HomeMy WebLinkAboutPlanning Commission Minutes 11-02-1977PLANNING COMMISSION
CITY OF PLYi,OUTfl, MINNESOTA
November 2, 1977
jA regular meeting of the Plymouth Planning Commission 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. Chairman Davenport, Commissioners Erickson Hot `dp Hoyt, Schneider, er,
Stewart and Threinen
STAFF PRESENT.: Charles Dillerud and Kate Marr
A-295 Centurion Company A:-295 Concept Plan RPUD 77-5
Staff presented, petitioners request for Concept Plan review of RPUD 77-5, "fernbrook,"
located south of 21st Avenue North between Niagara arid. Fernbrook Lanes.. Proposed
for the property were 152 single family attached dwelling units and 14 single family
detached dwelling units. A recommendation for approval was proposed by Staff subject
to the condit ons as listed in the Staff report of October 27, 1977.
It was pointed out that a piece of this parcel existed south of County Road 6 and
had, on ;previous proposals, been proposed as park and open space. Since that time,
the City has continued in its desire to have: this property for such use,
Commissioner Threinen asked if it was the intention of the developer to use "Old
tiagara Lane" for ingress/egress for the project. Staff responded that they did not,
pick Knutson, McCombs-Knutson, petitioner's engineer, stated that the petitioners had
recently held a meeting in the neighborhood to discuss the project including the affect
of the industrial portion proposed at the far northeast corner of the site upon their
pr perties. -.4e indicated that the main concern of the residents was that the public
street for the project be relocated
Commissioner Threinen asked if the City would be abrogating any requests for trail in
this area by acceptance of this plan. Staff pointed out that the adopted Trail
Systems Plan indicated no trails for this particular piece of ground.
Commissioner Schneider guesticned the specifications of the buffering within the set-
backs of the project. Petitiover`S engineer indicated that the berms would be 4-6 ft.
in Freight with. plantings on top of the berms, while the setbacks themselves would,
be, 75 ft,. for the structures at all locations on the project. Berming would take
place prior to the single family residences being constructed according to petitioner,.
Commissioner Threinen questioned .how many industrial lots would be planned for the
proposed industrial portion, of the project. Petitioner responded that 2-3 lots were
anticipated
Commissioner Schneider asked if a maximum height below the allowable for the I-1 zone
was considered for the industrial buildings. Petitioner responded that 18-20 ft. high
PLANNING COMMISSION MEETING MINUTES Novetlzber 2, 1977
structures were being considered.
Chairman Davenpor opened the meeting to, comments and questions from -members. of the
Virginia Heinzen, 1350 Juneau Lane, stated that her home was located south of the
proposed ac-6ess-to the. project from County Road 6, directly in line with Juneau
Lane to the south, She stated that if this were allowed, she was afraid that the
roadwould become a speedway for traffic to the nort , fi, 'to, access the park and their
John Hatlestad, 14515 -17th Avenue North, indicated that h_- had nvobjection to the
overall Flan. He was concerned, however,, about the single family detached dwellings
that would be located immediately across from his home, He questio.ned who would
be responsible for maintaining the lots, i,a. cutting i,,eeds, etc-, until homes were
bui ' lt on the sites. Staff responded that the property owner, Centurion Company,
would be responsible for this.
Robert Ford, 1730 Ithaca Lane, stated that he would prefer to see eight single family
homes across from the eight existing single family ihomes in the area. He added that
In general he felt it was a good plan and that his only other concern was that the
industrial projects introduced to the area be of a "light industrial" nature.
Corrinfssioner Threinen indicated that he mcalled the previous petitioner had proposed
all 'roads looping back to 21st Avenue North, whereas this proposal considered County
Road 6 for primary access. He asked petitioners if they had considered this type of
road system. Mr. Knutson stated that it had been consi er,-_4 and then rejected in
favor of the current proposal.
Commissioner Stewart asked if the single family detached dwellings were to be sold
off individually or as a package to one specific builder. Norm Nielson, representing
Centuri,on Company, stated that it was the intent of the fi m to sell them a a packa ge
as had been done for the Cimarron Ponds project.
Chairman Davenport asked what the price range of the homes would be. Petitioner
responded that the price range would be between 1$45-70,000 per unit.
Mrs. Kochever, 14603 County Road 6, indicated congern with the proposed access of
the- project to County Road 6 due to the severe traffic problem already existing in
the area, She stated that shedid not feel it would be appropri'ate for the proSect
to be accessed mainly from County Road 6 and indicated that she felt the road was
already overburdened.,
David McQuirk, 14908 County Road 6, indicated his, concern also for the County Road 6
traffic situation. He stated that perhaps a temporary salution to tl.,tp problem would
be a four-way stop at the corner of 10agara Lane an County Road 6 to at least slow
traffi c.
MOT40N was made by Commissioner Threinen supported by Commissioner ol,.t that the Plan-
ning, Commission take action on this item at this,meetIng,
All ^- p RTED6-
0-0) . ' , . -~MOTION ----
PLANNING COMMISSION MEETING. MINUTES -3. November 2, 1977
1401IQN was made by Commissioner Threinen supported by ComniWoner Stewart that
the Planning Commission make the following recommendation to the City Council.-
That
ouncil:
That the request of Centurion Company for Concept Plan approval of RPUD'77-5
Eernbroo.k," located sough of 21st Avenue North between Niagara and Eernbrook
Lanes and proposed for 152 single family attached units and 14 single family
d!tached'units, be approved subject to the following conditions
I. Preliminary plat/plan submissions shall include detailed plans and descrip-
tive cross sections for all areas where transition is proposed by "berm ;
and plantings,"
2. That the proposed. I-<1 be light industrial with height limitations of 2Q ft,
for the structures pt-zr agreemergt with property owners in the area.. Further, .
the industrial area be limited to three lots total with the proposed buffer
areas of _berms and plantings to be maintained by the industrial site owners.
3. The preliminary plat/plan shall specifically address future use or vacation
of "Old Niagara Lane."
4.. The future of the property south of County Road 6 be addressed in the
preliminary plat/plan with the suggestion that it be dedicated: as public
park and open space.
5. Public street of the proposal extending from County Road b on the south to
21st Avenue North on the north be redesigned as along loop with both
accesses on the north at 21st Avenue North.
MOTION TO AMEND was made by Commissioner Schneider supported by Commissioner Stewart
that #5 be changed to read "Public street of the proposal extending from County
Road 6 be redesigned as a long loop with both accesses on the: north at 21st Avenue North
orwith one access on New Niagara Lane and one access at 23st Avenue North."'
MOTION TO AMEND CARRIED (6-0-0) (All in favor) MOTION TO AMEND CARRIED
The Commission then voted on the main motion as ,amended,
MOTION CARRIED (64-0-0)(All in favor) MOTION CARRIED
Chairman Davenport declared a five-minute recess at 8:55 p,m the meeting was recon-
vened at 9:00 p.m. Commissioner Erickson left the meeting at 9:00 p,m.
4 Technical Assistance Corporation A-144 Site Plan
Staff presented: petitioner's request for a site plan approval for a 110-unit apart-
ment,structure in a single five-story building proposed tobe located at the south,-
west corner of Pilgrim and Lancaster Lanes. The project proposed elderly occupancy
only with rental subsidy assistance through the Section 8 program .of the federal
government.
PLANNING C014MISSION MEETING MINUTES -4- November 2, 1977
PLANNING COMMISSION MEETING. MINUTES 5- November 2, 1977
eliminating such things as garden lots for the elderly,
Commissioner Stewart asked if the Minnesota Housing Finance Agency (MHFA) set
standards for thee height of buildings used for elderly housing projects. Mr. Hyatt
stated that they had no standards beyond what would snake sense for the site,
Commissioner Hoyt asked how fast the project would be filled once the building was
complete. Mr. Myatt responded that their experience had been an average of two to
three months after opening.
Staff questioned petitioners as to whether they had any figures indicating the density
of elderly projects in third tier communities such as Plymouth. It was pointed out
that residential densities for first and second tier communities were greater in
general than those of third tier communities. Petitioners indicated that only in
rural areas had they experienced projects of lesser density than they were proposingforthisproject.
Staff also asked what differences were present for the 70 -unit Wayzata project for
the elderly that allowed it to be feasible. Petitioners indicated that the fact that
the land was donated to the builder was the major factor in feasibility for the project.
Chairman Davenport asked how soon the project would be ready for occupancy should the
Council approve the project. Petitioners indicated it would be approximately 18 monthstotwoyears.
Jim Edwards, 3935 Orleans Lane, provided some background and history of the property
as concerned the ho ieowners in the area,, He reviewed the contents of the agreement
between the homeowners and Mr; Bernardi and -1idicated that he felt it was important
that the City take the agreement into consideration in aealing with any site plan for
the property proposed for development.
Commissioner Stewart read the following statement from a newspaper clipping regarding
the agreement between Mr. Bernardi and the homeowners: "Lefler (the City attorney)
made it clear, however, that it was the Council that makes the final decisions regarding
ordinances, rezuning, building uses, etc. He did say, however, that Bernardi would
be held responsible to the agreement and so would any future ;buyer of the land."
Commissioner Stewart stated that he: did not feel it could be more clear as to the
intention of the agreement and its role in the use for the property in question.
Toth Berg, 3820 Trenton! Lane, President of the Middle East .Homeowners' Association,
stated that he felt it would be appropriate for the homeowners' association to have:
a complete review of the project at one of its aneetings prior to the City review of
the project, particularly in light of the fact that the agreement had not been
acknowledged by petitioner and to give the petitioner a better understanding of the
agreement .and the association's position on the matter,
Tom Wanous., 4015 Trenton Lane, had several geustions: 1) would the project be sold?
2 would expansion of the project be allowed, 3) what provisions would be made for
the elderly to cross Lancaster Lane, a thoroughfare street per the City plans. Peti-
tioner responded that the. project would ,be possibly sold in the future, but that cur-
rently, there were no plans to do so, As to expansion, no expansion was planned now
or in the future,
PLANNING COMMISSION MEETING MINUTES -6- November 2, 1977
Mr.`Wanous urged the Commission to require the petitioner to adhere to the Zoning
Ordinance building size requirements as well as the Land Use Guide Plan density estab-
lished for the project.
Jerry Bucholz,, 4040 Pilgrim Lane, indicated that his home would be the closest one
to the project, He stated his concern regarding possibilities of refinancing of the
project at which point it may ;be passible for the project to become something other
than an elderly project. Also, the current bus schedule for the area was keyed to
the .commuters, not the most desirable schedule for the elderly to get around during
the day,. In addition, Mr. Bucholz pointed out that there were no medical facilities in
the areaandthat this; too, would be a detriment to locating such an elderly project
in the area. Mr. Bucholz stated that he was totally against any increase in density
to allow the project as currently proposed at 110 units.
Mr. Hyatt and Mr. Dunbar both stated that they were unaware of the agreement previously
made by the owner of the property, Mr. Bernardi, and the homeowners' association.
Mr. Bucholz stated that he did not feel it would be appropriate for the City to allow
this project to be approved with so many variances because it would only set a pre-
cedent for other projects to come into the City with variance requests.
Mr. Dunbar stated that the project was financed based on its elderly residence status
with the MHFA and that such financing was extremely difficult to obtain. Without
guarantees such as providing that the project will remain an elderly project, the
financing would not be available to the petitioners for the project. Such refinancing
attempts aN requests are carefully controlled by the MHFA.
MOTION TO DEFER was made by Commissioner Stewart supported by Commissioner Threinen
any further review of the project proposed by TACH for elderly housing at the south-
west corner of Pilgrim and Lancaster Lanes for 110 elderly residentialunits until
such time as petitioners could meet with the Middle East Homeowners' Association to
determine "what makes sense" for the development of the si ti. .
MOTION TO DEFER CARRIED (5-0-0) (All in favor) MOTION TO DEFER CARRIED
A-772 Robert Kreatz A-772 Site Plan
Staff presented petitioner's request for a conditional use permit and site plan
approval for .a viarehouse/office structure of 31,770 sq. ft. on a 2,88 -acre site
proposed to be located yeast ofNiagara Lane on the north side of 28th Avenue North
for his plumbing business as well as a portion being set aside for multi -tenant use.
Staff proposed a recommendation for approval subject to the conditions as listed
in the Staff report of October 28, 1977,
As per the .Staff report, petitioner had submitted a plan which met the: parking require-
ments for the type of operation proposed.
PLANNING COMMISSION MEETING MINUTES --7- November 2, 1977
MOTION was made by Commissioner Threinen supported :by Commissioner Stewart that the
Planning Commission make the following recommendation to the City Council
That the request of Robert Kreatz for site plan approval fora warehouse/office
structure of 31,770 sq. ft. on a 2.88 -acre site proposed to be located east of
Niagara Lane on the north side of 28th Avenue North for his plumbing operation
and multi -tenant rental be approved subject to teh following conditions
1. Compliance with the provisions of the City Engineer's me,orandum regarding
this project.
2 Park dedication payment by fees -in -lieu of $1,440.
3. Site plan performance security per Zoning Ordinance requirements for 18
months.
4. Outside storage of waste and waste containers shallbe prohibited.'
5 Front setback landscaping shall be increased to include 10 Green Ash of
2y' cal i pher.
Rick Hollenkamp, Benson -Orth, representing petitioner, asked i'f it would be possible
to space the trees insuch a manner as to avoid interference with utilities in place
underground, The Commission stated there would be no objection to such placement
MOTION CARRIED (5-0--0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Commissioner Stewart that the
Planning Commission make the following recommendation to the City Council:
That the request of Robert Kreatz for a conditional use permit for Bob's
Plumbing to be located east of Niagara Lane, north of 28th Avenue North be approved
upon the condition that outside storage of construction materials and equipment
be prohibited.
MOTION CARRIED (5-0-0) (All in favor) MOTION CARRIED
A-771 Rose Confections, Inc. R & K Realty) A-771 Site Plan/Lot Division
Staff presented petitioner's request for a 39,600 sq, ft.. structure to be located
on a 4.2 -acre -parcel proposed at the northeast corner of Berkshire Lane and County
Road 15 for a confectionery distributor. Rose Confections, Inc., petitioner, would'
be owner/occupant of the structure. Staff proposed a recommendation for approval
subject to the conditions as listed in the Staff report of October 27, 1977.
MOTION was made by Commissioner Schneider supported by Commissioner Hoyt that the
Planning Commission make the following recommendation to the City Council:
PLANNING COMMISSION MEETING MINUTES -7- November 2, 1977
That the request of Rise Confections, Inc. for site plan approval and a lot divi-
sion for a 39,600 sq. ft. structure to be located on a 4.2 -acre parcel :proposed
at the northeast corner of Berkshire Lane and County Road 15 for a confectionery
distributor per plans dated. 24, 1977 be approved subject to the following
conditions
1 Compliance with the provisions of the City Engineer's memorandum regarding
this project.
2. Outdoor storage of waste and waste. containers shall be prohibited.
3, Payment of Park dedication fees -in -lieu of $2,100.
4. Site plan improvements security per Zoning Ordinance requirements for 18
months.
FURTHER, that a variance 'be recommended from Zoning Ordinance off-street parking
provisions to allow 47 spaces where 52 would otherwise be required due to the owner/
occupant nature of the site plan and the availability of sufficient site area to
accommodate additional parking, if needed,
MOTION CARRIED (5-0-0) (All in favor) MOTION CARRIED
A-467 Hot Fish Shop A-467 Site Plan Amendment
Staff presented petitioner's request for a site plan amendment to expand the restaurant,
and to expand site parking into a triangular parcel of hand existing as a separate
parcel between the current structure and Highway 55. Of greater import, included in
the proposal was a request for, a curb cut to Fernbrook Lane from the site. Staff
asked the Planning Commission for a recommendation with respect to the curb cut prior
to allowing petitioner to proceed with the remainder of the site plan amendment.
The Commission discussed the potential impact of such a curb cut in detailq
MOTION was made by Commissioner Threinen supported by Commissioner Schneider that the
Planning Commission make the following recommendation to the City Council
That the request of Jeffery Gustafson, dba Hot Fish Shop, for site plan amendment
approval to expand the restaurant and expand site _parking for said restaurant
including a curb cut to Fernbrook Lane from the site be approved subject to the
condition that the curb cut to. Fernbrook Lane be an exit only and that no cut
of the Fernbrook Lane median be allowed and that the landscape plan for
the site be submitted to the Director of Planning and Community Development
for approval
MOTION TO AMEN[ was made by Chairman Davenport, supported by Commissioner Schneider
PLANNING C0jkVISSION MEETING MINUTES -8- November 2, 1977`
that 'the following be added as a condition for approval of the site plan amendment:
itfurther, that said site plan amendments be in accordance with all Ordinance require-
ments. 11
equire-
meats."
MOTION TO AMEND CARRIED (5-0-0) (All in favor) MOTION TO AMEND CARRIED
The Commission then voted on the main motion as amended.
MOTION CARRIED (5-0-0) (All in favor) MOTION CARRIED
A-768 Crawford' -Merz A-768 Site Plan
As requested by the Planning Commission at its meeting of October 19, 1977, Mr.
Merz had redrafted his site plan to conform witn the Zoning Ordinance provisions.
The Commission discussed the revised plan with Mr. Merz in detail.
MOTION was made by Commissioner Threinen supported by Commissioner Stewart that the
Planning Commission make the following recommendation to the City Council:
That the request of Crawford -Merz for site plan approval of a multi -tenant
rental structure to be located at County Road 18 Service Road south of 10th
Avenue North per plans dated november 2, T977, be approved subject to the
following conditions:
1. Compliance with the provisions of the City Engineer's memorandum.
2. Outside storage of waste and waste containers shallbe prohibited.
3.. Petitioner shall provide security for site plan improvements per the
Zoning Ordinance for 18 months,
4. Park dedication fees -in -lieu shall :be $835.
F=URTHER, that a variance be granted from 15 f-. to 0 ft. for the north parking setback
due to the combined nature of the two adjoining sites under the Crawford -Merz owner-
ship,
MOTION CARRIED (5-0-0) (All in favor) MOTION:'RRRIED
Minutes of Planning Commission Meeting of October 19, 1`977
MOTION was made by Commissioner Schneider supported by Commissioner Threinen that the
minutes of the October 19, 1977 Planning Commission meeting be approved as written,
MOTION CARRIED (4-•0'-1) (Commissioner Stewart abstained) MOTION CARRIED
PLANNING COMMISSION MEETING MINUTES -9- November 2, 1977
Reports of Officers, Boards and Commissions
A-735 Robert Middlemist 4th Addition A-735 Preliminary Plat
Staff reported to the Planning Commission that it appeared as if the adjoining
property owners, Robert Middlemist and Gary Walters, would not be able to come to
terms on use of their property as a joint venture as concerned the Robert Middlemist
4th Addition. Staff requested a recommendation from the. Planning Commission as to
the disposition of the project as currently proposed.
MOTION was made by Cum. issioner Threinen supported by Commissioner Schneider that
I the Planning Commission make the -'ollowing recommendation to the City Council:
That the request of Robert Middlemist for preliminary plat approval of "Robert
Middlemist 4th Addition" be denied based on the fact that the proposed plat does
not meet the purpose and iri;ent of the Zoning Ordinance, Section 1, as „.
the most appropriate use of (the) land.."
Commissioner Threinen stated that his reason, for the motion was the potential problem
resulting from the creation of the remnant parcels at the southeast portion of the
proposed 'plat on the adjacent property owner's land (Mr. Walter's property). Pie
I, added that he did not feel this was effective use of the land.
The majority of the Commission concurred with Commissioner Threinen with respect to
the potential remnant and/or gerrymandered nature of the shape and size of lots to
be created to the east_
MOTION CARRIED (4-1'-0) (Comm.issioner Stewart against) MOTION CARRIED
Elderly Nfi
The Commission discussed the problem of not having any tool through the Zoning Ordinance
by which to evaluate any proposals for elderly housing in an effective manner.
MOTION was made by Chairman Davenport suppc <4d by Commissioner Stewart that the
Planning Commission request the City Council to authorize public hearings to amend
the Zoning Ordinance to accommodate housing for the elderly,
It was pointed out that the City did not have an effective means by which to e^,eluate
the impact of a 20 -unit per acre elderly project versus a 20 -unit per acre family
project financially, in terms of services of the City that would be required, etc.
MOTION CARRIED (5-0-0) W l , In favF,r) MOTION CARRIED
MOTION TO ADJOURN was made by Commissioner Tl--,' nen supported by Commissioner *Stewart.
PLANNING COMMISSION MEETING MINUTES -1 O- November 2, 1977
Chairman Davenport:adjourned the meeting at 1;35 am,
APPROVED BY PLANNING COMMISSION November 16,__1977
David J. Davenport, Chairman
Plymouth Planning Commission;
Charles G. .Dilierud, Secretary
it