HomeMy WebLinkAboutPlanning Commission Minutes 04-18-1979PWWING OOMMMION
CITY OF Ply:n
APRIL 18, 1979
A regular meeting of the Plymouth Planning Commission was called to ord::r by
Vice Chaimm Schneider at 7.35 PM in the City Coux'icil Chambers, 3400 Plymouth
Blvd.
BM3 PRBSMIT. ChaLrmn Davenport (arrived at 9.40 Fil) , Commissioners Barron,
Schneider, Threinen, Vasil ou, mire
MIZMERS ABSEM Commissioner tagleton
STAFF PRF..SLI;M Director of Planning, Blair `mere; Commmrzity D:velopment
Coordinator, Mary Ray•, Secretary, Meredith
79014, Metr am Properties Rezoning
Staff reviewed the report dated April, 13, 1079, regarding the proposal to rezone
approximately 3.6 acres across from the Four Seasons Shopping Center at Pilgrim
Une and Lancaster Lane from R-4 (high density multiple residence) to B-1 (office
limited business) . Staff also noted this property was guided LA -4 frith the
adoption of the O-)mprehensive Plan in the early 1970's. Staff further noted that
on April 17 they 'iad received a letter from the consultant indicating that one
of the ba; %s, originally s&.eduled to locate on the site had changed their mind,
and as a rasuit another office building would replace the pre\-ious bank. building.
A brief discussion ensued concerning the -types of offices that would be pro-
vided and general parking arrangements. Staff was especially concerned about
the nature of proposed sand: uses relative to traffic turning movemnte, traffic
generatio^a and capacity of Lancaster Lane. Staff further indicated that a traffik
study and analysis conducted by a professional firm would be in order,
Mr. Howard. Dahlgven, representing Metram Propex*tie* gave a brief description of
a fear of the projects that their firm had done in J, past and stressed that their
primary concern was to work with the neighbors firs,.-. She further indicated that
their intention was to put the land to the best passible use. After seveiml
questions from the Commissioners regarding transition and overall design develop-
ment, Vice 4Chainan Schneider opened the public hearing at 8:40
PUBLIC HMIMG
Mr. dames tdwards of 3935 Orleans bane N. , one of the original homeow iers, spoke
in favor of the proposal He indicated the neighborhood was concerned about the
zoning, that Metram had, in .fact, worked: with all the property owners in the area
and tried to cora up with a plan that would be beneficial to -the area.
1r- David Peat of 4230 Nathan Lane N. indicated his property abutts -".he seery ce
road to -the north. He indicated transition definitely was needed between the
residential and. Shopping Center and spoke in favor of the plan. Hp stated the
ve-l.ue of land would be enhanced if development took place 'versus vacant land.
PLANNING COWSSION M1IVM-2-- April. 18, a979
2,1r. Morris Kohleff of 4030 .Nathan Lane N. indicated he was also speaking for his
next doer neighbor and was in favor of the plan:
F' Mr. David Burke of 4220 Nathan Lane N. indicated he would rather see the plan as
proposed instead of an apartient building.
Fier. Henry Chase of 411 -'Nathan Lane N. indicated he was impressed with the Metram
proposal. He felt the plan dial not jeopardize the value of the property and all
specifications added to it.
Mr. r. Loren Page of 40 S Nathan Lax ie N. noted orig xza ly he was against th p' an
but row was for it . Ile wanted to make sure, however, that if the reques ., were
anted he wanted the project that was proposed to the Commission to be -`te one
i, t gat was going to be built.
Mr. Allard Johnson of 10030A County Rd. 9 spoke against the proposal. He stated
he was not :in favor of "spat zoning" and that Metram did not p—=*icipate T,.`aen
the City was reviewing the 3uide plan several years ago. He further noted there
was plenty of land available elsewhere that was guided for offices.
Mr. Ron Pauerly of 9935 at-Ist h.,e. N. spoke in fatter of the plan.. He indicated
the issue at hand was wha, use is best for the land.
Mrs. Glary Wage of 4059 Nathan Lane N. indicated she felt apartments would be
very detr:imental to the area. Because of the redesign of Co. Rd. 18, they
was less room on the site for development and consequently Jess buffering. ',7. -le
stated that the proposal is designed to fit in with the homes in the area
1
There being no additional persons wishing to speak, the public hearing was closed:
at 9.t2O PTI.
Staff stated that the site area was lens than the Ordinance minitmxm district area
of five, acres, and variation was possible only when there was an expansion of as
exist~ixig district.
MOTION by Commissioner Vasiliou,' seconded by Com n ssioner- Wire to take action on
the petition tonight;
MOTION CARRIED (5-0-0) All in favor
Following further disotass ion, concerrdTg land use policies, the Ordinance standards
and possible senior citizen housing to the south, a MOTION was made by Comri_ssi.oner
Wre and seconded by Co=Tdssioner Barron to »alce the following recommendation to
the City Council. That the request by Metram Properties to reguide and rezone
the approxi to 3.6 acres northerly of Pilgrim Lane and west of Lancaster Lane
from LA -4 and R-4 to CL and P-1 be approved in consideration of and subject to
the following-
1, ollowingl. The proposal improves the 'transition to the R -1A, area from the B-2
Property*,
2. The proposal rep---asents an expansion of the axis 4irrg btt~anesw district
to the east
FLr' MMIC CUM11ISSION Mms -3 April. 18, 1979
3. The pvoposal could: enhance the potential for affordable elderly housing
on te site to the .south by providing additional service amenities n the
area;
4 A professional traffic analysis shall be provided of the area between
County Rd. 9 and 36th Ave.,N. prior to developimnt 3
5,, The rezoning i based upon the General Development Flan dated April 18,
1979, ,dicating two office buildings and a banking facility.
MOTION (4-1-0) Commissioner Threinen opposed
on the grvwds that it represents a loss of long-standing guided and zoned area
for multiple housing conta y to Housing Policy Resolution 70-269;, is coatrar r to
goal A, Objective ti, Criteria 3 re ,aiding maintena=.ce of the Zoning Ordinance to
provide for low moderateuicome housing; is contrary to Goad, G, Objective 2,
Criteraa #3 regarding Lmt zoning; and it does not meet requirements of Section 6,
Subdivision L14 of the Zoning Ordixrance relative to minimum district area (5 acres).
Vice Chairman Schneider called for a ten minute recess. at 9.40.
Meeting reconvened at 9::50. Cliairinan Davenport arrived.
79022, Viltage Bldrs., Inc. RPUL Concept Flan
Staff- reviewed the report dated April 13, 1979, regarding the proposal to con-
strat 108 quadraminiums and 5 single family hones at the southwest corner of
Coutaty Rd. 10 and Zachary die. Staff RL,,ner explained fhe relationship of the
proposal to the surrounding neighborhood with emphasis that half of the property
is m,:- shland and how the plan complied with City ordinances and the Comprehensive
Flan.
Mr. Jim Merila of Merila-Bansen, Inc. presenteded the plan as proposed. He noted
they were presently taking soil borings to determine the feasibility of the
buildable: land. He :indicated the density of the area would be 5-6 tuiits/acre at
an approx nate cost of $60.60,000/ 7>zt. He furthe-, i.Lndicate€1 the first stage
would include 65 unfits on the westerly side and the r.inin- 48 units would be
built on the east W ,en gravity flog sewer is ava Lible E-1 approximately two years.
He noted the trail4iys system could be provided along the northerly side of County
Rd. 10 and southerly along Zachary Lane md that private driveways would not exit
onto Zachary Lane. After further discussion Chairman Davenport opened the public
he,ar3ng.
PUB= HFARING.
Mr. %Tim Rydeen of $608 Evergreen :lane N. spoke on behalf of the Vale, Hoff Home-
owners' Association and indicated their opposition to the proposal for reasons
cited in a prepared steterent (attached)
Curt Swanson of 5440 ta sam lane spoke against the proposal and indicated the
developmert would not enhance the neighborhood and there would be a. definite
effect on wildlife and the residents of Timber Shores He would prefer to see
single family homes,
KIRIM, Calm-LSSIOPS, MUTES - - April 18, 1979
two Patton of ',610 5th Ave. N. spokes on behalf ofthe 9-10 families in
Oakwood: Shores who also opposed the dei elo p,rwnt .
Mr. ick Essen of $610 Evergreen Lane indicated his property adjc:ns the proposed
plan He noted he was not obj eatiDg to the development of this land, only to
this plan. He was concerned with the density. As a modification, he suggested
it might be rezoned to RIB,
Mr. James Keenan sof 12116 54th Ave. N. indicated he was president of the :bass Lake
1 :. rovemen`f± Association who represented 170 families in the aoea. He noted the
proposal was not consistent with the sumoun ing area for reasons contained in
a,prepared statement (attached).
r.: Paul 125hr of $425 Pall am Lane stated he was against the pLmr: ;,5o. he in-
dicated the proposal has rat been completely thought through.
Merila then responded to the various nomrnents made by the properly owners and
to the City Engineer'sejmrandurr. Ile questioned Vay the south access onto
Zachary lane was recon nded. to be deleted. He stated soil borings showed the
indicated area, were buildable, that flood data was from City records and rasps
and: that Zachary Lane and County Rd. 10 were desio-ted to bear heavier traffic.
MIr. Merila also noted that an Environmental, Assessment Worksheet would be pre-
pared for the site since the City's Related Area E.A,W. of1,978 did not fully
include the east area which was assumed to be unbuil,dabl.e. He stated the
petitioner is sensixive to environment .1. 'concenis and that all required DNR per -
rats would be applied for. Mr. Meri:l.d continued that total development with
single family homewas not feasible. He stated the develQpraent generall; con -
plies with the 3-A--2 .guiding and with the Ordinance PUD standa-rds.
Mrs. Virginia Urzendowski of 1151.5 57th Ave. fit. expressed concern about the
traffic on Deerwood Lane as well, as at the intersection with 57th Ave.
Them being no additional persons wishing to speak, the public hearing was closed
at 11a 30.
Staff responded to questions regarding pbysical constraints on the VOperty per
information in the staff report and specifically the findings of the Barton -
Ashman study. Staff explained the study showed 70 percent of the land was
severely constrained with the topography, wetland and soil characteristics..
KMOH by Com ssioner 'Thre:inen, seconded by CoTmdssloner Barron to take action
on the petition tonight,
MO TON CARR (6-0-0) All in favor
Following a, brief discussion a MOTION was made by Commissioner Threinen and
seconded by Comris loner :hneider to make the following recommendation to the
City Council that the request by Village Bldgs for RPUD Cmcept Plan approval
for the site at the southwest corner of Zachary Lane and County Rd. 10 be denied
for the foalL r dng reasons
I. severe physical constraints on the site must be more fully considered
i
and aclmowledged in any development proposal..;
PLMMING CoMaISSION KU"UTES - April 18, 1979
t
2 The 19" T3 & ton- A hman study of physical:., constraints indicates that
70 percent of the area is severely constrained; thus, the density range
should be siirO.Jarly reduced to accurately reflect the actual develop -
merit potential of "'he site;
S. While the character of the units is within the IA -2 €;usd ng, the trans-
ition is not appropriate in that it should be wre gradual relative to
the single family area to the west.
WI'.TON by Commissioner Schneider and seconded by Commi:ssiQner Threinen to AMF.I`1D
the man motion with addition of the following
4. The purposes and intent of the RPCID zoning is not to provide a means of
overcoming severe physical.. constvaints by mxximizi.ng the number of units
on 'minimam lance area;
S. The granting of an RPUD conditional use permit mus; be based on =Ne- than
rarely the 40 acre minimum lot size,
A'vMMNT CORM (6-0-0) All in favor
WIT MUION AS :+ ON , MIEh (6-0-0) All in favor
Commissioner moron noted to the petitioner that taking into consideration the
70 percent lard constraint, the maxim m number of units the Commission might
consider would be in the range of, 34-57 based upon 98.1 acres.
7901.9,: L3.41,,Hs Yang; CUP
Staff reviewed' ,i, --ll e report dated April 1:3, 1979, for a conditional use permit
to conduct cooking classes at 2420 olive Land N. form times a weer, Mention was
rade that !-a t ii.9eas weie sent out to area propee?-ty mmers , but no objections were
received p'r Ilak :to the: meeting. No one objected at the meeting also.
Mr.Yang spoke qa behalf of his wife. die' indicated all cars would be parked off
street, there w old be no extensive remodeling of his kitchen for the classes
and assured 'the:Commi.ssi n, that hr was not in the food business.
MOTION wass made by Commissirner Vasiliou and seconded by Commissioner &arx on to
ma :e the following recommendation to the City Council:
That the request of Ms Lang Hs%u "Yang for a conditional, use permit for a
home occupation involving cooking classes at 2420 Clive bane No be approved
ubj ect to the following conditions
1. the conditional use permit is issued to the petitioner as operator
and is non-transferrable
2. The conditional use permit is subject to all applicable codes,
ordinances and regol.ations and violation thereof shall be grounds
for Tevocation
i
3. No signs related to the use am, permitted;
9 ING' COMISSION KWIEB 6 April 18, 197,E
4. Pex ni:t is limited to a j iz,= of four teaching sessions per week
as requested;
S .; All parking related to the use shall be off stmet
MVION CARRIED(6-0-0) All in favor
MOTION Con-ardssioner BaxTon and seconded by i ri.xi:ssioner Vas.11i DU to RM the
in motion by adding a sixth cr>ndition statin., that the permit be renewed in
one year.
AK MM CARR (6.8-9) All in favor
MAIN MMON AS AMIDO C'ARRS1 (6-0-0) Al I in favor
L92-44;W.B. e endecker UUP & Site Plw
Staff" revia- ,,ed the report dated April. 13, '1979, regarding a condi t isnal use pern i t
to repair autorotive transmission; and a site plan -to improve the existing site
at the northwest corner of W. Medicine sake Dr. and FIv<y.. 55. Staff further ex-
p1.& ned that this uite was addressed la t year in a petition that was denied be-
cause Vie proposed r -e -tail use was not -:consistent with neighborhood in texiw of
xWot and tra -ic.
r. Leyendecker addresses; .:: women ssion and staC:ea that the mist number of cars
he would have at any one tirzk would be 3-'4, therevou1d be no "hit rods", he
would offer sav --day service., he woi)ld service only automatic transmissions and
all parts ate. wcculd tie kept inns A.e. Petitioner further stated that he proposed
a number of ivrove,nents to the existing site; Tamely., addition of shrubs and
sod, elimination of some blacktop and overall exterior maintenance.
1°fir. Gene Rogers of 1029 W. Medicine Lake Dr. spoke against the proposal, He in-
dicated there were enr>uei autowt:tve uses in the area and hoped something; dif-
ferent could he proposed. However, if Mr. Leyendecker could assure the City he
would keep his slte as clean and neat as proposed, he woulkha:vre no objection,
Chairman, Davenport stated none of the other notified proper -Hy owners were presort
no one in the audience wished to com pent . He closed the h rxing.
Mtl', IO'N was made by Commissioner Schneider and seconded by Commissioner ` hm nen
to approve the conditional use permit and site plan subject to the following con-
ditions:
1. 'Pile ccrri.itional use permic is sub j r-- to all appl.icax;'f e codes, ordinances,
and: regulations and violation then-ol shall be groix is :dor r'evocataon
2, The cmidit.iona' use penLit is issued to the pet :txoner . as operator and 2 r:,
non-transferrable;
0 3. A site perfon ce gu -antee for an ~,mproved improvements for a period of
l8 months shall be submitted priox- to issuance of the conditional use pe- t;
PLAMUNG COMSSION =JES -7- .April 18, 1979
4 Petitioner shall secure :I'ma Hennepin County the i ecessary per'. *, is ;for
the curb cut modifications;
S. Parkipg and/oxo storage of unlicensed or inoperable vehicles shall be
prohibited except for vehicles be&Z serviced
6. Detailed sign plan shall be submitted to the Commission for review and
approval prior to tho issuance of sign permits•,
7. Front yard y setback to parking spaces along the south boundary is
acknowledged in consideration of the large exIstixig highway eight -of way
green strip and the petitioner's installation. of concrete curbing along
said boundary;, ten foot yard setback va mce to parking spaces is ack-
nowledged
c e-
nowledged along the east boundary unless it is determined the parking
spaces are not needed for the use , r which crise the: full 20 foot yFxvl
wetback shall be provided,
8., Storage and displ:ay ` of parts or jm-,--hax.,iise outside of the building or
approved enclosures is expreassly ;prohibited
MCUO.N CARRIED (6-0-0) All in favor
MOTION by Comraissioner Davenport and se,oacted by Commissioner Wire to AMEND the
n motion Dy adding conditions 9 and 10 respectively: there will be no painting,
welding, bony work, mechanical repairs (otheA. than transmissions) or retail sales,
and `the perini t will be renewed in one year.
AM TENT CARRIED (8-0-0) All n favor
4?k:I:N iTION M AMENDED CARRIED (6-0-0) All 1T favor
Discussicn Items
Staff indicated they would be bringing some housekeeping itca to the Camdssion
for conciderati on on yard setback requim eats and parkin; recl airements for
mec,ical/dental, bldgs., restaurants and office bldgs,
val. of Minutes
Cosa ss„ oner Davenport pointed out a di:,:-xepancy in the vete on I;aukka's PUD at
the last meeting. 'the vote should have been 5-2 instead of .6-1.
Ibem being no further busines, to come before the Coimiission, the meeting; was
adjc—ned at 12:15 AM.