HomeMy WebLinkAboutPlanning Commission Minutes 08-23-1978PLANNING COMMISSION
CITY OF PLYMOUTH, MINNESOTA
August 23, 1978
A regular meeting of the Plymouth Planning Commission was called to ordar by Chairman
Davenport at 7*35 p.m. in the Council Chambers of the Public Works :Building, 14900
23rd Avenue North,
MEMBERS PRESENT: Chairman >Oavenport, Commissioners Barron, Erickson, Schneider
and Vasilou
MEMBERS ABSENTt Commissioners Stewart and Threinen
STAFF PRESENT: Balir Tremere, Fred Moore, and Loretta Garrity
A-186 Cal hours Investment A-186 Final Plat
Staff reported that both the Planning Commission and City Council have approved
petitioner's 'preliminary plat for Sunri:':i Bay Estates on Little Peninsula of Medicine
Lake.. Request is for final plat approval of a multi -family residential development
consisting of three lots and two outlots, located at the southwest area of
Medicine Lake. Staff noted that the Planning Commissionhad concern, in general,
about long-term maintenance and maintenance responsibilities of the common areas.
Language has been developed in the covenants, in answer to ti,ese concerns, to pro,ide
that in the future if it is determined by the City that the common areas, streets,
or ponding areas are not beina properly maintained, the City may go in to maintain
such areas and assess the cost: to the Homeowner's Association. Additional observations
and recommendations of Staff were presented per Staff report dated August 21, 1918..
Commissioner Vasiliou questioned how sales have been made on the plat without Tinal
plat approval.
David Eide, attorney for petitioner, replied sales of the condominium units have:
been made contingent upon final plat approval.,
140TION was made by CommissionerSchneider supported by Commissioner Erickson, that
the Planning Commission make ,'he following recommendation to the City Council:
That the request of CalhoL Investments fo approval of final plat of Sunrise
Bay Estates, located on Little Peninsula of Medicine Lame, a proposed condominium
development consisting of a 162 unit apartment project nearly completed and an
81 unit a;artment project approved but not started on three lots and two outlots,
be approved subject to the following conditions:
1. Compliance with the provisions of the City Engineerls Memorandum.
2, The final plat shall include the filing of covenants as approved by
the City Attorney,
3. Homeowner's Association contract shall specify if adequate maintenance
is not done in the streets, open space and ponding aeeas, the City will
PLANNING COMMISSION MEETING MINUTES -2- August 23, 1978
e
have the authority to maintain such areas and assess the cost to the Homeowner's
Association
MOTION CARRIED (5-0-0) (All 7n favor)
A 813 B- T Land Company A--813 Final Plat
Staff presented petitioner's request for final plat approval of Cedar Ridge Plat II,
RPUD 78-2, 51 single family dwellings located on the southwest corner of Fernbrook
Lane and County Road 9. Observations and recommendations of Staff were pµsented per
the Staff report of August 21,, 1978. Staff noted that Council determined that park
dedication fees.: -in -lieu should be calculated per the park dedication policy, namely, $
275 per dwelling unit. with appropriate cash credit being given for land which
is dedicated, but which awjunts to lees than that which could be dedicated under
the policy formula. MOTION
was made by Commissioner Uasiliou supported by Commissioner Barr:-, that the
Planning Commission make the follcwing recommendation to the City Council: That
the request of U.1' Land Company for approval of final plat of Cedar Ridge Plat
II, located on the southwest- corner of Fernbrook Lane and County Road 9, and
consist'ng of 51 single family dwellings be approved subject to the following conditions,-
1.
onditions.
1..
Compliance with the provisions of the City Engineer's Memorandum. 2,
Payment of Park Dedication fees -in -lieu of $15,876.00 (Sl units x $275 per unit = $
14,025; approved density of 2.71 dwelling units per acre x $275 per unit _ $
745 x .20 acres dedicated trail = $149; $14,025 - $149 = $13,876.00). 3.
Approval of the covenants and Homeowner's Association documents by the City Attorney.
4
The walkway at the south portion of the property be landscaped with evergreen trees
2 feet in height and 15 feet centers along the boundary lines of the walkway
on bath sides of the easement for purposes of screening the adjacent lots
from the trail users. MOTION
CARRIED (5-0--0) (All in favor) A-
843 Donald Wildman for Scoville Fres A-843 Site Plan Staff
presented petitioner's request for site plan approval of Phase I of development of
a 4.99 acres site located on the west side of Fernbrook Lane at 25th Avenue North consisting
of 28,800 square foot office/warehouse building, Recommendations and observations
of Staff were presentedper the Staff report of Avgest 21, 1978 and, in
addition, recommendation that outside trash facilities be prohibited.
Y
PLANNING COMMISSION MCL:"!NG MINUTES -3 August 23, 197
Dave Weir, Cr -mer -Weir Construction, representing pc.' .Toner, stated that, Scoville
Press isa Minnesota-based printing company whose pr inci pal activity is °the printing
of reader activity cards and direct rail business cards, which calls for small,
compact equipment..
Staff made the further observation that the company has expanded rapidly in the
past five years. and consideration has been given to the following two alternat.ves
for future ex ansion of the site; 1) the building proposed in Phase T might be
expanded or 2 another facility might be constructed on the same site, as illus-trated
in the proposed dans for Phase IT,
Tom Kaufman, architect for petitioner, reviewed the plans for the outside treatment
of the building In detail.
MOTION was made by Commiss=ioner Erickson supported by 'Commissioner Vasiliou, that the
Planning Commission make the following recommendation to the City Council:
That the request of Donald Wildman of Scoville Press for site plan approval
of Phase I of development of a 4.99 acre site on the ws t side of Fernbrook
Lane at 25th Avenue North, consisting of a 28,800 square foot office/warehouse
building, be approved subject to the followina conditions;
1. Compliance with the provisions of the City i~ngineer's Memorandum,
2. Dedication of 7 ft. of additional right-of-way for Fernbrook Lane as
approved by the City Engineer.
3. Performance `uarantee for exterior improvements shall be for a term of
18 months,
4 Payment of Park Dedication fees -in -lieu of $4,243 (4.99 acres x $850 per
acre),
5. Plan approval is for Phase I only and further construction shall be
subject to review and approval by the City.
6. No outside storage of trash, trash containers, or production materials.
MOTION CARRIED (5-0-0) (All in favor)
A--552 Vern Ishan A_552 Preliminary Plat
Staff presented petitioner's rc„uest for approval of preliminary plat of Isham's
Industrial Park, 11 planned industrial lots located on the northeast quadrant of
28th Avenue North and Vicksburg Lane, Recormiiendations and observations of Staff
were presented per the Staff report of August 91, 1978. Staff commented further
that the proposed plan presented to the Haat fission did show the alignment of
Ranchview Lane frora the north to an, inte.. ser.tion with the proposed Medina Road.
Staff also noted that 75 ft, green strip et'lacks were provided off 28th Avenue
and Vicksburg Lane, and provision has been made for combined access drives for
lots on 28th Avenue North and on Vick.}urg Lane thereby reducing individual
curb cuts.
1
PLANNING COMMISSION MEETING MINUTES -4- August 23, 1978
Commissioner Schneider expressed concern about the intersection of 31st Avenue
with proposed Xe ina Road. Staff replied with the extension of Medina Road'
and Ranchview Lane coming through from the north, 31st Avenue would not be needed.
Ranchview lane from 28th Avenue couldalso evertua;lly be vacated when, the other
roads are completed.
R,.
1Isham
petitioner, ztated he intended to move ahead with the plat as soon
as p r;sible, serving it with setter and water improvements. The lots on 28th
Avenue already have utilities installed. He stated his time schedule for develop-
ment of the plat was 18 months to 2 years.
Staff noted Mr. Isham is intentionally developing lots on :28th Avenue initially
until more information is avialable on the alignmeat of Medina Road and determination
is made whether it will be developed..
Commissioner Vasiliou questioned if proposed Medina Road was intended to daring
traffic onto Vicksburg and Dunkirk Lanes and keep it off Highway 55. Staff replied
proposed Medina is intended to be a ,illector street so that internal traffic in
Plymouth south of Hig Mav 55 does not have to use Highway 55 exclusively to go
east or west and to channel tpaffic to Highway 55 through the ?roper intersections,
MOTION was made by Commiw,sioner Erickson supported by Comm7 sioner Vasiliou, that
the Planning Commission make the following recommendation to the City Council:
That the request of Vern Isham for prelimiary plat approval of Isham's
Industrial Parr consisting of 11 planned industrial lots on the northeast
quadrant of 28th Avenue North and Vicksburg Lane be approved subject to
the following conditions.
1. Final platting shall reflect, the appropriate right-of-way dedication as
approved by the City Engineer f)r proposed Medina. Road, and proposed
Ranchview Lane (part) with intersection at proposed Medina Roao.. The
Development Contract for final platting shall reflect measures to implement
construction of the proposed new Medina. Road/Ranchview Lane.
2. Development Contract provisions limiting private curb -cut access to 28th
Avenue North to one at the lot line between proposed Lots l and 2, one
at the lot line between` proposed Lots 3 and 4,, and,, to Vicksburg Lane to
one at the lot line between proposed Lets 7 and 8, and one at the south
property line of porposed Lot 9.
3.. Site plan will be developed with a 75 ft. buffer and landscaped green
strip on 28th Avenue and, Vicksburg Lane.
4, Compliance with the provisions of the City Enginee,'s Memorandum.
MOTION TO AMEND was made by Commissioner Schneider, supported by Commissioner Erickson
to add the following as Condition #5: "An alternate -driveway may be provided on Lot
9 as far to the east as possible;, accessing onto Medina Road, in lieu of a Vicksburg
Ah Lane entrance,"
MOTION TO AMEND CARRIED (5-0-0)
The Commission then voted on the main motion as amended_,
MOTION CARRIED
0
All in favor)
All in favor)
PLANNING COMMISSIONMEETING MINUTE'S -5- August 23, 197
Mary Kaiser, Food Engineering Corporation, requested that consideration be given
tote entrance to their facility when the preliminary plat for Volp Construction
A-750) was reviewed, later in the meeting,
Chairman Davenport declared a recess at 8:15 p.m., the meeting was reconvened'
at 8:30 p,m.
A-675 Plymouth H711s Con pan A -67a General' Development Plana
Chairman. Davenport stated he would abstain from voting on this item because of
potential conflict of interest. He request Commissioner Schneider to take over
the chair,
Staff stated when the Planning Commission reviewed the final plat for Plymouth Hills
Addition, lo-,ated between 'Niagara Lane and Vicksburg 'Lanes north of Highway 55,
at the July 26 1978 meeting, it also reviewed the General Development Plan which
was a requirement of the project as a Plapned Business Development (MPL;D). Since
the concept plan was first reviewed, the developers have defined the types of uses
throughout the project and are now in the phase of marketing properties that would
result from the planning action. The Commission had stated eoncertics of the nature
of the changes between the original Development Plan and the updated or revised: plan
presented in July,. -but recommended approval of the final plat t Council. Council
informally reviewed the platting and development of this area at the August 14, 1978
Council meeting, but took no specific action except to refer the general Development
Plan back to the Planning Commission for further review and recommendation of the
proposed revisions. They indicates that they are comfortable with the layout from
a platting standpoint, but asked for more detailed grading plans and that provisions
for easements be made with the City Engineer. Approval of final plat has been
tabled by Council awaiting the Planning Commission's reconiiendations on revisir'ns
that have been made to the General Development Plan.
The developer has provided a background analysis of the development, a traffic analysis
for the area and detailed graphics illustrating the changes that have been made to
the original Development Plan. Staff noted the auto care center has been deleted
from the development conept plan per earlier Council direction, and the classification
of the proposed restaurants at the south portion of the site have been specified
per Zoning Ordinance definitions,
Commissioner Vasiliou inquired if the intersection of Highway 55 and Vicksburg Lane
would be signalized with an overpass with a walkway. Commissioner Erickson stated
he understood Vicksburg and Niagara Lanes were ultimately going to have no connection
with Highway 55, Staff responded that is is likely that Niagara Lane will intersect
with Highway 55. City Engineer Moore stated the long -.range plan is that Vicksburg
Lane will not intersect Highway 55, and will have an over pass:
CAommissioner Schneider asked for Council`s specific direction to the Planning Commission.
Staff reolied the Council asked the Pla ening Commission to look at the Development
Plan again to re+liew the specific concerns the Commission expressed previously, to
review the additional in-'orma tion that is now available on the; changes in the
Development Plan, and to relate whether concerns have been resolved
PLANNING COMMISSION MSETINC MINUTES -6- August 23, 1978
Frank Larsen, petitioner, reviewed the changes and similarities throughout this
development.,from the time of approval of the original concept plan. He referred
to a background report prepared by McCombs: -Knutson Associates and dated August, 1973.
Mr. Larsen eplained one change was to eliminate the proposed theater, since there
Was no interest in that use in this area and Class 1 restaurant was proposed instead,
He .said that the time of final plat approval they'are prepared to dedicate all
roadways and park lands designated.
Commissioner Schneider que(tioned the retail sale use proposed for Block 5, Loi`
and Block 4, Lot 2, Mr. Larsen responded that the proposed free --standing sporting
goods store proposed for Block 4, Lot 5 would not fit in the service shopping area
proposed on Block 3.
Mr. Larsen stated all the lots in the business area have been committed, Frith*the
exception of three (ots, to specific cases with the right of revision. The two lots
to be developed on the land in Block 5 purchased from the City have not been made
available for sale because of the amount of soil correction that must be done but
there has been interest shown in these two lots by two well-known restaurants.
I
Commissioner Vasiliou questioned how lr,d can be sold to a particular use with
assurance that use will be developed, Staff replied a Planned Business Development
provides that when the final plat is filed with the County, the General Development
Plan is also filed as a matter of record, to formally designate the approved use
types. Mr. Larson indicated the sales agreements also referred to specific uses
a on the specific property.
Commissioner Vasiliou`recalled the "fest food" or, Type ZI restaurants on the corner
of Eernbrook Lane and Highway 55 were approved in consideration of the original
concept plan for Plymouth Hills which did not include the number of restaurants
now proposed; the two additional fast food restaurants proposed in the revised
plan, Block 5, Lots 3 and 4, would result in too many fast food restaurants in
a short distance, creating traffic congestion in the area. Mr. Larsen replied
they felt keeping heavier traffic close to the ingress and egress of the plat would
eliminate traffic congestion in the interior of the development., Wlith two shopping
areas already proposed for the development the present population does not warrant
another shopping area along Highway 55. The proposed Class II restaurants wil`( fulfill
the need to serve the people working in the industrial and the proposed Class 1
restaurants will fulfill the need for a high quality restaurant in the area, He
stated that this land; must be sold to a commercial use that is viable and that
would create a good tax base.
Commissioner Vasiliou replied she did not object to the proposed types of restaurants
or the number, but felt they would better serve the same purpose proposed if they
were distributed through the development rather than concentrated along Highway 55
Commissioner Schneider recalled that the original concept plan proposed a library and
medical clinic on the corner of Niagara Lane and Highway 55. He envisioned a City
Hall surrounded by a goad green area, and if it were surrounded by the proposed
restaurants and signs, it would not be as visible or aesthetically pleasing
to traffic on Highway 55. He expressed concern with the type of use across from
the City Hall and the overall view from City Hall.
Rick Sathre engineer for petitioner, replied a medical center was not proposed for
that area and tile; County lost interest in bui iding a-1ibrary in Downtown Plyilouth
PLANNING COMMISSION MEETING MINUTES --7- August 23, 197$
for financial reasons. Chairman Davenport questioned whether the City has an
agreement with Plymouth Hills to buy back Lot 1, Block 5 if it is not buildable.
Mr. Larsen replied there are no buy-back agreements with the City on this land.
The covenants require a retaining pond and that no structures be built on the
east portion and this will provide a'clear view of City Hall approaching from the
east and the elevation of the City Nall site is high enough so that it will be
visible from the western approach. There are only two uses proposed for Lots
6 and 7, with Lot 7 use having about 1,133 ft. frontage.
Commissioner Vasi,liou repeated that her objection was not to the number of
restaurants, but to having then concentrated along Highway 55.
Commissioner Erickson stated the visibility and accessibility of these along
Highway 55 would be most des i reabl e for this use.
Staff commented that it is a Planning judgement as to whether there is too great
a concentration of restaurants in the area. He recommended that if the Commission's
concern is not the concentration of restaurants but the visual aspect, as the sites
are developed the landscaping, buildings and signery can be controlled and it would
not be out of order to provide some language in the approval of the Development Plan
that the design and landscaping for -the proposed restaurant -uses would be compatible
with the Civic Ceivbt o area to the no*vth. Combined with the controls of developer,
the zoning: and the controls the Planning Commission and Council can provide, there
is substantial control for the development of these sites,
Commissioner Erickson stated the area along Highway 55 is zoned B-1 and restaurant
and retail uses do not fit outside of a PUD context.. Mr. Larsen agreed the B-1
zoning for this south area was part of the Planned Business Development concept to
give the City a chance to review and control each proposed use. Staff reviewed
the allowed uses for a B-1 zoning district and suggested that another Class 1
restaurant in lieu of the two proposed Class II restaurants, on Lots 3 and 4, might
satisfy the Commission's concerns.
Commissioner Schneider stated that at a past meeting, he suggested that these two
lots be combined into one large lot. Mr. Larsen replied it would be easier to market
two smaller parcels.
Commissioner Erickson stated he felt the changes in the Development Man are
compatible with the overall Plymouth Hills Development.
Commissioner Barron stated with an excess of 2300 ft. of frontage on Highway 55, the
concentration of restaurants did not seem to be too great in his opinion. He
felt it was a sensible use of this land to provide Class I and 11 restaurants to
serve the future housing unitsein the development and the people working in the
Industrial Park. fl c+id not feel this proposed use detracted from the Plymouth Hills
Development.
Commissioner Schneider felt five restaurants along Highway 55 would create traffic`
congestion at the lunch hour on weekdays, and he and Commissioner Vasiliou questioned
the revisedTraffic .Impact Analysis dated August 4, 1978.
Rick Sathre responded Blocks 4 and 5<are shown to generate more trips per day in
the revised Development Plan, but the original Traffic Analysis conclusions
and recommendations were still valid.
Commissioner Schneider, stated he felt: the major portion of the traffic NoO d be
I
PLANNING COMMISSION STING MINUTES -g.. August 23, 1978
generated between 11:45 a,m. and 1:35 p.m. and 4:30 p.m, and 6:30 p.m. In addition,
the peak hours of traffic to the post office would be in these same time period's,
addition to the congestion during those hours..
Staff inquired if the. Commission was concerned with the two Class II restaurants
proposed on Highway 55 and if they would be agreeable to relocating these restaurants
inside the development.
Commissioner .Barron stated he did not object to locating those restaurants or the
retail use on Highway 55 as proposed.
Commissioner Vasiliou stated she objected to five restaurants fronting on Highway55, but did not object to them being dispersed in the development,
Commissioner Schneider also objected to five restaurants being concentrated along
Highway 55 because of traffic and sign congestion that would resc,lt `
Mr. Larsen responded that restaurants do not work in a service shopping area as
proposed on Block 3, and are disruptive to the parking and traffic In such an area.
Office buildings were not proposed along Highway 55 because single --story, low
profile buildings there are preferred'.
Staff suggested that the proposed uses along Highway 55 are all suitable for the
5-1 zoning, but emphasizedthat the two Class II restaurants are possible there only
due to the PUD. Development of these sites could be. controlled by more specific
language in the approval of the Development Plan requiring the building layouts
and landscaping to be compatible with Class I restaurants. From a traffic impact
standpoint, it appears the roads will accommodate the traffic they would generate.
Commissioner Barron questioned if the site, which was formerly intended for an
auto care center (northwest corner of Outlot D) was to be utilized or used as
open green space. Staff replied the revised plan proposes that this site will
contain an office park use,.
Mr, Sathre stated it is the developers intent to locate an auto care center elsewhere
in the development.
MOTION was made by Commissioner Erickson, supported byy Commissioner Barron; that the
Planning Commission make the following recommendation to the City Council;:
That revised General Development Plan submitted' by Plymouth kills Company
for the Plymouth HillsMPUD located in the northeast quadrant of Highway
55 and: Vicksburg Lane, be approved subject to the following conditions:
1. Compliance with the City Engineer's Memorandum,
2, Prohibition of private drive access to Vicksburg Lane,
3. Compliance with the applicable conditions cited in, Council Resolution
No, 77-138 and Counci'i Resolutoin %. 77-139,
4. Completionlof the required Environmental Assessment Worksheet process per
State Environmental Quality Board regual tions.
PLANNING COMMISSION MEETING MINUTES 9 August 23, 1978
5. Building design and landscaping for lots adjacent to Highway 55 shall be
aesthetically compatible with the Civic Center complex.
MOTION TO AMEND was made by Commissioner Carron supported by Commissioner Erickson
by the addition of Condition #6 as follows:: "Restaurant uses shall not be permitted
on Outl of D.. 'I
MOTION TO ,AMEND CARRIED (4-0-1) (C,,ai rman Davenport
abstained
The Commission then voted on the main motion as amended
MOTION FAILED (2-2_1) (Commissioners Vasiliou and
Schneider against; Chairman
Davenport abstained)
Commissioner Barron stated that the intent of Condition 5 is that each lot shall be
reviewed individually at the time of development.
Staff asked whether the reason for the negative votes is primarily the Class II
restaurant uses on Highway 55 and the feeling that if there are to be this many
restaurants in the PUD that they should be spread among the development.
Commissioner Schneider stated there has been no indication that the traffic study
considered the peak traffic periods for the restaurants and the post office traffic
relative to the development on Niagara. Lane and 34th Avenue North.
Commissioner Vasiliou concurred.
Chairman Davenport summarized by stating the Council should address the qtlestion
0 whether or not the revisions to the General Development Plan are consistent
vth the character of Downtown Plymouth as they have envisioned it. The MPUD
concept permits a great deal of flexibility, and this is the first major commercial
area to develop. Because of its high visibility, it should be determined if it
is consistent with the Council's overall picture of what the downtown area of
the community should be.
A-802 Jud y"s Restaurant A-802 Landscape Plan
Mr. Rick Farnsworth, representing Mr, Gerald Paschke, developer of Judy's Restaurant
on the southwest quadrant of Fernbrook. Lane and Highway 55, replied to questions
regarding the revised landscape plan which had been submitted as required by CouncilResolution78-174, Staff felt the revised plan lacked a sufficient number of trees
along the northern boundary of the site to achieve an aesthetic break from the
black4op parking area. The Commission felt that the few 'trees proposed on the north
berm were not adequate,
Mr, Farnsworth stated there was not sufficient space on top of a 3-4 ft, berm to
do effective planting of trees because of the sharp. slope of the berm, The Commission
concurred some of the shrubs proposed to be planted on the berm should be replaced
with evergreen trees which would have a greater aesthetic effect in creating a more
pleasant vista along Highway 55.
PLANNING COMMISSION MEETING. MINUTES -10- August 23, 1978
Chairman Davenport commented the original landscape plan for the site had not been
submitted untilthe building was well, under way on August 14 and the revised plan,
which was submitted on August 21, rias still not responsive to the Commission's
concerns. He stated occupancy permits should not be issued until the approved
landscaping was. completed.
MOTION was made by Commissioner Schneider, supported by Commissioner Barron that
the revised landscape plan for Judy's restaurant, received by the City on August
2`1, 1978, be approved with the following 'revisions
1. Item J - Maple trees may be in caliper instead of 3 in., and two
additional maples sAould be included on the north side.
2. Item L Green Ash may be 22- in caliper minimum, and two additional
ash should be included on the north side.
3 Item N - Radiant crab may be 2-2 in. caliper minimum.
4. Item K - Two additional Austrian pines should be included on the north
side..
MOTION TO AMEND was made by Chairman Davenport supported by Commissioner Barron to
add the following conditions for approval of the landscape plant
I. Landscaping shall be substantially completed prior to issuance of a
certificate of occupancy or any other ity licenses necessary to do
business.
2. A landscape bond shall be for a period of 18 months from the approval
date consistent with City policy.
MOTION TO AMEND CARRIED (5--0-0) (All in favor)
The Commission then voted: on the main motion as amended'.
MOTION CARRIED (5-0-0) (All in favor)
Mr. Farmsworth inquired if the additional six trees o -,i4, p?.anted on the berm if some
of the shrubs may be eliminated and states it could be a problem to locate some of
the species of trees in time to complete the landscaping before the grand opening.
The Commission agreed the additional trees required should be in addition to the
proposed shrubbery and should be planted on the north side of site, but not
nacessar:ly on top of the berm.
A-845 Richard Larsen for Hanus Bear Co, A-845 Site Plan for Building
Addition
Staff presented Mr. Richard Larsen's request for approval of a site plan for a
building addition of 5,290 sq. ft. to the existing bus storage facility of the ilanus
Bus Company at 15625 31st Avenue North,. The Commission's concerns about building
yard setback, front yard parking setbacks and landscaping have been met in the
revised site plan presented: by petitioner and the variitions form the required
setbacks on the east and west side of the building have been proposed to keep the
PLANNING COMMISSION MEETING MINUTES -11-
the setbacks consistent with those of the adjoing sites.
August 23, 1978
Mr.. Richard Larsen, petitioner, commented the parking area was moved to the south
and a 50 ft. area left vacant next to the ,building to accommodate future expansion..
He added the building is used exclusively for storage of busses and the office
space is utilized only occasionally.
Staff stated the proposed. parking area was ;aaegciate and presented additional
recommendations and observations in a report dated August 21, 1978.
MOTION was made by Commissioner Vasiliou supported by Commissioner Schneider
that the Planning Commission make the following recowlendation to the City
Council:
That the request of Richard Larsen for site plan approval for a 5,290 sq.
ft. building addition to the existing bus storage facility of the Hainus
Bus Company at 15625 - 31st Avenue North be approved, subject to thr
following conditions;
1. Compliance with the provisions of the Engineer's Memorandum.
2. The term of the required performance guarantee for exterior improvements
shall be 18 months.
3. Building and yard setback requirements for driving and parking areas shall
he in compliance with approved plans.
4. Outside storage of materials, vehicles (exclusive of employee and customer
parking) waste materials, and waste containers is prohibited.
MOTION TO AMEND was 'made by Commissioner Schneider, supported by Commissioner Barron
to add the following as Condition #5 "Trees shall be 21-, in, caliper and 3 trees
in the south half of the lot be moved so that they are planted around the perimeter..
MOTION TO AMEND CARRIED fk5.0-0)
The Commission then voted on the main motion as amended.
MOTION CARRIED 5-0-0)
All in favor)
All in favor)
A-750 Volp Construction CompanyA,,K.760- Preliminary Plat and Rezoning
Staff presented Volp Construction's request for approval of preliminary plat and
rezoning for four industrial lots on the northwest quadrant`, of Niagara Lane and 28th
Avenue North, explaining the revised preliminary plat contains dedication of right-
of-way for the Medina Roadalignment, dedication for half of Ranchview Lane to
provide intersection with proposed Medina Road and additional dedication of 7 ft. for
Niagara Lane on the east, The plat also includes a 40 ft. trail easement along
the Niagara Lane frontage. Staff also commented the ordinance amendment required
for rezoning the property should reflect the conditions of the General Development
Plan_. Additional recommendations and observations were presented per the Staff
Report dated August 18, 1978.
PLANNING COMMISSION MEETING MINUTES _12- August 25, 1978
MOTIONwas made by Commissioner Barron supported by Commissioner Erickson that the
Planning Commission make the following recommendation .o the City Council:
That the request of Volp Construction for amendment to Ordinance #77-18
An Ordinance Approving Rezoning of the Northwest Quadrant of Niagara Lane
and 28th Avenue from R-0 (Restricted Residential) to I--1 ('Planned Industrial)
based upon the approved 1978 General Development Plan for Volp Construction
be approved.
MOTION CARRIED (5-0-0) (All in favor)
Staff noted that petitioner acknowledges only one curb -cut will be allowed onto
Niagara Lane and in the case of future site expansion, access would be onto
28th Avenue. The Commission discussed how the realignment of Medina Road related
to the curb cuts of Food Engineering Company onto 28th Avenue North, concurred
the alignment was appropriate.
MOTION was masse by Commissioner Vasil ou supported by Commissioner Erickson that
the Planning Commission make the following recommondation to the City Council:
That the request of Volp Construction for approval of preliminary plat for
four industrial lots with development of owner -occupies industrial buildings
at the northwest quadrant of Niagara Lane and 28th Avenue North be approved,
subject to the following conditions;
1 Final platting shall reflect apporj?riate right-of-way dedication as
approved by the City Engineer for proposed Medina Road, proposed
Ranchview Lane (part) intersection` with proposed Medina Road, and
additional right-of-way for Niagara Lane. The development contract
for final platting shall reflect measures to implement construction
of the proposed new Medina Road/28th Avenue; North/Niagara Lane inter-
section,
2. Devclopment contract provisions limiting private curb cut access to Niagara
Lane to one at the sot line between proposed Lots 2 and 3, Block 1.
r
3. Design of tA?'t portion of pond BC9 within this plat shall be specifically
approved by the City Engineer,
4. The final plat shall reflect a 40 ft, easement for trail purposes along
the entire Niagara Lane frontage, exclusive of the proposed additional
7 ft. right-of-way dedication.
5. Compliance .with the provisions of the City 'Engineer's Memorandum.
MOTION CARRIED (5-0-0) (All fii favor)
A-750 Volp Construction Company A-750 Site Plan
Staff presented Volp Construction's request for site plan approval of Lot 2, Block 1
of the Volp' Industrial Park at the northwest quadrant of Niagara Lane and 28th
Avenue North. Staff reviewed the plans for the 52,400 so. ft. owner -occupied
PLANNING COMMISSION MEETING MINUTES -13-- August 23, 1978
proposed for the 4.5 acre site including the proposed landscape pian.. Additional
recommendations and observations were presented per the Staff report dated. August
r1l , 1978.
MOTION was made by Commissioner Schneider supported by Commissioner Erickson that
the Planning Commission make the following recommendation to the City Council:
That the request of Volp Construction for approval of site plan for Lot 2,
Block 1 of the Volp Industrial Park plat at the northwest quadrant of
Niagara Lane and 28th Avenue North for a 52,400 st. ft} industrial building
on a 4.5 acre site be approved subject to the following conditions;
I. Compliance with the provisions of the City Engineer Memorandum.
2. Outdoor storage of waste, waste containers, mateirals and products
is prohibited.
3, Provision of a 40 ft.. easement along the entire east property line
for walkway and trail purposes.
4. Payment of Park Dedication fees-in-lieu of $3,825.00 (4.5 acres X $850 {
per acre).
Provisions of performance security per Zoning Ordinance requirements
for exterior improvements terms for 18 months,
MOTION CARRIED (5-0-G) (All in favor)
A-745 Larry Laukka A-745 Revised ConccpL flan for RPUD 78-3
Staff reviewed Council's action on Larry Laukka's request for approval of concept plan
for RPUD 78-3 referring the item back to the Planning Commission for review of l)
land use guiding and possible amendment of gaiding, considering realigned. Larch Lane,
2) deletion of all intersections with new County Road 9 iom within the plat and
3) conformance with the guide plan of all areas east of the realigned Larch Lane, with
respect to density and unit type.
Chairman Davenport stated he felt the revised concept Plan was not responsive to
C. ancil's concerns.
FranHa en, engineer for Larry Laukka, replied the revised plan was in co+lformance
with density requirements for LA-1 guiding east of Larch Lane including single -family,
townhouse units and condominiums and he said the intersections with County Road 9
could be eliminated,
The Commission discussed the density proposed for the area east of Larch Lane and
the transition requirements south of new County Road 9 and west of Larch Lane. Mr.
Hagen st::ted with the proposed hg%r-traffic thoroughfares at this location plus
Larch sane- on the west, the a,ea south of new County Road 9 is not a viable locaticj;
for single -family homes of any quality, whatsoever, and the cost of developing the
parcel does not lend itself to the development of single -family homes. He responded
that transition requirements will be provided oy distance and berms planted with
shrubbery for screening in the preliminary plat stage.
PLANNING Cts VISSION MEETING MIND -FES 14- Au,ast 20, 1978
There followed Lengthy discussion of the density cf the entire RPUD versus the
density of the area east of .Larch Lane and South of new County Road 9. The
Commission expressed concern with the number and type of units proposed in the
area east of Larch Lane and questioned the legality of applying thQ guiding
west ofexisting larch Lane up to the ro osed Larch Lane
Larry Laukka, petitioner, stated' the area east of Larch Lane and south of new
County Road 9 could no,,' be developed with single famil,7 homes since they would not
be marketable considerxa,,, the high --traffic roads surrounding the area and: the
commercial operation to the east.. He did not plan co build row ;houses in 4$;e
area, but four -p ex or quadrimin um units, at a price range of $50,000 to M,000
with condominiums °ranging from $50,000 'to $60,000 and single-family units
north of new County Road 9 ranging from $$0,000 to $90,000. Mr. LauKka stated he
must have at least 120 townhouse units to make the development work.
Commissioner Schneider stated he has been consistent about opposing townhouses
in an LA -1 area and objected to the -number of units proposed for the area east
of Larch Lane,
Commissioner Vasiliou,stated this Property was affected by the highways, and
thoroughfares going through it and by the slaughterhouse operation to the oast.
Commissioner Barton felt this was an ideal piece of property on which to isolate
a townhouse development with three major -thoroughfares separating the area from,
the single-family homes aroanl it.
Staff commented that the purpose of a PUD is to allow flexibility of housing types,
and without a mix of housing, nothing is gained except for more open space. The
current trend toward attached -type housing is ameans of providing some moderate -
cost housing.
MOTION was made by Commissioner Barron supported by Commissioner Erickson that.
the Planning Commission make th- following recommendation to the City Council:
That Larry Laukka's request for approval or a revised concept plan for
RPUD 78-3 at the northeast quadrant of Larch Lane and County Road 9 be
approved subject to the following conditions.,
1: Access to new County Road 9 be restricted to proposed Larch Lane only,
2. The area north of new County Road 9 be limited to 89 units of single-
family detached units; the area south of new County Road 9 and east
of proposed Larch Lane ,be limited to 104 quadrami nium- unfits; and
the area west of proposed Larch Lane and south of new County Road
7 UC i i.UI I. Ut: , l.0 Q`t UU11UU111111i.U111 UII I:I.-ZAI .ICI' WA -0 VU I UC,f I M=b
MOTION TO AMEND was made by Chairman Davenport, supported by Commissioner
by Commissimer Vasilicu by directiTig the developer to provide adequate
transition in the form. of buffering and bermirg, as may be necessary, to
bufreo the quadrami nium development from the Forster Meat Packing Co. to
the ei °t,
MOTION TO AMEND CARRIED (5-0-0) All in favor)
E
PLANNING COMMISSION MEETING MINUTES -i5- August. 23, 1978
The Commission thea voted on the m=ain -motion as amended,,,
MOTION CARRIED (4-1-0) (Commissioner :Schneider
against)
Com,PM;ioner Schneider stated this is predominantly a multiple -dwelling type structure
in an LA -1 area; and a guide plan change should be instituted on the entire site.
Ce,i nissioner Barron stated, regarding the 104 quadraminium units, that allowing
a density of 3 units per are, which is the maximum permitted in a LA -1 area,
would 'Justify the.proposed number of attached units.
Commissioner, stated in considering an RPUD of over 100 acres, providing a variety
of housing, the proposed overall density of 2.6 units per acre was appropriate.
MOTION was made by Commissione-, Vasiliou st}pported by Commissioner Erickson
that the minutes of the. August 9, 1978 Planning Commission meeting be approved,
as submitted.
MOTION CARRIED (4-0-1) (Cormnissioner Schneider
abstained)
Chairman Devenport adjourned the ineeting at 12.35 am.
APP4VED BY PLANNING COMMISSION
o vid J. Davenport, Chairman
P jmruth P1 ann" g Commission
Blair Tremere, Secretary