HomeMy WebLinkAboutPlanning Commission Minutes 11-19-1980City of Plymouth'
November Ig, 1980
The regular weetinn of the Plymouth Plannir3 Commission was lle to or er in the
Council Chambers of the Plymouth City Center at 3400 Plymouth Boulevard at '
17:
00 P. 1.
by Chairwonman Vas = I i ou
ME14BERChairwotnan Vas I i od , o mrl ss ener s Wire,, pauba Ste i gerw l d and
arror
MEMBERS Gk 9'4 's Ci,X#'Tni's47AonersZ Larson and etchl rF'
STAFFPRESENT: Connualty Development Director glair revere, Comminity Develop- evelop-
rmentent Coordinator Mary Ray, plann nn Secretary Barbara Anderson
1c omb utsorr Associates, 7gg Conditional Use Permits Renewals
The reading of the November 14, 1980 staff report was waived. qtr. Dick Knutson,,
yet tion 1, stated he had no comments regarding the staff report.
aha ar{ocar gas you declared she public hearing open,
ommissio.ter Pauba recalled they had discussed, a policy whereby staff could admin-
istratively approve petitions of this Hype. Chairwoman Vasiliou stated that the
procedure has been with new buildings to review the conditional use permits to
establish a record of the types of tenants and once that record has been establish-
4 - ed,, then staff .should be able to administratively approve renewals or new tenan4,s
with similar uses. Staff stated that they perceive no reason for continuous
renewals for this building as there have been no problems with the tenancies,,
subject to the recommended conditions:.
Chairwoman Vasiliou closed the public hearing.
MOTION by Commissioner Pauba, seconded by Commissioner Wire to take action on
this petition this :eves ng
10-OTIO :ARIED ALL IN FAVOR
MOTION by Commissioner Pauba, seconded by Commissioner Wire to recommend approval
of the conditional use permit for Quality Technical Search and conditional use
permit renewals for the existing tenants in the McCombs . nutson Associates Build-
ing; and amendment of Resolution No. -1.68, subject to the following conditions,
I. Occupancies shall be limited to general office uses, excluding medical and
clinical uses
Z. The petit oner as owner and operator shall notify the City in writing of all
tenant changes describing the nature of the use, number of employees, and
amount ofbuildingoccupied.
3. Business hours of the office occupancies shall generally correspond with
those of other 1-1 uses;
PLANNING COMMISSION MINUTES November 19, 10,80
4. y fc y he generalActiiipermittedshallnotinvolvecornm&rci 0 traffic
Pub-111C into the 7noustria€ district.
The site shall be subject to periodic City inspection as to adequacy of park-
ing end compliance with City Ordinances.
6. The permit is ,; biect to all applicable codes, ordinances and re u rat ons and
violation thereof shall be grounds for revocation of any one or all of the
conditional uses
C=ry ssio rer° pauba comm me that he would e to see arrange r nts to
urinate Ciixnifssion review of petitions of this Hype in the future. Staff
stated a #policy would be drafted end subm4 tted for r^cv ew and approval.
1 TION CARRIES ALL IN FAVOR
an "` moan Amendment and
RPUD o
This item was introduced by Staff who reviewed the November 14, 1930 staff report.
tl:f -3mplamed the petitioner was seeking Commission reconsideration of1h Guide
Plan Amendment proposal which had been heard in March but Which had not been acted
upon by the City Council. The petitioner has submitted revised information in the
form of an RPUD Concept' for which approval is ,z Iso requested. Also, the Council
has determined that a of this land can be served with sewer f-,= develop- portion
ment to the east,
Mr, Dick Knutson of McCombs -Knutson Associates, Inc. represented the p,;ti boner,
and Mr. Rick Murray of -T Land Company was also present.
Cor>imissioner Barron .stated that transit n is called for in LA -1 planned unit
developments with a mix of housing types and that the appearance of a single family
neighborhood must be presented to the adjacent residential districts. Staff
reviewed the Transition Criteria and the requirements for planned unit developments,
Mr. Dick Knutson reviewed the guiding and zoning of the areas immediately surround-
ing the subject property. He stated that they .have used the LA -2 guiding as
transition between the LAMS to the gest and the LA-1,to the east. They have
provided single familyily residential on the east side which is adjacent to the
single family residential neighborhood to the east. He stated the requiding was
sound planning for this area.
Commissioner pauoa <co:niaented about the length of the cul-de-sac within the proposed
development and inquired why it bad been designed that way. Mr., Knutson responded
that it was due to the topography of the area as there is a verysteep grade in
this area and they felt this was the best design. He explored possible alterna-
tive connections for the cul-de-sac.
r Chairwoman Vas llou declared the public hearing op 1.
f
PLANNING L*L LL3i M1N TF -3- November 19, 1980
Lir. Erne Forness, 12876 - 47th Avenue North stated he otins r opertyadjacent to
a>
r$G propo s t: iai iir s it how $.arl un ts Ifo
TUI -
a b$Tl and $ T,r€ h sizes
of the lots. Chairivjomian Vasil ou responded that they were proposing 36 single
family residential units aro 34 townhouse units, they can have -120 units accord-
ingto the present quidiiiq of the property,, depending on bonus points assigned.
Mir* Knutson stated that the detached unit lot sizes were approximately 100 feet
n width and they do have an area ofabout18,500 square feet, Staff explained
the density figures and the planned un . development ass':gnment of bonus points.
Mr. For;ness inquired about the size of tree homes to be built., Mr. }dick r4urray
stated that they had not decided that issue a this point, it would be dirtated
by the economic conditions existing when the hones .are built, Chairviorran Vasiliou
stated that the petitioner is not required to .show the details of Lousing at this
stage of the proposals there till be more detaiied plans available at the next
r step wh cn is also ,a public hearing. Mr. Forness inquired what would happen to
the area where the existing buildings are located as well as the existing gees,
fir. Murray responded that it is used as open space and they have no other plans
i
for it at this time.
Mr. Ken Kesti, 13060 - 47th Avenue North, inquired h*,. the development of this
and sould,,..affect the sewer and eater coning into this area and how it would
affect the property to the north. Staff responded that the Capital Improvements
Plan has scheduled the south and west portions of the development for Ifuture
extension of utilities. Only a portion of the development can be developed at
this time using utility capacity; from the east.
Chairwoman Vasiliou dosed the public hearing.
O 'LON by ommussioner pauba, seconded by Commissioner Wire to take action on
this petition this evening.
MOTION CARRIED 5-0-0 ALL lel FAVOR
Commissioner Rauba commented that he feels there 1s merit in the proposal but
concurs with staff, that any regu ding should be on an area basis, and not on this
property alone. Staff showed graphics illustrating the proposed guiding.
Commissioner Steigerwald inquired if the Planning Commission reguided the property
owned by Swan Lake Properties to the south,, would the area be large enough to
develop. Staff responded that the topography is conducive to a boundary between
the LA -3 guiding and proposed guiding', and that it would be a viable amount of
land to develop,,
Commissioner Barran stated that as he understood. 7t, theonly changes in the
proposal from the one brought beforethe Commission on Max ch 12, 1980 was that
sewer and water were available from the east to a portion of the development.
Staff stated that essentially that was so- however the petitioner has also
submitted a concept purr showing how the property might be developed. Discussion
ensued regarding the development of the Manned unit development in phases and
staff commented that any future changes in the; proposalviou-14. result In t gerlef-al
development plan.-menden nt which required a public hearing and will require review`
by the planning Commission and City Council. Staff stated that changes in the
Five Year Capital Improvements Plan are not anticipated.
Mr. Knutson commented that he took issue with the 1.5 acres of wetlands as cited
7n the staff report. Their information from the 1973 Storni Water Drainage Plan
indicated that there were no wetlands within this project area. Staff commented
NTNG Mi N # ' 4- Noveatiber 19,, 1930
that they do not concur with that; the City Engineer has reviewed the,proposal
and they feel that approximately 4.. acres on the east side are bellow the Hundred
Year Hio; eater Elevation. The City plan will be crecked again and verified by
the City Engineer, and the density calculations, d%1ustaccordlingly.
Discussion ensued regarding awarding of bon°rs points for density credit.
Chairwoman Vasiliou reviewed the Bonus point Criteria for the benefit of the
public. Cotimissioner Wire asked Mr. Knutson what the basis was for the points;
Mr. Knutson responded that preservation of open space and i.,, -,ix of housing types
were the criteria met. Staff questioned whether full points were in order for
mix of housing types, given the ordineace, language.
Coumissioner Barron inquired whetter it was within the ;jurisdiction of the
Planning Commission to reguide the Swan Lake property to the south as they are
not now petitioners with B -T Land Company on this action. Staff responded that
they were noticed of the public hearing and the proposal, and were aware that i
would be reviewed by the planning Commission this evening. They supported the
request last spring-, and the Commission cart initiate such guide plan amendments,
MO i by Com-; issioner Barron, seconded by Conimissioner Ra.uba w recommend approval
for the regu ding of a part f the subject property to LA -2, extending along the
ridge line intd the proem to the sough owned by pan take properties, -
ng the topography; and tying into the northwest corner of tfic pond so there is
not a "pocket" of i.A-1 between the LA -2 and the lake, , betweenthe LA -2 and LA -3
areas. Staff shall verify the acreage involved and cevelop a gr aphic.,
ormaissioner Barron commented that he has changed his position from decrial in
March because they can be p rti 0 ly serviced b utilities from the east.
Discussion ensued regarding' the amount of ,area to be re aided to LA -2.
MOTION CARRIED n a roll call vote, five ayes.
Discussion ensued regarding the concept plan and the proposed bows points*°;w
bonus point criteria ire the ordinance were discussed. Commissioner Wire commented
that: if the LA -I and -2 portions were "split" for purposes of awarding density
paints, none would be needed for the LA -1> portion, and if two were awarded for the
LA -w2 ;portion, 61 rather than 84 units would result. Commissioner Barron state..
points should be assigned based upon the total ` plan, for bath density cl assi fi ctI.
tions.
MOTION by Commissioner Barron, seconded by Commissioner Wire to recommend- approval
of tree concept .plan fo-- -T Land Col,,Ipany subject to the following conditions.-
1.
onditions:..
Compliance with the City, Engineer's Memorandum..
2m Compliance with the related area Environmental Assessment Worksheet aprpoved
for this area
3. Preliminary plat to reflect consideration of transition to neighboring
single family residential areas, developer shall demonstrate conformance to
the City's transition requirements at the preliminary plat stage with
through section (profile) graphics.
Approved density ratio of 22 units per acre for L-1 and 3.4 units per acre
for -2 based: upon an assignment of 2 bonus points (per criteria D) the
PUSIINIIN d, #r_ of - - November 1 , 1980
total number of al.,irelling units shall not exceed 103i consisting of 36 single
family detached units :and 72 attached dwel' In units. The :sinal _ -xit
shall be exclusive of the land area below the established hi hwa - er eleva- le a -
tioni to he certified on the preliminary plat nd verified by the City
Engineer. ineer,
D5. sign consideration shall be given to recot-figuration .of the internal street
system to reduce thq length of the cul-de-sac street and provide further loop
street system w .out intersection with West Medicine Lake Drive.
Development shall be phased to coincide with the acrall"ability of City utilities
and shall be consistent with the adopted Capital Improvemonts, Plan.
Commissioner Barron curziented that t'ae bonus points were based on the most evident
criteria, and that the number of units would be reduced If the land area below the
High eater Elevation were verified.
MOTION CARRIED on a roll call vote, five ayes.
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The reading of the November 14, 1980 staff report was waived. fir. john Karos,
the land owner, was present representing the petitioner.
Commissioner etre inquired how Mr. Karos felt about one sign instead of two. Mr.
Karos responded that his company feels that two signs are more desirable: they,
will defer to the recommendation of the planning Co-nnaission
Commissioner paube inquired where the sign would be placed., Mr. Karos responded
that if they were granted only one sign they would place it at the south entrances
MOTION by Commissioner etre, seconded by Cowmissioner Steigerwald to v ecom tend
approval of one sign for "Heritage Estates" subject to the fol l owl nc _condi t . ons .
I. One sign to be located at the south entrance (34th Avenue) in accordance
Jth the mir4mum 20 foot ordinance setback requirement from the front
property ,I1nek
No illumination of thesign permitted.
3. Construction materials to be of d4rable good elements with earth tone colors
4. That there be a deed covenant for sign maintenance over the entire subdivis-
ion, as approved by the Citytttorne , to be filed prior to sigh permits.
5. That there he an easement for this sign on Lot 18, Block ?, HeritageEstates,
and evidence of filing shall be submitted prior to issuance of a permit.
6. Sign and adjacent area shall be maintained in a tidy manner*
f
t y pyueemoryrysinat34th ih shjll beremoved. s7.The existingtemporaryNorth
If
I
MOTION by Commissioner Barron, seconded: by Commissioner Pauba to amend Condition
Ii
number I to change one sign to two signs.
U NUT Novemberber; 1. , 1980
Vdm+1R9V.i 9 4'kF#M MM1"kFA!'1r Y& he firmly believes { 41V"} 4X V1 1p. JAfid4#
ar{ a u,. a
ra 4ite iishisL' }t 3'$fi T it'4 f'} two J9 }lYEa h i "to, t}at 4 . his reason for ropos .n wo s r 1 be a t o, wtevd.
Chairwoman Vasiliou called for a roll call vot:i on the oiiendment.
MOTION FAILED, two ayes, Commissioners Wire, Steigerwald and Vasillou opposed,_
Chairwoman Vasiliou called for a vote on the Motion.
MOTION ,E on a roll call vote, five ayes.
Mr. Karos stated that they request pert tssion to keep the temporary sign up
until they are fa -then along in selling the lots wit-Hn the development. opment. Staff"
stated that the permanent sin will take the place of the temporary sign; the
twr porary sin has been def4,ed and there are some structural problems with it.
The ordinance allows a temporary sign for real estate sales- purposes to remain
for three years.
MOTION by Cora issidner Barron, seconded by Commissioner Wire to reconsiler the
previous motion}
MOTION CARRIED ALL INl FAIVOR
MOTION by Commissioner Barron, seconded by Commissioner Wire to delete Condition {
t4umber 7 from the original motion.
i
MOTION CARRIED -0-0 ALL IN FAVOR
Robert el son for Q.B - Site Plan and Lot
nsolldation
The reading of the November 14, 1980 staff report was waived. Mr. Robert Nelson,
Mr. Robert Baker, and fir. Bruce Hubb rd were present representing BOB O, Inc.
ormnissioner pauba inquired whether the sin would be that same as the existing
sign. Staff responded affirmatively.
Chairwoman Vaslliou commented that there rs unauthorized outside storage on the
site at this time. Comm ssioner.Barron commented that it -was a condition of
approval for the previous site plan that no outside storage was permitted, and:
inquired why the petitioner had chosen to ignore, this condition. Mr. nelson
responded that they have had changes in supervis* on which had caused problems for
thee. They will correct the situation.
Discussion ensued regarding the storage arra ordinance requirements for enforcement
of provisioas for n j outside storage Commissioner Barron inquir=ed what assurance
does the Planning Cowaission have that once the site plan is approved and the
bond for s*to improvements has been released thatthe problems with outside
storage won't arise again. Mr., Nelson responded that he would gave his word that
t won't happen.
Commnssioner Wire expressed concern regarding resolving the variances and asked
the petitioner whether they had considered the recommendations made by staff.
Mr, ,Baker responded that they would eliminate the proofof-parking variance.
VN
c k. 'a amm as4x 4 Saar
November r«+',. x.343
ommilssioner Wire inquired about, the '0 fent setback variance on the east side of
the bul dine, Mir, $lielson stated that they av removed a fourteen,foot driveway
and ill sod it and mak a Green strip on that side. They also have to install a
rets ning_ wall tno east side and Green Ash trees will enhance the area.
CommAssioner Wire s .. e ,-hy the sign was 'located where it is. iN s r conmmented
t`oat it would be the samte relocated and the,,, t ire going to wake it more
nest et; . Commissioner ,rwldiasn-en d that ,they had been granted
varianCe for the sign pr ' 4.. tfir. Nelson. stated teat they would` e r l uv i ng
the existing signs on the side of the :wilding and wcu d have swaller signs for
identification purposes.
OTIMNI by Commissioner ;:ire, seCond ;ivy Commissioner Steigerwald to recomme d
approval of the site plan and lot consolidation for BOBCO, Inc. subSect to the
following conditions:
Compliancelane with the City og neer's Memorandum.
2. Submittal of required site perfermanew financial guarantee for completion of
required site improvements teemed for 21 tronths.
Outside storage of inventory, waste and waste containers shall be prohibited.
Payment of park dedication fees it, lieu of dedication based upon current
ded ea* ion policy at the tiw* of permit issuance and basea upo.- the additional
s o acreage.
5. Removal from the site of all diseased trees at owner's expense.
Outside areas not otherwise improved shall,be sodded.
714 Approvi.11 includes the folluwing variances:
A, A 10 foot variance between the east side of the building and proposed
private drive.
8. An approximate 1.5 foot variarIce between the property line and parking
backup area of the south parking lot feet versus 13.5 feet)
C.
f
An approximate 1.5 foot variance between the south parking lot and west
property line g feet versu,, 18.5 feet) .
D.
C
A 23 foot variance for the setLack of the sign from the front property
line 7 feet versus 50 feet).
concrete island delineator snarl, be provided at the east end of the row of
parking at the south end of the building.
1'croof of pi r ing" pian shall be revised to provide the ordinance minimum
required parking within ord nan e standards.
0. Compliance with City Code regui rements relative to fire hydrants and fire,
lanes with fire lane on the west side to be secured from normal vahile
traffic between front e,,,nd rear parking lots through the use of ordinance
required curbing.
LAAINI l"VISSIO Mit"I'U"IES Novemberg, 1980
ommi ssioner Barron stated Mr. Nielson's assurances about eliminating ou -side
storage should be clearly noted in the Minutes.
MOTION Ai D 5-0-0 ALL IN FAVOR
ersati e parts,, I gn
The reading of the November 14, 1980 staff report was r. J. W. Elson rld
Mr. Dick Walsh were present as petitioners,
omim sinner Barron stated that he would abstain from acting on this %ition
cause he was absent from the previous meeting where it was initially discussed.
Mr. Elson stated that they need -a visible idc tification sign oecause of the
tr uc Lrs doming into the area and being unfamiliar with the location of their
buil ;tig. Chairwoman Vasiliou stated that when the site plan for the huildi%g
was revi etir;d they had been assured that this was a low volumee use for trafi n R. ; rnd
novi they a -e saying that they have trucks coming in and out of the site and it is
adjacent to a residential area. Mr. 'Elson stated that they have training ession
pith people coring in for two or three days three or four tires a year.
Mr., Walsh commented that the property was gonad for industrial use and if it was
known to residents in the area, industrial activity, including appropriate si nagel,
should be expected, Commissioner Wire stated "'hat although the zoning was
industrial the City has ordinance requirements to buffer itfromresidential areas.
Discussion ensued regarding the transition in this area. Commissioner Wire
stated a walI sign would be more ar*1roVr ate.
MOTION by Commissioner Steigerviald, seconded by Commissioner Pauba to approve the
sign; for VerSiatile parts, inc. subject to the 'following conditions:
r Signage,installed in accordance with thesubmittedted plans.
No illumination fea tures permi t`ved on the sign.
Sign and adjacent area to be maintained in a tidy iiianner.
4. A variance of 43 feet is granted f -- the location of the sign.
MOTION CARRIED on a roll call vote, three ayes, Commissioner rlasil iou oppose ' -J,
Commissioner Berron ah tdined.
Chairwoman Vasil lou states that she would lie the Minutes to reflect the Uncerns
relative to the residents of the Shenandoah development., he also directed s=taff
1:o iri;orlitor the traffic. a::d report to tie Planning Commission if It becomes a
problem,
Chairwoman izasilied reviewed the calendar for meeting datgs scheduled for December
and J3auaary; Commissioner Barron commented that. K ;zald not be able to attend the
December 3, 1980 meeting.haircz a i vasiliou noted that the first tweeting in
anuary had been moved to Thursday, January 16th because of the Land Use Control
course being scheduled for the previous Wednesday evening*