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HomeMy WebLinkAboutPlanning Commission Minutes 12-04-1985CITY (If PLYHOUITH" PLANNING OWISSIO MINUTES DECEMBER 47, 1,985. The r pular Meetlnc Of the Plymouth Planning was cal leo ttj order at P.14. M- S p SMT. C tia1rmatx S tt11 erwaId Commissioners Wire, Md9nus, Stu-lberg, pldfka, Mellen and Pauba= M . ERSASSENT.- None R tT- ommunity Development `ccrdioatcr Sara Mc tern City Engineer Sherpa Goldberg; Community Development Secretary; Grace Winema.n CONSENT ACr0A AND jNUTF_S. MOTION uy Commissioner 1.5ttilherg, seconded by Cowin ssicner RUTES OF OVE- R Magnusnus to recommend approval of the November ZO, 1985 141nutes as submitted VOTE 6 Ayes. Commissioner Wire abstained. POTION carried. VOTE - MOTTOCARRIED PUBLIC WAKING Chairman Stelqerwald introduced the request by Holiday HOLIDAY STATIONSTORES tat icnstcres y Inc. and requested an overview of the Novem- INC., - SITE FLAN AND ber Z ''y, 1985 staff report by Coordinator McConnt Chairman CONOTUMAL USE t elgerwal d int.) uc od lir, Dave Hceschen, Holiday tat <lon- PERHIT WN0Wt4T stores, Inc* and Robert Byers, Short-lllctt-Henderson, 85088) Inc. who prepared the traffic surveyx He inquired when the traffic survey , was done; time of day; and, weather con- ditions. Mr. Byers responded that the report is based on noon arid evening hours where the most activity occurs durincl the week. The survey was done in late October, the roadways were clear.. Commissioner ; Pale 270 1, 'L' CoO lssion Minutes December 4, _ 1985 Mr. Hers st1:, ted that it is difficult to enforoeenforceparking and E driving restrictions with signage. Coni si.oner Plufkd suggested that the personnel, at the pa station control the parking in the lay -pa" aisles. Mr. Hoeschen stated that from a retail point of view. the would prefer` not to b in the position c dictating,to the c ostota" ers. Commissioner Pluf a understood this position but x `t ae customersr aretsametedtheaRac€ ul e more l x i lad c st m , who . tr i.ncl to get in and out of the facility to buy gas. Chaj.r. ielqerivald stated h -pass aisles are o con- cern an(,, tt,4at adding the pumps will acid to the traffic and cust,)m r f ru*.trat i, on. Commissioner Plu ka coneurred, stat - Ing that there is adequate space to pump the gasp but cars parked if4 *;he aisles will cause problems. Co.mmissioner Mdgnus steed that the station should be re- designed and the door to the store area be relocated to diminish the problem cif cars parking in thr by-pass lanes. Chairman S eigetwa d Inquired if the plicant ncur with tondition No.. 5 that prohibits outside storage and display of mer ,handise. lir. Heschen answered affirmatively. Com- missioner Wire commented that he has noticed outside storage of merchandise at other facilities. Mr. Hoeschen stated it Is their Intent to reduce this at the other fac l,ltie3; and, it is to their advantage;to, have no outside storage or mer- chandise display at this station. Commissioner Magnus inquired If they had considered another type of gasoline dispenser. fir.. Hoeschen stated they do use trio t,,`.pes of dispen erst but it necessary from a corporate standpoint to Install the: same type of' dispensers at all their facilities. 1 1 Chairman: Steig rwald opened the Public Hearing. I i Cobert Foster, 10717 10th Avenue Horth, stated he owns the mobile hods park nearby and is a frequent customer at the station. He agrees with the addition tine two,-las Pumps. Lhai.rman Steigerwald closed the Public Hearing. MOTIO i by Commissioner Stulberg, seconded by Commissioner NOTIORTOAPPROVE Mellen to recommend approval -dor the Site Pl.anj Conditional Use Permit Amendment and Variances for Holiday Station - stores, Inc. subject to the conditions as stated in the November IL91 1985 staff report« Page Planning Commission Minutes December 4, 1985 Conn, isoner Stulberg stated that the additionion of the trio pumps will improve the circulation toeater handle the customerr t taffi and will fess stacking, problems. Commissioner Mellen concurred. MOTION by Commissioner Plu'rka seconded byom"t sioner We MOTION T0. 9-0D to Amend the Motion that ?*fore the City Council. ` reviews the ap tl. iel t; ionr :staff review a siqnaqe plan tha* conforms to the traffic study for vehicle direction anti to alert the drivers to keep the by-pass aisles clear, issioner Ware reiterated the condition of approval to strc$s that theco shall be no merchandise stored outside* Rall Call. Vote on the Amendment, Commissioner Mellen, Nayi. VOTE AMif Ayes. MOTION carried.. MOTION CARRIED Commissioner t a nus stated hi.. cannot support the recommenda- tion, for approval because the plan over-extends tate use of the property, and, there; are other alternatives to provide good traffic exro,rletron. Tne addition of the gas pumps will make It more difficult to visit the facility and there are other dispensing systems that could he used. .along with the redesign of tete building. MOTXONRollCallVoteonlashMotionasonceAmended. Commissioner VOTE_ TN tfiagnus Nay. Ayes MOTION carried. MOTION CARRIED hairman Stelgerwald introduced the application by Soanticon S A TICON CORP, Corporation and.. Prudential, Insurance Company. He requested AND, Pail TIAL an overview of the November 25, 1985 staff report by Coord-w INSURANCE CO. . Inator McAConn, WOO, FINAL PLAN, STF. j: ^.. Chairman Stelgertval.d introduced Mr. Glen Sohostak, Prince- CONDITIONAL U$ ton, .3.,, representing oantr.00n Corporation, and, 14r., PERMIT .W VARIANCE Nil-.s Lindberg, BMW Architects. Mr. Sohostak provided a slide presentation of the facility In New Jersey, _ nd a s,,imma-y of the proposal. t.,irman Stei er ald inquired if they agree w.-th the content of the consulting engineers' traffic analysis. Mr. Lindberq stated they agree with Numbers I and 2 . er, atom and, regard- ing the points in number three, they can work with them on appropriate striping. Chairman Steigerwald inquired whether there was agreement re ardl"Q the signage as addressed by ;-gaff. Mr. Lindberg answered affirmatively. Chairman Stelgersval.d opened the Public Nearing, as there was no one present to sp ok on this item, the Public Nearing was page° 277, Planning Commission l irlut December 4t 1985 o missioner Wire stated his oncern regarding the signage in that the "Flagship" fl°jrldinq has signage approved for a location on 1-494 and if every t*nantcomes in with a re- quest for signd e on 41 tho' si. nage will lose Its visibil- ity and isi "ail- aad the aamhrof asth;tical displeasing. C ord* ator 'MoConn explained teat the sign approved for the 1-494 loci ion ihows only the 3034, C4mpus lir ve addresst t ece (arse no tenant names. Commissiontv Wi r, he is still cortcernedr that this will not be the lxa,., rpqu est for signage at this location. Co mmissionet- Plufka statedlie doesntt foresee there will he many more r,)quests for signage nni 494. Commissioner Pauha sono rrY d #'tat infi he does not sir# a proliferation of signs` that id tific<at-i n is impor- tant apor- taut `or the facility- ands if the sign 15 in good taste there should he no problem. Commi3sloner Wire inquired if the sign is necessary because they clent+l for the facility gilt arrive by plane and he transported to the facility. fir. cho to . stated that their marketing reports chow that 0 of the conference business will originate with local companies from the Twin City area.. Their research has shown that people want clear directions on how to get' to the facility. Also, them c *a- Cept oaf seclusion does not gave the building rt el'k visibil- ity, so signage is .seeded. Commissioner Wire inquired how the Sign Mould look. Mr. Lindberg stated the signage has not beer, ddsignedt but wilt have ,limited verbiqe possibly u inq only the words canti br.l nnea nl i s Conference Center". iommissinner Wire inquired about transient customers and their plans for offering weekendken puck" e . Pir. Schostak stated there avdul,d be weekend packages offered. ommi s- sioner Wire inquired if the rates would be less than those charged for the conference stays. fir, Sehostak stated this would be the case. Commissioner Wire confirmed that 5centi- con w auld not, advertise rates ort their sign. ommxssroner plufka inquired if the restaurants associated to the center would require additional siq nage? Mr . Schosta" stated that this Ylould slot be the ;ase. Advertising the restaurants would be low key through arts pla . e d in ,local newspapers. rs. He added that because of the type of facIli.ty it wilt be, here is no heed to bring customers in off the street. Commissioner Wire inquired about the rereadv,;x1 and health facility and if Scanticon and Prudential would be: the sole operator. Mr. Schostak stated this is the case ind that cantidon is the management company for every .` a,n wit;ai.n the facility. Commission Wire inquired about w :end use of Page 27 Planning Cofwiis5ion Minutes e em er 1 I n fae i l i `t jes and whether he campusarecreational empioyees' families will ho, able to use the facilities. Mr. Schostak stated the recreational facilities will he Integral to the Northwestest Flushness Campus and they do not want to alienate* the tenants However, it will be best to have them, use the faeillties on a limited membership halls The facility is mainly for the clients of Scanticon. Com- missicRnor Wire Inquired if they would sell memberships. Mr. Sc,t3stak explained it would not to that open and$ Mould be by re,-erva0 on only. Chairman Steigerwald inquired about the height of toe lodq- inq tinct of the butl.(.tnq lir. Lindberg stated the parapet of the t floor Mould be at the third floor of the "F°laq- ship" building. MOTION by obi-Assioner Paubaseconded by Chairman MOTION TO APPROVE teigerwald to *eco mend approval for the MPUD Final Plan, Site Plan, Conditional. Use permit] and ,Variance for "Scanti- 0 s:Ylj subject to the conditions as stated in the November 5, 1985 staff report* Commissioner Pauba stated that it is an eXciting faor lity and will be gocd for the City of Plymouth. CARRIEDRollCalltote. 7 Ayes. MOTION carried. VOTE MOTION N.'Maft ateigerwal,d int.oduced tete anp.licatlon and re- ST. MARYIS OF THE quested an overview of the November 19, 1985 staff report by LAKE C Cly Coordinator JlJC_ q. PRELIMINAR, Y ,FLAT Chairman Stelgerwald introduced Mr, Greg F"rankj McComb , houtson Assoeiatest represenV7M9 the iet1ttoner,, Mr. F'r ave the history of the property noting that the church < is platting the property for four single family residential lots; a lot for the church; ands a ,lot for public parkland. Commissioner Pauba inquired if the church will retain owner -- ship of the residential lots. Mr. Frank stated the church will sell the lots to individual home bW1d yrs. Chairman Steigerwald opened the Publie Heirinq. Theodore K. A3 0), 114 Forestview Lane N, stated he lives across from the Chun exp and it Is his opinion that the proposed single family units tell be built on the horst possible land area of the plat. He explaineJ that he and other neighbors have severe water and drainap problems on the I r property and development of this property will COM- pound their problems., He stated the proposed 1ooat1nn of page Planning Co mts lo4 t4inutes ecembei. 4, 1985 e us for the individual homes-, andthy. ,..° leave no "'..c r ' " s , qr di.ng and cl.e rrnq M.- land will impact other homes in the area with exo.ess dr-aina.l . He stated the pity has been do- ing work in the area which alio increased the eater levels. Art Cannons 216 Forestview, net r c eo with Mrs nd noted that the drainage flow is from the pond into the creek across the subject property to County Road 15. Chairman teigerwalu Inquired about the problems with the culvert. Mr. Cannan stated be has no problem with excess drainage at his home as his sump pwrip takes care of this. He stated his concern Ifs for the tN- ldl l e in this undeveloped area where they have seen geese and pheasa its. He stated he . has re- viewed the plat and the placement of the proposed .lots Mndr- eate to him that there will he fill placed in the pend and the wildlife area will be destroyed. Mr. Frank stated the t, 1, vati ri of the ` pond will remain the sameo, that some dredging will he accomplished with a small amount of fill to provide compensating storage volumes. Mr. Cannon Inquired if at, etivirohmental study will he dons: arid., whetherr the residentsis can request 'that one be done' Cuord-*; gator MoCoon explained that this develo.nm nt does not exceed any of the thees holds so on environmental study` is not be mandatory. She further ex alai e-ri that the residents must make request for study , through the Fnvironmerital Quality Board (EQB). Mr. Cannon stated he bought his home because of the pondinq , and he doesn't want to see it destroyed. Mr. Ane stated his cc-nc rn about the removal of brush and vegetation that will increase ttae level of the pond and wa ter log Cuordihator 11,,Conn explained the Storm Water Drainage Man and ponding requirements; and,; that these c loulatiohs tike into consideration full development o this land. Cha,a,rmin Stelgerwald confirmed with CoordInator McCann that the ffenntnq development has contributed to the problems In this area. He ext,ralned that, this development has had prob- lems with Installing, their drainage system. Mr. Cannon Inquired if the storm sever system is it.4,talled before any homes? Coordinator 'McConn stated that this Is a dual, process for de el.op lent o the property. She explained the provisions of the Development Contrae s f which require financial guar me s fsr the completion of drainage ar"d utility s sttsM. Guarantees are also required to assure installation and maintenance o° erosion control methods. City "n--Oneer Co.ldherq stated the City his looked at the a e 2 Planning Commission Minutes December 4f 1985 draioa , systems from Highway 12, County Road 15f and High- way where there are some culverts that need improvements. Mr.. Cannon Inclu . ed if there ban been any thought given to flip-flopping" the development areas to allow the wildlife pondinq area to remain as it exists, tod v, Coordinator McConn explained requirements of the Co4rehensi e Pari Plan. e identified those ;areas subject tc pondin ease- ments w ch cannot be. develapeu It was explained the church nets credit for only that land Which vs at or above the High eater Elevation. Mr. Can -on, inquired ibout the value of the homes to be cort- struet d, Cha4rman tei erwa' ` Kolained that the City does not require the developer to P-iarantoe home valU(-$* Mr, Frank stated that the 'vhurch will sellthe lots to individ- uals who wil have homes constructed- the lots are larcle so they would be similar to a more c>xpensive home. TION by Commissioner Plu kar seconded by Comiiistsion `r NOTION TO APPROVE Pauba to recommend approval of the Pr_Ilminar,y Plat for Mary's of the Lake "-,ur hj sub pct to the conditions is stated in the November 1V, 1985 Staff report jRoq( !" all to. es NOTION e rri d. von matim eARRirD Chairman Steigerwald introduced the application by Glory of C, AY OF CHRIST Christ Lutheran Church and requested an overview of the LUTHERAN C RCH November 19, 1955 staff report by Coordinator icCorn.. ZONING ORDINANCE AMENDMENT ` 120 Commissioner Maonus inquired about the reference to a vari- ance in the last paragraph of correspondence submitted b the church. Coordinator McConn explained this would not be e:tsjble, Commissioner Magnus inquired about a Conditional Use Permit. Coordinator McConn explained that the 0rdinance prohibits c hvrehes In the F D Zoning District so that appli- ppli- caationcationfor a Conditional Use Permit is not. allowable. Chairman teiq rivald introduced Rev. J. Strohschttin, 1815 Shadyview Circlet who stated the land was purchased in 1982 and was a sound business decision. It is in an area ;the church would like to serve which is accessible to the congregation. He noted ;hat .nd costs prohibit the ch vch from buying land in deveuoped areas of Plymouth* Chairman Steigerwald stated the church purchased the lard ` two years after the Ordinance change. inquired if the church representatives checked the lard use of the proper- ty. Rev. Strohsch in stated, he, became pastor in June of this year and is riot aware of what triehspi, ed in 11987» Paw 270 r, anning Commission Minutes em h 41 1985: Commissioner Wire Inquired why the church would want to have their church in a future Industrial drea., Rev. Strobschein stated that this was not thought ` to be detrimental to the church because It Mould be close to areas where people in the congregation would work nd live; ands the size of the parcel could buffer the church from industrial development. Chairman Steigerwald opened the Public Hearing, jr. Team. Sanson,, 18395 Highway $5, stated that rules and t egul.at ons are needed but certainly can be changed. e suggested certain things in the proposal by the church that were not considered by City staff- such as the Fact that a major hlohway is on one side of the church's property so that prohibiting, developmentwould sept to be an error, Chairman telgerwald t xplalned the t b A (Metropolitan urban Service area), and USA (Community Urban Servide Area) and that development cannot occa r because of constraints on sever capacity. Mr. Swanson stated that It is his opinion that FRO; (future r rtricted development) is not zoning -- it's not anything and various uses for the land should be considered by the City, Coordinator MoConn explained that the FRO is a zoning designation and the .property is quided 1p (planned indus- trial). The Zoning Ordinance identifits allowable uses within the FRO zoned areas. Rev,. Strohschein stated he called other nel hbo,iiv)od churches and surveyed their eater serier usea e. He stated that in a.I cases single mil homes exceed Individual churc4h , useape, He stated hecalled other churches who use septic systems and wells and they have verified they operate efficiently for their facilities. Chal.-.,tan Ste1qerwald stated that the City's, concern with pr$.vate systems is that, aoding to the building arse r church aet vitles, such as a school) would be a bu:rde . ` to that system and to the City's ability to provide police and fire protection Commissioner pauba concurred. Rev. Strobschein stated the City has control over, any pro- posed expansion to the church facility, The area where the church, would be built already qew poicce arta ire services so that the church would be a problem as far as additional coverage ormytissioner Stulberg stated that this Ordinance change would allow church construction In all FRa zoned areas which would be a significant impact on ail. Clay services. planning Commission Minutess December ,, tor* Swanson stated that the City should the Metro» pt),litan outicil to allocate more sewer t apa ity to the City. Chairman Steigerwald explained thel tv could be olt% cry participation in ,uch a petition* however, the City must abide by the Comprehensive Plan as approved. Chairman Steigerwald closed tear Public Hearing. Commissioneri,ssioner Plufka stated 'Iu questions the survsa.y taken by the, petitioner sho wlnc sewage flow q n r d by a church would be less than i single family r sid neo, Rev. trohschol.n stated that he had talked with a representative of McCombs -Knutson Associates <who ir,vestiqated why such high useage awns designated For a church facility andit was e oc nd that the peak flows on Sundays were used as the average. Realistically, the church would not (jenorate this amount City Engineer Goldberg explained that a septic system for a church would need to be designed for the maximum usoaq . Mo lalnod Further that the soils In this area Of PlynOUth are not oo patiblo for septic systems. Rev,, Strohschoin stated that It is his opinion that the acreaqe is large enough to minimize any Impact from a septic system. City Engineer Goldberg noted the'high cost of a septic system where soils aro incompatible Rev. Strohschein stated the cost would be their problem and they could absorb the Cost. Chairman S ei,,jerwald inquired about the, church's tentative time table for construction of the church, Rev* $trohschei stated that at the earliest It would be next falll- they p-,°o- pb e a 6,000 !,q. ft building which would serve a congrega- tion nqr c a - tion of 600 Lo 700 members and could assure the. City they would not expand until sewer is available. Comml.sslon r Pluf%a reiteratedrated that. this Ordinance Amendment would f e.,.t all the l~RD zoned land in Plymouth which would substantially Impact vie City's services. MOTION by Commissioner P auba j seconded by Commissioner NOTIO14 TO DENY ulb rg to recommend denial of the 'Zoning Orainanc Amend- mentl, stib ect to the reasons as stated '.n the November 196 1985 staff report; development of this land:' is premature and opens the door to significant probl m as discussed by the Commission. Roll Call Vote. 7 Ayes. Motion carried. 'VOTE MOTTO CARRIED Fags 278 111'anninq Commissionnutes, a ce,nb e r 41, 198 OLJ 13USINESS Chairman Steiqerwald introduced the application that was RAL DEVELOPMENT heard by the Commission at 4 Public Hearinq bald on November KANWl TI SITE 1, 1985, a". which time the omr ion deferred the item for CONDITIONAL USE modifications to the clans. leo dinq of the Nave her 1 , PERMIT AND VARIAHCE 1985 t report waived. FIELDFM604FIELDS EPQ rman Steiqerwald Introeuced Rob Fields,., representing the i`OR 'r -00-A WASH" t t )i. Mfr. la *nod the mod.. '1.eation to the 05,109) plans, for the crwash. The Commission inquxr (i about the tentativeate the facility would be open forbusiness., 1 4}psiieriyk drtingKi1'R k1 GM4}fi&ti1 con tru(.:tion in earty, 3anuary to be open for business in March, 1986. MOTION by Cc-mmissloner Stutberq,$, seconded 11 omm ssiOnc r 140TION TO APPROVE P1:ufka$ ti) :#ecoo lend approval for the General Developmen, Plan me-ndmi,- t Site n. Gond tion l Permit,. and Variance for Bolo Fields and Brian Z ub rt f0jr. the U-D o-'cIrwdsh'1,,'subject o Vie 00nditiO as tt :. in the November 1911985 staff report. Vote. 7 Ayes. MOTIOUMOTcarried. d. VOTE :14 T OH CARRIED JNT Th meeting adjourned at 10. t P.M.