HomeMy WebLinkAboutPlanning Commission Minutes 02-21-1979PLANNING COMMISSION
CITY OF PLYMOUTH
FEBRUARY 21, 1979
A regular meeting of the Plymouth Planning Commission was called to order by Chairman
Davenport at 7:40 p.m. in the City Council Chambers, 3400 Plymouth Boulevard.
MEMBERS PRESENT: Chairman Davenport, Commissioners Barron, Schneider Threinen
Vasiliou and Were
MEMBERS ABSENT: Erickson
STAFF PRESENT: Blair Tremere and Mildred Jansen
Fred Moore, City Engineer
79009 -Trinityy Associates Preliminary Plat
Staff -introduced the item in which the petitioner proposes creation of 8 single-familylots, as well as lot width variance of 30 feet for proposed Lots 4 and 5. Reference was
made to Staff Report dated February 16, 1979. Subdivision 4pproval in 1967 indicated a
similar layout for this Outlot with a cul} -de -sac street, but the Plan Rovierl Committee
recommended eventual platting with a through street from County Road 15 to 3rd Avenue
North. However, due to lot division of property to the north, a throuoh; street at this
time seems impractical. Engineering staff recommends 7 -foot right-of-way which would
reduce the area of Lots 1 and 8, to about 500 square feet deficient of ordinance minimum
standards_.
Staff read the February 14, 1979 letter to the Planning Carfaission of Mr. Ah h ells
Wilbor, 15255 County Road 15, regarding general concern about special assessment financial
burdens, especially on senior citizens. He waived objection to the proposed development.
Harold Day, 41.0 Niagara Lane North and Walt Cipsmann, 135 Niagara Lane, expressed; concern
as to number of lots and type of homes proposed.
In reply to the inquiry of Tom Eisenrich, 15205 3rd Avenue North, as to whether his
property to the north would be assessed because of the cul-de-sac, staff stated he would
not be assessed.,
Chairman Davenport said that a hardship for variance must be demonstrated. He recognized
Mr. Hafner who represented the petitioner and who said the cul--de-sac was the basis for
the variance request.
Discussion ensued regarding right-of-way, setbacks, lot areas and proposed cul-de-sac.
The petitioner stated he would attempt to adjust lots to meet minimum area standards.
Chairman Davenport closed the public hearing.
MOTION by Commissioner Schneider, seconded by Commissioner Wire, to -take action at this
time.
0 MOTION CARRIED (6-0-0) All in favor
PLANNING COMMISSION MINUTES .2 February 21, 1979
isCommissioner Threinen voiced he had no problem with basic design but felt there was
not a persuasive argument for a variance.
MOTION by by Lorftris.sioner Threiner, seconded by Commissioner Barron, that the matter
be continued to allow petitioner to redesign the plat since there is no apparent hard-
ship due to natural or legal restrictions that require any substandard lots or variance,
and further that the 4 conditions recommended by staff in Staff Report dated February 16, 1979 be complied with in redesign.
MOTION CARRIED (6-0-0) All in favor
Chairman Davenport instructed staff to renot fy all residents who are present and
Mr, A. dells Wilbor of the meeting date when the matter is returned to the Commission.
A-350 Northland Mortgage Company and Cid Rezoning
Staff referred to February 15 and 16 staff reports for rezoning from R-2 to: R -1B of
Blocks 1, 2, 3, 4 and 5'of Maple Creek 2nd Addition. This is the follow-up action
to platting finalized late last year with execution of development contract.
Mary Alice Witchger, 16531 26th Avenue No., expressed concern with outlot-road width
of 60 feet at 27th Avenue No. and voiced opposition to any through street.
Fred Sattler, 16440 28th Avenue No, stated he was opposed to the 60 -foot easement
for any future road.
Staff .explained the plat had been filed as approved, and the current matter was rezoning
only. Chairman Davenport stated residents would be notified of any future proposals to
extend the road in this area.
Chairman Davenport closed the public hearing.
MOTION by Commissioner Schneider, seconded by Commissioner Barron, to act at this, meeting.
MOTION CARRIED (6-0~-0) All in favor
MOTION by Commissioner >u,hne der, seconded by Commissioner Barron, that the Planning
Commission recommend to the City Council approval of rezoning from R-2to R -1B of
Blocks 1, 2, 3, 4,and a, of Maple Creek 2rd rddition, located west of Vicksburg Lane
between 26th Avenue North and 30th Avenue North
MOTION CARRIED (6-0-0) All in favor
A.-522 Hadley Associates Final Plat
Staff introduced the item referring to the February 16, 1979 staff report. The
preliminary plat approval in 1978 was for a 21 -family subdivision per ordinance
requirements except length of proposed 3rd Avenue "-th which exceeds 600 feet in
length, Comparison of lots in 'the final plat with those in the preliminary plat
indicates some dimension adjustments. Staff recommends the petitioner submit certifi-
cation thvt the final platted lots meet ordinance minim n width and area standards
is Reference eras made to the City Engineering review,
PLANNING COMMISSION MINUTES -3- February 21, 1979
Staff explained the petitioner had submitted a "voluntary" Environmental Assessment
Worksheet for review by State) agencies. In about a week the EAW report will be available
for public review at the City 4all. Commissioner Threinen expressed concern of EAW impact
in the event the sewer goes along the lake. City Engineer Fred Moore stated a report
is due soon.
Discussion ensued on sewer access, particularly to the Batson property to the north.
C. C. Hicks, 555 Far Hill Road, inquired as to house locations,
MOTION by Commissioner Barron, seconded by Commissioner Wire that the Planning Commission
recommend to the City Council approval of final plat by Hadley Associates of "Hadley
Place" for 21 single-family dwelling lots heated west of Queensland Lane and north of
2nd Ave. North, subject to the following conditions:
I. Compliance with the City Engineer's memorandum for 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
easments 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 util-ities, and specifically the grades and location
o:_the sanitary sewer line, shall be such that future service to properties
north of this area will be readily possible.
5. Developer shall take all reasonable steps to protect the vegetation along
the south lot line of Lots 19, 20 and 21.
7. Approval includes variance as to the length of proposed 3rd Ave. No.
8. Developer shall petition for public improvements for Queensland Lane,
9, Petitioner shall submit certification that all lots either exceed
ordinance reqvirements as to lot area and lot width at minimum building
setback line.
10. Completion of the Environmental Worksheet Review prorto filing of
the final plat.
11. Clomplian-.e with Policy Res, 79-80 regarding minimum floor elevations
for new structures and subdivisions adjacent or containing any open
storm water drainage facility.
MOTION CARRIED (6-0-0) All in `avor
A-806 - Jon Rappaport Final Plat
Staff introduced the item referring to February 16, 1979 staff report. There was
discussion on the topography map, Larch Larie extension, road access, cul-de-sac and
turn -around easement.
MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou that the Planning
Commission recommend to the City Council approval of the final plat for Rappaport
Addition consisting of 13 single-family lots located east of West Medicine Lake Drive
at 30th Avenue North, subject to the following conditions,,
PLANNING COMMISS10N MINUTES -4- February 21, 1979
1. Park dedication requirements shall consist of Outlot A and
Outlot B for trail purposes and payment of fees -in -lieu of
dedication in the amount of $3,370 (13 units x $275 per unit,
less ,546 -acre trail x 1.37 units per acre x $275).
2. Private curb cut access to County Road 154 shall be prohibited,
3. A partial cul -de -.,,ac shall be platted and constructed at the
north end of Larch Lane,
4. Final plat shall not be filed until arrangements for extension
of public sanitary sewer have been approved by the City Council.
5, The City Engineer shall give consideration to the grading at
8020 Larch Lane and its access to Larch Lane,
6. Compliance with the City Engineer's memorandum.
7. No fill shall be provided to the south portion of the property
fromthe north portion of the property,
8.Petitioner shall provide certification that all lots satisfy
ordinance minimum requirements as to lot area and lot width.
MOTION CARRIED (6-0-0) All in favor
A-759 - Centurion Company RPUD 77-3 Plan Amendment
Staff referred to the Fe roary 16, 1979 Planning Commission Staff Report. The final
plat/plan of RPUD 77-3 "Kingswood Farm" of 112 single-family dwellings was approved in
August 1978. This amendment proposes elimination of the tennis court and the petitioner
suggests the area could be developed for "portable" sports. Commission members expressed
preference for the area to be left in a natural state.
The amendment also proposes elimination of "zero of line" side yard setback concept
and permit 10 -foot minimum side yard distances.
CQmmissioner Vasiliou inquired as to documentation of any changes for marketing. Staff
stated that the actual approved development would be shown in graphics.
MOTION by Comnissioner Vasilious, seconded by Commissioner Wire that the Planning
Commission recommend to the City Council approval of RPUD 77-3 Plan Amendment of
Centurion Company for "Kingswood Farm." at the southeast quadrant of Luce Line Trail
and Highway 101, as follows:
1. Delete the tennis court.
2. Minimum ten -foot side yard setbacks for all dwellings.
3. A copy of the approved plat and approved RPUD plan shall be
attached to all purchase agreements for sales of lots and
units within the project.
MOTION by Commissioner Wire, seconded by CQmtwaissioner Barron, TO AMEND Item No, I
by adding "and leave in natural state of vegetation".
AMENDMENT CARRIED (6-0-0) All in favor
MAIN MOTION AS AMENDED CARRIED (6-0-0) All in favor
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PLANNING COMMISSION MINUTES 5- February 21, 1979
Staff introduced the items reviewed the February 16, 1979 staff report explaining that
the three (3) items were all: within the Plymouth Hills Planned Unit Development area..
Staffexplained that on February 7, 1979 the Commission had reviewed the concept plan for
Plymouth Creek" RPUD and had continued the public informational hearing. It was: also
explained that the City Council on January 15, 1979 had reviewed the "Overland Park" .RPUD
which had been referred by the Commission, and had remanded the matter back to the
Commission for further review.
It was explained by staff that certain amendments were being proposed to the overall
general development plan of Plymouth Hills and that those amendments should be reviewed
and acted upon prior to specific action on either of the proposed RPUD concept plans.
Chairman Davenport announced that the public hearing on the "Plymouth Creek" RPUD
proposed by Hixon Properties was open.
Chairman Davenport recognized City Engineer Fred Moore who reviewed his February 21, 1979
memorandum prepared in response to Commission direction regarding the access and circu-
lation contained in the proposed general development plan amendments. The City Engineer
reviewed a graphic contained in the memorandum that showed recommended revised street
access locations.
There was also discussion with the City Engineer of the various flood plain requirements
which would apply to this development. The City Engineer commented that given the
proposed development designs, and the anticipated development of a ponding area to the
east, it was likely that amendments to the established general flood plain district
would be required and this would involved a petition to the federal government since the
general flood plain district was based upon the federalflood insurance study for the
City.
Staff commented upon the provisions of Section 6 of the zoning ordinance which would
apply to the proposed developments,
Chairman Davenport recognized Mr. Dick Knutson of McCombs -Knutson Associates who
rf1presents the several petitioners with respect to design and layout of the areas.
Extensive discussion ensued regarding the overall amendments and Mr. Knutson responded
to questions about the flood plain impact upon the "Plymouth Creek" development,, He
stated that it was probable some units would be eliminated on Outlot A as a result of
detailed engineering studies and soil conditions.
Commissioner's Vasiliou Schneider and Threinen inquired as to elevations and proposed
types of housing, especially in the "Plymouth Creel:" area, and Mr. Knutson stated the
majority of the homes would have Casements but that there would also be on -grade units.
where required by the soil conditions or topography.
Regarding densities, Mr. Knutson referred to his January 30, 1979 memorandum to the
Planning Commission and specifically to the attached graphic whish outlined the original
and modifies,` densities for the various residential outlots. He stated that the modified
densities were within the guide plan limitations and would result in the following number
of units for each outl of
Outlot E - 256 units
Outlot G 150 units
Outlot A - 135 units
Outlot C - 270 units
PLANNING COMMISSION MINUTES -6- February 21, 1979
Mr. Knutson stated he disagreed with the staff report recommendation regarding a streetconnectionbetweenOutlotsEandG, he commented on the modified proposed.design wherein
there would be a looped street in Outlot G and no street connection with Outlot E. He
stated the petitioner desired to reduce the traffic through the quadraminium development
proposed for Outlot E.
Sue Ohman, 15610 County Road 9, expressed concern as to the speed limit on Rockford
Road and the intensity of traffic. She inquired as to the timing of new County Road 9throughtheproposeddevelopments.
Chairman Davenport commented that the speed limits along the County highways areestablishedbytheCounty.
There being no further questions regarding "'Plymouth Creek" concept plan, Chairman
Davenport closed the public hearing.
MOTION by Commissioner Barron, seconded by Commissioner 'dire to take action on application
79006 submitted by Nixon Properties at this meeting.
MOTION CARRIED 6-0-0)All in favor
The meeting recessed at 9:05 p.m- and resumed at 9:20 p.m.
Further discussion continued regarding: the proposed modifications to the Plymouth Hills
general development pl r n. Staff commented on the design changes and the guiding modifi- cations particularly on Outlot G. Staff also reiterated concerns that the proposed
development on Outlot E, 'Overland Park", consisting of quadraminiums and an elderryhighrise, represented a lower density than would be desired for an area so close to an
urban -type development as downtown Plymouth. He noted that the designated LA -4 densitywasmetonlyduetotheproposedelderlyhighrise, and that the single-family character
of the proposed quadraminiums was not as compatible with the downtown area as would be
apartments as indicated on the original general development plan.
At the request of the Commission, staff reviewed portions of the City Council minutes of
January 15, 1979 regarding the proposed "Overland Park" RPUD with respect to the modifi-
cations of the general development plan for Plymouth Hills.
MOTION by Commissioner Threinen, seconded by Commissioner Vasiliou that the PlanningCommissionsnakethefollowingrecommendationtotheCityCouncil:
That the modifications to the Plymouth Hills general development plan (A-675)
be approved subject to the following conditions
1. Outlot G shall be guided LA -4 and shall contain no more than 150 units.
2. Outlot E shall be guided LA -4 and shall contain no more than 256 units,
with 148 units designated for elderly housing on 4.9 acres in the south-
west corner. Further, should such a facility or facilities not be built,
this 4.9 acre portion of Outlot E shall be developed with a similar housing
type and density as the remainder of Outlot E, not to exceed a density of20unitsperacreascalculatedfortheentireoutlot.
3. Oudot A shall be guided LA -2' and shall contain no more than 135 units.
4. Outlot C shall be guided LA -4 and shall contain no more than 270 units.
S. The internal access interconnecting Outlots A and C shall be deletlsd.
6. A street access between Outlots E and G shall be retained, and the north-
easterly access from Outlot G onto County Road 9 shall be eliminated.
PLANNINL, COMMISSION MINUTES February 21, 1979
MOTION by Commissioner Schneider, seconded by Commissioner Vasil'iou to amend the motion
by adding the following as a seventh condition:
That the City Attorney and Planning Staff develope possible means for
reserving the designated elderly housing area including the establishment
of a special zoning district.
MOTION CARRIEt? (6-0-0) All in favor
MOTION by Commissioner Barron, seconded by Commissioner Schneider TO AMEND the main
motion by adding the following as an eighth condition:
A copy of the approved plat and approved RPUD plan shall be attached to
all ?urchase agreements for sales of lots and units within the projects.
MOTION CARRIED (6--0-0) All iii favor
In further discussion Commissioner Threinen stated he had no quarrel with the proposed
development on Outlot G and the modified guiding. He stated his conce ni that be did
not Stant to see a banking of density on Outlot E if an elderly housing development
could not be built.
Commissioner Barron stated his concern that the general intent especially with respect
to Outlot E was to have a higher density, but by recognizing the possible loss of the
elderly housing, the density in Outlot E would ,be even lower than that proposed; thus
the need to assure that the elderly 'housing would eventually be built.
Mr, Dan Fazendin stated it was the developer's intej)t to have the elderly housing and
that the developer was prepared to reserve the land as long as possible and to make every
effort to secure the financing and approvals from the various agencies.
Chairman Davenport called for a vote.
MOTION CARRIED i6 -0-0i All in favor
Further discussion ensued regarding the proposed "Overland Park" RPUD on Outlot E. Staff
reviewed the City Council minutes of January 15, 1979 and restated staff concerns about
the proposed quadraminiums on this site.
Mr. Dick Knutson statedthat Outlot E was the onl+- feasible site in this area for quad-
raminiums and the developer felt that the market warrented this type of housing at this
time.
MOTION by Commissioner Schneider, seconded by Coi,,missioner Barron that the Planning
Commission make the following recommendation to the City Council;
That the concept plan for "Overland Park" RPUD on ,!7utlot E of Plymouth
Hills Addition as proposed by Mr. Dan Fazendin - IDP Development Company
be approved in accordance with the amended general development plan for
Plymouth Hills subject to the following conditions;
1. Provi3ion for substantial buffering and screening at new County
Road 9 and at Plymouth Boulevard.
2. Provision for a roadway connection to Outlot G comparable to that
indicated on the original general; development plan.
3. Compliance with the provisions of Section 6 of the Zoning Ordinance
relative to flood plain development.
PLANNING C014MISSION MINUTES -$- February 21, 1979
4, Provision for reasonable assurances that the site of the elderly care
facility can be preserved until necessary financing and planning be
achieved; and that the City staff and City Attorney review possible
legal measures for assuring that such site be reserved.
5, Satisfaction of City park dedication requirements in accordance with.
the park dedication policy in effect at the time of final platting or
development,
6. The development grading, drainage and ponding will be consistent with
the guidelines set forth in the Related Area Environmental Assessment
Worksheet prepared for Plymouth Hills Addition,
MOTION CARRIED (6-0-0) All in favor
There was farther discussion regarding application 79006 submitted by Hixon Properties
for "Plymouth Creek" RPUD on Outlot A and C.
140TION by Commissioner Threijler,, seconded by Commissioner Barron that the Planning
Commission make the following recommendation to the City Council;
Approval ofhe RPl1D concept plan for "Plymouth Creek" submitted by Hixon
Properties on Outlots A and C be approved p,.r the amended general development
plan for PlymouthHills, subject to the following conditions::
Adjustment of the roadway access points on Vicksburg ,ane and on
new County Road 9 as per the City Engineer's February 21, 1979 memorandum..
2. Compliance with Section: 6 of the Zoning Ordinance relative to sub-
division a)id development in the General Flood Plain District.
S. Substantial effective buffering along Vicksburg Lane, new County
Road 9 and Rockford Road; with particular emphasis ort providing
transition to the west and to the north.
4. The development grading, drainage and ponding will be consistent
with the guidelines set forth in the Related Area Environmental
Assessment Worksheet prepared for Plymouth Hills Addition.
S. Satisfaction of park dedication requirements in accordance Faith
the park dedication policy in effect at the time of final platting
and development.
MOTION by Commissioner Schneider, seconded by Commissioner Barron TO ,PMEND the main
motion and Item #3 as follows;
Buffering as a means of providing effective transition is the responsibility
of this developer.,
MOTION CARRIER (6-0-0) All in favor
MOTION by Commissioner Barron, seconded by Commissioner Vasiliou TO AMEND the main
motion by adding a sixth condition as follows;
Any units lost due to the impact of the flood plain regulations on
Outlot A shall not be transferred to other portions of the site.
MOTION CARRIED (6-0-0) All in favor
Chairman Davenport called for a vote on the main motion, twice amended_.
MOTION CARRIED (6-0-0) All in favor
PLANNING COMMISSION MINUTES -9- February 21, 1979
A-«457 - Bruce Construction Com any Site Plan Amendment
Staff referred to resolution 78-788 which stated that detailed elevation drawing shallbesubmittedpriortoissuanceofbuildingpermit, particularly if amendments were made `Y
to the building exterior. Staff presented graphics of the proposed elevation notingthatawoodexteri-or was proposed rather than the original brick and stucco. 4 brief
discussion ensued
MOTION, by Commissioner Schneider, seconded by Commissioner Threinen to approve the
revised exterior elevation drawings of the site plan for the Bruce Constroctio'n CompanyatthesouthwestcornerofHighway101andMerrimacLane.
MOTILIN CAPax D (5-1-0) Char^man Davenport abstained
MOTION by Commissioner Vasiliou seconded by Commissioner Wire to approve the .minutes
of the February 7 1979 meeting :as submitted,
MOTION CARRIED (6-0--0) All in favor
In other business, it was the consensus of tha Commission to establish March 14, 1979
as a meeting date for a joint meeting with the City Council.
MOTION by Commissioner Vasilious, seconded by Commissioner Threinen to adjourn the
meeting at 11:35 p.m.
MOTION CARRIED (6-0-0) All in favor
APPROVED BY PLANNING COMMISSION
David J. Davenport, Chairman
Plymouth Pl-anning Commission
Blair Tremere, Secretary
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