HomeMy WebLinkAboutPlanning Commission Minutes 01-27-1988CITY OF PLYMOUTH
PLANK COWISS10H KNOTES-
JANUARY 272 198
hp Regaor 19eetinq of the Plymouth Planning Commissionn war.
called to order at h 0 .P.M.
MEMBERS PR SENT,: Chairman Stelgerwa].d, Commissioners,
Stlberg, %yla, Pltfa, Marofsky and
Pa bc
h046CF15 ASSENT. Commissioner Wire
STAFF PRESENT: Community Development Director
Blair Tremere
Associate Planner Al Cottingham
Assistant City Englneet John Sweeney
Planning Secretary Carate Wineman
CONSE v AGENDA
PRIME DEVELOPMENT
MOTION by Commissioner Pauba, seconded by Commissioner CORPORATION., REZONING
Stu)berg to recommend adoption of the Consent Agead. AND PRELIMINARY PLAT
7Z
VOTE.. 6 Ayes. ` MOTION carried,, VTHOTIOR CARRIED
MINUTES.
MOTION by Commil.ssioner Pauba. seCc t dect by Cammi s ones
Stvlberg to approve the Minutes, of January 13',, 1988 with the
following correctionst mage31 second paragraph, statement
by Commissioner Wire, rather than Commissioner Stulberg
and, Paq,, typographical 'error, corrected as stated by
Planning Secretary,
VOTE, S Ayes. Commissioner Plufka abstained.
VOTE* 5 Ayes. MOTION carried.
PUBLIC HEARING
Chair -in Steigerwold introduced the request by the ; Plymouth PLYMOUTH HXSTO JCAL
Historical S4ciety. Readiiig of the 3anuary 12, 1988 staff SOCIETY. SITE 9,1.E
report was waived.LITTONA . USE
Chairman Stei e.rwal.d introduced Mr R Haryey Schlebe$
representit' q 'Che Plymouth Histor ccal $ocl etyi Mr. s,?oieb.'
had no questions or colnuerts`
Commissioner Pauba inquired abort the location aF the build- uildi"g1.,9on the site, it was explained it would be slightly to
ther rear and south of the existIng building.
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Planning 'Comm tissIon Minu es
January Z78,. 198
Chair art Steigerwald- Opened the Public Rearina €. as there was
tea cr,,te Prr sent weak on this item, the Public Hearing wad
closed.
OTION by Commissioner- Zv11d, seconded by Commissioner MTTON TG :ROVE
Marofsky to recom eod. ` approval o" the Site Plank and
Conditional Use Permit for the Plymouth Historical Society,
to allow the construction of ft. accessory storage
bu ldir q, subject to the conditions listed in the j'i-ruiary
1?1 198a staff report
Roll Call. Vote,
65
Ayes. MOTION carried VOTE MfflJON C44RRIED
Chairman Stelgerwald Introduced the request by Richard RICHARD BRtIWKE
Brokke, Powell Lincoln Mercury for Site Plan and,Conditional POWELL LINCCOL.
Use Permit Amendment, heading bi the January 12, 1988 staff" W-RCURY, SITE PLAN
report was, waly d» AND CONDITIONAL USE
PERMIT AME -ND ENT
Chairman St igerwald introdm ed Mr. Richard Brokke; who h -3,d 87127)
no aommerrts or concerns regarding the stai'f report.
Commissioner t arofsky inquired if the petitioner would
oppose his ` sitting for this item, as he is counsel for
property Interests of adjacent property. 144. Brokke stated
no;
Commissioner tiarof ks.y inquired about tine landsdaping. Mrs
Brokke stated that the b1tumirtous parking area would be
Installed to tie- perimeter of the pond- additional trees
will be placed around the pond to enhance the existing maple
tref;s3'
Commissioner Pauba inquired if the site circulation was
working well he rioted that with the recent ,snowralrv,l , there
seemed to be a need for snow removal, to improve parking and
f eiroulation on-site., r. Brokke stated that snow. storage
has impeded site el.rou ,on -_nmewhat and plans are underway
for snow ri=oval ,
Chairman Steiqerwald opened the Public Heariftg,,. as there wasfa .
no cne present to speak on the item, the Puolit Nearing was
closed*
MOTION by Corn ni ssioner Plu ka, seconded by Commissioner 01104 TO APPROVE
Stul.berq to recommend approval: for the Site Pl4n and
Conditional' Ilse Permit Amendment for Richard Brokke, Powell
Lincoln Mercu; y, to expand the parking and vehicle storage
lot, sobleat to the conditions a lasted in the January 1Z,
1988 staff report..
t
Roll Call Vo te,: 6 Ayes. MOTION, carried.
f
VOTE -- MOTION CARRIED
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Plas nlnq Comtri.ssio,i Minutes
Oanuary 17 198
j Chairman Steligervtald Rn ot[uii`ed i hG^ requesti?a cl PatL t t'3ff i4 ' tL:i '(,vv i' a ij
i-14 td
Goff Homes fcr "Fernbrook Matior'", a '€plat for two lots for PRELIMINARY PLAT AM
multi--fewi.ly dwellings gnu City park. An overview of the REZONING (87128)
Oanuary 13, 1986 staff report was provided by Planner
Cottingham,.
Chairman
ottinhat-
Chairman Steigerwald, introduced Mr. Pat Goff,: Goff Homes'.
I, who discussed the bar,,ground of the development. He state
ne has built comparable units on the north and east side of
St. Paul. He explained : that the units will, be marketed as
owner -occupied, ThC major market. for "hese units will be
single career people, and so-called 'empty-neStersil, with
fewer family units they estimate 4 children per 1,00
households. He stated that In their experience, this ;typo-
of homeowner would sel.e^t this Vnit- style and would choose
to have passive' parkland close -by.
The units are 940 sq. ft, to 1,100 sg fit.,, two-tedroom with
private entry. The homeowner can gaia tantr, t'trough the
garage The units have patios and/or decks and the
buildings have aluminum and 'brick siding. ` Mr. Goff noted
their com,,any has been selected for, builder awards.
Commis i oner Marofsky inquired about the open, land area to
be left in`' its natural state. Mr.. Coff stated they plan
minimal grading -and the area will ha>>e an open field
appearance. He stated the Parks and Recreation Department
recommended a walkway through the wooded area that will
connect to the C " t:y parkland.
Commissioner Marofsky suggested that the units could' be,
realigned to open up the development area..: Mr, Goff stated
that the building layout is constrained by the 10 grades
and by the area to the -east which would require extensive
fill. He noted that further ]Go the east is land in the
Post -1990 Service area. For these reasons, the building
Layout is concen gated at- the west end
Commissioner Plufka inquired if it is the developer's intent
to, leave the open area to the east in ,its natural, "wild"
state, ter, Goff answered affirmatively. Comrtti.ssioner
Pl.ufka. ` inquired i,f there would be' a formal Homeowners
4Assooiation and would they own this natural area. Mr. Goff
stated this would be the case. Commissioner Plufka stated
concern about maintenance for this area and explained the }
enforcement of the City's weed ordinance. He suggested that
the developer submit something mere definitive at the time
of 'final plat .submittal, such as some ;seeding and grading of
the area...
Coalrman St i9prwald opened the Public Hearing.
pl.anninq Commission Nmutes,
3anuary 27, 1988
that ill set the tone and have a nonative impact on the
values of all the homes in this area.
Mr. Sevey ; stated he has hc_,. )ffers on his property and has
turned then down. He docsn' t want to develop his .land at
this time. He asked the Commission to carefully consider
approval for a development which oouV "set the tans for low
income housing".
Chairman Steigerwald noted there are developments in the
City where townhomes and more expensi.ve single family
dwellingsto-exist in attractive planned ,pit developments
Commissioner Pluf<ka explained that the land use quidincl, for
the proposed dev elvpmeri t Is LA-3 (high medium density
resident-.al.) to be rezoned to the pproprl.-te zoning
designation of f1- (medium density multiple residence
District. The undeveloped property to the south i 5'also
quided LA-3.
Discussion egsued regarding devel:opmeit alternatives within
this guiding and zonirig designation, noting that development
of tiro-family homes to 12-unit buildings are appropriate
within the R-3 zoninq classification.
Mr, Daae-Yunker, 4400 Glacier Lane, noted his special
concern regardingproperly val ie H dares not Dela et=u this
development plan fits into the neighborhood. He is
concerned with 'traffic and noise; and; that the lot rsectian
of Fernbrook Lane and County rjoad 9, is dangerous because o
the present traffic levels.
hairman Stelgerwald, asked Mr. Goff to respon-l. Mx, Goff
stated that the cast of a unit would be approximately
60CCf He reviewed t` e names and locations of develop-
ments th..-Y have completed that are similar to "Fernbroofc
Manor".rhes>e are basically the same units and are 'open for
viewin s
Tn response to fir. Fischer's concern about drainage and
transIti.otil her. Cofr stated they could propose cutting the
hilly areal maintain a 30 ft setback from the north
property line; and, :install berm nq fie had no Obser tl.o
to placing. `over—story trees for screen,inq , 'the ponding', as
proposed„ contai s the drainage on-site
Chairman teagerwald inquired I„f,. Mr. Doff~ could imeet with
Or, Fischer to resolve the concerns expressed. fir. "Goff
answered affirmatively.
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Planning Commission t-linutes 1
Janudry 27 IM
C-ommissiarwr Plufka iixpired if the berm might upset the
drainage plan. n lneer Sweeney stated he would need to
review this to assure proper drainage ma ntenance and on-
site storage.
In respor e to the concern about public access. to the Gita
park, Planner Cottingham explained the access from future
Berkshire lane and the trail planned: from Lhe cul-de-sac to
Vie park
Mr. Robert. Sevey inquired abouts the current access to his
property. Chairman Steigerwal.d inquired about the grading
plans L, the south of the 5evey property, Mr. Hoff
explained the area exol.oded from the gradinq plsartr they will
out away from that area; they will maintain a 3t.1 slope -
And, a 'retaininq wall will not be needed
Mr,- -ny inquired if there would be some way to prevent
p&, -pie usinq the park from cominq onto his propertyk
Commissioner Plufka ,suggested he discuss this concern with
the Parks and Recreation Department and/or the Parks and
Recreation Advisory Commission.
Gayle Jones Inquired i ut the nature of development around
hose areas devel,oned by Mr. Gaff in St. Paul. tai . Gaff
stated 'that one development consisting of manor homes, h&a , a
roadway, to the east to: the west is Department of Natural
Resources Pretested. Wetland; to the north are single family
resi.dential dwellings; and, the price. range of the single
family dwellings is up to $150,000. North of another, are
single famly homes- to the gest are townh mes to the south
there is open space and ponding; and, to the east are single
family homes..
Hr4 Jerry Fischer statod'he believes the City may have made
an: error in judgment concerning the land use guiding for
this area, He .inquired how a "mistake like this could be
corrected." The City's. LandUse Guide Plan was displayed
and: discussion ensued regarding changes to the Plan; the
purpose' of the flan; and, the division of land uses with
buffering provided from major roadways
Director Tremere confirmed that the City's Land. Use Guide
Plan 4 :fist, established in 1072 , and was reviewed again ten
year~- later and found to be pproprlate. Residents have
depended upon this information to ascertain future
development '' and have relied` on the fact ` that development
wil i be, consistent with the guiding and zoning.'
Commissioner Zylla, inquired if the topographical features of
the site dictate t:he l.avout. file believes, the plan could be
more creative and would make the development more inviting.
Pl:a; 1tlhg`omision hilutes
January 27, 198
Planner Cottingham. exp4,ined th 4 plans would provide more
detail with the rew-j.'red Sits plan'` and Conditional, Use
Permit applications For this development Proposal
MOTION by Comrisslzwarner € Lufka, secdht 4y Commissioner MOTION TO TABLE
Zy.11d, to tab"- -f**Js; item v-J th direction that the applicant
provide those -itIv, ',ions and mod.,i f lca tions to the plan, as
discussed, pf for to ;approval of the preliminary plat,.
Commissioner Zylla explained that his second relates to his
desire that the ,)etitioner address the building layout prier
to Site Plan review,
Mr.. Goff stated that he has acquired the services of
professi.ogal engineers dol architects a.n the preparation of
the site layout and the landscape plans. They have provided
a_ Layout that is appropriate for this site and for the
opugraphy of the site. The development plan retains the
timbered area to the east; the open area can be maintained
l,n a natural state; the ;; pads will allow an easy lifestyle
for the hog eownem The building layout takes advt 'itage of
he topography of the , site. The use of berming and;
over-story trees will provide transition and screening.
Chairman Steigerwal.d- stated the Comp i is.:ioh will expect- the
petitioner to provide through-sections for their review of
the formal, site plan. Commissioner Marofsky concurred:
adding that a detailed landscape and grading {clan should be
provided; znd,,. revised plane should" reflect the direction
fr^ Commiss.i.on regarding site design (utilization of the
area and better building. layout) .
Roll Call Vote on V40TION ' to Table this item. VOTE -- NOTION TO
TABLE
Nays. Commissioner Pluf ka, Ayes HO i --t0N fails. l ION- 6 AILS
Dire^tor Tremere eyplained that the Conditio,na.t. Use Permit
to be con$ldered with tt'.e Site Plan requires a Public
Hering so tihat property owners will be notified at the time
ore d(A.81 Led plans are submitted for review.
Roll Call Vote on the Hain Motion, 5 Aye,,,. Commissioner VOTE -- MAIN MOTION
Pl.ufka, N-ay. OTI011 carried. TION CIE'
Chairman Stelgerwald called a 5-miriut.e recess at 6*55 P.M. RECESS
lanninq Commission Minutes
3anuary 27, 198
Chairman Steigerwalu i §," ,-oduced the request by Beverly_ BEVERLY KOTTAS
Sottas, t raterpr° Inc..Readingyin of the ivar t 13a T I
1968 staff report was wa ved f LAW, USE Wlff. PLAN
NT 07125)
Chairman Stelgerwald Introduced Linda Fisher,, Attorney,
represer}tang the applicant. Ms. Fisher presented c,apies of
an Outline Summary of the applioantls presentation-, and,, art
Outline oP the B arton-Aschman t.raffis* presentation. These
were made part of the record of the proceedings.
j t s« Fist - explained this would be a two-part presentation
i with Mr, Rosa 3ackscn, 13arton-Aschman, presenting traffic
Information.
Ms. Fisher provided the background for t:he application; that
the principals are Plymouth residents, they own two busines-
ses In Golden Valley and seek this Amendment so they m«
have a similar business in Plymouth, She assureu they would
provide long-term utnership SK~ explained a previous
General: Development Mara from the 19701s; noting that though
tKis is not a forow, for discussion of a developrCmetiL plan, it
is important for the Commission to know that the petitioner
would prof)ose the development of a con\eoience store with
gasoline and automobile t*re and service center, if the
request dor requiding is deemed appropriate. She explained
this bi-i.ness woul a be a 17 -hour operation. Mss. Fisher
eMphabd ed that the; applicagts are not speculators., they,;
believe the reguiding of this prtoperty has merit for the
coma unity.
Ms Fisher reviewed the lard uses in , the area, noting that
the development factors are -important to this discussion.
Analysis of the area Should be gone on a case-by-case
basis. She, stated haat an office "gateway" has not occurred
w ;,ere, and, the ariea is not conducive to this; the area does
show a mix of use and the applicant believes this site is,
appropriate for their business-,. and. that their business
would compliment the community strucl ure ` and would ar to
the grouping of boniness s. already in the area.,
Ms. Fisher, havi ag reviewed the traffic studies for this
area, believes there is no notable` impact -to the City's
roadway system, which has been the main concern expressed by
City staff. the introduced Mr. Ron 3acks€ana Barton-Asohman
Associates,_ Inc,
ter¢ Jackson described tragi fi(a studies dope in May,, 1987,
November, 1987: and,, December, 1987 Their studies
reflect no major` Impact to the intersection; and, the Ci.'ty's
traffic consultant pointed out that Chez{e was no impact to
peak" traffic hours
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Pl.annInq Commis lon Minutes
actuary 27, 198
withinwithin..the current ostinq/lal structure would be for the:
fee owner to place a covenant on the property l imitinq the
land use
Chairman Steigerwal.d read Vie ` !tter ;from Perkins Restaur-
ants, a n lgnborinq lend owner, who supported the request.
There was continued discussion concerning traffic generation
and the other sites throughout the City which could accom-
modate
ccom
modate this use. Dix\,: tear Tremere commented that the pro-
11
posed use would generate a level of new traps and vven if
the percentaoe seems relatively laws the additional traffic
from this site and ' potentially from area sites, if also.
requided .in the future, would be detrimental: The traffic
consideration should not be the sole determinant of;. the
proposed amendment.;
He said tba t. staff does not question the pet tioner r s
ability to operate a suocessf`ul and desirable service
business* The City made a conscious planni.r=q decision which
has kept such land uses from the norttwest : uadrant of 1-494' -
and Highway 55 the lack of such servic,. ` cili.ties in this i
area is (Wdue to an oversight or to _::,ect of community
nee Is,
Mid; Linda Fisher stated
I her client indicated they wculd b !
amenable 'to covenants which would prohibit crMrtain land 1
uses, such as Class 11 restaurants; ands that the ri.gt-i.n
only access from Fernbrook Lane was acceptable.
Site doubted tha t the requiding would resin t in an
undesirable precedent and would not necessarily obligate the
City to requi.de other land in the area.
MOTION by Commissioner Plufka j seconded by Commissioner MOTION TO AMIEND
Harofsky to Amend the Main 4oti,on to specify thatf the
requid ng is conditioned upon the following consi,deratlons
whzoh must be satisfied within the indicated temp frame;`
a) Covenants limiting 'land uses to only the B-3 uses
proposed, and to those B-3 uses which are also
allowed ire the B-1 District-,
b..) Access < from Fe nbrevk dam-, should be limited to
right -in only and,
01*1 hours, of operation shall be limited to those
indicated.
discussion ensued regarding the Amendment. Chairman
te1gea a1d ,said that the Matters of access and hours were
more appropriately cnnsldr:r>3d at Site Plan retitit,-w,
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Page 24,
Planning Commission Minutes
lanuary 27, 198
Roll Call XMte on Amendment., 6 Ayes. MOT.IOR carried. VOTE ON WMMENT
W i TON i ARRIED
Roll Call Vote on Ma.n Motion as Amended. Commissioners VOTE - K_ ;N MOTIO
Stulberg, Pauba, Marofsky,. and Plufka, Nay, Commissioner MOTION AILED
Z y1la acid Chairman Stel(erYtal.d, Aye. MOTION failed_
MOTION by Commissioner Marofsky, seconded by Comm, issioner WJTIO 1 TQ DENY
Stulberg to recommend denial of the Land Use i3ulde pian
Amendment for Reasons fids. I - and No. 6 Cited in the
anuary 15, 1953 staff report.
Rolll Call Vote. Commissioners tulberg, Pauba, Marofsky, COTE - MOTION TO DE
and Plufka, Aye. Commisslpner Zyl:ta ' and _ Chairman MOTION CARRII
Stelgerwald, Nay. MOTION carried,
Commissi.oger Plufka stated that if there were to be a
requid, ng in this area, the City ,should study this quadrant
as to hether CS guiding is appropriate and what the i apact,
of the`' traffic generation from the area nould bp.
C a,irmdn Steigerwald introduced the request by 1501 Partner- 1501 PARTNERSHIP
shifor a. Site Plan and. Variance. Reading of t), -ie 3rtinuary SITE PLAN AND
131"-1988 stcaff report was waived., WLTANICE (87132-)
Cha-.rm n Ste l erwald introduced Bruce Schmitt, Archltect,.
representing the petitioner, He ` had no questions or
140T CN by, Commissioner Stulberg, seconded by Chairman MITIW44 TO APPROVE
Steigerwal.d, to recommend approval for the Site Plan and
Variance to construct a 13,920 sq. ft.' office building,`
subject to the conditions as listed ?n `the 3anuary 13, 198$
staff report.
VOTE. 5 ryes. Commissioner Marofsky, abstained. MOTION VOTE - MOTION' CARR -TED
carried
BUSINESS
PRIME IDEVELOPWNT
MOTION ` by Commissioner P auba, seconded, by Commissioner CORPORATION
Stulberg to recommend approval, subject to the cdndt ions. REZONING AND
1astd' In the JanuaryC 1$$ ;taf' report. PRELIMINARY PLAT
MOTION TO APPROVE
Vote. 6 Ayes. ' MOTION oarried.
I
VOTE - NOTION CARRIED
The meeting adjou'rned a lOq3O P.M. .