HomeMy WebLinkAboutPlanning Commission Minutes 03-23-1988OF PLY ; I
PLA t COWON HT'
e r 1Out, aft n Cts lT Is #a
Carman Pau al Com Iss nn r 1 a
arsk af1d Tierney.
MEMBERSABSENTS ComiIiissionOrs Ure,,, u b 1 0"d, Plijfka'
r 'pT. Cuff 4nman rcr
Blair Tmr
ass"san nnr 3ohn Sweeney
Planning Secretary Crate WI"te a
w TE
rte
C mss n Ma of sky), sewed d by Commissioner o' O TO APPROVE
i`
yyiern6.«
to approve h rout for March 1, f a
subm 4 ,
VOTE A . Comp`:^t r ylla abstained,* CAS
4INC
Cairrari Paha announu4 d that due to a time,
rpra've for nen DrIs rya$ n.n a and,
ation, u c heardlater t
Chairman S`a,uka iirkid 7t, e'est. a:tart r 4ti
Marchk, s a r p r as prc Ided C r nx ROBE T W C T
D SIM 9 0,ELOP
T m r 00DWff T
Chairman. pau a a n r du d r. y cin Iede)..,
C4- *,--`"`«a,',. r+''pren.nC;lt§»..petitioner.
Von d r d z d fir Bob Wd 01 apt, a i
background ; is application- the unique opo rap' the
a na e s ua lon ndaassured hays this developfm n W1
dray} /esujoompaiwiththebe
Carman Paula opened the Public Heari,ri k
F,i C s n : Crotid Laney,- iS anUce ne
ytgg yCy j F# #
a
R.: Mtalfted 'N#. t is ion Rt it k +`i.T. 6a. ..r`
antar a no rang rucrms. d'pmn
we. die '.nu.r about Mption datestd the
fin' the .
pries o the homes near - the Cre sid Plymouth
dLvelopmenv
Page 66
l lanninu Commission 14i.nutes
t`Rarch 2 3,. 198
Or. vc o tt 3ra tt,—n s 145' 40th place Northl, st ea ted concern
with the extension of 39th Avenue North.,. Vehicles froom
Rockford Road and Fernbrook Lane could consider this
extension as a "short-cut" whi0h ;would produce heavier traf-
fic raffcintheirresident:i :l neighborhood. also, he is con-
cerned with the safety of the children who play near the
streets and In the park -
Chairman Fauba asked. Engineer Sweeney ;if vehicles traveling
Fernbrook Lane or County Road ), would be app to use this
street extension as a short-cut. Engineer Sweeney said
this should not he the case; such -a circuitous residential
route woold not save time for a dri,er, nor would it be qny
easier to access County Road 9/Rockford Road. He noted that
traffic signals will. be Installed at the intersection of
County Road 9 and Fernbrook Lane which will alleviave the
traffic problems people are seeing at this time.
Director rvm. ere explained further that this street cofuiec-
tion was planned prior to the development of the Cedar Ridge
devea pment, and Is meant to serve all these, residential
neighbpnccods;a. He agreed with Engineer Sweeney that people
would trend to not use this street for a short -out:
Co,n"i s.Ioher Marofsky pointed out that this street would
carry neighborhood t:rafflo to 'Downtown Plymouth" and to
access the major north/south and east/west roadways.
Ms. Patty Bratten, 1460 40th Place north, :Mated she is
more than aware of the heavy traffic on County Road 9 as it
backs their property, they would not use this street to get
to Coun y Road 9 and she is vary concerned about their
children's safety since they often play in the street.
Ms. Julie* Flo -ell, 3935 Harbor Lane, stated her opposition to
the extension of 39th Avenue North which would be detrimen
tial to the safety of ohi.ldren living in Cedar Ridge. She
pointed out that the Cedar Ridge neighborhood would be at
the bottom of a hill which could be a problem during the
winter months, She i.ngoired where construction traffic will
enter and exit for this new development; and whether it
would Borne ,'through her neighborhood; .
Director Tremere reiterated that the street connection is
meant to carry local traffic; he explained the City's trans-
portation, plan
Russ Thour, 14635 39th avenue North, stated- -that the people
from the tcwnhomes on the west would use this as a short; -cut
and they believe this will pour too much traffic through
t.heir neighborhood, He ;also stated concern. with The drain-
fh
I
page 6
pl:anninq Commission tAi.nutes
ale s?m- thiq deu l pr ertt site- and itiquirt d About, the Iwai
on the east sande. He stated this has overflowed and caused
floodinq in tfo past. He inquired Miether the culvert would
be extended on through the l;arks
ngi.noer Sweeney explaineded that the drainage situation will
be reviewed I,horou hly at the preliminary plat and plan
stage for thiq development. He stated that consul.ti.ncl
enqineers have addressed this and that a J arq r culvert may
be needed, however, si.zinq and routing has riot been deter-
mined at this time
Director Tremere explained the Concept stage of, de4elopment
that this Is a public informational hearing to allow p ,;P1i
to understand the type or development under consideration.
At the preliminary plat and plait stacte,. there is a Public
Hearing,,, property notices are sent; arid, more detailed plans
are prepared by the petitioner which lncl:udes the direction
provided by tfiheCommission and Pouric,11.
Chairman Pauba oxplain d that the Commission will, make
recommendation on tll' concept of development and are not
considering detailed development plans this evening,
Bruce Rand, 14515 59th Avenue Morth, stated he disagrees
with the comments made by the City that this cAreet would
not be used as a short -out,. -he believes this will occur. He
stated that when he purchased his lot, he was led to believe
by a ' Realtor and by the design that this street. (59th
Avent e) would be a cul.-de,sac. He is concerned about the
proposed gradi.nq of the higher elevations of this property,
and the diminishing wildlife, and natural topography.
He stated that an,alternative to this the, extension should
be pursued, includinq closihq the access onto County Rood 9.
Mr. Rana stated that the children in Cedar Riche are 5 to 7
years of age, and have played In, the streets since moving
there, and, have been able to come and go from the play
fields without fear for their, safety. Residents, access the
City Center area. vii 34th Avenue and do not need the acres
via 39th Avenue
Chairman Pauba stated the neighborhood concerns will be for-
warded to the City Council, and the developer's .represerzta
t ,ve will be asked to answer questions.
Chairman Pauba dosed the Public Hearing.
Piw 7
plann.inq Commission MlinuLles
14arch 31 198
14r. Kevin Von Riedel stated that at this tlme., the a tive
extent o0t the grading is not known, there w1111 be some
cut and fill to prepare building pads, and it is a fact that:
some wildlife will be displaced because of new dev-)pment:
He stater that the dralknage will be thorot w!Ay reviewed
along with the grading plans. He explained the location of j
eat-loh basins and the pondi.nq areas. 1
Mr* tion Riedel explained the access for heavy goipment durw
inq the construction phase would be to County Road 9, Inter-
nal
eter-
nal 'traffic would not occur until, the, Certificate of Ccou-
pancy is issued for the first building. 6 noted that the
prince range for they" hones would be $55,000 - 120,000, for the
townhomes and $130,,00(1 - $1801,000 for the single family
homes,` He estimate: completion in two to three years*
Mr. iron Riedel stated they would maintain matchec4 grading
and would retain the natural tree line, He. explained the
methodof erosion control; He noted that the existing
buildings on the site will be razed
Curther discussion ensued regardinq the culverts' and
p;oncii.n
Commissioner Zy114 inquired about the issue on lot
age. Mr.Von Riedel stated that with the lot size of 61400
sq. ft , they 4wouldrequo-st: a higher ratio of ground cover-
age, Director Tremere stated that if the developers proposes
lot coverage of treater than 20% they would be required to
shoe the specifics tots ehosea, end the City would review the
merit of the request based on the retention of natural
topography and vegetation. The t-'itry Council had giver
direction that this issue would be a decision made during
later stages of development.
Commissioner Tierney asked about the trail location. Mr.
Von Riedel: explained the access and location. director
Tremere nated the requirement For paves! trail
EMOTION by Commissioner Zyllay seconded " Commissioner MOTION TO APPROVE
Tiern.,y to recommend approval for the Pl,ar,ned Unit Develop-
ment Concept Plan for Mmens;ion Development) subject "o the
conditions as listed in the March 14, 1988 staN f report.
Commissioner Marofsky stated his concern with Lhe layout of
the streets in this development; that they should be more
efficient and +effective He .stated that the confiqurati.on
as proposed is too convoluted if intended as lateral
acee$ , He explained the alternative of routinq 39th Avenu4
to xhe 4out:h to 38th Avenue,_ which he believes would give a
better flows and souls[' cul -de -say; to the balance, of the
homes
a. je 71
Plann 'm* TI nu to
arohIM
Secondlyhe is concerned about the recreational areas for
f project), 1.3 acres for the t6wnhomes and 1.
12
acres for.
single-'lot t
small tai fw . . The h to h cin unit
hav o -)pen spade o ,,eOreatloaal areas adjacent. to
0em. It Would seem a more efficient use Would be to plane
tewnhos es, with open, s ane along CountyRoad 9.
Re, _stated the proposal does not clearly meet tufo, of the PUD
ri -e.r a
isonr Zylla asked staff to discuss the open space
ai why feels this plan, meetsrqurem.sn and' staff
the Pd D Criteria,.
that eons d 1 q the topographioaMetrTremerestatedr
features of this ps. o a'erty,. 'this develor ,me it seems to respond
the intent ,; sof the, PUD Criteria.*The plan, would net`
desire the nataltura, features of the site,, and these ilatu a
features also lead to the road conf1qurat on...
The des er°s are taking advanta e of the 'DPen, spa e ars
p x k the Commission must de id f there should he more
ffeot.ve' private open i sage espeea:lth ttie s.qe
family hones,* chile staff believes ` the -ori c a have bee.
met overalls the 1pssjon needs to q1ve d*r otion re"gard-
any, reservatIon they may have on this development meet.
the p a.nr ed , Unit iev0 opment requ.1r men.ts ' This s a
re-opt Plan attics itis . appr priate to c uestron these
spe txs.
tSM, i'sioner Z lla saa.d that this is a diffIeu.t site fir
ntdevelopmentandhewilln0tsecondcessthesheetdes.gi
the v rnear streets make-,sense by aoeompl ishinct the dte,-
oe enation` of traffic through the res dent.a nel orhood
peeves the open space s adquat e oonsiderznq 'the
des qn and, topography,, tt' ,p ov de for further open space
p, ph the ens.t below that al owed , by the v de
oca tion,
y
of seqsye fnz chi spian '4 e location,p rl space9p
yythe,
makes
fo- .Ari th* ifs 4:t. o d iii f 3: .#i1! 4ilii .i:"..a
a ss ones a sky inquired- if the, streets onf.orzn to the
city, a, street,Aamlnq Po J rector `f , emer e answered
ff rr at .ve Comm sane a ofs ,fir po'r. ted out 'mother
street layout, ,why eh weed pro lii0e more of a r cop effect
Ahiicj li d save a ss mpao o t te ad wou
jd {(
y 11*
fi/7 YAlaros116111 - i# Aye%,* May* VOTE 4 1s RMi IED
qTqy1Mid.A
hatrman paha a ntroduoed the roust h Sohn 'es fora 3 R
tisO ujdjjf P act Amend un t^
t,
Anoverview.over iew#.of the Allan oi LAND '
and
kt Sr r d a 7 P k r A3 ,}.`a kaMs ~ `rri erii m'e v
yL
y A/Aa.filil' t3C?01
I
Paw, 73
l:anni xlq c ritrstzssi.t)rt 'inett:s
March 231, 198
Direetur Tre ere aril Mr, Smith explained the difference b
t rcen the existingright-of-way and the propo6ed read align-
ment* also, the difference.between legally protected wetland
and land which is wet or swampy, The City revised the
a i nment of the roa,l to minimize the iMnpact upon the
protected wetland.
Mr, Thomas Stenoienl 10 510 49th .Avenue earth, stated he is a
resident of Wildwings and is very concerned about the tv t-
lance. He kecort.Penc; the land be left in its natural
state. This type sof na uv—, l area is in short supply and i
would not be appropriate t.o construct a road through here.
Chairman Paoba explained that private land owners have thep
ri,gInt W de iclop their ` land within the regulations of the
City. The i omni ss k n and Council shere the same concerns as
the residents and : ant wt.at Is b-ist *'or the City, when
development bcours.
3ob Smith Hedlur s :nginee jk:inq, stated that Schmidt Lake
dad is such a ,ey 'ssue to the residents and to the
de.,elopm(,,-, of tiffs , operty- he provided a soettarko or
con: -,.-pt o, development for this land to give a better
understanding of t>e reguidnq stet,
r.' enol errr Mated that it appears the proposed road
Cbnstr3iVtIon would requlr e considerable fill and 4 uld be a
severe impact on the wet land,, Hestated he is concerned
that the F ap on the hearing notice was in error, as it
should show where the current right-of-way is along with the
proposed new alignment for Sch:rildt lake Rocad
Commissioner M3rof'skyt d1 ,cussed the approvals required from
the Department. of Natura.1 Resources, and the: Army Corps of
Engineers.
Hr. Rehka.mp inquired about _density, Mr. Bob Smith, Hedlund
Engineering, slated tah,it the e ai e 74 acres` Including the
wetland areas, and '74 hones are proposed.- lie explained a
possible lot layout*
Director Tr: emere reiterated t;ha t the application under
conskdera.tl!on is only for requ ding# specifle devel'opme:nt
plans are not part of this proposal.
Chairman Pauba closed ttze Public Peari
qe 74
Planning Commission #,lnutes
larch 25, 198
this site, so all land north of the alignment would be
vi,4wed similarly,, pith notification of all residentswho
were sent notice of the hearing, as well as any others per
the new petition, This- is in consideration of the apparent
confusion about this hearing and the need to have a cle4
loture of the guiding in this area ,
Bob Smith, Hedlundnoineeri stated they are prepared to
submit a preliminaryy plat and this deferral could cause
delay for the developer,
Comissioner Maro `sky inquired if the preliminary plat could
be combined with the equidl.n . Director Tremere stated
they could submit Informal pians for review., but these could
not be formally processed until the City Council takes
action on *he regui.dinq app..catacan.
r
Director Tremere explained the process for a public improve -
merit project. He explained the importance of initiating the
supplemental requiding request. stated that when note^e
is sent, It will include a grot- leanly showincl, the road
r*.k*ht. of7-rayl however, the our, the meeting is not to
Yte the construction of Roar, that can and
w . i l be discussed later.
Roll Call Vote. 3 Ayes. Commissioner Zylla Ha > MOTION VOTE - NOTION CARRIED
car. -led.
W MSINESS ..
Chairman Rauba intro+duc-ed the request and reading of the CITY OF' PLYMOUTH
March 14,, 1966 staff report was waived. SITE PLAN FOR
CITY FIRESTA-11,071
Commissioner Marof sky inquired if there Is a trail to the III 90P)
outlot north of Medina Road, and whither this ' would b
through the Fire Station property. He asked about the
l.ightinq plan; anis, when Medina Road' is constructed, would
the access to Dunkirk Lane be closed
I
Director Tremere stated the access to Dunkirk t~ane would be
closed once there is access to Medina Road; arid, that if a
trail were required to the o tlot,, It could cross; the fire
station pr,lperty.
MOTION by Chairman Pauba, seconded by Com.Assxoner z yll.a 'to NOTION TO APPROVE
recommend approval for the w to P1,n; for, Fire Station III)
subject to, the conditions as stated in the March 14, 11088 1i
staff report.
WTION' by Commissioner < Rarofskyy seoorided by Co nimissioner NOTION TO AWNID
ivlla to Amend the Motioi by andii-g Condition No., 11 Th
access to Dunkirk Lane will be closed when the extension of
Medina Road is completed..
f
Pay'
Planning on Minutes
March_ 3, 11,P
MOTIOR, by Commissioner 1- l la . seconded > Commissioner NOTION TO AW:ice
Marof Fk to Ame. I thr 'Mot .utt by adding Condztio flc. 1 A
The exterior materials for the Fire Station billdinq will he
brick and glass.
Vote 4 -Ayes MOTION carried. VOTE ON, AWNDMENT
MOTION CARED
VOTE on the Main Motion cis twice amended. 4 AveS MOTION VOTE -- MAIN MOTION
carried MOTION CARRIED,
OLD BUSINESS and
OTHER BUSINESS
Direotor Tremere advised that the Commission will Sze ,eceiv-
In follow -cep information regarding the possible revisions
to the Zoning Ordinance p rkinnq standards. A meeting In
April is contemplated for - the continua ioji of the Public
Hearing.
The Commission and Director Tremere discussed a meeting in
April to submit the statement of direction to the City
Council regardinq the Community-based residential car;
fact. L hies s Lddv ,
t
i. ADJOURNMENT
t The meeting ad ovrned at 1C l0 P.,
c
k