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HomeMy WebLinkAboutPlanning Commission Minutes 11-28-1984Page Planing Commission Minutes November 1984 Engineer Goldberg and Coordinator HaConn confirmed that re- view of plans for drainage and grad.%ng.., and pians submt t at the time of 8uildinq Permit issuance, will be the most detailed, Coordinator-MoConn expfai.ned, there are no notices sent to property owners, but this I.-, public Information; and can be re\ lewed at City Center. Chairwoman asi liou commented, she 'is ` amili,az° with this area, and agrees there should be concern and special attention givens to the grading and drainage plansc Chairwoman Vasi.liou closed the Public Hearing. MOTION by Commissioner Pa.uba, seconded by Commissioner RECOMMEMATION A telgerwald to recommend approval for Preliminary 'Plat :and Rezoning for Al Hillde Or., subject to the conditions re- flected in the draft Resolution with special attention to those concerns expressed regarding grading and drat#;age dur- ing d-e-elopm.ent of the property, VOTE, 6 Ayes MOTION carried. VOTE - MGTION CARRIED Chairwoman introduced the request by Robert Walker, Walker ROBERT WALKER Enterprises, for approval of a Conditional. Use Permit to d,/bla WXLKER E ER- operate a repair service in the Wheel Center Property es Ct9-V: building, at 11120 Highway 55. Reading of tie November 1,91 USE PERMIT (84093) 1984 staff report was waived. Chairwoman Vasiii.ou introduced: Mr. Bruce dames, represent ng Mr. Walker. Mr. 3ames started he had no comments or questions. Chairwoman Vasillou opened the Public Hearing., Commissioner 5tei9crwald inquired about the 10 to I? hours of, operations per week, anti asked for more definitive infor- mation.on the hours. Mr. Walker responded that, he would be working parttime in the business, which would include evenings and weekends. Coordinator MoConn noted, the Cc nissi.on cold delete the condition restricting the: hours o operation. Chairwoman Vasiliou closed the Public Hearing. NOTION by Commissioner, W-tre, seconded _ b Commissioner CRN+ A 'TORB teigerwald to approve the Conditional. Use Permit for Rob rt Walker. d/b/a Walker Enterprises to operate a repair service from the Wheel Center Properties building at 11,120 'Highway. 5 subject to the conditions as reflected in the draft Resolution, with deletion of Condition Number 6. Page 274 Planning Commissionion Minut s Z8,i The Coontssion concurred that this type of business would not produce excessive noise levels, and confirmed. there are no nearby residences. VOTE. 6 Ayes, 140TlgN earrie_d, VOTE - 'MOTION CARRIED Chairwoman Vasiliou introdueed the request for ResidentialHARSTAD-TOOD Planned Unit Development Concept Plan for ars d.- Todd Con CONSIRUCTION struction Company for property located northwest of County WOO CONCEPT PLA Road 9 and Juneau Lane f and northeast of 44th Avenue North and 3uneau Lane.. Chairwoman. Vastliou requested a review of the November 19t, 1984 staff report. Chairwoman :Va iliou introduced Kenneth C. Briggs, and Jim Meri.la representing Harstad-Toad Construction Company. Mr. Briggs submitted background information on the project, Including exhibits of the type of homes built by the comp- any. The price range for the homes was discussed. Mr.. Briggs advised the Commission, that they had met with neigh- boring property owners to give them lnform.ati,on on the pro - Jet.. He noted that the neighbors have the same concerns - with the range of lot sizes, but have looked avcrably on the plans. ; om Chairwoman Vasillou inquired if the 6 vel.oper would, b the builder of the homes 'in the development. fir. Briggs answer- ed they would be building some of the homes. A home buyer could use a different budder, subject to e close review by the developer. He confirmed they would control the type of housing to be built. Commissioner Plufka. Inquired about lot width, and setbacks. W. Briggs stated the minimum lot widths would be 80, to 95 ft.,, and there would be two 'lC ft. side yard setbacks. He further expl.E4ned that the homes as designed wil fit on the ft. side lots, and the less expensive homes will fit the 80 ft. wade lots, Commissioner Plufka inquired if staff understand the use of the 10 ft. side yard setbacks. Coordinator McConn answered affirmativelyy and explained that a typto-al, lot layout is required with the pr el_iminarN plan/plat application, Commissioner Steigerwald' stated than he is basically -in favor of the projects butj, because the Commission had ques- tioned development of a Planned Unit evelopmen't for this propertyt this should now be d soussed. Commissioner Pl.ufka , inquired how many acres are below the 100 -Year High Water Elevation. Coordinator McCann respond -- e, 11..35 acres. Page 275 AMIL Planning commission Minutes November P 8, 198 Commissioner Plufa, Inquired about the total arca of green space. Coordinator MoConn stated it would be'10.Z acres. Commissioner Plufka commented t1lat 50of the common area could be dictated by Storm eater Drainage plans. loner` Pauba Inquired about the connecting trailwa s. Jla stat <d t1hey do not intend paving. the trails, tat, 1.. iv a l he informal. pathways. Com isslon r Pauba inquir- ed if this tior able. Mr. Briggs answered affirmatively, siatl could use split-ral.l fence td €lell.nea ;e open space, he a ted they ;are aware of the problems of homeowners taking over open areas, and treating them as extensions to their property. However, he assured the Commission, they would be willing to {f dors any direction given regarding, the- treatment hetreatmentW opera spac., and green area. Commissioner Pl-fka, slat d, that he does not find the pro- p6sal to meet ` MUD attributes, especlatly in the ease of more useable ao suitably located rec7rdational and; common faliit:es. It is his opinion that this could be a standard plat, noting the unique topography in the development. He suggested the R 18 zoning` designation be considered for this f+roperty. Jim Merr.l,a showed slides of the propefty. Chairwoman Vasiliou opened the Public Hearing. John 8. Ferris, 4210 Juneau lane, ntated he encourages dev- elopment <f this area, and the homes as exhibited,. would he good for the neighborhood. However, he Is concerned about the lot size, ,and: Is certain it would be too difficult to construct a large home on these smaller lots.. The outcome would be a "crowded appearance". He stated, in his opinion, the outlots for common open area aro a waste of goad land, and he would rather see larger lots which would clminate the problems noted with the previous proposal, for this land. No stated that the development of this a, -ea should be consis- tent with what Is already in place i=i the neighborhood, and that the 181500 sq., ft.. lot, should he maintained. This would prove to give more flexibility in the design of the high quality hoT,, ° tals developer has shown. Hr. Ferris commended the developer on thou quality developments. fon Wntgomery, '4305 ` lei ngsview Lane, stated he had attended the Com-sionrevlow of the previous proposal for this area. He rea6 a letter prepared by the homeowners in the area., and noted they are generally supportive of the devel- opment. However, they are not in favor of smaller lot sizes, and is their consensus that thls will loner property val s. .o the area.. 3 , . . Page 276 planning Commission alanotes November. 2% 1984 M. Montgomery added, that this plan should not receive a Planned Unit Development deli. nat}..on. He commented that he has gone to vleiv the Royals Oaks development by Harstad-Todd, and the'homes'are quality and very attractive; however, t`1$ development looks "congested". and would look much beat"r if the homes were built on larger lots. He also noted nat of the "mare hones being guilt in the ` Royal, Oaks Aduitlon, few were being. built `y Harstad-' dd= Commissioner Steigerwald < asked Mr* Montgomery to ci.ari.fy his "-eaning of "congestion Mr. Monto)mery stated that in the case of homes built with -car garages the gagesxere In the front of the home overlapping the living area, so that "the home wouldld f it on the r4arrow lot. Mr. Montgomery noted his concern about the homes to be sold in the 90,000.00 bracket, and to be bu:.l.t on the narrowest and smallest lots. He asked" that transition be provided between these homes and. surrdund'ng larger homes on large lots. Mfr. Lyle Joyce $ 4130 Juneau :ane, confirmed n is concurrence with the concerns of the other speaker.,. He stated, this builder has the capability of building a development that would Pnhande the neighborhood$ but these lot sizes are too small for larger and more expensive hones. He stated that most of the homes in the area are on 112 ac:.e lots up to 3.7 acres. He suggested a minimum requirement of acre lots. Mr,» Jerry Fischer, 4630 Fernbrook [wane., stated he has quastiir s on the. grading plans.. He noted Z. at :.;Ae ponds are dry in 'summer but there is spring flooding. His concern is that the southwest corner of his property is low, he inquired whether there would be e drainage ditch or pipes installed to the pond. Mrs Merila explained that, they will be ve lag with the City regarding ponding and drainage, and also 4.e improvement of Fernbrook Lane., Mr. Fisoher inquired If Fernbrook Lane` would be paved this year, Engineer Goldberg stated he mould: review the Cly' for this Information. Fischer'' inquired` about trafflo controls, and explained the difficult traffic ` situation in the neighborhood. Engineer Goldberg stated there would be future uprgradMq of Fernbrook Lane, however, Hennepin County controls the sinali.zation and improvements for County Road 9. Page 280 Planning Commission minutes November 284, 1 Chairwoman Vaslllou Introduced the request by Dave Peterson, DAVE PEXRSON11 Harrison Hil=ls, Inc., for Residential Planned Unit Develop- HARRISM HILLS, INCA ment Amendment for Harrisonison hills RPUDI located east of Zachary Lane at 55th Aver ue forth. Reading of the November 79055) 91. 1984 staff report w4s waived. Chairwoman Vasillou introduced Mr. Dave Peterson'. Mr, Peterscn stateu that the lot lines restrict the location of the horse on the lot, and would also restrict the home- owner from: cutting down and removing shrubs And trees from: the private open areas, thus redalning the wild and natural areas; of the development* He stated that home buyers are Interested In 3-oar garages, decks and patios, and are not partioUarly :interested an having or maintaining back yards. o,wdssloner Ware Inquired about using the smaller lots for the single-story rambler home style Mr. Peterson stated the buyers tendency 'is for a single story . walkout which could be prapesed on an 8,000 sq x t lot Commissioner Wire reminded the Mr. Peterson, that the origi- nal request for this VOD was to provide open spAice by use of smaller lots, with more affordable housing. sir,: Peterson stated that four years ago the ori.ginai RPUD was geared for towrnhomes and quads, but as far as affordable housing, 11there s, no such animal"; and-, :the I buyer is looking for a beta--.r designed single family home, not less expensive, Chairwoman Vasallou stated, she has noted less sensitivity by the builders as to the intent of the Planned Unit Development. olm* ssione Wire concurred, st4ting that the PUS criteria Is to provide a smal.l:er, home on the smaller lots;. ind, now builders are regttesting construction of larger, more expensive homes on these lots. Chairwoman Vasillou commended the excellene*e of the develop- ment,, but the problem remains, that the intent of this Plan- ned Unit Development has. ;changed, and the ;developer and buildermust be sensitive to this. Mr. Peterson stated, he thougi4 or 5 existing lots have V to g lot coverage, and he doesn't believe this has done any damage to the-PUDI As there will be architectural controls built Into the bylaws for the Homeowners Assoclation, Chairwoman. Vasiliou ,stated that builders constructing ;homes in a PUD need: to look to the future wants and needs of the homebuyers, such as the addition of porches, decks, and garages. Mr. Peterson stated, this plan: will work, and has changed because of the market and what the home buyar wants today., Page X87 Planning Commission Minutes November 28, 1984 Cilaa ri oz'rar' ° ries to t d v o want the benefits of the POD Flee, but nog , it seams they want to chane the POD criteria and standards. $he Is also concern.. ed that the developer i not advising the buyer regarding the restrictions'withL,, a;POOI and; it Is also Important for the b;ty r to cheek with the City for regulations. Mr. Peterson stated that: from the standpoint of the whole development, the open space is a "mistake", however, the development would than lose its integral design. Chairwoman Vasiliou stated that the Commission and Council are seeking input from the Plymouth Development' Council in regard to lot coverage in PUR's, and that It would be prema- ture and precedent setting, to do a case-by-case analysisof each PUD. Commissioner ire commented, that decks should not be n- eluded as Part of the square footaqe calculations. This would let hors'tcowners proceed with their Plans, and Is a reasonable eom r-imiseCoordinator MoConn :autianed, that this may resol - the Immediate questions, t`mt would :not ad- dress the overal question of including decks on lot coverage calculations. t o wnhomes cart.. have lot coverage ofr. Petersen stated that t g } ¢ y 5Irl d Coon e, ['ti Lam*= n 4nx.*T.S 3.iiS+ii tom# d' fifer nc of #. ee the desire to have flexiblity by otferinq a variety of de- taehed housing and the .site plan requirements for attached housingissues such as reduced setbacks and In- crease lot covet -ap , should b addressed during the PUD plan review stage. Commissioner Steerwald eoneirredwith Chairwoman Vasiliou, t ,,"t a precedent can t be, set this evening. a whole new ap- proach to the PSD regulations in she Zoning Ordinance mast be ,gtudledt and this cannot be se tled'by considering a lot at a time. Further t i:scussion ensued regarding lot coverage and Ordinance amendments., Commissioner lufka inquired how many, lots in, PUD's are 101,000 sq-* f 0 Coordinator McConn stated that the typical lc size for PUD's has been is 10,qsq d ft. Commissioner P .0 ka t =me,ted # It would seem because' of the uniqueness of the project, that up tea 25%lot.coveragp could be approved He sees a basic unfairness here, whyre the home buyer does not ;.have the forum for relief, from the P -M Commissioner, Stulbarg requestedequt hat the Commission vote onested the Amendment to the PUD as, presented; _ and,, that the elimirl!- ation of decks and garages must be dealt with by Ordinanoe amendment. He further stated) there could be s compromise Roll Ca,13 `n e , Ayes. Commiss Ener Steigerwald, Nays VOTE - T P ai l.anni.ng Commission Minutes 195November, 4 Chairwoman Vasillou introduced the request by the City of CITY OF PLY. Pl ymwith for rezoning cif property l cat.d south of 60th 0 Avenue Noy. the and east of Neml ck Lake on Goldenrod Lane, Hemlock Lane Addition. Reading of November 19, 1954 staff repo.*-t was waived. There were no questions., or comments from the Commission. Chairwoman 11asili,ou opened and closed the Public Hearing, as no one was present to speak on this item. MOTION by Commissioner Steiger w ld, seconded by Commissioner RECOMMENDATION E Wire to approve the _Rezoning for the City of Plymouth for property within the Nem),ick Lane Addition as noted on the Ordinance to Rezone. Vote. 6 .Ayes, MOTION. carried. VOTE - NOTION. CARRIED WW ST ESS Chairwoman Vasil lou introduced the request by Donald Pasohke D[MLO PASCHKE for Lot Division Variance for property located at 700 Harbor LOT DIVISION/VART.AW.E Lane. Reading of the November, 201 1984 staff report was 81+0919) waived* Chairwoman Vasililou introduoed Mr. David Johnson, 6465 Wayzata Blvd., representing the petitioner. Mr. Johnson explained the proposal., and stated that the variance criteria have been met, and r the petition should be recommended for approval: because the property oviner does not now have reasonable use of his land. He stated the variance request is not detrimental, and there is no impact on surrounding properties'hy grantl,ng the request. Chairwoman Vasilzou Introduced ter. Donald Paschke, 825 Harbor Lane, who stated he has lived in the area since 19771 and has looked at the subject property for himself, because of its country setting. He stated he believes the division would provide a better use of the Land, Mr. P schke Introduced fir. : Scott Croaker, 2040 Argonne Dr.) who is proposing to buy the lot created by this Lot Division. soaker stated that he plans to follow all. Crdinanoe specifications when he builds his home,: Coordinator Mc.Conn explained that the parcel Is no different from other parcels in the area, and t eat the I-ssue to be discussed is the variance request for lot width (50 ft. vs 110 ft..)f which is not consistent w.lth - er property in the area. She commented that it i- Important -o nate that this division, is not for parcels, that are part of an in-fill area, but :.n an area with an abundance of undeveltVed land. ai