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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` it.... of t yaey YM' o+tp vp t-hey rcy posa r f+ de PL At 1nC ow yr[ per s• L+e k 7r '.5:. f+.,r\.et 4r ,'ty !{,L re s t i io - 1k4 ir' family- a e+ or PLA rT 4. A.i f t lots. , re proposedty y d j y¢ -4oul I t+he,,, propertyng PERM W097) g yellgythe p o S,d .C, vatAir sect6se d'i:: "K tr oper .#l.l6 cons Uzi+ 1, -tioni LeF S *"':++4 ku 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 rya G1#ya ytra dlk7.i. iRkLck+4[r.L 't;r%f fE 4It mmsdo 5fkafqed,ho :.m4ja -,Gtft12.R2:acres41 4k & plding i gw ut7re dwm-atad } M the ` - 1 ;PrOtec ed wetland. 19.12 ac erg s ever a sta teed ono66 , trail constrrttet iyoghat¢ y rt e \.t 'eF n Medina} AmE 4j[, i n{:Oandea- xjld 6.+.: t++. tt++ i rv i, t d RyDy i"}+ p§g yi. ryJG , Cey. dirF4{' ga 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.