HomeMy WebLinkAboutPlanning Commission Minutes 10-19-1977PLANNING COMMISSION
CITY OF PLYMOUTH, MINNESOTA
October 19, 1977
A. regular meeting of the Plymouth Panning Corrmission was called to order by Chairman
Davenport at 7.30 p,,m, in the Council Chambers of the Public Works Building, 14900-
23rd .Avenue North.
MEMBERS PRESENT: C 11rman Davenport, Commissioners Hoyt, Schneider and Threinen
MEMBERS ABSENT: Commissioners Erickson and Stewart
STAFF PRESENT; Charles Dillerud and Kate Marx
A-76LCity of Minneapolis A-766 RPUD Concept Plan 77-4
Staffre entad petitioner'sps request far Concept Plan review of their property located
north of County Road 6 between Niagara and bunkirk Lanes known as the "Workhouse
Property"'. The property was proposed for 1,330-2,338 units encompassing 438 acres.
Several housing types were included in the proposal, also. Staff explained how the
proposal responded to the RPUD portion of the Zoning Oram -lance and recommended
approval' subject to the conditions as listed in the Staff report of September 30,
1977.
Petitioner, City of Minneapolis, represented by Dale Pollock, explained the strategy
they had. planned for the development of the property taking place over a period of
7-1.0 years and beginning ip the northwest corner of the property.
Commissioner Threinen asked petitioner if the City ofMitineapolis was planning to
do any of the building of the units. Mr. Pollock responded that they did not playa
to do so No other developers or builders had been contacted formally by 'the City
of Minneapolis,
Chairman Davenport opened the meeting to comments and questions from members of the
audience,
LAG. Arthur, 1735 Black Oaks lane, asked if a traffic analysis had been done based
on the development to accommodate the increased vehicular use of the roadways. Staff
explained that this would be done as a function of the next step in the review process
and would become a part of the Environmental Assessment Worksheet (EAW.) on the .project.
This type of information would be very dependent upon the final manner in which the
Concept Plan would be approved by the City;
Maria Vasilou 2730 Upland Court, representing Shenandoah Homeowners' Association,
Ts—ked- of the natural ponding areas would be left in their natural state.. Staff
PLANNING COP'S ISSION MEETING MINUTES -2- October 19; 1977
responded that this would be done to a degree. In areas where it would be necessary,
to reroute the drainage ,or where it would be necessary to create a larger storage
area, the "natural" areas would be altered. Ms. Vasilou also asked what consideration
would be given to the incomplete developments, such as Shenandoah, Maple Creek, etc,
with respect to the traffic analysis to be done on the project for the future. Staff
responded that these issues were automatically taken into consideration when the
traffic study is done. For undeveloped, unplanned areas, the Land Use Guide Plan was
used to generate intensity of use and amount of traffic from 14he areas.
Carolyn Parker, 1773Archer Court, asked if density credit was being granted for the
park areas proposed for dedication to the City. Staff stated that it had been done
in the past, but that the Commission would have to consider the question as it dealt
with this particular project.
Mitzi Witchger, 16531 -26th Avenue North, asked if the woods, approximately 40 acres,
in the northwest quadrant: of the property, would be preserved In total or not. It
was pointed rit that petitioner was: proposing to use approximately 541 of the wooded
area for home building with the remaining 46% to be dedicated as park land to the
City.. If the proposed plan were approved, the existing trail would be relocated. Mrs.
Witchger stated that she would like to see the entire wooded area preserved.
Michael Brennan, 1805 Black Oaks lane, representing the Chelsea Woods Homeowners'
slsl:A atiastated on behalf of the Association their concern for the quality,
type and location of the various types of housing proposed, particularly as to density..
Other items of concern included. the availability in years to come of utilities and
public, facilities.
Michael J. Busyn, 1840 Archer Lane, asked where the low and moderate income housing
would be concentrated. It was pointed out that the proposal indicated the LA -4 area
at the northeast corner of the site, for the subsidized housing. currently, only
renwal property was .eligible for subsidized housing programs. Mr. Busyn asKed if there
was a reason why the City should have low and moderate income housing available in the
City. Staff pointed out that the City's Goals, Objectives and Criteria stated that
one of the main goals was to provide a broad range of housing types. In addition,
the Metropolitan Council required each and every municipality to supply a certain
amount of low and moderate income housing for its citizens. Staff pointed out that
this was consistent with the City's own desires on this matter. Also, the industrial.
sector of the City has pointed out that many of its employees, although working in
Plymouths were unable to afford living in Plymouth,
Mr. Busyn added that he did not feel the transition between areas 3 and 4 of the pro-
posal and Chelsea Woods wac sufficient in terms of density transition.
Barbara Willis, 16511 -26th Avenue North,, stated her concern for the wooded area being
prese ved as much as possible..' She stated that she felt the text of the. Land Use
Guide Plan stated that such preservation should take place for areas such as the woods
on this property.
Sigmund Fine, 1145 Shenandoah Lane, Superintendent of the Workhouse for Hennepin
County, stated that the portion being proposed for a community park north of the
Workhouse buildings was still a matter of contention in the negotiations between the
City of Minneapolis and Hennepin County for the property, Further, the County anti-
cipates the continued use of this property as a correctional institution on an indefi-
nite basis, Commissioner Schneider asked Mr. Fine if the Workhouse would be requiring
PLANNING COMMISSION MEETING MINUTES --3- October 19, 1977
any additionalproperty to function as they were currently doing. Mr. Fine stated
that this would not be necessary,
Ruth Bosold, 1606 Black Oaks Place,; stated that she was concerned with the impact
of the size of this development and what affect it may have on the shopping facilities
and schools in the area, Also, she stated that she was concerned that this would: not
only increase their taxes but would also decrease their property value. Staff responded
that there was no way to definitely pinpoint how much or what type of impact there
would be on the shopping facilities or schools, nor could it be proven that such a
development would increase taxes and decrease property value of the surrounding
properties.
Joe Schmitz,1$50 Archer lane, stated that he did not feel the high density requested
for the area was necessary, that more green space should ;be incorporated into the
si ter
John Lee, 1641 ;Black Oaks Place, questioned how the storm drainage for the project
would be determined.. Staff explained the pre designed Storm Drainage System to Mr.
Lee. Mr. Lee asked if it was the City of Minneapolis that had predetermined that so
much of the property would be used for low and moderate: income housing. Staff
stated that this was not the requirement. fo the City of Minneapolis but that the
City of Plymouth required a response on this issue from every developer wishing to
operate in the City of Plymouth,
Adrienne Gutierrez, 16440 -15th Avenue North, indicated that she, too, would like to
see the wooded area of the property preserved in full. She also asked that the minutes
reflect the fact that the smoking in the room was becoming very irritating to the
audience and that better ventilation was needed if smoking was to be allowed.
Joe LaBure, 1774 Archer Court, asked how this project would be controlled as one develop-
ment as opposed to being pieced together by several different developers. Staff
explained how the City would control such a situation via a development contract.
Ed Thode, 16451 -26th Avenue North, stated that he, too, would like to see the wooded"
area preserved in total. He also asked if it would be possible to supply some type
of buffer between the homes that would be abutting the trail and the trail itself to
protect the homes.
Commissioner Throinen asked if a represe,itative from District 284, Wayzata, was present.
Tote Brode, Assistant Superintendent stated that he was present at the meeting as a
resident, not an official representative of the District. The Commission asked
Mr.,Srode if he was aware of the position of the School :District with respect to the
site set aside by the City of Minneapolis for an elementary school site. Mr. Brode
responded that it was not as far north as the District wound like it to be. The
Commission asked that Staff prepare a letter to the School District requesting their
firm opinion as to a location for the school site to be a part of this proposal
by the preliminary plat stage of this project review,
Charles McGriff, 16601 -26th Avenue North, stated that he was also in favor of pre-
serving the wooded area as it currently existed without building any homes in the Moods.
Further, he stated that he was more favorable toward the City of Minneapolis developing
the entire property as one project rather than piece-;-N aling the project if they were
to sell off portions at a time
PLANNING COMMISSION MEETING MINUTES -4- October 19, 1977
Frank Barron, 1619 Black Oaks ;Place, indicated his concern for the density proposed
particularly with respect to the townhouse type unit. He stated he was concerned
as to what this would do to the value of his unit as well as the serious impact this
would have on facilities currently existing in shopping areas and public services,.
lean Arthur, 1735 Black Oaks Lane, asked if there were other uses for the propertywh--Tch cocould be .considered instead of the proposal as presented by petitioner. Staff
explained that the property was guided for the residential uses proposed by petitioner
with: the exception of the LA -4 area proposed for apartment use. Commissioner Threinen
added that for the City to have this large a ;piece of land tax exempt was not good for
f
the City, either.
I
Doug Galle her, 710 Shenandoah Lane, asked if all the assessments had been paid on;
t e property. Staff indicated that they had. He further stated that the school,
as proposed, was positioned in the middle of a drai.nfield and questioned whether soil
borings had been taken on the site
Mr. McGriff asked if the additional tax -revenue from the development of this property
would off -set the cost of utilities, streets, etc. Staff indicated. that in situations
such as this, the dollars came out pretty well: equal.
Members of the audience requested an expl=anation of zoning and the history behind
the adoption of the City Comprehensive Land Use Guide Plan. Staff explained these
two items to the citizens.
A representative of Tescom Corporation, 2600 Niagara Lane, stated that he felt the
increased traffic would affect his business drastically. He asked that the industrial'
district also be taken into consideration during studies of the traffic patterns and
needs for the entire area_.
Becky Huddloe 1815 Dunkirk Lane, stated that she was quite concerned with the traffic
problem potential and did not wish to alive a situation where her children would not
be able to play in the street.
Mr. LaBore stated that he felt with the density of the project as proposed, more
green space should be dedicated by the developer. Mr. Pollock responded that the
City of Minneapolis was dedicating 20% of the land as green space wherein only 10%
was .required by the City of Plymouth:
Chairman Davenport closedthe Public Informational' Meeting at 10:17 p.m.
MOTION was made by Commissioner Threinen supported by Commissioner Hoyt that the
Planning Commission take action on this item at this meeting.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
Chairman Davenport declared a five-minute recess at 10:20 p.m.; the meeting was
reconvened' at 10:25 p.m.
MOTION was made by Commissioner Threinen. supported by Commissioner Hoyt that the
Planning Commission make the following recommendation to the City Council:
That the request of -the City of Minneapolis for Concept Plan approval of
PLANNING COMMISSION MEETING MINUTES --5 October 19, 1977
RPUD'77-4, Workhouse Property., and Concept Statement dated September 2, 1977
be approved at _1,654 units based on project scale and variety of housing
types offered and calculated in the following manner based on said proposal;
1. Density to be diminished in the following areas and manner;
A The LA -3 guiding in areas #3 and W4 be established at 3 units per
acre constituting a ,decrease of 60 units in these areas.
B. The LA -3 guiding proposed as LA -4 in area #9 be established at 320
units with a possible bonus of an additional 300 units if low and
moderate income housing is introduced by the developer and meets the
City Council requirements
C. The LA -2 guiding in the northwest quadrant of the project be
established at 144 units on 48 acres constituting a decrease of
96 units.
D. The LA -2 guiding in the northeast quadrant of the project be established
at 400 units on 96 acres constituting a decrease of 96 units.
E. The LA -2 guiding in the south portion of the project be established
at 300 units on 70 aces constituting a decrease of 50 units.
f 2, There be resolution of the park dedication issue for area #10 on the west
shore of Parker's Lake between the Hennepin County and Minneapolis leasing
agreement.
3, Clarification of the position ofDistrict #284, Wayzata School District,
1 with respect to location of the proposed school site within the project.
4. A density credit be allowed elsewhere in the north portion of the project
if petitioner increases the amount of park area to .be preserved in the
northwest corner of the site, i.e. the 40 acres of wooded area.
5. Correction of the Concept Statement of petitioner to delete reference of
any low and moderate income housing being developed in area #10. Low and
moderate income housing be indicated only for area #9 as intended by
petitioner.
6. Complete Environmental Assessment Worksheet documentation shall be
submitted concurrent with the preliminary plat.
Commissioner Threinen stated that he did not feel the petitioner should be allowed
the full density credit fc.° the property in that with respect to the "preservation
of natural features" in his opinion, the Retitioner had not proposed any extra-
ordinary preservation efforts beyond that which would be required of any other developer
in the City and, secondly, with respect to credit for low and moderate income housing,
as with other projects, the density credit would be granted at such time as the low
and moderate income housing would be approved by the federal application process and
become a reality,
PLANNING COMMISSION 'MEETING MINUTES October 19, 1977
In addition, Commissioner. Threinen stated that he felt the City could not make a
recommendation on the park dedication until Hennepin County and the City of Minnea-
polis woulI come to terms on the property on the west shore.of Parker's Lake; nor
could the. City presume to select a site for the location of the proposed school
for District #284. Further, the City's Goals, Objectives and Criteria states
under the Goal of Security,. Objective 5 Criteria 2 that alT developers shall endeavor
to retain natural environmental attributes of property, specifically, the 40 acre
wooded area in the northwest portion of the site, therefore, the density credit for
the wooded area should be transferred if the developer chose to maintain the entire
wooded area.
The Commission discussed the need for a separate trafficstudyy, independent of the
required Environmental Assessment Worksheet. Chairman Davenport suggested that it
would be appropriate in a project of this size to have the petitioner initiate a
separate study.
M01ION TO AMEND was made by Commissioner Threinen supported by Commissioner Hoyt that
a condition #7 be added to read: "A traffic study of the area be required of petitioner,
independent of the required Environmental Assessment Worksheet, with further direction
that said traffic study t«ke into account the incomplete and undeveloped areas of the
City to be directly affected by the roads in the area. In addition, the City of
Plymouth Staff is to participate in the selection of the consultant."
MOTION TO AMEND CARRIED (44-0-0) (All in favor) MOTION; TO AMEND CARRIED
MOTION TO AMEND was made b/ Commissioner Schneider supported by Commissioner Threinen
that the following be added as condition W8 to read. "The Parks and Recreation
Advisory Commission consider the parks plan for the project and make a recommendation
to the Planning Conmtission as soon as possible,
MOTION TO AMEND CARRIED (4-0-0) (All in favor) MOTION TO AMEND CARRIED
The Commission then voted on the main motion as twice amended.
MOTION CARRIED (4-•0-0) (All in favor) [LOTION CARRIED
A-769 ,teff Laux A-769 Lot. Division/Consolidation
Staff presented petitioner',- request for a lot division/consolidation to subtract
a portion of his 1.9 acre lot to be added to the property to the west. Petitioner's
lot is located north of County Road:15 between Pineview and Teakwood Lanes. A
recommendation for approval was proposed subject to the conditions as listed in the
Staff report of October 13, 1977,
MOTION was made by Commissioner Schneider supported by Commissioner Threinen that
the Planning Commission make the following recommendation to the City Council;
That the request of Jeff Laux for a lot division/consolidation of his parcel
PLANNING COMMISSION MEETING MINUTES -7- October 19,`1977
located on the north side of County Road 15 between Pineview and Teakwood
Lanes be approved subject to the following conditions:'
1„ Written easements for .utility and drainage purposes 6 ft. either side of
the new property line between Parcels 4725 and 4775 be granted to the City.
2. Written street easements along the entire County Road 15 frontage to
40 ft. from centerline (additional 7 ft.) be granted to the City.
MOTION CARRIED(4-0-0) (All in favor) MOTION CARRIED
A-368 Carlson Properties A-368 Lot Division
Staff presented petitioner's request for division of a 14.17 acre parcel into two
parcels located east of Xenium Lane at 24th Avenue North. Of prime concern was a
proposed access corridor crossing the north 60 ft of Parcel B by private easement.
A recommendation for approval was proposed by Staff subject to the conditions as
listed in the Staff report of October 13, 1977:
MOTION was made b Chairmanyrmt`t Davenport supported by Commissioner Threinen that the
Planning Commission snake the following recommendation to the City Council:
That the request of Carlson Properties for a lot division of property located
east of Xenium Lane at 24th Avenue North, Plat 43727, Parcel 1385, per plans
dated February 3, 1977, be approved subject to the following conditions:
I. Proof of written easements far street purposes over the south 60 ft. of
the east 330.96 ft. of Parcel A E agreementFurther, r trent b the Carlson
Properties not to extinguish said easement without prior City approval,
2 Any new utility connections to Parcel B shall be at owner's expense.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
A-199 Plymouth Creekview 2nd Addition A-199 Final Plat
Staff presented petitioner's request for final plat approval of the Plymouth Creekview
2nd Addition, a residential plat proposed for three duplex lots located south of 26th
Avenue Nort-h between Plymouth Creek and Vision of Glory Church. A recommendation for
approval was proposed subject tc the conditions as listed in the Staff report of
October 13, 1977.
PLANNING COMMISSION MEETING.MINUTES -8- October 19, 1977
MOTION was made by Commissioner Threinen supported by Comr issioner Schneider that the
Manning Commission make the following recommend tion to the City Council:
That t)le request of Carlson Properties for final plat approval of the "Plymouth
Creekview 2nd Addition", a residential plat proposed for three duplex lots
located south of 26th Avenue North between Plymouth Creek and Vision of Glory
Church ba approved subject to the following conditions;
1. ComFliance with the provisions of the City Engineer's memorandum regarding
this project.,
2: Prohibition of private drive access to 26th Avenue North.
3. DNR approval of floodwaylflood plain modifications required. on Plymouth
Creek to accommodate development of Lot 1
4. Access to Service Drive no closer than 150 ft, south of 26th Avenue North,
5; Payment of Park Dedication fees -in -lieu of $900 (6 X $150 per unit)...
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
A-7 68 Craw?6rd-Merz 'A-768 Site Plan
Staff presented petitioner's request for site plan approval of an office warehouse
mufti -tenant, rental structure of 21,000 sq. ft. proposed to be located on County
Road 18 Service Road south of 10th Avenue North. Building and parking setback variances
were: being requested as well as variance to the number of parking spaces required
for the structure.
The Commission; discussed the requested variances with petitioner in detail_ It
was }pointed out to the Commission that the adjacent property was also owned by
Crawford -Merz and was a structure of identical use. Petitioner asked if it would be
possible to treat the two buildings as one site and to use joint drives. The Commission
indicated that they would be sympathetic to treating the two buildings as one site,
however, the required number of parking spaces would have to appear on the site.,
Petitioner suggested that with a 1,900 sq. ft. reduction in the structure, that only
59 parking spaces would be required.
MOTION TO DEFER was made by Commissioner Schneider, supported by Chairman Davenport
consideration of the Crawford -Merz site plan request unt.1 such time as the plans
could be redrafted to conform with the Zoning Ordinance..
MOTION TO DEFER CARRIED (4-0-0) (All in favor) MOTION TO DEF=ER CARRIED
PLANNING COMMISSION MEETING MINUTES `9- October 19, 1977
A-770 Paul Zel ti n A--770 Site Plan
Staff presented petitioner's request for site plan approval of .a 33,600 sq. ft.
structure to be located east of Ferebrook Lane between 25th and 27th Avenues North
and proposed for multi -tenant office/warehouse rental. Number of parking spaces
as well as. setback deficiencies were pointed out by Staf=f. A recommendation for
approval was proposed by Staff subject to the conditions as listed in the Staff
report of October l3, 1977.
The Commission discussed the setback and parking space problems with petitioner in
detail,
MOTION TO DEFER was made by Commissioner Threinen supported by Commissioner Schneider
consideration of the site plan request of Paul Zent l until. such time as petitioner
could redraft his site plan to fallwithin conformance of the Zoning Ordinance.
MOTION TO DEFER CARRIED (4 0-0) All in favor) MOTION TO DEFER CARRIED
A-61'4 Wallace Cates A-614 Site Plan and Conditional
Use Pe,-mit
Staff presented petitioner's request for a conditional use permit for an off -sale
liquor store and site plan approval of a building to be located at the northwest
corner of Highway 55 and South Shore Drive to house the Plymouth Liquor Store.
Petitioner' proposed vacation of his current location and moving into the new structure
at the proposed location. A recommendation for approval was proposed by Staff subject
to the conditions as listed in the Staff report of October 13, 1977.
The Commission discussed the signage requests of petitioner; two were requested thereby
implying a variance from the allowed square footage for signs it) the B-3 zoning district.
MOTION was made by Commissioner Hoyt supported by Commissioner Schneider that the
Planning Commission make "he following recommendation to the City Council:
That the request of WQ-1lace Cates for a conditional use permit for an off -sale
liquor store and site plan approval for a. structure to be located at the north-
west corner o Highway 55 and South Shore Drive be approved subject to the
following conditions:
I. Wall sign shall be deleted. The pylon sign shall be set back 20 ft,
2. Two additional ash of 4" calipher shall be added within the south setback~
3. Compliance wigs the provisions of the City Engineer's memorandum regarding
this project.
4. Outside storage of waste and waste containers shall be prohibited,
PLANNING COMMISSION MEETING MINUTES -10w October 19, 1977
5. Site plan performance security per Zoning Ordinance requirements shall
be for 12 i;:onths.
MOTION CARRIED (44_0.0) (All in favors MOTION CARRIED
MINUTES OF PLANNING COMMISSION MEETINGS
MOTION was made by Comissici-lor Schneider supported by Commissioner Threinen that the
minutes of the September 7, 11477 Planning Commission meeting be approved as written.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Schneider supportedby Commissioner Threinen that
the minutes of the September 21, 1977 Manning Commission meeting be approved as
written.
MOTION CARRIED (3-0-1) (Commissioner Hoyt abstained) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Commissioner Schneider that
the minutes of the October 5, 1977 Planning Commission meeting be approved as
written.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
MOTION TO ADJOURN was made by Commissioner Threinen supported by Commissioner Hoyt.
Chairman Davenport adjourned the meeting at 1:05 a.t.
APPROVED BY PLANNING COMMISSION November 2, 1977'
David J. Davenport, Chairman
Plymouth Planning Commission
q
Charles E. Dillerud, Secretary