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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.