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HomeMy WebLinkAboutPlanning Commission Minutes 12-19-1979PLANNING COMMISSION MxINUTEs City of Plymouth December 19, 1979 The regular meeting :of the Plymouth: Planning Commission was called 'to order by Chairman Schneider at 7:30 p.m. in the Council Chambers of the Plymouth City Center at 3400 Plymouth Boulevard. MEMBERS PRESENT: Chairman Schneider, Commissioners Wire, Larson, Steigerwald, and Barron. MEMBERS ABSENT; Commissioners Vasiliou and Thre nen. STAFF PRESENT:: Community Development Director Blair Tremere, Community Development Coordinator Marvin Ray, Planning Secretary Barbara Anderson. Don Myron (7R79)Preliminary Plat Approval This item was introduced by staff who reviewed the December 14, 1979 staff report. The petitioner is proposing a preliminary .plat of 35 single family lots on approximately 19.2 acres, southeast of Kreatz Lake. Staff explained that the public hearing had been ;scheduled, per ordinance, and that following the hearing, -the item should be continued so that several informational requirements could be met, as set forth in the Engineer's Memorandum. Commissioner Barron inquired as to whether the 1977 concept done by Bonestroo Associates in conjunction with utility installations if used by the petitioner, would include any variances. Staff responded that this was possible, but generally concepts consider the ordinance minimum requirements. Chairman Schneider recognized Don Myron, who was present to answer questions regarding his petition. Mr. Myron stated that the 1 -and immediately adjacent to Highway 1.01 was owned by both the City of Plymouth and the State of Minnesota and that he had been informed that it would be available to him in order for him to be able to access Highway 101 when the time came for finalplatting. This will be done in any manner that the City may require. Staff verified the owner- ship of the property. Mr Myron also stated that Mrs. Karel doesn't want to sell him any more of her property to the east than she already has at thi's time. This would make access from the proposed plat onto Dunkirk Lane not possible at this time. Mr. Myron also stated that he had been aware of the concept proposed by Bonestroo for some time but that he had been informed that the lots were substandard, and did not conform to ordinance requirements. This was a reason why the present conf i duration is proposed. Commissioner Barron noted the {proposed design required several variances and asked staff to comment;. it was explained the proposed deficient lots had e approximately 1.6,1.00 square feet (versus 18,500) and the others had widths of approximately 80 feet (versus 110 at the ordinance minimum setback line). PLANNING COMMISSION MINUTES2- December 19, 1979 Staff also commented that the proposed east boundry represents a division of the Karel property which has not been approved by the City, the Karel property could be included in the plat without further land being solei to the petitioner. Regarding the issue of the cul-de-sac at the end of Fountain Lane to the south he stated he has not been fully aware of before, but will do what is best for the area and plat. Chairman Schneider declared the public hearing open. Bill Pribble of 17200 19th Avenue North, expressed concern regarding the trail extensions from the north and the way then would be laid outinthe plat. They have a lot of tresspassing by people from the lake area. He also commented on the Highway 101 right-of-way access, stating that access is legally there now. Mr. Galen Blomster of 15935 -- 21st Avenue North stated that he was concerned' about the orainage system along the north and about the berming to the north. He stated that runoff now empties into the subject property, and expressed concern about what would happen to it should the land be altered. Chairman Schneider commented that `the Engineer's Memo indicated further data was needed, and that those concerns would lie addressed. Mr. Jack Hill of 1725 Garland lane expressed concern with roads and access, and stated that he was opposed to connecting Fountain Lane within the proposed plat so as to have a through street. He felt that east -west routing was best for traffic flow, with access and egress onto major thorotjghfares being the proper solution. Mr. Ron Herbst of 1755 Garland Lane ,Yho expressed concern «'-.out the topographical changes that will 'take place. He is concerned about the landst.aping, and stated that he did not want to see Fountain Lane go through. Staff stated that the original' planning for Fountain Lane had been that it would connect in the fir; tire; the cul-de-sacs were temporary. Mr. Herbst inquired as to the petition tights of neighbors if the Commission v,ecommends that the street be put through? Mr. Herbst was directed to contact staff at City Hall as to future meetings on this plat, Mr. Alan Ziskin of 16925 - 21st Avenue North was concerned about the drainage along the north boundary. He stated that he was also concerned about the traffic should Fountain Lane be connected, but stated that he was not opposed to this development, and in fact, favored it. lie sugyested a connection to Dunkirk Lane would be helpful. He inquired about what provisions for play areas the developer was proposing. Staff responded that play areas were provided in the school property to the south, and -the trail corridors would provide means to reach them, Mr. Mile Merriman of 15915 - 21st Avenue North was concerned about the terming and the elevation of the property. He stated that he had a proposal for the egress/ingress for this property; to connect the east -west road between Hwy. 101 and Dunkirk Lane with Fountain Lane to the south only, leaving the existing cul-de-sac as it is, which would leave the Fazend'in Addition traffic unable to go i i°rough. PLANNING COMMISSION MINUTES .,3. December 19, 1979 Mrs. Marie Struss of 1775 Garland Lane spoke regarding the traffic on the hill on Fountain Lane in its present condition and stated that she felt if fountain Lane were to go through, these existing problems would be multiplied greatly. Mr. Rave Willits of 1745 Garland Lane expressed concern with traffic from the north through the south area:. He also expressed concern with the drainage, as the north elevation is greater than the southern elevation. Petitioner responded to the comments of the persons who spoke. Regarding the trails, he stated that at this time he did not know spe'ifically how they would be laid out. Regarding the nort! berm, he stated that the state had mined gravel there, and he said the hill should be lowered. He stated that he did not feel there would be drainage problems. as they were considering the elevations of the surrounding properties along wilCh those of the proposed plat. He stated there were several possibilities for street alignments, and these could he worked out with the City. Chairman Schneider closed the public hearing. MOTION by Commissioner tore, seconded by Chai man Schneider, to take action on this petition tonight MOTION CARRIED 4-0-1 Commissioner Barron Opposed stating this was not appropriate if the item is to be deferred.. MOTION by Commissioner 'Marron, seconded by Commissioner Wire to defer the petition .. for Don Myron for preliminary plat approval to permit the petitioner to work with City staff' subject to the following direction:: 1. All the Karel property be. incorporated into the plat. 2. That all variances be eliminated. 3. Provide for all trail corridor linkages. Discussion ensued, and CorQnissioner Barrc, state.. staff should not design the plat, that the Planning Commission is not comprised of engineers, and the plat should be fully designed and complete before it is brought back before the commission. Ho stated all the Karel property should be reviewed and that the substantial width and area variances were not •-tiecessary in a new plat. MOTION to amend by Commissioner Wire, seconded by Commissioner Steigerwald with the addition of the following conditions: 4. Plans to include proposed means of achieving right-of-way access to both State Highway 101 and Dunkirk Lane.: 5. Provision for completion of Fountain Lane cul-de-sac from the south if Fountain Lane is not to proceed through the plat, as a design considera- tion. MOTION to amend by Chairman Schneider, seconded by Commissioner Steigerwald,. with the following additional condition; PLANNING 'COMMISSION MINUTES -4- December 19, 3979 6., The City Engineer's memorandum shall be part of the direction and that the petitioner shall submit a cross section profile of the elevations of the property both existing and proposed between 21st Avenue North and the south boundary. Discussion ensued, with Commissioner Barron stating that he disagreed with both amendments; be felt the Planning Commission was getting into .engineering design. He stated the direction of the main motion should resolve the problems and would be subject to further Commission review. Chairman Schneider called for a vote on the second amendment. MOTION CARRIED 1 4-0-1. Commissioner Barron Opposed Chairman Schneider called for a vote on the first amendment. MOTION CARRIED 4-0-1 Commissioner Barron Opposed Chairman. Schneider called for a vote on the main €notion as twice amended. MOTION CARRIED 5-0-0 All in Favor MOTION by Cha. -man Schneider, seconded by Commissioner Steigerwald to direct staff to renotify those property owners present when the item is rescheduled. MOTION CARRIED 5-0-0 All in Favor eig ton tit. Larsscn for Kimberly Meadows 7906.2 Conditional Use Permit and Site Plan Approval This item was introduced by staff who reviewed the December 14, 1979 staff report, and the 'Engineer's Memorandum. Staff explained several Engineering related items had ;yet to be resolved and that the item should either be deferred or conditioned that the matters be reviewed prior to Council consideration should the Commission recommend approval. Commissioner Steigerwald inquired about the distance of the adjoining church property from the petitioner's property; staff responded that it etas approximately 120 feet away. Chairman Schneider recognized Mr. Bob Stroot who spoke representing Dr. Leighton Larsson. Ile stated that this was a joint venture with foisclair Corporation. He commented on the staff report. He stated that the requests for variances were consistent with those of another application that the Planning Commission has already reviewed 'Dominium Group). `here is a minimum number of persons that will he able to live in these units and there will be a large open space in anticipation of there being children in this. development. They will worst with the Fire Department on an acceptable mode of access. Discussion regarding. the MHFA study ensued, and the amount of storage provided. All units will have basements, which should provide the needed storage for each family. The basements will be unfinished, and ,ised mainly for storage and off- season play areas for children. PLANNIr.G cOCOMMISSIONMINUTES December 19, 1979 Chairman Schneider declared the public hearing open Mr. Edwin L. Brunken of 17200 - 1.4th Avenge North asked about the distance between the buildings and property lines. Staff responded that the townhouses were 25 feet from the property line which in turn was approximately 50-50 Meet from the neighbors houses. Mr. Brunken also inquired about the drainage and where the wager would go. Staff referred to the Engineer's Memorandum, which states that the drainage needs to be revised and a storm sewer system provided, so that the water will go to a ponding area. Environmental Assessment Worksheet process is not mandatory for this project; however, the City kill consider environmental concerns. Mr. Clave Johnson of 17250 - 14th Avenue North expressed concern about the walkway around the rear of the project, and the berming, - Mr. Ed Bell, the architect on the project, stated that the rear walkway was to provide ladder access to the Fire Department,: and since there were no exits from the townhouse units to the rear, it would be seldom used. The focus of the Townhouse units was to the center of the project, where all entrances to the units are 1pcated, and open space is provided. The berm across the rear of the project is designed for screening: as well as the landscaping which will be provided, which will keep the division more distinct between the properties. Mr.. George Milson of 1.714 - 14th Avenue North stated that he was concerned about the grading which would occur, and what the difference would betweenthe existing property level and the future propi:rty level. Mr. Bell responded stating that the property would be filled to bring it up to an acceptable standard and provide adequate drainage. Mr. Wilson stated that he presently has a drainage problem, and Mr. Bell stated that the property would drain toward the road and away from his property. Mr. Milson stated that he favored the development, and cautioned about children's safety in crossing County Road 6 to the elementary school. Chairma,,i Schneider closed the public hearing. Mr. Stroot commented on the proposed management and the inspection programs by the state; he stated the project would be under single ownership. MOTION by Cia rman Schneider, seconded by Commissioner Wire to act on this petition this evening. MOTION CARRIED 5-0-0 All in Favor Commissioner Steigerwald inquired whether outdoor electrical outlets were considered it lieu of garages. Mr. Stroot responded in the negative. MOTION by Commissioner Barron, secondedby Commissioner Wire to recommend approval of tete Conditional Use Permit and Site Plan subject to the following conditions. I. Compliance with the City Engineer's. Memorandum, deleting item No. 15. 2. Detailed definition of opzn space/play areas (equipient and area). PLANNING COMMISSION -MINUTES .0. December 1.93 1979 3. Payment of Park Dedication Fees in accordance with Park Dedication Policy i in effect at the time of building permit issuance. 4. Any signage shall be in accordance with the ordinance and re -viewed by the Planning Commission 5. Compliance with City Council Policy Resolution. No. 79-80 reg?rding develop- ments adjacent, to or containing storm water drainage., 6. Required site performance financial guarantee shall be termed for 24 months. 7. Fire hydrant and fire lane location .and design shall be per City Code and Fire Chief .recommendation. S. Compliance with City Policy Resolution NQ. 79-73 regarding curbing and site drainage requirements, 9. Variances, per approved plans, shall be as follows 1) Variance from the requirement of garages to be constructed as part of the units. 2) Variance from the 1 1I2 parking spaces per unit with 1 enclosed parking space. 3) Variance to Locate prvate drive ten feet froth the property line. 10. Trash disposal facilities sh91,71 be in ;compliance with ordinance design cr ; feria. U. The landscaping shall be enhanced to reflect 37.12" diameter deciduous trees and 6' high evergreen trees. M)TION by Commissioner Wire to amend to increase evergreens on the south side f the property, staggered as the ones on the east to provide more screening. Discussion ensued regarding the overall landscape design., motion failed for lack of a second. MOTION by Chairman Schneider, seconded by Commissioner Steigerwald to amend to add Conditinyr :#12 12. The plans shall be reviewed with the City Cagineer be4xe this petition is presented to the City Council,to resolve the matters noted in the Fngineer's Memorandum. MQTION CARRIES 5-0-0 All in Favor MOTION: by Chairman. Schneider, seconded by Commissioner Stei gerwa1'd to add Condition #13 Ell PLANNING COMMISSION MINUTES -7- December 19, 1979 13. 15 outside electrical outlets on posts shall be installed in the parking areas in proportion to the parking stalls, located along the perimeter of the site. MOTION CARRIED 5-0-0 All in Favor MOTION by Chairman Schneider, Seconded by Commissioner Barron to add Condition 14 14. The berm on; -the south side shall be changed so the low area by building ##6 shall be decreased from 50 feet to 20 feet, and added cuts may be made if needed for drainage. MOTION CARRIED MOTION by Chairman addition of 1 1/2" border. AWO All in Favor Schneider to amend that the landscaping be enhanced by the diameter Russian Olive trees to be planted along the south Motion failed for lack of a second. Chairman Schneider called for a vote on the main motion as thrice amended. MOTION CARRIED 5-0-0 All in Favor The meeting recessed at 10:30 p.m. and resumed at 10:35 p.m. St. Paul Companies, Inc. A-693 Revised Preliminary Plat R General Development Plan The staff report reading was waived since only the petitioner's representatives were present, and Chairman Schneider recognized Mr. Rick Sathre who represented St. Paul. Companies. Chairman Schneider inquired as to why a ponding outlot was proposed to be given to the City. Mr. Sathre responded by stating that the pondis going to be taking water from a larger area than before, the present engineering plans for the area call for excavation of the marsh area which would create something that is not aesthetically pleasing, and they have been advised by j.heir client that the! legal counsel has informed them of posse; bl e liability probl vias, If this can be deeded to the City they would not have to worry about this,area. Chairman Schneider commented that then these problems would become the City's problems, rather than those of -the developer, as they ar,, now. Discussion on these points ensued, with the general consensus of the Pl,)nning Commission being that the City Council had set a desirable precedent, such as the Volp Industrial Park and Playhouse Industrial park 2nd Addition plats by not accepting ponding areas for public ownership. Mr. Sathre commented on the Engineer's Aemorandum, and noted that condition #g is more related to site plan approval than the concept plan. He stated that Condition #11 has not yet been resolved and would not be at this time. PLANNING COMMISSION MINUTES w3- December ?9., 1`979 Staff responded that these matters Were specifically addressed since the request involved both a preliminary plat and a general development plan amendment; it is necessary to :reference such -items ,now so future questions will be minimized as to intent. Commissioner Steigerwald left the meeting at 11:07 p.m. Mr~. Sathre stated that he felt concern with Condition #4 regarding who develops the trail. f Staff responded that the intent was that the developer of the specific parcel would be responsible for trail ipprovements per Pari. Dedication Policy, although under some circumstances the City might proceed with some improvements once the land was available. Mr. Sathre commented on the early petitions to develop the land by the applicant who preferred to keep separate the multiple re-idential portion from the commercial; he commented the original plans predated -the ordinance M.P.U.D• provisions. Staff responded that last year, at petitioner's request, the residential portion viest of Nathan Lane was split for the platting of Nathan Trails by an interest who had no ownership control o, the multiple portion. Staff explained that in order to retain the PlannedDevelopment features of the area and to comply with the preliminary platting, the multiple residential portion should he considered in conjunction with the commercial part, through final platting. Mr.'John Gabrielson of Caldwall Banker stated the petitioner wasconcerned that various density provisions for the multiple residential portion be retained, staff s,")t*ed that was also reason to keep the east and gest portions of the development together through the platting process. MOTION by Commissioner wire, seconded by Commissioner Larson to recommend approval subject to the following conditions; 1, Compliance with the City Engineer's Memorandum. 2. Compliance with applicable provisions of Council Resolution 78-747, 748, and 749 as adapted to the revised plans. 3. Deletion of proposed.0utlof A and incorporation of the ponding area into adjacent commercial lots with appropriate drainage easements granted to the City. 4. Provision for a 20 foot corridor adjacent to 45th Avenue North and: to Nathan Lane in Outlot B. 5. No building permits to be issued until final plat is filed and recorded with Hennepin Cnunty. Chairman Schneider requested that it be noted in the minutes to reflect that a desirable precedent has been sett and retention of ponding areas by developers. LOTION CARRIED 4-0-0 All in Favor PLANNING COMMISSION MINUTES .9_ December 19, 1979 Four Seasons Shoeping Center (7--683) Revised Sign Plan MOTION by Commissioner Barron, seconded by Commissioner Wire to defer this petition, as no one was present to represent the petitioner. MOTION CARRIED 4-0-0 All in Favor Chairman Schneider commented that more detailed graphics of existing and proposed signs should he available, and that property owners along the east side of Nathan Lane should be informed of the scheduled meeting. 5Adscape riiteria, In other business the Commission reviewed the second draft of the proposed landscape criteria and policy standards. Staff noted various editorial revisions and corrections on the second draft which reflected input from the December 12, 1979 meeting. Extensive discussion centered on item number 4 and the proposed minimum number of trees for various sites. Commissioner Barron stated that it was clear the number of trees per formula should be researched further since the proposed approach seemed excessive, at least in certain circumstances. He stated a more proportion- al requirement should be developed. Staff responded that this could be done by researching approved completed developments and approved site plans and that this effort had been started since the last meeting but had not been as broad-based as possible. During further discussion of items 4 A (1) and 4 A (2), Commissioner Wire suggested that perhaps one tree per 25 lineal feet rather than 35 lineal feet should be considered so that the lineal approach would be more in keeping with the area approach. Staff discussed item 9 C wherein an effort had been made to provide a bonus system similar to that applied in the Planned Unit Development section of the ordinance. Staff explained that comparable area bonus had been applied from the LA -3 and LA -4. P.M. provisions to the conventional development in R-3 and R-4 zoning districts. Commissioner Barron suggested that such a provision once adopted should be placed in the zoning ordinance along with the other conventional multiple residential credits; staff indicated that once the policy was adopted, many of the revisions would ultimately be incorporated into the zoning ordinance. Re"ative to item 11 ,which had been revised to encourage the use of underground lawn sprinkler systems, tommissioner Barron suggested that the Commission consider a possible incentive for developments which provided for such systems. Extensive discussion ensued relative to item 12 providing for minimum landscaping in parking lot areas. The Commission noted that the proposed approach did not provide realistic landscaping within the designated area and staff indicated that other approaches were possible. Provisions of the Washington County ordinance and the Bloomington Ordinance were reviewed. Following further discussion, staff was directed to further research and revise the criteria especially regarding a minimum number of trees on the site and the minimum landscaping requirement for parking lots and to return with a final draft PLANNING COM14I SION MINUTES -10- ;December 19, 1979 by the second meeting in January. In other business, Chairman Schneider reviewed the recent Planning and Zoning Institute he attended. There being no further business before the Commission, the meeting was adjourned at 12.-50 a.m.