planner Lindahl gave an overview of the July 17, 1997 staff report.
Commissioner Berkowitz asked what happens to the Interim Use Permit if the site is
developed. Director Hurlburt commented that the Interim Use Permit is for the depositing
of fill. Planner Lindahl stated that the applicant has 180 days to begin, and the Interim
Use Permit does not need to be renewed annually.
Commissioner Berkowitz asked if the emergency access goes through the vacant lot.
Director Hurlburt responded that it was on the lot to the east, but the City Council
removed that condition.
Chairman Stulberg introduced Ron Anderson, representing the petitioner. Mr. Anderson
stated the applicants will try and save some trees and do some boulder work on the berm.
He said the at the berm is for buffering from traffic on Rockford Road.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe recommending
approval of an Interim Use Permit for John and Karen Gray for deposit of 600 cubic yards
of fill at property located east of 4460 Comstock Lane North. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
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July 22, 1997
Page#171
Staff and Commission reviewed upcoming meetings and items tentatively scheduled.
Commissioner Berkowitz asked staff to look at moving up easier items on the agenda to
be heard first.
MOTION by Commissioner Stein, seconded by Commissioner Berkowitz to adjourn. 5
Ayes. MOTION approved unanimously. The meeting was adjourned at 9:00
p.m.