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HomeMy WebLinkAboutPlanning Commission Minutes 03-09-1988CITY OF PLYMOUTH PLANNING CQMIQ MINUTES MARCH 91 1988 The Requl.ar Meeting of tete Plymouth Planning Com nissiorr was called to order at 7100 P.M. RS PRESENT: Chairman Pauba, Commissioners Fire Stul.berg, Pl:ufka, Marofsky and Tierney MEMBERS ABSETITz Commissioner ZyJ l.a STAFF PRESENT: Community Development Director` Blair Tremere 4ssociate Plar r er Al Cottingham City Engineer Chet Harrison Planning Secretary Grace W`inemari MITES NOTION by Commiss ones, Wire., seconded by Commissioner NOTION TO APPROVE Pl,ufka to approve the Minutes for February 24, 19855, with the following addenduni The, Pl.anninq Commission discussion and consideration of the City of Plymouth request. for Rezoning, Planned Unit Development Concept Plan., Preliminary Plan/Plat and Conditional, Use Permit, File No. $7097, should addrtas theircomern regarding access points to the site for proposed Fire Station III being from 33rd Avenue North and Dunkirk Laney and, that these access points are so dross_ together as io create ,a possible traffic oircula- tion and safety ptobl.em. The Commission concern; was thatt: upon completion of Medina,.Road extension to the north, there be should be access from Medina Road to the fare station site as proposed; and that detailed site plans should reflect this. PUBLIC HEARINGS Chairman Pauba 'introduced the request by Plymouth Bible PLYMOUTH' BIBLE LWEL Chapel, reading of the February 23, 1958, staff report was SITE PLAN AND waived.. Chairman Pauba introduced Mr.. Sohn Clift, 36 CONDITIONAL USE lnnetka Aveaue, Golden Valley, representing the church# PERMIT AMENDMENT Mir. Clift, had no questions or comments. Chairman Pauba opened the Public Hearing, as there was no one present to speak on this item, the Public Hearing was closed! NOTION, by Commissioner Wlr,-, seconded by Commissioner Pl ufka NOTION TO APPKOVIE to reoo :,gid approval far the Sa to Plan, and Conditional Use Permit Amendment for Plymouth Bible Chapel to construct a vestibule tothe rear of rhehurP building, subject to the oondi.tions listed in the feb uory 23, 1988 staff report. Roll Call. Vote., 6 Ayes., NOTION varried. VffE - MOTIO CARRIED X55 X r"omr ssion Minutes i Chai..r mian Pauba stated concern regard? oq the formal review process for ari application such as this which is very small in, scope and could passible be handled administratively* I rector Tremere concurred. These manor changes could be considered, administratively, except when the property abuts are -is residentially zoned, such as this church, lie said that amended Ordinance language could be propared defining f the parameters ,nor City review and approval of manor changes to a site,aridlor building that would not warrant the full review schedule for Planning Commission and City Comnoil approval. Chairman introduced the request by Martin ,and Doan KARTIN AND 30AN t.eeper.. An overview of the ,February 23, 1988 staff report LEEPER - VARIANCE was -provided by Associate planner Cottingham. FROM THE URB DEVELOPMENT POLICY Chairman Pauba introduced qtr, Sherm Goldberg, 12115 48th PRELIMINARY AND Ave, No., representing the petitioner. qtr. Goldberg stated FINAL REGISTERED LAND the applicants, after talking to the City .some time ago SORV ( 7095) about metes and bounds division of the property, decided to submit a preliminary and final. Registered Land Survey R.L. S.) for consideration. He further explained that Mr. Leeper is the property owners i son, who wishes to build a home on the property; Chairman Pauba opened the Public Hear. nq aim Held, 2810 Revere Circle, stated concern that Parcel fi would be deeded to the City. It would be better" to leave this as part of the lakeshore to retain the tax base of those kits which would q r nen a higher price because of the 1. ke,shore. He purchased propt,.rtyR pvIth lakeshore and under- stood this and all property around :the lake would remain private property., He ashen if "hardship." is a basis for this request and what that hardship would be. He does not runt the "'same thing to happon, ° here as whet happened on Medicine Lake," since he found public access there to be Objectionable. Arnold Palmer, $550 3uneau Jane,, stated that: the Leepers are good rielghbors. and ;good people; however, he is oppos oi to opening the lake to the' pudic and would ` oreer i t be kept as private land for the people living; there. He understands the Leepers want their scarf to live on the prrperty, but, the dedication of property to the City would be a ,problem as this lake is not large enough to merit putblic access. H believes the Leeper's property Is saleable as it is. Ed Michalek, 5615 Juneau Lane, stated concern w hou t public access and the inr-reased traffic thl would this is a small lake and public aco ss is not feasib there is, not adequate area For vehicle parking.,, or boat .iauhching, s Page 5 P ,ars' inq Commission Minutes Ma:,-Ph 1988 r Brad Syversoy 1100 International Centre, Rinzneapol.is deferred oomment am .ons ali. 5655 J : a agrees with the con errsA. expressed, especially the public access to the lake. This is a beautiful natural area, the lake is really Just a pn n i" and net suitable for, eatin . Even now Juneau Lane is a "speedway" , there are problems with young people dri,v i.rq too fast in this area ai-la there is a problem vAt# l.i.tter. To have publr c access would create a ;!real free- for- a V reefor-ala$ Planner Coit ngbam explained that the City's Comprehensive nark Plan anticipates acquiring the land around the lake- this is not to say there will be public access nor park lopment} dedication is a rep!,tirement for subdivision of pxvipertyr brovgyout the City. r Steve Weld, 560'5 Juneau Lang, pad similar concerns. He noted that urban u t k l i ty extension is }fears away and this, parcel.' should not be taken from the tax rolls if it can't be used new,. He inquired what the; ftLure intent would be for park amenities. This would: increase traffic and it would seen best to I'leave it alone." Brad, syyersun, 1100 International Centre, stated he is Mr. Palmer's attoroeye, His legal concerns arm that this pro- posal could be injurious toL neighboring properties and that r rlshko should be shown as the basis ior approving this Dirdctor T emere did>n irmed it is not the intent of the City to establish publi._ access to the Lake, but he could not say this would nearer happen. In _ an urban environments park- dedication arkdedicationisanormalfunctionofthesubdivisionprocess. The main question, is, » bether this property, in an unservicedt area of the City, s,,ould be divided at: all,. If not, the ratter of park dedi.catioi, is Groot'. Com iss%oner M'arofsky inquired If the R.I.S. could be apprav d without park dedication at this,,tame; arid, when sewer and water is accessible ;r n the future, couldn't the: City then seek the additional land and fees to meet this requirement, Director Tremere answered that dedication of land for park and open ``space relates. to : the division Yrow, since the R.L*, , Will create the separate parcels that could be conveyed. future` divisions will generate further dedication under the policy enforced ;at that time. Chairman Paubaclosed the Public ` Hearing,, Sherm Goldberg` stated that setting '` :.side park dedication until further division of th,:! property would be alright with the Leepersi. He stated theft, wish is to have their son lave near therm', and he believes there is precedent for this. G i Planning (*ommis l.on Minutes March 9, 1988 MOTION by Commissioner "lufrk seconded by Commisslott r Wire NOTIOR TO ENY to recommend denial of the Vari.anc:e from, the Urban Develop- ment Policy for the diylsi.on of property for Martin and -loan Leeper, based on the reasons cited in the Pebruary Z5, 1988, Planning Staff Report. Commissioner Wire stated his recommendation for denial is beceuse no hardship has been demonstrated by the petitioners. Roll Ca t l Vote. 6 Ayes* MOTION carried.} VOTE - MOTION CARRIED Chairman Pauba introduced the request by Vant gc Comp4nles, VANTAGE COWARIES Commissioner Marof'sky asked to be excused from eon iwration LAND, USE GUIDE PLS of this application because of a potential conflict OF AWHOWNT t88 . interest. The Chair and Commission concurred. Chairman Pauba requestedthat Planner Cottinoham provide an overview of the February 25.1' 1588 staff repoA Chairmatk Pauba introduced Mr. Kelly V. i, Vantage Cot panies who introdu ced Mr. Matt Nicct.l, Vantage ompanies and, D;jv e Field, who is sell,inq tha property, fir. Doran outlined the baek round for this application. He Mated rhat the evoluti=on has been for, office/warehouse and Ithigh tech" development Their proposal provides a uniform; high quality development,, rather than tate development of eleven different sites, with different building types and construction ma ter .al.s. lie stated there would be no detri- mental impact to surroundin-g properties byapproving- this Land Use Guide plan Amendment Chairman. Pauba ingtll red if any thought had been given to developing the property for office use under the current guiding. qtr. Doran stated that the: market Is not strong enough now and that the si le Is trot; conducive for office development. Chairman Paubo :Mated there are some inherent problems with devel.opirig for development sake. Mr. Doran ,stated there is nothing to restrict the prop: L ty owner from selling the property sa.te-by-site to small'u$61-s who have shown an interest in purchasing sites -fo.r, develop- ment; than would be appropriate for the present:' gtti.dinq however, they bel,it-ve a uniform Plan is the best vise cf the property, Commissioner Pl=u°fka stated It seems he is hearing that this plan offers buildings that "llook like office buildings" but Page 6 Planning Commission Minutes March 91, 138 FU-rther discussion ensued regarding types of use In the industrial versus the limited business di.striet. Chairman Pauba: stated that despite the di.soussion regarding a. reduction 'in peak hotAr traffic, he does not support the request and that the property should retain the present quidingl as the highest and best use; Holl Cali Vote. 4 Ayes,, CNArman Pauba, Nay. Commissioner VOTE - 140TION 0WRIE.D Marofsky, abstained.: Chairman pauba opened the Public Hearing, REVISIONS TO THE MING ORDINI CE Director Tremere explained that, at Commission direction, PARKING STANDARDS this Pu lic Hearing is held to receive input, , and the FW Tom; CENTERS Commission may elect to continue the Pubilc Hearing if W 1E USES necessary, or to give di.rectiont, to staff regarding amendments to the Zoning Ordinance. He reviewed 001tre-spondence dated Maroh 8, 1988, received from f{}A 'I- Construction Company concerning the Zoninq Ordinance parkinConstruction requirements. Chairman, Pauba recognized fir. 9i.11 MoHale j Ryan Construction Co. Mr. McHale explained thz,t the correspoi.dence gas pre- pared by Mr. Al Sdhackmaa. Mr, NklH ie stated he Mould Answerq_uestionsl for the Commission* Chairman Pauba, Introduced,_ Mr. Hon Clark;, Ron Cliirl Construction Co. Mr. Clark asked the Commission to consider a reduction of shopping center parking requirements. He believes the City of Plymouth Ordinance parking standards require twice the amount of parking for convenience centers and shopping centers t-har that required by other municlpa.ltiles such a.s Bloomington and Minnetonka, for example. This, is also an aesthetic and systems consideration, because it creates a "sea, of asphalts, and causes excessive "run-off." Mr. Clark stated that the question is what you really need for parki.nq at peak hours. Convenience shoppi.nri and the smaller retail shopping areas of Plymouth do not require parking over a long period of time, the shopper' stay is short and the turnover is quick. I He stated it would he worthwhile If the City would check with ot;hezk suburbs to see how they are handling their parking requirements, tow it corks for ahem; anc that it should reveal. those require- ments as,more than adequate Chairman; Pauba stated that Plymoutn has received good information from other communities. Page 6 Planning Commission Minutes 14a. -ch 91 1988 81.11. McHalo., Ryan Construction Company, stated that it critical to the City to be able to work with a devul tsi is bt'inainq in a prime development which ova.tl lr.li*e.„ae thc, tax base and the number of employees in the City. lr, would be a significant loss to the City of Plymouth if that development were to goto antAher community bee:ause that community has requirements that are more suitable to the devel,operlemplover/taxpayer. He also noted tt)4. t, ears are smaller and soxie latitude should be ctluen for this. He stated that specialty steres.,, such as. ;Byorly`s C01 and Rainbow fond stores, are more sensi Y ve to t - parks ng they believe is, required for their site and, of their own volition, provide parking above City equ r,m( ts. However, the City must review their Ordinance` st3nairds to be sure they are not sc stringent that development cprwoxi ..unities are lost for the City. He urged the Planning_ Commission to act on the information made available to them. Extensive disQuss.ion ensued. Commissioner HaroFsky stated the short-term problem is the discrepancy In the Zoning Ordinance for shopping center parking and, 'the long-term problem is the need to distinguish - typos t f centers and uses MOTION by Commissioner Marofsky, seconded by Commissioner J40TI 1 REQUESTING. Stulberg directing that staff” drafty languago amending the DRAFT AMENDMENT TO Ordinance so that the standard for shopping centers in both ZONING ORDINANCE the and 8-3, Gi $trig° s is 6 spaces per 1 G sp, f t. o gross f l (nor area Commissioner P:lufk-1 50 ed _ there are two :,sues: what, constitutes the numbers and eonf qurat.ion of parking spaces for certain non-residential. Land uses and what are prone e sign standards. Staff should list appropriate new categories and; show what those neo° numbers should be by analyzing the oummercial use,5 And evaluating the rton-Aschman Report:.. Open space should be provided in conjunction wi th "proof -of -parking"` plans Consideration co41 a be given to having a "prop - of- arking" standard and a standard for the minimum' amourt't to be installed. He realizes that developers would like to "free -up" some of the srace now required for parking,. for bu ldi ug. Commissioner Wire agreed He stated that staff should delineate she uses In the Bat and 6- Zoning _ Districts, as these have uses where lana -'term parking is needed. ' MOTIOR by Commissioner Marofsky, seconded by Commissioner NOTION TO TABLE Plufka to Table thhe MOTION for further discussion, Roll Call, Grote. 6 Ayes# MOTIO CARRIES. VOTE - MOTION CARRA". Flaw 6 lanninq Commission Minutes March 1''i 6 MOTION by Commissioner Plufkat seoonded by Commissioner NOTION DIRECTING Marofskythat staff prepare further comparative information SIAF relative to the parking standards for the various retail and shopping center uses Us n kir a.n'attce arid, that basedon the requirements nailed fur within the Study, a standard be developed uta li?Jnq a "margin" o: pa -.king between a minimum to be installed and a `1proof- of -parking" level that may be deferred; .and. take into account, shared parkin- and type of compatible use, Mr. Bill McHale, Ryan Construction Co. stated that they are also concerned about the shared parkinq requirements for uses from the satellite stores to the 'anchor tenant. Vote. 6 Ayes. MCITION carr Ied. VOTF - MOTION CARRIED" Oonnis:ion Plufka s4aied, that the Ordinance standards for parkinq lot construction should be simplifIed.. rector Tromere explained Ordinance flexibility and the rtaoce` of function and workability of parking lot tt.Tn. He stated that direction is needed as to specific astments to current standards. He stated teat "small car such as those used in :amps and lots in the City of Minneapolis could be considered. MOTION by Conanxss oner t 4arofsky, seconded by Commissioner moT #3N TO .O Plufka,. directing that City staff draft revised standards REVISED STANDARDS w thl "recommended" for parking layout and design with =minimum standards for mandatory items sut: as bay width, stall width, fire lanes, and yawl setbacxs. Vote. 6#'eyes MOTION carried. VOTE -- MOTION CARRIED Chairman Paub,a stated thit the Public Heariog would be continued at a future mi-etinq crate, to be determined, and those persons presentinq the blue Agenda Cards would be notified. Director Tremere inquired if the Notion on the Table shoula be Indicated for that ag,. tda. Chairman Pauba answered aff,x,rmativelyw SIS Chairman Pauba requested a brief synopsis of the red .est by DAVID PrERSON Planner Cot Linghaml who explained the reduction in %si Oxy NEW-LYN,, .INC,.TCC and the additional landscaping and buff,- 'riq- provided. CORP. REVISED MPUD %ONCEPT FLAN Commissioner Marofsky inquired about thu xtere,)ge fe,!, Out;lot PRELIMINARY PLAK E. P110-nner Cottingham stated that the consultant verified PLAT I REZONING that at .5 acre. Commissionor Ma.rof sky noted that the berm- AND CONDITIONAL inq on the west side of the apartment building 'appears to OSE PERMIT (871691 Page 65 Planning Commission tti.nutes Maroh 9, 19 sir, lander-Ouamme summarized the conoerns regarding densi.tyt access from 53rd and 30th Avenues, and that addii.,Jonal bermin.g he Installed to provide transition and privacy from the townhomes to the single femil.y residential areas Mr. Frank asked that there be coordination between this developer and the City regard nq street extensions to see that this is acComplished as the phasing is completed. There would be temporary access from Trenton lane. He further explained the intent to install 6 ft. berming with plantings that will give a "softer' etfect and will provide efficient screening. Director Tremerc explained the proposed condition about street extension and commencement of Phases 3 and 4. The completion of the reads should be timed to coincide with o - precede development of the letter phases, Commissioner Marofs y inquired about the tot lot location, Mr. drank stated the teat lot is tb be available for all. Commissioner Marofsky inquired, if the Homeowner's Associa- tion .is responsible for the maintenance and upkeep of the E tot lot, would the iipartment: complex pay any Portion. Mr. Frank ttated no, but this is not a significant expense,. f Mr. tllander-Quamme inquired about blocking off construction traffic from nei,ghbor000d streets. Planner Cottingham explained the construction access during VN; .phAse when large earth moving equipment is uzed would be via the tempo- rary access from.County Road 10; and that once the Certi,fi- Bate of Occupancy is issued for the fiiest home, the bar.. rzicades could be removed. Commissioner Plufka noted that devel.opras nt is occ rrir rt all over the City, and that it is not feasible for the City to providespecial protection from construction traffic to one i area of the City. Discussion ensued about alternatives for construction traffic. MOTION by Commissioner Marofsk , seconded by Co miss oner WTION To APPROVE Plufka to recommend approval fori the Revised MPUD Concept, HMD MCEPT SLA Plan, subject: to the conditi,on i as .listed in the February 25, 1983 stiff report, Vote, 6 Ayes MOTION carried. VOTE - MOTION CARRIED Page 66 Planning Commission 1in i es Harch 9, 1:9-5? MOTION by Commis- s;t>iter Marofsky} seeend d by Commissioner NOTION TO DROVE Stvlberq to recommend approval for the Rezoning, PUO Preliminary Plan/Plat and Conditional Use Permit, subject to the Condit rets as ' listed in the February 25, 1988 staff report with the addition of tree following. Condition No. 18 Additional bermanq shall: be installed south and we,.--t of Block 11 Condition No. 196 The !Minutes of this meeting shall be provided with the Fina, plan when presented to the Planning Commission. WITION CARRIED, Vote. 6 Ayes. MOTION carried. OTHER BUSINESS Director Trewtere nater( that the Commission should formulate a statement of direction for the City Council reaardin Community-Based Residential facilities, Once authorization Is received from the City Council., Comprehensive Planand Zoning Ordinance amendments can be prepared. The size factor and growth potential of churches in the residential zones was discussed. Director `iremere explained that, as institutional uses, churches could be considered; too, The Council has asked" staff' to review 'churches with respect to size. Commissioner Stulberg stated this should be a separate issue from the community--based residential facilities. ADJOURMENT The meetlog adjourned at 11:00 Plot.