HomeMy WebLinkAboutPlanning Commission Minutes 11-15-1978PLANNING COMMISSION
CITY OF PLYMOUTH
NOVEMBER 15, 1978
A regular meeting of the Plymouth Planning Commission was called to order by Chair-
man Davenport at 7.35 p.m. in the Council Chambers of the Public Works Building,
14900 - 23rd Ave. No.
MEMBERS PRESENT: Commissioners Davenport, Schneider, Barron, Threinen, Vasiliou,
Erickson and Wire
STAFF PRESENT: Blair Tremere and Mildred Jansen
A-522 Hadley Associates Preliminary Plat
The item was introduced by the Director who reviewed the November 13, 1978 staff
report for the proposed subdivision involving 21 single-family dwelling lots west
of Queensland Lane and north of 2nd Ave. No.
Chairman Davenport stepped: down due to a conflict of interest and Vice -Chairman
Schneider assumed the chair.
A brief discussion ensued relative to the proposed street design, the topography and
natural features: of the area.
The Director explained that, subsequent to the application, petitioner had. indicated
the name of the applicant as Hadley Associates and that name of the subdivision
should be "Hadley Place" rather than "Tealwood".
Vice -Chairman Schneider recognized Mr. Peter Pflaum and Mr. Rick Sather who repre-
sented the petitioner.
Vice -Chairman Schneider opened the Public Hearing and recognized Mr. John Batson,
525. Queensland, who stated he supported the proposed subdivision, but inquired about
future sanitary sewer availability to his property to the nortin. Mr. Batson cited
previous studies in this area and the known problems with sewer location. Mr.. Batson
also inquired about sewer assessment policies should it be necessary to have two
lines, one east and one west of his property, and whether there would be a double
charge. Vice -Chairman Schneider suggested that Mr. Batson contact the City Engineer-
ing Department and consider discussing the item with the City Council when this item
is presented.
Erik Bruun„ 215 Queensland, noted an existing fence line which is offset from a
property line at the south portion of the subdivision; he explained that with natural
growth that has occured along the fence there is a substantial natural barrier and
he inquired whether that could be preserved. He also stated that there were sub-
stantial trees in this area which also should be preserved. Mr. Rick 'Sather stated
that, based on present plans, there was no need to remove the fence and natural
growth; and that the developer intended to preserve as many trees as possible.
PLANNING COMMISSION MINUTES -2 November 15, 1978
A-522 (continued)
Marvin Diers, 610 Queensland, inquired whether 6th Avenue North was involved with
this subdivision; the response was in the negative.; He noted that he owns propertynorthofMr. Batson and he inquired about the completion of Queensland Lane and
future utility easements in the area.
The Director reviewed the Engineer -Is memorandum for the project regarding storm
sewer and other utilities.
Vice -Chairman Schneider closed the Public Nearing=
MOTION by Commissioner Erickson., supported by Commissioner Threinen, that the
Commission act on this proposal at this meeting.
MOTION CARRIED (6-0-1) All in favor except Commissioner Davenport; who
abstained.
Following a brief discussion there was a motion by Commissioner Threinen, seconded
by Commissioner Erickson, that the Planning Commission make the following recommenda-
tion to the City Counci 'l
Approval of the preliminary plat for Hadley Associates consisting of
21 single-family lots west of Queensland Lane and: north of 2nd Ave. No.
to be known as "Hadley Place",subject to the following co",ditions:
1. Compliance with the City Engineer's memorandum I ryr this project.
2_. Payment of park dedication fees -in -lieu in the amount of $5,775.00
21 lots x $275 per dwelling unit).
3.,- Dedication of standard drainage and utility easements, as well as
drainage easements for the area below the established high water
mark as approved by the City Engineer.
4. Filing of a covenant on the subdivision, as approved by the City
Attorney, prohibiting further subdivision of the lots therein.
5. The design of the public utilities, and specifically the grades and
location of the sanitary sewer 3--ine, shallbe such that future
extension andservice fir} propefties north of this area will be
readily possible.
6. Developer shall take a i 1' reasonatl e steps to protect the vege-
tation along the south lot line of Lots 19, 20 and 21
7. Approval includes variance as to the length of proposed 3rd Ave. No.
MOTION CARRIED 6-0-7) All in favor except Commissioner Davenport wrio
abstained.
PLANNING COMMISSION MINUTES Nove%oer 15; 1978
A-449 Baldwin Chevrolet company Site Plan Approval and Conditional
Use Permit
The item was introduced by the Director who reviewed the 'November 13, 1978 staff report
and the history of development in this area knovin as"Bass sake: Plaza Addition" He
stated that in late August, when the petitioner applied, for an operating license
requiring a ceotiftcation that the premises conformed with City zoning and development
requirements, it was determined that the petitioner had not applied for and had not
received a conditional use permit or site plan,:approval; but that a grading permit
and building permit had been issued for the project in late 19:77 and January 1978
rt!spectively. The Director also explained that site inspection indicated the grading
on the site was not appropriate and was not in conformance with the plan that had been
submitted with the application for the building permit.
The Director also indicated that, while a bond had been submitted by the contractor
for "landscaping and paving", no landscape plan had been submitted
The Director explained that as a result of meetings with the petitioner and the con
tractor, a detailed grading and drainage plan and landscape plan were prepared and
had been reviewed by staff.
The Director stated that the Engineer's memorandum and other staff recommendations
were based upon review of the current plans, earlier grading and drainage plans pre-
pared. as part of the development contract for Bass lake Plaza Addition, and upon site
analysis of "as built", improvements.
Chairman Davenport recognized Mr. Charles Coulter, Mr. Reuben Watlov, and Mr. Al
Malachowski who represented the petitioner, Mr. Coulter stated that when the property
was purchased from a Mr. M. G. Astleford (the original developer of Sass Lake Plaza)
in 1975, it was represented to the buyer that all necessary City approvals had been
obtained; the petitioner then in 1977 proceeded on that basis to apply for and secure
the required permits.In response to a question from Commissioner Davenport, he stated
that the petitioner• had never verified whether City approvals had, in fact, been
granted,
Mr_ Coulter stated that to his knowledge the development had proceeded according to
plans upon which permits were iss,,,,rd in January 1978 and that a substantial investment
h:ad been made in the property. H4 stated the petitioner was not aware of the plan
approval problem until after appl iz i f icy, was made for an operating license.
Mr. Coulter also stated that the petitioner was "tapped out" as far as expenditure of
the capital investment ,but was in a position to tell the City what would be done within
reason to assure compliance with City standards.
Commissioner Threinen asked for a clarification as to the statement that the petitioner
would tell the City what it would do rather than working with the City to determine
what was necessary to assure compliance with City standards. Mr. Coulter stated that
he petitioner would do those things within financial reason; he also stated, however,
Mat the contractor disepreed with certain recommended improvements involving storm
drainage of the site.
PLANNING COMMISSION MINUTES
A-449 (continued)
In response to a question from
the property and the dealership
Walton, and Walton Enterprises
4• November 15, 1978
the Lommission, Mr. Coulter stated the ownership of
was a joint one among himself, Mr. Watlov, Charles
Inc.
Chairman Davenport commented that while there was no doubt an error had been made
by the City in issuing permits prior to plan approval, site inspection indicated
obvious deficiencies in several areas which had been brought to the petitioner's
attention and which were now spoken on the submitted plan. He questioned whether
the objection to certain improvements might not be an attempt by the contractor to
cover deficiencies which were a matter of sound development and workmanship.
Chairman Davenport recognized Mr. Malachowski who stated he was the project manager
for the contractor, Construction 70 Incorporated, and he recited his contact with
the then City staff during the permit application process. He stated that a drain-
age plan had been submitted by the contractor's consulting engineer, and it was
assumed that since the City did not specifically reject that plan, it was approved.
He noted that that plan did not call for curbing or an onsite storm sewer with catch
basins therefore, it did not seem proper to require them at this time. Mr. Malachowski
referred to a letter submitted October 30, 1978, wherein he on behalf of the land
owner, Mr. Charles Walton and dalton Enterprises Inc., proposed amendments to the
grading and drainage plan prepared and submitted in September by Consulting Engineers
Diversified Inc. who had been retained last summer to prepare the "as built" plan.
The Iirector stated that the engineering plan submitted in September was deemed to be
a workable and proper plan for a site of this magnitude which was predominantly
building and blacktop, and that staff did not concur with the proposed changes men-
tioned by Mr. Malachowski.
Further discussion ensued regarding the landscape plan which represented. plantings
which had been contracted for and installed to date.
The Director also cited several ordinance variances as to setbacks which were implied.
by the submitted plans:. setbacks along the north and west property lines and adjacent
to the building where designated parking had been established. The Director also
commented with reference to the Bass Lake Plaza development plan, that a future street
was anticipated to the west of the Baldwin Chevrolet site; and this should have
bearing on the depth of the west yard setback.
During the discussion the Director showed slides and photographs of the site
taken earlier noting in particular parking layouts, grade differentials, and erosion
problems, especially at the northeast corner of the site,
MOTION by Commissioner Threinen, supported by Commissioner Barron, treat the Plannina
Commission mak- the following recommendation to the 'City Council,
Approval of the conditional use permit and site plans staff dated September 1978
for Baldwin Chevrolet Incorporated, g825 -56th Ave, No,, subject to the
following conditions;
PLANNING COMMISSION MINUTES -5- November 15, 1978
A-449 (continued)
1. Compliance with the Engineer's memorandum and approved grading
and drainage plars..
2. Submittal of the required financial guarantee for all approved
site improvements termed for 18 months from date of approval
3. Subdivisioft through platting of Outlot 0, in accordance with the
Bass bake Plaza general development plan approved by the City Council
under Res, 75-42.
4. Installation of ordinance required minimum 10' setback delineation
adjacent to the building on all sides where parking is provided.
5. Variance. of 20' for the yard setback along 56th Ave. No.,
6. Provision of a 501 wide landscape green strip along the west property
line in anticipation of future Quaker Lane.
7. 18 additional Green Ash or Silver Maple trees 211" in diameter 80' on
center shall be planted along the west green strip; and additional
trees, either spruce or ash, at least 80° on center shall be planted
and equally distributed along the south boundary,
B. The slope along the east boundary shall be sodded and staked; and the
slope on the south boundary of the east line to a point approximately
170' west shall be sodded and staked..
9>. Signage shall: be limited to the three existing freestanding signs.
10. Parking lot lights shall be adjusted so as not to produce glare and
there shall be no searchlight advertising;
In further discussion Chairman Davenport recognized Mr. Watlov who stated concerns
with the proposed sodding and staking along the east slope; and Mr. Coulter noted that
the landscape architect and contractor feel that a hydromulch treatment is satisfac-
tory. Mr. Watlov stated that Baldwin Chevrolet was trying ;:o operate a business at
minimal cost, and they were concerned about the cost of maintenance of the landscaped
areas.
Commissioner Threinen responded that the proposed hydromulch seeding at the existing
grade would not be satisfactory and would present more severe maintenance problems:
and he stated that in his opinion unless a different grade was established to include
possible terracing, staked sodding would be the only effective deterrent to the severe
erosion which was already evident.
MOTION by Commissioner Schneider, supported by Commissioner Vasiliou, to amend the
main motion and Condition No. 7: An additional ten 2," diameter Green A h trees shall
be planted equidistantly along the north green strip,
MOTION CARRIED (7-0-0) ALL IN FAVOR
MOTION by Commissioner Schneider, supported by Commissioner Barron, to amend the mann
motion with an llth condition. There shall be no outs4de storage of trash materials
or automotive parts,
MOTION CARRIED (7-0-0) ALL IN FAVOR.
PLANNING COMMISSION MINUTES -6- November 15, 1978
Chairman Davenport called for a vote on the main motion as amended and stated to the
petitioner that the recommendations were consistent with Planning Com;iission actions
for sites of this magnitude and uses of this type, and that the Commission, in his
judgement, had accounted for the City's error in issuing permits prior to plan approval,
but was concerned that the development be done properly from both a technical and
aesthetic perspective,
MOTION CARRIED (7-0-0) ALL IN FAVOR
A-457 Bruce Construction Company Site Plan Approval
The Director introduced the item and discussed the November 13, 1978 staff report..
He also commented that revised plans had been submitted and reviewed and were deemed
consistent with observations made in the staff report.
He also noted several variances regarding yard setbacks.
Chairman Davenport stepped down because of a conflict of interest and Vice -Chairman
Schneider presided.
Vice -Chairman Schneider recognized Mr. Jim Bruce who explained the proposed development
and stated that some amendment to the proposed building elevations was possible and
that he would return with revised building elevations pr1or to application -for building
permits.
Mr. Bruce also stated that parking had been designed to provide for most phases of
the project involving two buildings with medical and,professional office uses.
MOTION by Commissioner Barron, supported by Commissioner Threinen, that the Planning
Commission make the following recommendation to the City Council:
Approval of site plan dated November 15, 1978 for Bruce Construction. Company
for a professional office development at Hwy. 101 and Merrimac Lane, subject
to the following conditions:
1. Compliance with the City Engineer's memorandum for this project.
2. Payment of park dedication fees-i,i-lieu based on the verified acreage
of the site x $850 per acreage.
3. Variances for driveway setbacks along the north side adjacent to
Merrimac Lane right-of-way, and along the east side adjacent to Hwy.. 101
right-of-way, as well as the building setbac6 from the Hwy. 101
right-of-way, are granted as indicated on the approved plan in consid-
eration of the existing powerline easement acid the character of the
adjacent development on those sides.
4. Filing of the lot consolidation division involving the subject property
per Council Res. 78-328 and 78-329.
5. Detailed building elevation drawings, if different from those submitted,
shall be submitted to the Planning Commission for review prior to
issuance of building perms.
b. Site plan approvals shall be required for Phase II should alterations
occur in the proposed plans or in applicable ordinance standards.
PLANNING COMMISSION' 'MINUTES -7- November 16,, 1978
Discission ensued, regarding the Engineer's memorandum and the recommendation for
concrete curb and gutter around driving and parking areas. Petitioner stated that
he realized the benefits of curbing but noted those areas on the site where parking
stalls wouldn't be constructed initially, and he .suggested that the temporary bitum- inous curbing could be used in lieu of concrete in those areas. In further discussion
it was suggested that perhaps the curbing parallel to the driving lanes need not be
concrete curb and gutter unless necessary for drainage purposes; there was concurrence,
however, that curbing is desirable for delineation purposes on commercial sites where
there is a predominant amount of public parking.
MOTION by Commissioner Schneider, supported by Commissioner Vasiliou, to amend the
main motion by adding a 7th condition, Temporary bituminous curbing may be used in
those areas where future parking is indicated,
MOTION passed unanimously, All voted in favor except for Commissioner Davenport who
abstained. (6-0=1)
MOTION by Commissioner Schneider, seconded by Commissioner Wire, to amend the main
motion by adding an 8th condition. 10 additional evergreen trees 6' in height shall
be installed along the west yard,
MOTION CARRIED (6-0-1) Commissioner Davenport abstained
MOTION by Commissioner Vasiliou, seconded by Commissioner Schneider, to amend the main
motion by adding a 9th condition: Petitioner 7hall submit a detailed sign plan for
Planning Commission approval if proposed signery varies from ordinance standards.
MOTION CARRIED (6-0-1) Commissioner Davenport abstained
MOTION by Commissione Barron, supported by Commissioner Threinen, to amend the main
motion by adding a 10th condition; The required financial guarantee for site improve-
ments shall be termed for 18 months,
MOTION CARRIED (6-0-1) Commissioner Davenport abstained
Vice --Chairman Schneider called for a vote on the main motion as amended,
MOTION CARRIED (6--0-1) Commissioner Davenport abstained
A-752 Maurice McCaffery Registered Land Survey of
Approved Plat
The item was intr.)duced by the Director who reviewed tree staff report of November 13,
1978,
Chairman Davenport and Commissioner Barron abstained because of conflict of interest,
and Vice -Chairman Schneider presided.
Vice -Chairman Schneider recognized Mr. Jim Lindsay who represented the petitioner and
a brief discussion ensued as to the .roposed covenant to 'include assurance of long-term
PLANNING COMMISSION MINUTES --8- November 15, 1978
maintenance, by the City if necessary.
MOTION by Commissioner Erickson, supported by Commissioner Tnreinen, that the Planning
Commission make the following recommendation to the City Council:
Approval of the proposed registeredland survey as a revision of the approved
plat involving Lot 5 of the Gleason North Addition for Maurice McCaffery,
subject to the: following conditions:
1. Previous approvals of site plans and a development contract per
Council Res.. 77-577, 77-578, and 77-579 shall apply.
2. Language in the ownership covenant shall be revised as approved by
the City Attorney to provide for maintenance by the City of common
areas, utilities, and streets if necessary, with the cost of said
maintenance being assessed to the ownership.
MOTION CARRIED 5-0-2) All in favor except Commissioners
Davenport and Barron who abstained
A-331 Lorne Green Variance for Land Consolidation/Division
The item was introduced by the Director who reviewed the staff report of November 13,
1978, and who commented the proposed action involves a, platted property of unique
design and an unplatted property. He explained that the result would provide street
frontage and direct access for the unplatted parcel which does not now have such access
and frontage.
Following a brief discussion there was a motion by Commissioner Schneider, supported
by Commissioner Vasiliou, that the Planning Commission make the following recommenda-
tion to the City Council
Approval of the req;.iest by Mr. Lorne Green for a %,ariance to permit lot consol-
idation/division involving unplatted property at 17405 and 17425 30th Ave. No.,
subject to the condition that any further subdivision of the unplatted property
shall be through formal plat or registered land survey.
MOTION CARRIED 7-0-0) All in Favor
In other business the Director stated that a public hearing was required relative to
proposed programs under the federal Community Development Block Grant program, which
is administered by both the City and Hennepin County. He stated that last year the
hearing was held in conjunction with a Planning Commission meeting, and he suggested'
that the same be done with either the December 6 or December 20 meeting.
Chairman Davenport adjourned the meeting at 11;35 p,m,
APPROVED BY PLANNING COMMISSION
David 0, Davenport, Chairman
Plymouth Planning Commission
Blair Tremere, Secretary