HomeMy WebLinkAboutPlanning Commission Minutes 02-24-1988CITY Of PLYMOUTH
FE
The Requiar eetl*n o the q th '
ea ed ' to order at'7,1*30 P.K,
ha rtran Paubal Commissioners, Wire
Stvibe zylla Pl a., ; Marof sky and
dere
STAFF,PRESEN Community Deve e ;ne t' ret r
Blair T e sere
City Engineer stet Harrison
PcrhlilcSafety Director, shard
rlquis
Ass' iote-Planner-Al Cottirigham
plan Ing Secretary Craoe ftneman,
MINUTES
14 :x? bCommissioner luf a, .s "onded by Com erg r'MOTION, APPROVE
40- 19"tarxtesforerar, a
r vFs t ss iter, t0lber ,, ahsta; r ed* i MOTIONCARRIER
carried.
PUBLIC ARXN
ha rm a tr d :ed the regi st the C t PLYiH
Plymouth overview ef, the ebruar 11, ; 1986 staff re ert y NT
was provided h ` Director reg -rem He explained that the P LANN,, PRELIMINAR'A`
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family home;54- fie, f t rther explained, that this is not the
t Jns arse that i t,y- ned Viand has been sold for
dei;e1. r ' t; 4 acre. located north of, the Northwest
Bus nes Campus, part of which _ was needed for future road
con truo"tion conneet ont, was Heid to ate
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of, la1'tR.7` t e :. l 1' 1 .+r L '1 1e 41tt4e ly. 4i GGA-- Fk is `M*wA be
addressed prior to final att.r adjustmentscould he made
O a. s not tocreate a remnant paioelt
pa:4e 4
Planning Commission Minutes
February Z4,, 198
IlssYLoner 7Y 1 Inquiredred if them would be an option to
locate the ition on the open space de-signated fur this
plat. Di.rect;,r Carlquist stated no.,
Chairman Pauba opened the public Hearing.
Rlohard McGo en, 16285 28th ,Avenue North) stated he does. not
oppose a City fire station, but he prefers to hav'e it
located further to the north so as to not disturb the exist-
ing residential neighborhoods, He stated has greatest
concern is for the ,etland t the residences planned for Brook
would not Intrude, but the n\)rtheast area is currently
wetland and i;n1 ormati.on he has obt aifted from the Army Corps
of Engineers states that that section of the property is
part of a "protected wetland*11 He stated information he
obtained .from the tl S,o Fish & Wildlife, assesses this area
as a 11hi,gh quality wetland, one of the highest in the metro-
politan area", It .should not be destroyed, dust so the City
can recover its money; but makntalnp.d for its educational
value,
He sees the need to construct a road, throuq'i the property,
but the City stioul.d be sure that minimal damage occurs' w1hen
the read is constrooted
roe Phillips, 2910 61ack auks Lane, lives behind the
wetland area. She agreed that a City fire station is needed
but is ooncerned about drainage problems in the area. She
explained the problems they have had: since the Dara
Corporation plant was constructed'which she bellevas cau.ed
further drainage probl ms and impacted homes in. the area.
She has contacted the City regarding this problem;' and, she
is concert}ed that this proposal: will add to the existing
drainage problems.
Oirector Tremere stated that the City ryas aware of high
water ,problems in that general areae but he w ould not attest
that the construction. of the tuna Corporation plant had any
such impact on, the drainage system.. He noted that the
former owner of this property made the charge that: the now
residential property, as allowed to !develop by the City, had
a negative drainage impact on 1 -tis property; This area does
have,a high propensity dor ground water, ospeeially near the
protected wetland area.
Commissioner p.lvfka Inquired if this plan provides suf-
ficieat water storage , which ispracticed hroughau the
Cityhector r mere answered affily.
i -
Page
Pl.annia Comm- Is8lon Minutes
F-brua y 24, 198S
D re:-.tox Carlqui.st explained the ;system of evaluating the
sites for the future fire station and the premise that three
fire stations will provide the fire protection needed for
all quad; arts of the City. However,. there is no quarantee p
C no' 4 does the third station pre-empt future needs for a.
fourth fire station., This City may not have volunteer fire
fighters forever either phis site -qirves good response time
to the north and south sides of the City.
Mr. Reinke inquired why a "Downtown Plymouth" site,, or a
site further to the north was riot , considered. DAre.,tor
C rlquist stated that 'fire s,ations don't fight fires,
fareflghters fight fire "t which makes it imperative, that
the stations be located near those who answer the fire
calls.
Mr. Reinke stated the site was, 'deemed to be "ideal' mainly
because the City owns the site.
Chairman Pauba closed the Public Hearing
Director Tremere stated that in 197a, the Plymouth area was
ael,uged with 100 -Year storms Leaving Much standing vyuter.
There were legitimate complaints -Mnd determinations made by
the City for the residents that $ in fact, homes had got been
built at the elevations stated by the builders,. In earlier
years, nei they I the pityt nor the tatte had Code
requi.remv pits for minimum elevations. From this, the City
C Council (- lopted the Ordinance enforced toga ; "As -Built"
surveys ore required. Thl perhaps is no consolation to
these Nyno have suffered water damage;, but present
development regulations for ponding and drainage prohibit
imp rper transfer of drainage from a site.
Comr irsioner Stulb=°erg stated the Engineer's Memorandum in
Item No. 24 discusses the existing drainage problem.
Comissitner Wire asked Mr. Fran Hagen Westwood Planning
and Engio eri.ng, to speakon the grading and, drainage
plans, Mr. Haden explained the Conoept Plage shows the grad--
i;ng and drainage pian e hich Meets and!or exceeds the. Citye s
requirements for storva water ponding and drainages the
appropriate connection would bc- made with the Cites Storm
Water raireage system. The High eater El.evat:ion will not
change because of this development pl eA
Commissioner Ware inquired if there would be compensatory
torag-e provided. Mr. Hagen stated the plan achieves excess
storage oapacity. Commissioner Wire inquired if the t- ah
Water Elevatior could be changed due to an obstructed
culvert
Planning Commission 'linutes
February 241, '19,99
Chairman PauL-a stated It ,eta tste concensus of the Comrnf ssion OLD BUSINESS
take actionn on Item 7-A-. -A- Amoco Oi Con.1pany. AMOCO OIL C0*
FRE7_0N1
Chairman Pauba ntrodu ed the request; read!-iq of the Febru- PfMLIMINARY PLAN/
ary 81 1988 staff report was jai ved . PLNt p FINAL PLAT
AND SITE PLAN (87062)
Chairman Pauba introduced Hr. Jim Fillppi, ?forth Star
Engineering, representing- the petitioner. Mr. Filippi had
no questions or comments *
Commissioner Marofsky inquired about the stacking pl.an,
Mr. Filippi reviewed the plan, and the on-site circulation.
MOTION by Commissioner Plufka, seconded by Commissioner TIOIJ TO APPROVE
Marofky ti, recommend approval for the Rezoning," Preliminary
Plan/Plat, Final Plat, and Site Plan for Amoco Gil CoMPy,
subject to the conditions as listed the Februarys 8,1 -198
staff report
MOTION by Commissioner Zy1la, seconded by Commissioner MOTION TO AMEW
Pluf a, to Amend the Elam Motion by adding Condition No.
17. The trash; enclosure shall be brick construction; and,
Condition No., 18. The build. nq fascia for the carwash shall
be brick to match the primary building.
VOTE, on AMENDMENT. 7 Ayes. MOTION carrie,1. VOTE -AMENDMENT
MOTION CARRIED
VOTE on Main 1 ? as once Amended, 7 eyes. MOTION VOTE - MATN MOTION
cdrr G'd TIUR CARRIED
Chairman Pa'jba called a Recess at 94*10 P.M. RECESS
Chairman Pauba introduced the application and requested an HANS HAGEN MOWS
overview of the February 12t 1988 staff report by; Director LAN3 I SE,GCIIi E PLS
Tremere n
AMM)MItr.t T AND PUD
CONCEPT PLAN
Chairman Paubaintroduced Mr. Hans Hagen. ` f4r. Hagen
exp]. intk,q the unustic3'i,l, development constraints for this
property,, .He noted the worded area and pond to be retained
for open space. The lot sizes compare favorably to those in
the exis'tin neighborhoods. They hav a abided by the City's
plans for- Fernbroolc Lane. They believe" the property Is
better served by the devviopment of single Family horn's to
retain the wooded ' area-, whip tewnhornes provide ` some
additional central (,pen 'space, their construction could mean
the removal of trees, They reviewed ti-ree different layouts
and tPx s represents the most. feasible approach,
Iver. Hagen showed the style of thehomes proposed which would
be sold in the $90 - $1101000 range. They believe the LA -
classification is appropriate, the development plan
I
meets
the criteria for this lana use and the pi. oposed plan as' ores
propercontinut.f the neighborhood. LAA clasiFicatior
is not economically feasible.
page 4
planning Commission tIR(l tes
February 24, 198
Chairman Pauba opened the pu )l.ie Hearin w
Dorothy Ciskovsky, 14316 C4rlson Parkway, stated she seeks
asst.Irance this developer Will. not encroach onto her
property. y. Shy stated Ghat surveyors working for other
de velo meatIn the, area placed stakes ` 5 ft, onto her
property. She _requests that adequate transition be main
twined to tier property and that berm?nq' and screening be
a.nstal.led.
Mr. Laurel Flemming, 490 Harbor Crane, stated he is concerned
about his property values, as his home is assessed "very
high". He inquired about park, delteation by this devel-
oper. He is concerned about l.ricreased Lraffic and explained
that it is difficult to access Carlson parkway now. ' He
inquired if Harbor Lane would be widened. A
Mr. Reg McNutt., 805 Harbor Large, would like to see the
density kept as low as possible The north half of this
development area is, heavily wooded- noise from 1-494 is,
bloc%ed out by these trees and he wants assurance that tree
removal would be minimal. He would like to ha.1-e berming and h
screening placed for noise control. He agrees with the
concern expressed about aide eased trof, fid and presented a -'
petition signed by '44 horieowners who are concerned about
traffic circulation and who- -.look to the Ci byto pz ovide an
acceptable plan.
Cion Paschke, 625 Harbor lane} is concerned about Fernbrook
Lane being extended. The proposed alignment will
the traffic by more than,:. just the 30" homesproposed, it v.Ill
n•
bring in irddi,tional traffic from the north.
Ii tte ,'rudl.o,, 405 Harbor Lane, stated her property is across
from the propped road. She would Like to see an alternate x
a\ceess- for this development. She would like the LA --1 qui
inp preserved, additional homes' on smaller' lots is not .
desirable and not in keeping; with the neighborhood
Skip, Rosi j 425 14a bor Lane, moved into this neighborhood
last summer and appreciates the larger lot sues. When
inquiring about the area } he wras led to bel leve the large
lots, would- be retained, He ;a,grees wi th nes neighbors' con
cern regarding .increased traffic afid problems with
circulation.
Thelma ' Shopperd, 415 Harbor L,, rnejnoted the same concerns.
Harbor Lane is very marrow and .is not designed to carry
a.tlditional traffic. She is concerned for the natural wooded
i+r-p.,a and the wildlife they have come to e.,,ay The contanu-
tion, of Fernbrook Lane will cause fn,3jOr traffic problems
for this area.
i
Paqe 4
Pl,annir t Commissi.on Minutes
February 243 1ST
Terry $Ohreyerx 14605 7th ' Avenue Borth, noted the sane
concerns, pecifical ita#, the traffic pro.bl ms. :)he does not
agree with the City's, road -alignment, She pickeed her home
three 'years ago because of its rural flavor and opposes
Increased density an4 smaller lot sizes' any further
development should be compatible with the existing
neighborhoods .
Chairman Pauba closed the Public Hearing.
Sherman Gol,dbergt the petita,otier's consultant $. responded to
Mrs., Ciskovsky's concern reqardinq survey stakes placed on
her property. He stated that this could have happened dace
to a discrepancy wi th an Individual survey. Or., the question
of increased traffic, the City could review the need to
widen Harbor Lane and theCity's Thoroughfare guide Plan
toatemplates the Fernbrook Lane extension. Detailed, grading
and drainage plans will be reviewed with the site planning
or this development.
Chairman Pauba inquired about plans for upgrading Harbor
Lane. City FingIneer Chet Harrison explained that street
improvements could he coordinated with work to be completed
on Fernbrook lane and the interchange for Carlson Parkway
and 1-494 He ex pia,a:ned that the interchange will, be
constructed ahead of the, Fernbrook Lane extension harbor
lane is Less than. ti -e 3 ft. standard w,11th for a, public
street- the residents could petition the City to dig the work
and the cast would be assessed to the property owners.
Discussion' ensued r ardin ' the entrance Co the iriterohange
and tuning for completion
Commissioner Marcfsky stated concern with the alignmPnt for
Fernbrook Lane and its impact to the properties to, the east
as ,it 'seems to restrict the use of that land. He suggested
relocating the eastern street connection to the north.,
MOTION by Commissioner Fire, seconded by Commissioner MOTION TO APPROVE
Marod`sky to approve the Land Use Guide `Flan Amendment for
Hans Hagen Hones, sulajedt to the conditions as listed in the
ebrua y , 1 st-af f 'rep+rt.
Rall 11 Vot,et, 7 Ayes. MOTION carried. VOTE - NOTT CARRIED,
1 `ION, by Commissioner Wire, seconded Commissioner Ma.r'Tsky
to defer a Recommerccra tion fors the Concept Plan for Hans
1l.agen Horner. With direction for redesign.
Commissioner Plufka stated he has difficulty in this assign-
ment of bonus points, especially for affirmative design;
and, secondly the problems with the Fernbrook lane exten-
sion. Further review and study for this connection is
Planning Commission Minutes
February j. 196 -
Important to assure reasonable access for this area. There
is a question whether there is a practical solution fOr
inclusion or conceptual planning for the LA -4 property t
the east from the standpoint' of t h s develop r.
Co ,g issioner t`Marofsky Inquired i f the bonus points were
dropped, or uld the open spade and wooded areAs be Included
for development'. Director Tremdre stated this could b the
c sew Me noted sone problems with serer' access, which could
render some of the open area very difficult to develop.
ommissioaer Plufka stated. brat even r4i.th the 'ernbrc ok an
issue re9olved, this development shou'd be designed meet
tate PUD Attributes for open space and recreational areas*
director Tremere requested that the Commission give specific
direction on what they Nana to physically see on this site,
Thera may be a finding for PUD status for this development,
but it could be found that it dues: not warrant the bonus
points- the petitioner could come back with a revised
Concept Man,
orrnissioner Zyll{a stated there should be assurance that
dovelopmi nt of tVis property maintain the loth density
characteristic o,f surrounding ne chborhoods , He has
rviewed- the lot sizes and they ionto to range in size from
7.500 to 1 71,00l sot. ft. He could support a planned Unit
D ve- , pmeht statua for this development,, howe e, j000
should bre the mL _m lot size,
Sherman Gpldherq, consul.ttant, confirmed that the property
designated as open spaoe could not be served with sewer and
that major land fill wort' d ale required for any construction
CMr. Hans Hagen explained previous development proposals;
and, that the development constraints remain the same.
As the developer of this property, tth' recognized their
I
responsibilityility concerning trafficc oirCulation noting that
the "loop" street was one of -the design alternatives which
is really not feasible per City plans, or per other physical
cons-t)0aints
sg. ftA1 ,. *. minimum lot $ize could be problematical and
create 'very strange lots', their proposed site layout Is
designed with the charaot:er of the existing neighborhoods in
mind and, retains the important natural characteristics Of
the site*
Mr. Kagea requested. that the Commisssiort not defer the plan,
but vote the plan "either -up or down, He believes' they
f. have presented .a concept plan that works for this property
and Is the highest and best use of the. lard. '' Reducing
density will dr ve up the cast of the homes; the home design
was. ,also planned for the range of lot sizes.
4
Page 4
Planning Comml,ssaon liinutes
February ?4 19-98
Mr. Hagen requestel specific direction concerning Fernbrook
Lane.
Convnissioner Plufka inquired- if there could be some change
to the; current plan for the extension of Fernbrook Lang
which 1yould, have less .impact on the proposed development
site and would there be an interest in the land to ` the east
for Inclusion 8vi th this development plan, Mr. Hagen fated
he did not believe they,couldain anything because of the
length of the cul-de-sac; the bats may be deeper, but it i '
not a feasible alternative. The important part of the site
design is the retention of the wooded area.
Commissioners Marofsky and "Wire reiterated their concern
that. the City take this , opportunity ,for farther review and
st idy of the Fernbrook Lane extension and the interchange tr
I-49 to ass{ire, that good traffic patterns and circulation
are planned.
Holl, Call Vote MCT %b i to defer. 7 days. MOTIO-N failed. VOTE TO DEFER`
MO Tf " FAILED,
MOTION by Commissioner Plufka, seconded by Commissioner: MOTION Tip OFNy
Stulberg to recommend denial of the Concept Man for Hang
Hagen Homes, for the reason ` that it does not meta the PUD
Attributes, specifically No 3.) 1114ore eff'i Jent and effect-
ive use of streets, utilities aad public facil ices to yield
high quality development at 4 lesser cost."
MO-ION by Commissioner Wire, seconded by Ccmmissioner P. ufka MOTIOR Ttl AM00
to ,mend the Matn Motion that the minimum lot size shall be
111000 sq, ft.
Director Tremere noted that the Motion on the floor is for
decrial: anus while 'there must be clear-cut reasons cited for
denial, recommendations far re-desi.grti are not appropriate.
Roll Call Vote on the Amendment 2 Ayes. 5 rays. MOTION VOTE - A AIDW-NT
f`ail.ed. NOTION FRILL
Roll Call. 'dote on Main motion, 7 Ayes. MOTION. carried. VOTE - HAIN MOTIF
MOTION CXRRI F
Chairman Pauba introduced the request and an overview of the MMK RAVIN
February 11) '1988 staff report was provided by Director VICK$BURG APTS.
Tremere,. He, expl.ained an addition to the draft recommenda- REZONINGlti XID
tion rf:.Iative to the responsibility of the property owner- PRELIMINARY PLAN/
ship to share in the cost 01 providing t.raffilo signal Indl-: PLATS FINAL PLAN/
gator lamps and supports to face the private drive. PLAT AND
CONDITION& USE
Commissioner Zyl.l a inquired if it is, common to require that PERMIT (67111.
a developer be responsible to pay for a semaphore. Director
remere stated it Is not gammon, but, is relevant to this
development because of the development access near the
intersection of Vicksburg Lane and County Road tea,
Page 5
Planning Commission Minutes
February 241,1985
Audrey Kraut er , '350, Plymouth Blvd. PresidennL of CreekD1
Condomini
page 5
Planning Commission HInutes
February 24, 198
Audreyradter ingdir d what residential developments Welsh
Companies has done; and,'' inquired about the requirement thcI
the developer pay for the traffic signal, Mr. Farah
ex platted t°ilat: Welsh developed commercial
bulld:i.rsgs,_ and that pri.nolpals of their company ' have
e%aerience in Iresioential dek el,opmen t
City Engineer Harr scn ` explained the requiriment for the
traffic Signal and th-- property owner's responsibility for
the cost of the°t
Mr. Hallisey inquired about, the site drainage and believes
this should be further addressed with the issues of screen
irig sand bermi nq and .any work to be done near thecreek.
Engineer Harrison oxpl.a ned the site elevations and gradi.nq
and drainage requirements
Mr. Hallisey inquired about: earth sheltering to reduce the
building height. Mr. `nglund discussed the setbacks and
building, layout
Chairman Pauba closed the public Hearing
MOTION by Coinm .ssianer Marcfsky, seconded by Commi.ssi:oner MOTION,TO APPROVE
Stuilber9 to recommend, approval for the Rezoning, PUD Prelim-
inary Plan/Plat and Conditional. Use Permit for Mark Ravicn,
Vicksburg Apartment Company, st,0. ec t to the conditions
lasted in the February 11, 1988 staff report,_ and adding the
following conditions of approval.-
17.
pproval.-
17. Appropriate Condominium documents shall be prepared'
in the event the. buildings would become owner -
occupied; and, shall be approved by the City
Attorney to be consistent with ' City requirements
and regulations,
18,, The Development Contract and Financial. Guarantees
shall be prepared to assure that the .building and
site amenities shall, be completed, according to the
approved plans submitted by the developer; arid,
that, an "As -Built" survey shoeing those amealties
be filed with the City.
19. Direction as, fc;llows. The Developer will submit: a
revised detailed Landscape Plan that includes
through -sections and that: provides "plantings
ince lud:ing signiftcant, number of over -story trees,
o improve the -transition and privacy between
Buil,d.ing ?.and, the townhomes across the creek- the
Landscape Plan: will be reviewed by City staff -root
Planning Commission 'minutes
February 24, 198S
to the City Council consideration for verification
test it has been appropriate revised. The intent
is too redistribute plantings and, where necessary
to add plantings that can survive on the site near
the ;*reek so to, enhance the privacy and transition
from Building 2
o. The l ghtinq plan shall specify standards for '
adequate shielding from the proposed parking areas
to the adjacentneighborhoods, specifically to the
north and east, and shall be: reviewed by Cit- staff
prior' to final plan approvals.
Director Tremere discussed the additional conditions of
approval and the need for the Corm ssion to clarify the
specific direction to staff regarding review of pians prior
to Council review,
Mr ratan Baratz stied they would provide pias that modify
the siteimprovements around. Building 2,; and would sh-ift
some of the landscaping material., to areas of concern to the
residents across tho creek.
The Commission reiterated the need for quality landscape
planning for the total site. Mr. Baratz stated they wyould
submit revised plans for staff review.
Commissioner S tuiberg noted that the City Council may also
have direction concerning the landscaping and site treatment'
for this development.
tlbll Call Urate 7 Ayes. MOTION carried. VOTE- 1 iQT ;
Commissioner Zylla stated he doe, not agree with the
developer being responsible to pay for the traffic
semaphore
OTHER BUSINESS
Bi,scussiRenardin`. Parking Analysis.
The CDmmi.ssion at the working supperlmeeti.ng with the
consultant from Barton-Aschman Associates, summarized the
analysis. of the shopping_ center and retail: parking
standards
Chaarrian Pauba recognized Mr. Al Schackman representing;
Ryan Construction Company, who expressed the concerns- of
Ryan Construction Company about the City standards, in
particular, the various rat,los for different uses.
AMOMEN`
The meeting adjourned at 12:4,5 A4M.