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
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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, $550 3uneau Jane,, stated that: the Leepers are
good rielghbors. and ;good people; however, he is oppos oi to
opening the lake to the' pudic and would ` oreer i t be kept
as private land for the people living; there. He understands
the Leepers want their scarf to live on the prrperty, but, the
dedication of property to the City would be a ,problem as
this lake is not large enough to merit putblic access. H
believes the Leeper's property Is saleable as it is.
Ed Michalek, 5615 Juneau Lane, stated concern w hou t public
access and the inr-reased traffic thl would this is
a small lake and public aco ss is not feasib there is,
not adequate area For vehicle parking.,, or boat .iauhching,
s
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P ,ars' inq Commission Minutes
Ma:,-Ph 1988
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Brad Syversoy 1100 International Centre, Rinzneapol.is
deferred oomment
am .ons ali. 5655 J : a agrees with the con errsA.
expressed, especially the public access to the lake. This
is a beautiful natural area, the lake is really Just a
pn n i" and net suitable for, eatin . Even now Juneau Lane
is a "speedway" , there are problems with young people dri,v
i.rq too fast in this area ai-la there is a problem vAt#
l.i.tter. To have publr c access would create a ;!real free-
for- a V reefor-ala$
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
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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
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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.
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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
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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
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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.