HomeMy WebLinkAboutPlanning Commission Minutes 06-27-1979PLANOM COMMISSION
CITY OF PLYMOUTH
June 27, 1979
A regular meeting of the Plymouth Planning commission was called to order by
Chairman Virgil Schneider at 7:35 PM in the City Council Chambers,
3400 P,ymouth Blktd.
MEMBERS PRESENT= Chairman Schneider, Commissioners Barrun, Vasiliou, Eagleton,
iii re
MEMBER ABSENT, Commiss?onei- Threinen
STAFF PRESENT:' Director of Planning, Blair Tremere; Community Development
Coordinator, Mary Ray
Norman Jarnes (A-815) RPUD Preliminar Plat/Plan, Rezoning
Conditional Use Permit
Staff reviewed the June 23, 1979, report and indicated that the submitted plans
were not fully responsive to the directions of City Council Resolution 78-478;
Chairman Schneider openedthe public hearing and recognized Ms. Kate ,Marx of
McCombs Knutson Associates who represented the petitioner. She stated that
as to item #6: regarding trail corridors, the petitioner needed further
guidance from the City as to the trail needs since the once proposed public
road ori the north side of the property was. now located midway between
County Road 9 and the north property line. She also stated that a draft
Environmental Assessment Worksheet would be prepared in response to items
3 and 4 of the resolution regarding the analysis of the drainage and ponding
areas on the site; she stated that it appeared this project would not require
mandatory review by State agencies.
Relative to item #5 b the determination of the appropriate dedication of
County Road 9 right -or" -stay, she stated that further directionwas needed in
this regard especially in light of the concerns of the neighboring property
owner, Mr,. Menglekoch
Staff explained that 'fast year the City rok, Svc l had discussed the right-of-way j
needs for future County Road 9 both, in teams of this petition and in terms of
a petition by Mr. W?nglekuch to divide his unplatted property by metes and
bounds description, The Council had directed 27 feet of right-of-way,be
required from the Mengl zkoch portion and that the :full right-of-way be
required from the planned unit development portion (120 feet).
Ms. Mary. commented that the intended storm drainage flow would be piped to
the pondincd area east of the development with overflow to go off the property.
Staff indicated that the storm drainage system would be reviewed closely by
the City Engineering "Dept. since without special arrangements with the
PLANNING. COMMISSION MINUTES -2- Jtz%e 27, 1979
adjacent property owner or in the context with the adopted storm drainage
plan for the City, off -side drainage was not permitted,
Chairman :Schneider recognized Mr. Jarnes who indicated that the anticipated
price range of the units would be 60-65,000 per unit. Mr. Jarnes stated
that he would prefer to work as independently as possible from the Menglekoch
property explaining that Mr. Menglekoch was not part of the development
interests other than owning the west portion of the property. Commissioner
Harron inquired as to the size of Menglekoch "exception and Mr. Jarnes
stated it was approximately 2.37 acres
Fred Menglekoch, 10440 Rockford Rd., stated concerns with item #8 of
Resolution 78-478. He stated that it fiti l l was not clear to him what the
amount of the total highway taking would be front his property and that he
did not feel the approval of this development should anticipate that taking
until the County was ready to proceed with actual construction. Mr.
Menglekoch also stated that he would prefer to access his property from
the east through the new development and not to Trenton Lane as directed
by the City Council.
Staff suggested that Mr,. Menglekoch concerns should again be reviewed by
the Commission and Council when revised plans had been submitted since
it was that data which was not included.
Commissioner Barron askedMr. Jarnes what the dining of the north/south
street through the project would be, Mr. Jarnes .responded that if the
project were to be phased, the south part would be developed first,
Chairman Schneider closed the public hearing.
MOTION by Commissioner Barron, seconded by Commissioner Wire to act on this
petition at this meeting,
MOTION CARRIED 5-0-0 All in favor.
MPTION by Commissioner Barron, seconded by Commissioner Wire to ,defer
action on the request by Norman Jarnes for RPUD preliminary plat/plan
approval' so the applicant can submit additional required information as
follows:
1. Draft EAW which responds to items 3 and 4 of Resolution 78--478;
2. Indicate right-of-way for future County Road 9 from both the
RPUD parcel' and from the adjacent Menglekoch property,
3. With input from City staff, indicate provision for public
trail access in accordance with the Corridor Use Plan;
4. Submit plans which include the Menglekoch property
exception" with respect to items 8 and 10 of resolution.
In further discussion Commissioner Wire stated concerns with proper buffering
on the east in consideration of the property being zoned commercial. Staff
suggested that with`the direction given at this time the detailed site plan in
the next RPUD phase coQld respond to than concern. Chairman Schneider stated {
that the final plans: should be reflective of substantial buf=fering on the east,
north and south of the development,
0
PLANNING COMMISSION MEETING _3- June 27 1979
Chairman called for a vclte.
MOTION CARRIED 5-0-0 All in favor
Marvin H. Anderson Construction (79045) RPUD Amendment Concept Plan
Staff reviewed the Jine 23, 1979, report regarding the proposed amendment to
RPOD 77-6 "Zachary which received preliminary plat/plan approval for
220 lots under Resolution 78-197 and final plat approval for 56 of those lots
plus 4 outlots under Resolution 78-500,
Staff explained that prior to those approvals, the petitioner had requested
but had been denied concepts which involved attached dwellings, including
townhouses and duplexes.
Staff explained that petitioner was again proposing attached dwellings within
the remaining outlots to include 100 townhouses and 87 single family homes,
which, when combined with the already approved 56 single family homes, resulted
in a total of 243 dwelling units.
Chairman Schneider stated that a public informational meeting had been
scheduled and he recognized Mr. Marlin Grant who presented slides and a
model representing a comparable project by the petitioner in the City of
Bloomington. Mr. Grant stated that they had met with some of the neighbors
andd stated that the effort was being made again to propose attached dwellings
for two reasons:
1 Petitioner was certain this was the best way to develop this
particular piece of land;
2. Petitioner believed that the proposed ur.its viould cater to
the actual market demand which was increasingly responsive to
changing lifestyles and the desire for smaller units and
maintenance -free neighborhoods.
Mr.. Grant also noted that the number of units was essentially the same,. as
was the density, and that the project would enhance the natural features of
the site and view of the area for the neighbors to the east.
Mr;; Grant continued that the homeol,1iner's association would provide regular
maintenance and upkeep assuring that there would not be outside storage.
He also stated thaf 100 townhouses wouldgenerate less trraffic than would
100 single family detached homes. He also noted that there would be
private roads versus public streets within the townhouse area itself.
In response to a question by Commissioner Barron, staff stated there
appeared to be a question between the petitioner's understanding of what
the City Council had approved and what the approving resolutions indicated
as to the total number of units for Zachary Hills;
Staff explained that whereas the petitioner had in 1918 proposed 233 dwelling
units consisting of 207 single family dwellings and 26 duplexes, the City
Council had approved the plans subject to the condition that all duplexes
shall be deleted. Staff stated that there would then be 220 total dwelling
units. approved with 56 of those being final platted approximately one year
ago. On that basis, there appears to be an increase of 23 dwelling units.
PLANNING COMMISSION MEETING -4- June 27, 1979
Fred Haas representing the petitioner, explained the building setback andth4edesignoftheprivateversuspublicstreets.
Richard Graber, 4835 Yorktown Lane, stated that he was not among the people
who the developer had contacted but that he did -recall previous presentations.
He inquired why the proposal was allowed to return since the guiding was
clearly established as LA -1 and that the Council approval had eliminated
attached housing.
Saul Segal, owner of the property west of Zachary Hills, stated his primary
concern was that lotsin the Schmidt Lake Woods development were being sold
to persons as though the sQrrounding area was LA -1 single family detached
housing. He stated that to change this at this time would be to
effectively create a misrepresentation..
0
Jim Fitzgerald, 5000 Zachary Lane, stated he was opposed to the development
and lived across the street.
Mary Glemming, 4900 York -town Lane, stated that he realized the investment of
the developer but was concerned with the appropriate use of the landand the
established density. He stated that in his judgment the density of the
townhouse area was much higher than the single family residential area portion.
He agreed with previous speakers and the earlier City Council action relative
to deleting detached housing.
Art Popehn, 4935 Yorktown Lane, stated he also had concerns about traffic
and density but he believed in support of the developer's concept that the
townhouse design would present a much better view than with a large number of
single family hones. He stated that he felt aesthetics were important
since the view was always present and that he would prefer overlooking the
proposed townhouse layout tbn the single family homes.
Howard Johnson, 4840 Yorktown Lane, (speaking later, relative to another
item) stated that the single family detached area should be preserved as su4'!
and that he was opposed to the proposal.
Mr. Lang, 110211 48th Ave. N. stated he would look over the development and
was opposed to the attached dwellings.
Chai man Schneider closed the public hearing.
Mr. Grant responded to a number of the concerns stating that the petitioner
strongly felt that the proposal represented a better use of the land. He
stated that, in c:nsideration of the topography of the site and the overall
density the proposal was an improvement, would produce less traffic and would
present a more aesthetic view.
MOTION by Commissioner Eagleton, seconded by Commissioner Wire to take action
on this petition at this meeting.
MOTION CARRIED 5-0-0 All in favor.
PLANNING COMMISSION 14EETIiG -5 June 27 1978
San Con Incorporated (79046] RPUb Concept Plan Approval
The item was introduced by staff with :a review of the June 23, 1979, report.
Regarding density, staff noted that the petitioner proposed 2.58units per acre
gross density; the LA -t1 guiding of the area allowed for 2 units per acre.
Staff stated that the Ordinance in Section 9 provided for the assignment of
density "bonus points and that it was apparent that at least four points could
be assigned which would translate into 2,.4 units per acre gross density. He
stated the Commission should consider the other criteria in Section 9 of the
Zoning Ordinance to determine whether enough additional points could be
assigned to realize the proposed 2.58 units per acre;
Chairman Schneider recognized Mr. Hans Hagen representing the petitioner who
distributed additional material and discussed the plans. He stated the layout
had been made with people in mind and not necessarily for ease of traffic flow
through the project. He stated there had been tension directed to preservation
of natural features including trees, plantings and the large ponding and
natural area at the south end
Mr. Hagen took issue with the Council direction with regard to the Pflaumwell'
development to the south regarding a through street from County ltd. 9 to this
project. He stated he believed Juneau Lane and Vicksburg Lane provided suf-
ficient access and that traffic should be directed, out of the project and not
through it or through the Pflaumwell development.
He stated the proposed price range for the single family homes would be in the
60-100,000 range and for the quads in the $60,000 range. He noted the firm's
sales experience in other communities:
Mr. Hagen noted that side yard setbacks of 10 feet to the house and 5 feet to
garages would be 'proposed as the preliminary and final plans were developed_.
Chairman Schneider noted that that matter would be taken up with the final plan.
Chairman Schneider inquired whether the gross density had been calculated in-
cluding the designated "park and ponding" area to the south and Mr. Hagen re-
sponded in the affirmative. Mr., Hagen also discussed his concept of developing
that approximate 22.7 acre area as a City park with natural open space.
Chairman Schneider openeithe public informational hearing.
Roy Broman of 4555 Juneau Lane stated. concerns with the proposed Hennepin County
landfill which had designated a search area in this vicinity and he stated that
he was in favor of the proposed concept:
Sperm -Goldberg, representing the'Pflaiamwell developers of the proposed development
to the south, stated he agreed with Mr. Hagen's continents about traffic flow
outward and did not agree with Council direction as to a through roadway from
County Rd, 9. During discussion it was noted that the westerly road of the
Amhurst proposal intersects the south boundary at a point west of the Pflaumwell
development,
PLANNING COMMISSION MEETING -6- June 27`, 1979
Glen LaBorde of 4450 Vicksburg Lane stated concerns with drainage of the area
noting the present -drainage pattern which went across his land to the south.
He also stated concerns with, provisions for municipal water and inouiredas
to assessments for that.
Mr. Hagen indicated the proposed drainage toward the ponding area and the
possible provisions for water mains.
Chairman Schneider stated that questions regarding assessments for utilities
should be taken up with the City Council
Commissioner Barron initiated a discussion regarding a proposal heard earlier
as presented by Mary Anderson Homes Incorporated and specifically the issue
of LA -1 transition when housing types other than single family detached are
proposed,
Chairman Schneider suggested that the major difference between this proposal
and the Anderson concept was that there was total transition fer this project
except at the south end west of the ponding unit where one unit abutted the
proposed Pflaumwell development.
Extensive discussion ensued as to possible assignment of additional bonus points
in addition to the four that could be assigned based on the size of the proj.sct.
Commissioner Barron asked Mr. Hagen how he felt up to two additional points
could be assigned and Mr. Hagen responded that while perhaps one or two points
could be assigned for providing a variety of housing types, it was more plausable
to consider assignment of points for demonstration of affirmative design efforts
toward the preservation and enhancement of natural site characteristics (criteria
D),
Coimnissioner Barron inquired whether the concept proposed dedication of the
22.7 acre "park and ponding" area as public park; Mr. Hagen responded at this
stage it was proposed to dedicate the area and to develop it in advance for
full park dedication credit,
Chairman Schneider suggested that this matter could more appropriately be dis-
cussed and resolved at he preliminary plat stage following further input from
the City Council and from PRAC
Commissioner Eagleton suggested consideration of better transition between the
Pflaumwell single family development and the south quadraminium which has the
use of single family detached dwelling.
Chairman Schneider closed the public hearing.
MOTION by Commissioner Barron, seconded by Corarrissioner Vasiliou to act on this
petition at this meeting,
MOTION CARRIED 5-0-0' All in favor
PLANNING COMMISSION MEETING -7-
June 27, 1979
The meeting recessed at 10:25 PM and resumed at 10;35 PM'.
Mary Anderson Homes (79045) RPUD Amendment Concept Plan
Staff rev -owed for the Chairman the; history of the Planning Commission and Coundl
action on Zachary Hills RPUD 77-6,
MOTION by Commissioner Barron, seconded by Commissioner Vasiliou to make the
following recommendation to the City Council:
That the proposed amendment to RPUD 77-6 "Zachary Hills consisting
of 87 single family detached units and 100 attached townhouse units
be approved based upon the following findings
1. The proposal does provide for a variety .of housing
lifestyles;
2. The building setback distance from Zachary Lane provides
acceptable transition in response to Section 9,
Subdivision 2 (3) (b)
3. The proposed design appears to provide a better traffce
circulation pattern than with single family residential
detached homes,
Commissioner Vasiliou stated that there seems to be an apprehension by the
neighbors about the views but that the proposed townhouse layout appears to
be more aesthetic than the same number of single family detached dwellings.
Chairman Schneider notedthat the sei:,a;- from Zachary Lane varies from the
south end to the north end and Mr. Haas, rel-esenting the petitioner, suggested
that the setbacks to the north end could be increased approximately 50 feet
if that was the desire of the City,
Commissioner Wire stated concern that this proposal has,, in its basic form,
gone before the City Council twice and has been denied twice; He stated he
appreciated the concerns of the neighboring property owners and that transition
could better be provided with detached single family homes.. He stated the
clustering of the townhouses on the east side of the property was an abrupt
transition from the single family dwellings to the }rest.
Cha rma; Schneider called for a vote,
MOTION FAILED 3-2-0 Commissioners Barrola° & Vasiliou 1
voting in favor. F
MOTION by Commissioner Wire, seconded by Commissioner Eagleton to make the
following recommendation to the City Council:
That the RPUD concept plan amendment to RPUD 77-6 be denied on
the basis of previous Council findings and on the basis of the
plan not provi dit , appropriate transition for the single family
detached units w,thin the project and neighboring the project.
MOTION CARRIED 3-,2-0 Coitnissioners Barron & Vasiliou
voting against.
PLANNING COMMISSION WING -8- is dune 27, 1979
Gan Con Incorporated (79016) RPUD Concept Plan Approval
Comntissioner^ Barron stated concern with petitioner's proposal to deaicate and
develop and get full credit for the 22;.7 acro ""park and ponding" area; he .stated
a the proposal did not seem to be consistent with the Park Dedication Policy
especially for open drainage area,
Mr. Haven discussed the concept of a large "active" and "passive" park and open
space ,area.
Chairman Schneider reiterated that the matter of park dedication could be more
fully disct;ssed at t=ie preliminary plat stage and encouraged coordination with
this developer and the one to the south to include input from PRAC as to
specific park needs and design.
Commi4sione'r Barron in'Itiated discussion as to the -possible ass gitment of additional
bonus points for density calculation.
Commissioner Wive suggested that one addition.,,l point could be assigned from
criteria C - the provision for a variety of housing types; and one point could
be assigned ',or affirmative design efforts toward thn preservation of desirable
natural site characteristics,
Chairman Schneider stated that it had been Commission practice to assign no
points or the full two points!
Commissioner dire stated that in that case he would recommend two points for
preservation and enhancement of natural site characteristics (criteria D),
He also stated concern with transition and particularly with respect to the south
ouadraminium unit.
MOTION by Commissioner Wire, seconded by Commissioner Eagleton to make the
following recommendation to the City Council.
That the RPUD concept plan for "Amhurst" as proposed by Ban Con Incorporated
east of Vicksburg Lane and north of Turtle lake be approved subject to the
following conditions:
1. Specific public park and opera space requirements shall be determined
in accordance with area park and City policy giving particular
attention to the proposed adjacent development to the south,
2 Any public street penetrating the 'proposed subdivision and not
linked to an existing street should be constructed with a cul-de-sac.
3. Alignment of public utilities to serve this development and the land
to be served by utilities adjacent to this development to the south
will be located and dedicated right-of-way insofar as practical; the
developer's engineers shall meet with the City's engineers to
determine the location of these utilities which have been ordered`
for construction Linder project 920;
4. Completion of the required environmental assessment worksheet process
which may be conducted in conjunction with the proposed development
to the south;
5. Ali
PLANNING COMMISSION M8ETIN0i .:g. Jane 27 1979
C. The allowable gross density shall be 2.rS units per acre as propoiel
with a maximum number of units permitted at 371 based upon an
assignment: of 6 deosity bongs points per Section 9, Subdivision 2
S) of the Zoning Ordinance for project size and for affirmative
design efforts toward the preservation and enhancement of desirable
natural site characteristics;
7 The southerly quadraminium unit shall be replaced with single family
dwellings or the area between the quadraminium unit and the single
family residential project to the south shall be substantially
buffered with berming and landscaping so to providr*t required LA -1
transition
Commissioner Marron disagreed with item #7 stating that the qua.dratainiuni development
would involve a homeowner's association and would involve different lifestyles
from a shingle family detached development. He stated he could support natural
transitioti through the use of berming and landscaping:
Commissioner Bartvn also stated: he felt one-half point coLtld be provided for a
variety of housing (ctlteria C) based :ren the provision for 76 quadraminiums:;
MOTION by Commissioner Barron, seconded by Commissioner Vasiliou to amend item
6 of the main motion by allowing for one-half point for a variety of housing
MOTION FAILED 1-4-0 Commissioner Barron favored,
Chairman Schneider called for a vote on the main motion.
MOTION CARRIED 5-0-0 All in favor
Referring to the earlier action on the proposal by Mary Anderson Homes, Com-
missioner Barron stated it was unclear to hint how Commissioners who voted in
favor of this proposal were able to vote against the other one,
Commissioner Vasiliou agreed stating ghat there: were riot major differences and
there was a need for :a variety of housing in the City
Chairman Schneider stated that he believed there were major differences between
the two projects.
j
PLANNING COMMISSION MEETING 10- dune 27, 1979
Mission 'Partnership (A-338) Final Plat for Mission Hills
Park 6th ARM lsson
hoods RPUD TEa I
Staff presented reports. dated June 23, 1979, on both projects and suggested
that the Commission's action be separate for each item.
Staff noted the Engineer's memorandum for the projects and the concern regarding
the timing of the north/south street which, would connect to County Road 9*
per Council direction in Resolution 78--579,
Staff also explained that the proposal for the 6th Addition. to have a
temporary" access between proposed Lots 6 and 7 was critical since there
would be no public street access to the west portion of that plat or to the
site of the Mission Woods project,
fir. Sherm Goldberg stated the petitioner was in the process of preparing
the final prat for Mission Hills Parks 7th Addition which would be north.
of the Sth Addition and -the propos^d 6th Addition. He said this would be
submitted shortly- and that it wouia provide public street intersection_ with
proposed Goldenrod Lane. He explained the "temporary" access in, the 6th
Addition. between Lots 6 and 7 was necessary because of the timing of the
installation of the new roads in this area.
Harry Jensen explained the layout of the Mission. Woods project and stated
the, proposal for use of vacated Medicine Lake Blvd. during construction and
use of the temporary road between Lots 6 and 7 in the 6th Addition during
the initial sales period for the condominiums. He explained that prior to
the next multiple dwelling phase, full road access would be provided to
County Road 9. He Mated the problem was with timing of construction of 'a
road to County Road 9 and Chairman Schneider inquired as to how the City
could be assured. the road would he put in, notwithstanding the intended'
development of additional multiple units
Mr. Jensen responded that the petitioner was not concerned with the platting
and deeding of right-of-way for the road but was concerned only v,4th
construction.
Discussion ensued among Commissioners Vasiliou and Schneider as to proper
parking provisions for the multiple units especially for guest parking and
large or recreational vehicle parking, Mr. Jensen and Roger Clemence stated
that extensive research had been made as to parking needs for the proposed
condominiums, and that the plans were in compliance with City Ordinance,
Mr. Clemence stated that while more parking had been shown on the surface at
one time some was eliminated because petitioner was concerned with
aesthetics and the convenience of residents,
Mr. Jensen stated that the covenants for the condominiums' association
would prohibit outside parking and storage of recreational vehicles and
boats
MOTION by Commissioner Barron, seconded by Commissioner Vasiliou to make the
following recommendation to the City Council:
That the request of the Mission Partnership, for final plat/plan
approval for RPUD 76-1 "Mission Hills Park 5th Addition"
consisting of 14 single family lots be approved subject to the
following conditions,.
PLANNING COMMISSIt"fN MEETING June 27, 1979,
1. Compliance with the City Engineers memorandum
for this project,,
2. Consistent with City Council Resolution 78-579, direct
access to County Road 9 from this area shall be provided
by means of a dedicated right-of-way;
3. The proposed temporary road between Lots 6 and 1 is
approved until such time as the anticipated Mission
Woods 2nd Addition is platted (area Gh 7A on the
preliminary plat);
4. Payment of park dedication fees in lieu of dedication,
based upon the approved number of lots in accordance
with City Park Dedication Policy in effect at time of
final platting;
S. Minimum yard setbacks shall be 30 feet for, the front
yard and 10 feet for.the side yard;
6. Compliance with Council policy Resolution 79-80
regarding minimum floor elevations for new
structures or subdivisions adjacent to or containing
open storm water drainage facilities.
MOTION CARRIED 5-0-0 All in favor
During continued review of the landscape plan for the Mission Wood
condominium development, Mr. Clemence noted extensive use of existing
landscaping.
Mr.' Jensen stated that the landscape treatment had been oriented to the
neighbors moreso than providing an enhanced view for the perspective
condominium owners.
Staff noted that - detailed sign plans had not bee submitted and suggested
that this be done prior to issuance of sign permits.
MOTION by CoRimissioner Vasiliou., seconded by Commissioner Barron to make
the following recommendation to the City Council:
That the site plan for "Mission Woods" RPUD 76-1 consisting
of Z building condominium projects with 22 units and 24
units respectively be approved subject to the following
condi tions
1. No permits to be Issued until final plan for
Mission Woods Addition is filed with tl,e County;
2. Submission of financial guarantee termed for
18 months to assure completion of approvO qite
improvements;
3, The submission o detailed sign plans before the
issuance of sign penitit-s-,
4. Compliance with policy Resolution 79-74 and with
City Code regarding fire lanes and fi,re hydrants;
PLANNING COMMISSION MEETING _12_ dune 27 1979
5. Installation of -concrete curb and gutter around
all driving and parking areas in accordance with
policy Resolution 79-73
6. Compliance with Council policy Resolution 79-80
regarding minimum floor elevations for neer
structures on sites adjacent to or containing
opene stom wailer drainage facilities,
7. Compliance with City Engineer's memorandum
MOTItV by Commissioner Barron, seconued by Commissioner Wire to amend the
main motion as follows: with the term for the financial;'guarantee in
item i 2 be 24 wonths rather than 18 months,
MOTION CARRIED 5--0-0 All in favor
Chairman Schneider called fora vote on the main motion as amended.
MOTION CARRIED 54-0 Al l' ' i n favor
Staff explained the items that were being Finalized with the proposed plat,
per original preliminary approvals.
Staff also reviewed the concerns explained in regard to the Mission Hills
Park 6th Addition as to road access to the site
MOTION by Commissioner V`asiliou, seconded by Commissioner Eagleton to make
the following recommendation to the City Council;
That the final plat -Por "Mission Woods" RPUD 76-1 consisting
of 2 condominium apartment buildings containing 22 units
and 24 units respectively and IO otitlots be approved
subject to the following conditions:
1s Compffiance with the City Engineer's memorandum for
this project;
2. Payment of park dedication fees in lieu of dedication,
and dedication of Outlot A subject to the provisions
of the Park Medi cetion Pol i`cy in effect at the ti`trte of
filing of final plat,
3. Provision for a platted street right-of-way to intersection
with County Road 9 in accordance with City -Council
Resolution 78-579;
4. Combination of proposed Outlots C -J with adjacent lots
in Mission Ridge 2nd Addition in accordance with
Ordinance lot combination procedures
5. Compliance with the requirements of Section 9 of
the Ordinance with respect to homeowner's
association agreements to be reviwed and approved
by the City Attorney as to form ,and content
including provision for maintenance of common
facilities by the City, if necessary, with the
cost to be assed against the homeowner'G association;
PLANKING COMMISSION M88TING -13- dune 27, 1979
6. Inclusion : f Outl of B with the title and homeowner
association documents, for Mission Woods development
7, Remov, " of all. dead or dying trees from the site
at the owner's expense,
8. The proposed temporary road between lots 6 and 7
Mission Hills Park 6th Addition is approved until
such nitre as Mission Woods 2nd Addition is platted
MOTION CPRRI Ell 5.0-0 All in favor
William A. Laing (79044: Conditional Use Permit
Staff reviewed the June 23, 1979, staff repox )r the proposed home
occupation at 5325 Larch Large N.
Chairman Schneider recognized Vr. Mrs. Laing and a brief discussion
ensued about the petitioner's da>ire to desianate his home as an
official business address for a real es4;°te enterprise.
MOTION by Commissioner Vasilio a, seconded by Commissioner Wire to tl:ake
the following recc nendation to the City Council:
That the request by iWilliam A. Laing of 5325 Larch Lane N.
for a conditional use permit for a home occupation involving
an office activity related to real estate sales be approved
subject to the following conditions
1. Ue permit is issued to the peti and is
not transferable,
2. The permit is subject to applicable codes,
ordinances and regulations and violation thereof
shall be grounds for revocation
3, There shall be no ,signs related to the activity;
4. The approved office activity shall include the
petitioner and immediate members of the househo'l'd
only;
5, The term of the permit shall be one year at which
time it shall be reviewed by the City,.
MOTION CARRIED 5-0-0 All in favor
Chairman Schneider explained that the agenda bas been "split in order to
handle the large number of items and he indicated that the meeting would
be adjourned until 7:30 on Thursday, June 28 1979.'
io
L140
PLANNING COMMISSIONMEETING -14- dune 28, 1979
Chairman Schneider called the meeting tc order at 7.30 PM on lune 28, 1979,
MEMBERS PRESENT: Commissioners Vasi l i ou, Eagleton, hire, Schneider, Barron
MEMBER ABSENT. Commissioner Threinen
STAFF PRESENT: Director of Planning, Blair Tremere, _'Onm:ani ty Devel opmert
Coordinator, Mary Ray
Volp.Construction Compan, (A-571) Final Plat for Playhouse
Industrial Park 2nd Addition
Staff reviewed the report dated dune 25, 1979, regarding the final plat of
six industrial lots on approximately 23 acres at the southeast corner of
Ranchview Lae and State Highway 55
MOTION by Commissioner mire, seconded by Commissioner Eagleton to make the
following recommendation to the City Council.
That the request by Volp Construction Company for final plat
approval for Playhouse Industrial Park 2nd Addition consisting
of six industrial lots on approximately 23 acres at the
southeast corner of Ranchview Lane and State Highway 55 be
approved subject to the following conditions:
1. Compliance with ':he City Engineer's memorandum
for this project:,
2. Provision of all storm drainage and utility
easements prior to riling of final plat;
s. Access to R-nchview Lane shall be limited to
proposed i.ot 1, the access for which shall be
located as far as possible to the south of the
intersection with State Highway 55 and Ranchview
Lane; proposed Lots 2 and 6 shall access from the
proposed cul-de-sac; access to proposed Lot 4 from
Niagara Lane shall be limited and located as far
south as possible from the intersection of Niagara
Lane and from State Highway 55
4. The street name designation of the proposed cul-de-sac
shall bo per street naming policy (30th Ave. N.).
MOTION CARRIED 5 -0 -ft All in favor
Windfield Development Company (79041) Site Plan Approval
Staff reviewed the report: of June 25, 1979, for an approximate 28,000 sq. ft..
office warehouse at the northeast corner of 28th Ave. N. and Vicksburg Lane..
Staff briefly revi ew d the history of the Vicksburg Industrial. Park platting
which contains ce ita-rn conditions affecting this proposal such as the
75 foot buffer from Vicksburg Lane and frim 28th Avg,. N. and the limitation
of access to 28th Ave. N. Staff suggested that the plans should be viewed
as 'having substantial expansion area to the north since it would not be
sub di vi dabl e.
PLANNING COMMISSION MEETING -15- Juste 28, 1979
Commissioner Vasiliou stated that the proposed landscaping does not appear to
IS
provide a "substantial" treatment along the west side per Council direction,
Darrel Anderso;;, representing the petitioner, questioned the meaning of
substantial landscaping" stating that the building architecture should
provide an aesthetically pleasing view to the west.. He reviewed the
landscape plan noting the effect of the proposed berming and the use of lour
lying shrubs, Mr. Anderson also stated concerns regarding the engineer's
memorandum and the location of fire hydrants and fire lanes,
Staff explained that recommendations were based on City Code and policy, and
Chairman Schneider suggested that the petitioner meet with the City Engineer
prior to the Council meeting to resolve technical differences.
Mr. Anderson also stated concern with the Engineer's recommendation for a
storm drainage system since the plan proposed surface drainage.
Staff explained that the recommendation was based on City policy where storm
sewer was available and questions regarding design of that system should be
further discussed with the Engineer.
Mr. Brian Kenning, representing the perspective occupant, explained the use
involved parts distribution and in response to a question by Commissioner
Vasiliou stated that no outside storage was intended at this time.
Rici"ard Martens, representing the developer, also stated concerns about the
technical recommendations of the City Engineer and regLiested the Commission
to consider variances to the City policy and Code requirements..
Chairman Schneider stated that the Commission was not in a position to
recommend such variances in this case since there was no evidenced hardship
and since the technical recommendations were based on City policy and Code
requirements. He recommended that the petitioner meet with the City
Engineer and/or present the concerns to the City Council.
MOTION by Commissioner Barron, seconded by Commissioner Wire to make the
following recommendation to the City Council:
That the request by Wind'Fi el d Development Company for an approximate
28,000 sq, ft. office warehouse building at the northeast corner
of 20th Ave. N and Vicksburg bane be approved subject to the
following conditions;
I. Compliance with the Engineer's memorandum for
this project;
2. Payment of park dedication fees in lieu of dedication
in an amount determined according to the verified
acreage and according to the Dedication Polio= in
effect at the time of building permit issuance,
3. All waste and waste containers shall be stored
within the structure;
4. No outside storage of materials or products,
PLANNING COMMISSION MEET INO lei- dune 28, 1979
5. Compliance with the fire hydrant and fire lane
requirements per the recommendation of the 'Fire
Chief and per City Code and policy;
6. Site performance fi nanei alguarantee shall be
termed for 24 months,
7. Detailed ,sign pians shall be submitted for Commission
review prior to issuance of sign permits
Commissioner Wire stated he felt that sone add.:, i.jn0 berming could be provided
on the west side of the building since the proposed treatment did. not constitute
substantial landscaping:
An extensive discussion ensued as to the total landscaping treatment.
Commissioner Harron staged that he felt the berming on the west side could
be extended north of the building site, and made a'MOTION to amend the main
motion by adding an 8th condition: that a 3` berm be extended 100 feet tiorth
of the proposed building.
MOTION FAILED for lack of a sacond
Further discussion ensued as to the enhancement of the landscape plan and
tir. Martens suggested that the petitioner could return with a revised landscape
plan reflecting the direction of the Commission prior to the issuance of
building pemi is
Chairman Schneider stated that if the petitioner were willing to subject the
landscape plan to final approval by Commission prior to issuance of permits and
the following City Council approval of the site plan, then that may be
appropriate measure in the interest of saving the petitioner time:. However,
he felt that the Council should be aware of the Commission's feel ng that the
submitted landscape plan did not comply with the intent of "substantial
landscaping" and that the petitioner did not desire to have the Commission
defer action until a landscape plan could be submitted.
MOTIONMOTION by Commissioner Barron, seconded by Commissioner lire to amee,d the
main motion with the addition of an 8th condition: a revised and enhanced
landscape plan shall be submitted for Planning Commission approval prior to
the issuance of building permits; such plan shall include approximately
30 additional trees along the west side consisting of a mix of evergreens
and ash; additional' berming along the west side shall be extended 100 feet
north of v.;e building.
MOTION CARRIED 5-0-0 All in favor
Chairman Sch,ieider called for a vote on the main motion once amended..
MOTION CURRIED 5-0-0 All in favfir
PLANNING COMMISSION MEETING -17:. June 28, 1979
PFC Equipment Company (79042) Site Plan Approval
Staff reviewed the June 25, 1979, report for an approximate 15,000 sq. ft.
office warehouse on a 2.23 acre site north of 28th Ave. N. approximately
300 feet west :of Ranchvi ew Lane. Staff commented that the submitted puns
showed a 50 foot buffer along 28th Ave, N., whereas those sites along
28th Ave. N. in the Vicksburg Industrial Park are to have 75 foot buffers..
Staff also noted that the loading areas: and truck maneuvering areas were
in the southeast corner of the building and specific attention should be
paid to the landscaping and screening of that area
Chairman Schneider recognized. Mr. Janis Blomentals, the architect for the
petitioner. He submitted rr.vised site plans showing the building moved'
25 feet to the north thereby providing a 75 foot buffer.
Extensive discussion ensued regarding the landscape treatment and Mr.
Blumental's presented a rendering of the view from 28th Ave. N. Mr, Blumentals
expressed some concern with the Engineer's memo as to drainage and the location,
of hydrants, he stated he was particularly concerned with the pipe size
recommendation.
Chairman Schneider suggested that the Engineer's memo was based on City
codes and policies and that the petitioner should discuss technical aspects
of the recommendations with the City Engineer.
Michael Woods representing the petitioner, explained the nature of tae use
and: stated there would be no outside storage.
The Commission reviewed the proposed sign treatment on the building noting
that no free standing signery was proposed.
MOTION by Commissioner Vasiliou, seconded by Commissioner Wire to make the
following; recommendation to the City Council
That the site plan for an approximate 15,000 sq. ft. office
warehouse building north of 28th Ave. N. and approximately
300 feet west of Ranchview Lane for PFC Equipment Company
be approved subject to the following conditions;
1 Compliance with the City Engineer's memorandum for
this project,
2. Payment of Park dedication fees in lieu of dedication
based on the verified acreage of the site and in
accordance with the city park dedication policy in
effect at the time of building permit issuance.
3. Site performance financial guarantee will be
termed 18 months,
4. All waste and waste containers shall be in the
building.
5. There shall be no outside storage of product or
material..
PLANNING COMMISSIONMEETING -18- June 28, 1879
6. Compliance with Eire Chief recommendations per city
code and city policy as to onsite fire hydrants and
fire lanes.
7. Submission of an easement for the common driveway
with the property to the east; said easement to be
approved and reviewed by the city attorney.
8. Adjustment of the parking tat anu building to the
north to provide for the required 75 foot buffer area
in front to contain berming and landscaping.
9. Development of the area shown as "future expansion"
shall be subject ordinance requirements and site plan
review procedures.
10. Compliance with Council policy resolutions 79-80
regarding minimum floor elevations for new
structures on sites adjacent to or containing open
storm water drainage) and No. 79-78 (drainage
requirements for industrial deve p?Z, emts
11. Submission of a detailed sign plan prior to the issuance
of sign permits, with the sign within Ordinance
requirements for a building sign.
MOTION by Commissioner Wire, seconded by Commissioner Barror4'to amend the main
motion by addition of a 12th condition. the landscape plan shall be modified
to add at least 5 evergreen trees 6 feet in height, distributed approximately
20 feet on center across t,ie front green strip mixed with existing plantings.
MOTION CARRIED 5-0-0 All in favor
Chairman Schneider, called for a vote on the main motion as amended.
MOTION CARRIED 5-0-0 All in favor
The meeting recessed at 10:30 PM and resumed at 10;40 PSI.
Minnesota Toro Inc.: (79047) Sita Plan & Conditional Use
Permit Amendmen Ap roya
Staff reviewed the report of June 25, 1979, and noted that the outside storage
area was 'being extended and that the proposed building in the rear was a
metal building and not of the same materials as the primary structure.. staff
briefly reviewed the history of the development of the site at 14900 21st;
Ave.: N. and explained that since the 1976 site plan approval tho petitioner
had acquired an additional 1 acre of land to the rear. Staff also noted'
the concerns regarding the drainage ditch to the rear of the property.
Mr. Jim Kaufman, representing the petitioner, stated that much of the
original planting and landscaping on the site needed to be rejuvenated
particularly in front of the building. Commissioner Wire stated that he
had driven by the site and he agreed there was a need to enhance the
latldscaping in the front especially for screening purposes.
PLANNING COMMISSION MEETING _19- June 28, 1979
Commissioner i~agleton stated that it appeared some of the parking for the
S site was on the street and that additional parking seemed to be needed. Fie
asked the petitioner how many employees there were and the response was 45
on the site. Mr. Kaufmat4 explained that there were approximGtely 50 spaces
on the site and that the rear area is often used. He stated that recently,
due to pavement damage on the site and damage from recent storms, cars
probably had been parked on the street to allow for cleanup operations.
Chairman Schneider inquired whether additional employees would be realized
with the proposed adaitonsx Mr. Kaufman responded in the affirmative
stating that additional parking spaces were shown on the proposed plana
Commissioner Wire stated his primary concern was with -the outside storage
shown on the plan along the east side which would be highly visible from
21st Ave. N. and the residential area to the south.
In response to several questions concerning the aesthetics of the proposed
steel building, Mr. Kaufman stated that the, color should be compatible with
the main building and that it was intended for cold storage of materials and
equipment. He explained there was a substantial cost difference between the
steel building and a, masonry building. He also indicated the building would
be used to housa much of the existing outside s' -age.
Commissioner Schneider indicated that the propo,. A plan showed that the outside
storage area actually exceeded the existing amount.
Extensive discussion ensued regarding the landscaping of the site.
ow
MOTION by Commissioner Barron, seconded by Commissioner Wire to make the
following recommendation to the City Council:
That the site plan and conditional use permit amendment for
Minnesota Toro, 14900 21st Ave. N. be approved subject to
the following conditions:
1. Compliance with the C• rru 'Ineer's memorandum for
this project; and prior ,nuance of permits.. submission
end approval by the City Engineer of detailed drainage
dans especially with regard to alterations or
enclosure of the existing drainage easement and ditch.
2. Payment of park dedication fees in lieu of dedication
based on one acre in accordance with City Park Dedication
Policy in effect at time of building permit issuance.
3. All areas not built upon or landscaped shall be
paved with bituminous, and new driving, parking and
storage areas shall be bounded by curbing as
determined by the City Engineer in accordance with
City policy.
4. Deletion of the storage area along the east property
line which may be used for additional needed automobile
parking in which case the area shall b,: striped and
improved in accordance with City ordinances..
PLANNING CO 1-MI,SSiON MEETING -20- alone 28 1978
5. Incorporation of additional fire hydrants for
fire protection needs with respect to the new,
structures in accordance with City Code.
6. Landscape and site improvement fioancial guarantee
to be 'cermed for 24 Months..
7. Outside storage shall be restricted to the
designated paved areas and shall be subject to
annual review.
8. All waste and waste receptacles shall he restricted
to the interior of the buildings.
9. Setback variances granted for the 8 ft. high:
security fence skull;. be located 15 feet from the
property line on all sides.
1O. With respect to she submitted landscape plan: the
Arbor Vitae shall be deleted and substituted with
30 evergreen trees 6 feet high planted 20 feet
on center on a staggered Basis It 3:1. berm will
be installed on the east and west sides of the
outside storage area north of the drainage ditch;
11. The exterior color of the steel building shall be
the same as existing building.
MOTION by Commissioner Wire, seconded by Commissioner Eagleton to amend the
main motion with addition of a 12th condition: replace the evergreen plantings
on the east side and west side of the main gate to provide a more dense
mix of evergreen plantings of at least two varieties, to achieve opaque
screening, Add 3 evergreens 6 feet i„ height immediately south of
the east parking area on the east side of the entrance..
MOTION CARRIED 5-0-0 All. in favor
MOTION by Commissioner Schneider, seconded by Commissioner Barron to amend
the main motion by addition of a 13th condition: provide 3 evergreen trees
on the west side of the main drive in front of the building.
MOTION CARRIED 5.-p_0 All in favor
Chairman Schneider calked for a vote on, the main motion as twice amended.
MOTION CARRIED 5..0-0 All in favor
Rembrandt! Enterprises (79025 Rezoning & Preliminary Plat
Staff' presented the June 25, 1979, report explaining the item had been deferred
from the May 2, 1979, Commission meeting where direction was given to the
0 petitioner to prepare certain revisions to the general development plan.
Staff explained that the City Council had adopted Resolution 79-272 requiding
the property from IP to CL (commercial limited business).
PLANNING COMMISSION! MEETING -21- June 28, 1979'
Greg Dumonceaux, representing the petitioner,. reviewed the revised general
development plan and the preliminary plat.
Staff suggested that the main road into the development from County Road 9
could be curved as it went to the east other than having a sharp 90 degree.
turn. Staff indicated that the entrance onto County Road 9 had been
adjusted to align with the approved entrance from the Criterion Hames MPUQ
to the south,.
Chairman Schneider voiced concern that as the area developed substantial
buffering should be; provided to the adjacent residential guided areas.
MOTION by Commissioner Vasiliou, seconded by Commissioner Wire to make the
following recoimnendation to the City Council
That the request by Rembrandt Enterprises for i;ezxoning, from
R-0 to B-1, and for preliminary platting of 15 commercial
lots of the 31.6 acre site at the northwest corner of
I-494 and County Road. 9 in accordance with the general
development: plan dated June 1979 be approved subject to the
following conditions;
1. Compliance with the City Engineers memorandum `car
this project.
2. Provision for additional 27 feet of right-of-way
for County Road 9.
3. Provision for trail easements per the approved pian.
4. Compliance with requirements of the City Attorney with
respect tc clarification of titles.
5. No development on any of the sites until municipal
seater and water are physically available to the sitz;i.
6. The alignment of Berkshire Lane and County Road 9 with
the street intersection of the Criterion planned unit
development to the south shall be verified by the
City Engineer.
7. Removal of all dead or dying trees from the property at
the owners expense.
MOTION by Commissioner Wire, seconded by Commissioner Eagleton to amend the
main motion with an addition of an 8th condition: Berkshire 1.,"ne, as it
enters the project and turns to the east, shall be curved rathor than a
right angle as indicated on the plans.
MOTION CARRIED 5-0-0 All in favor
MOTION by Chairman Schneider, seconded by Commissioner Wire to amend the
main motion with the addition of a 9th condition: the west commercial
properties shall be developed with substantial buffering providing a
transition for -the residential guided areas to the west.
MOTION. CARRIED 5--0-0 All in favor
0
PLANNING COMMISSION MEETING 22- June 28 1979
Chairman Schneider called for a vote on the main motion as twice a+iten4led.
MOTION CARRIED 5-0-0 All in favor
St. Louis Park Medical Clinic (79040 Amended Site Plan Pm rpoval
Staff presented the report Df ravnt:: 25, 1979, regarding the proposal for a
larger clinic and amended site platy than that approved last year under
Council Resolution 78-409. Staff briefly reviewed the finding that there
is a discrepancy on the site plan (and on the one approved last year) regarding
the east 24 feet of the property which appeared to have been paved during the
development of the restaurant site. Staff indicated that the petitioner was
to provide a certified survey of the property to establish precise boundaries,
but that it appeared possible private easement had been established a number
of years ago whereby the east restaurant parcel was to share parking or
driving area with this parcel which originally had been intended for an
office building. Staff also suggested that the Commission consider plantings
along the west boundary,
Gary VanHouse representing the petitioner, commented on the paved east
24 feet and stated that petitioner~ did not intend to use that and had designed
the site plan as though the edge of bitumin.,us were the property line.. He
stated petitioner was prepared to provide any necessary easenitiots or other,
adjustments required to resolve the mattes.
Jeff Frush, the architect for he petitioner, commented on the staff's
proposal for landscaping on the west area. He stated that plantings could
be placed along the property line to define the propeity b=iter, he
commented that no specific expansion was planned.
Chairman Schnoider stated concerns regarding adequacy of parking and staff
noted that the proposed parking exceeded Ordinance requirements.
MOTION by Commissioner Vasiliou, seconded by Commissioner Barron to make the
following recommendation to the City Co<ancil
That the amended site plan for St. Louis Park Medical Clinic
for property west of Eernbrook Lane between State Highway 55
and Harbor Lane consisting of a two phase medical clinic with
13,575 sq. ft. in the first phase and 4275 sq. ft. in the second
phase be approved subject to the following conditions:
1. Compliance with the provisions of the City 'Engineer's
memorandum,
Payment, of park dedication fees -in -Lieu of dedication
based on the verified acreage of the development, and
in accordance with 'City Park Dedication Policies in
effect at the time of building permit issuance.
3. Landscape and site improvement performance guarantee
to be termed for 24 months.
4. No outside storage shall be permitted.
5. Landscape stock to be of the following dimensions at
a minimum; Coniferous trees to be 5 -feet in height,
PLANNING COMMISSION MEETING -23- June 28, 1979
balled and burlapped, and deciduous trees to be
2 'inches Caliper,
6. Prior to development of phase two, the expansion
shall be reviewed and approved by the City with
the intent of evaluating the capacity of on-site
parking.
7. }prior to issuance of permits the petitioner shall submit
a certified survey of the property verifying approved'
dimensions and field conditions as shown on the
submitted site plans
8. Any existing bituminous paving on the site not to, be
used for approved parking areas shall be removed and the
area shall be sodded and landscaped. Subject to the
finding of any existing private easements that may
exist between this site and the one to the east as
verified by the City Attorney and City Engineer and as
approved by the City Council.
MOTION by CommissionQr Bar i,vn, seconded by Commissioner Vasiliou to amend
the main motion with the addition of a 9th condition: a row of plantings
along the west property line consisting of a minimum of 8 trees 22 inches
diameter evenly distributed shall be provided,
MOTION CARRIED 5-0-0 All in favor
Chairman Schneider called for a vote on the main motion as amended.
MOTION CARRIED 5-0-0 All in favor
In other -business staff indicated that the City Council had directed that
the Physical Constraints Analysis prepared by Barton Aschman Associates
not be used for specific site plan review or density determination until
the City Council had had an opportunity to review the study in further
detail
Staff indicated that a draft report regarding landscape criteria should
be available for the Commission to review at a study meeting later in July.
Chairman Schneider adjourned the meeting at 12:45 AM.