HomeMy WebLinkAboutPlanning Commission Minutes 03-28-1990CITY OF PLYMOUTH
PLANNING COh'4ISSION MINUTES,
MARCH 28, 1990
The Regular Meeting of the City of Plymouth Planning
Commission was called to order at 7:30 Rm.
MEMBERS PRESENT: Chairman. Richard Plufka, Commissioners
John Wire, Hal Pierce, Dennis Zylla, Larry
MarQfsky, and Michael Stulberg.
MEMBERS ABSENT.- Commissioner Joy Tierney.
STAFF PRESENT: Coordinator Charles Dillerud, C i ty
Engineer Dan Faulkn9r, Pavk and Recreation
Director Eric Blank, ano Sr. Clerk/Typist
Denise Laqthier.
MUM
MOTION by Commissioner Dire, seconded by Commissioner
Marofsky, to approve the Minutes for the March 14, 1990,
Planning Commission Meeting,subject to the following
change. -
On Page 40, after paragraph 6, another paragraph should be
inserted stating that the reason Commissioner Wire voted
against the Main Motion for Holiday Stationstores, Inc. was
because he felt the situations or corulitions had not charged
since the original permit was approved.
Vote. All Ayes. -MOTION carried.
Chairman Plufka introduced the request by Baton Corporation
for an, RPUD Preliminary Plan/Plat and Conditional Use Permit
amendment for the Mission RPUD located southeast of Larch
Lane and Old Rockford Road.
Coordinator Dillerud gave an overview of the March 16, 1990,
staff report.
Chairman Plufka introduced Richard Zejdlik, the petitioner.
Mr. Zejdlik stated that the history of the Mission RPUD goes
back 14 years, and he stated he felt it is a respectable
RPUD. Mr. Zejdlik stated that there was no way of
anticipating the economic changes that have forced their
project to be amended in 1978, 1985 and what is now being
proposed. He stated that he feels their request
MOTION TO APPROVE
VOTE - MOTION CARRIED
BATON CORPORATION
89103)
Planning Commission Minutes
March 28, 1990
Page 4
is a reasonable use of land, and noted that this is the very
last parcel to be developed in the 14 -year project..
Chairman Fly<fka introduced Randy Zejdlik, the petitioner,,
Mr* Zejd iik stated that their efforts are primarily focused
on dealing with the terrain in a positive manner.He stated
he feels the impacts on the north and south site were
overemphasized by Coordinator Dillerud in his overview of
the staff report He added that the original RPUD would
have a greater impact on the north site, with respect to
trees and other vegetation, than -,ghat is now be proposed.,
Mr.ejdlik stated that they do not know if they are
infringing on a DNR -protected wetland, and they are planning.
to meet with the Corps %f Engineers to resolve this issue.
Chairman Plufka stated, that he does not agree with the
reasoning behind the petitioner's statement that there is
less impact on the north site since the -new plan covers more
gro,lnd area.
Mr. ZeJdlik stated that he was referring to the approved
plan only.
Chairman Plu!',k; opened the public hearing.
Chairman Plufka introduced Bob Donley of 11740 38th Avenue
North..
Chairman Plufka noted for the record the Planning
Commission's receipt of a memorandum and agenda from Bob
Donley..
Mr. Donley stated that he has been a resident of Plymouth in
the Mission RPUD for 13 years. He stated he was in
opposition of the land use design for the north and south
sites of the remaining Mission PPUD because the proposed
plan is insensitive to the natural characteristics, it is
overly influenced by economics and it increases land
coverage resulting in greater tree loss.
Mr. Donley stated he prefers the original 1979 RPOO plan
because it fits the topography by the location of the
Jonquil (ane cul-de-sac, and because the private driveway
minimizes the impact on trees, wildlife, and the natural
draw." He added that the units on the south site will be
too close to the single family homes to the east, and stated
that there should be a continuance of single family homes
since this is in the same RPUD.
Mr. Donley further noted severe parking problems on 41st
Avenue Borth due to the ?arkside Apartments, and stated that
another apartment complex will further, impact this parking
problem.,
Planning Commission Minutes
March 28, 1990
Page 44
faChairman Plufka introduced Charles Lymangood of 11780 40th
Place North,
Chairman Plufka noted for the record the Planning
Commission's receipt of a letter from Mr. Rick Sathre to the
Mission Hills/Mission Ridge Homeowners' Association.
Mr. Lymangood introduced himself as the spokesperson for the
residents of the Mission Hills/Mission Ridge Home3wners'
Association. He stated the residents were in opposition of
the proposed plan, and stated they would prefer development
of the original 1979 plan or an alternative plan. Mr.
Lymangood added there are other profitable ways of
developing the land than the one b,,ing proposed, and he
referred to the "third option."
Chairman Plufka introduced John B.rnes of 10230 38th -Court
North.
Mr. Barnes chose to pass on comment.
Chairman Plufka introduced John Griffin of 3915 Evergreen
Lane.
Mr. Griffin chose to pass on commenu,
Chairman Plufka introduced Charles Gi-nebner of 4221
Goldenrod Lane North.
Mr. Groebner stated he was concerned about the enirances to
the north site of the proposed plan from Old Rockford Road.
He stated he feels there should be more entrances from 41st
Avenue North. Mr. Groebner also expressed his concern with
the eventual traffic and parking problems which could. result
if the proposed plan is approved.
Chal —an Plufka noted to Mr. Groebner that this proposal is
a Priimi-nary Plat, and therefore the entrances to the site
are not definite..
Chairman Plufka introduced Steve Johnson of 4245 Cottonwood
Lane North,
Mr. Johnson stated he would also like to see more access
points onto 41st Avenue North from the proposed north site,
and other efforts to direct project traffic away from Old
Rockford Road and on to Larch Lane.
Chairman Plufka introduced Stan NatFenson.
Mr. Nathenson was not present.
Chairman Plufka introduced Kirlyn Sjaarda of 11720 -3 -ah --
Avenue North.
Mr,, Sjaarda chose to pass coioRent.
Planning Commission Minutes
March 28, 1990
Page 45
Chairman Plufka introduced David Wehman of 11625 40th
Avenue North
Mr. Wehrman chose to pass on comment.
Chairman P'lufka asked Mr. Zejdlik why meetings were not held
for the neighbors when their proposed plan was submitted to
the Cita• in November 1989.
Mr. ZeJ,4lik replied that their Pi1eliminary Plan was
incomplet!?t at that time, but when they amended their plans
for the last time, they presented it to the neighbors,
Chairman Plufka asked staff if the City was aware of the
parking problems related to the Parkside Apartments.
Coordinator Dillerud responded affirmatively and added that
the project has enough spaces per the ordinance standard,
but that the renting of garages may have adversely impacted
the foniiula. He added.that City staff has asked Mr, Zejdlik
to provide more parking, spaces at Parkside, and Baton
Corporation has submitted two scenarios, Coordinator
Dillerud stated Baton Corporation has been cooperative in
working with staff to resolve the problem.
Chairman Plufka stated that.the Commission should consider
amending the parking codes for apartments to overcome the
garage rental problem.
Chairman Plufka asked staff what the traffic control will be
on Rockford Road.
City Engineer Faulkner replied that he does not visualize
the need for stop lights since this is not a collector
street.
Chairman Plufka closed the public hearing.,
Commissioner Zylla asked staff if there was an expiration
date on original PUD Conditional Use Permits. He stated he
feels it has taken too Tong to complete this development.
Coordinator Dillerud responded that there is no time frame
for developing PUDS.
Commissioner Zyll-i asked staff to what extent the units are
guaranteed as a result of an amendment,
Coordinator Dillerud responded that the City is committed to
unit count and densities as approved, but that it does not
owe the applicant anything when ai-i amended plan is proposed.
He stated that PUDs are a balance and that attributes should
relate to unit count within the ranges of Land Use Guide
Plan classification.
Planning, Commission Minutes
I'IMT6'28, 1990
Page 46
MOTION by Commissioner Stulberg, seconded by Chairman MOTION TO DENY
Plufkat to recommend denial of the request by Baton
Corporation for an RPUD Preliminary Plan/Plat and
Conditional Use Permit amendment for Mission RPUD on the
basis of noncompliance with the PUD attributes and
expectations, specifically attributes 3, 4, and 5 of the
Plymouth Zoning Ordinance.
Commissioner Stulberg gave a further explanation of his
motion for denial: He agreed with staff comment #4 that the
open space was taken away, which was one of the attributes
to granting the PUD; he agreed with staff on comment #5 that
the 60 units (if built) need to be disbursed; and he does
not agree with the extension of Jonquil Lane as ,fated in
staff comment #3.
Commissioner Wire stated that he feels the Corps of
Engineers should look at where the wetlands are. He further
added that he does not agree with the extension of Jonquil
Lane south from the cul-de-sac location of the g_qr_r_en_t plan.
Commissioner Zylla stated that there is not enOLgh ground
work done with the adjoining neighborhood given the, scope
and density of this proposal.
Chairman Plufka stated he feels the plan does not meet the
PUD attributes. He further added that the Planning
Commission is not influenced by whether or not the residents
and the developer agree on a certain plan. He stated that
their primary concern should be for the City as a whole.
Commissioner Pierce stated that he feels the proposed plan
is insensitive to the topography of the site.
Roll Call Vote. 5 Ayes. Commissioner Marofsky abstained. VOTE - MOTION CARRIED
MOTION -carried.
Richard Zejdllk asked for a continuance to develop revised
plans. No further actions were taken by the Planning
Commission.
Chairman Plufka called for a 5 minute recess at 9:40 p.m.
Chairman Pl,ufka reconvened the meeting at 9:45 p.m.
Chairman Plufka introduced the amendment to the Park and PARK AND TRAIL SYSTEM
Trail System Element of the Plymouth Comprehensive Plan. ELEMENT AMENDMENT
Pa0 and Recreation Director Blank gave an overview of the
amendment to the Parks and Trail Element,
Commissioner Marofsky asked staff why Barton-Aschman used a
population of 110,000 in their analysis.
Planning Commission Minutes
March 28, 1990
Page 4
Director Blank responded that a typical analysis for a
walking neighborhood park is based on how many people would
live in that neighborhood and the acreage is then calculated
based on the population projected for each of the 50 walking
neighborhood parks within the community, Also, the area
beyond the Metropolitan Urban Service Area is included in
the population total.
Commissioner Marofsky asked staff why the proposed amendment
does not show Greenwood Elementary School as a community
playfield as it did in the 1982 plan.
Director Blank responded that the designation has not
changed, He added that what the school district owns is
adequate for some use as a community playfield.
Commissioner 2 ylla asked staff to what extent there is a.
shaft in the plan philosophy favoring more active
developments and to what extent are the capital dollars
available to help the Citi keep from sliding more in
providing the more active space we should have
statistically.
Director Blank responded that the City owns sites that are
undeveloped', and they will lay dormant until the City needs
to develop t:,em. lie stated that in order to develop one of
the sites, it costs between $800,000 to one million dollars,
and therefore there is some reluctance to develop these
sports facilities until it is absolutely ne:essary He
further stated that after developing them, it is expensive
to maintain them. Director Blank stated the City is
aggressive in securing the land to ensure they have the land
available when needed. He added that neighborhood parks are
more passives which is preferred; by most residents, and that
active parts are the park sites: that residents will have to
drive to.
Commissioner Zyl l a asked staff if the capital dollars to
develop parks are not sufficient, should the City look into
other sources of revenue.
Director Blank responded that for the past. 10 years their
financial situation has been adequate, but in the years of
1991 to 1992, they will be snort revenues..
Chairman Plufka opened the public hearing.
Chairman Plufka introduced Prank Freels, Chairman of the
Park and Recreation. Advisory Commission
Mr. Freels stated that the Park and Recreation Advisory
Commission is working toward the public inttrerc to'at}ain
the parks at the right time to develop as needed..
Planning Comission Minutes
March 28, 1990
Page 48
Chairman Plufka introduced Marlyn Sjaarda of 11720 38th
Avenue North.
Mr. Sjaarda was not present.
Chairman Plufka introduced Bill Pritchard of Orrin Thompson
Homes.
Mr. Pritchard stated that his firm owns land west of the
Plymouth Creek Eletrzantary School, and he is in coposition of
Site No. 2 of the Park Plan amendments. He stated he feels
the land to the south wQuld be pore suitable for a park.
Chairman Plufka closed the public hearing.
MOTION by Commissioner Marofsky, seconded by Commissioner
Zy1la, to recommend approval of the amendment to the Park
and Trail System, Element of the Plymouth Comprehensive Plan
as presented by the Park and Recreation Advisory Commission.
Roll Call Vote. 6 Ayes. MOTION carried.
Chairman Plufka introduced the amendment to the Plymouth
Zoning Ordinance, Section 7, Subdivision C regarding
correctional facilities in residential districts.
0 Chairman Plufka, waived the overview of the staff report.
Commissioner Marofsky asked staff it the last sentence in
the draft amendment was an exception or part of the
condition to amend.
Coordinator Dillerud clarifies that it was a part of the
condition to amend.
Chairman Plufka opened the public hearing, There was no one
to speak on the issue.
Chairman Plufka closed the public hearing.
MOTION by Commissioner Marofsky, seconded by Commissioner
Wire to recommend approval of the amendment to the Plymouth
Zoning Ordinance, Section 7, Subdivision C regarding
correctional facilities in residential districts with an
editorial modification to the last sentence to clai1fy the
in.g1gZLon of a adult correctional facilities..
Roll Call Vote, 6 Ayes. MOTION carried.,
Chairman Plufka introduced the request by 918 Plymouth
Partners for a Site Plan and variance for property located
north of County Road 9 and west of Highway 169.
MOTION TO APPROVE
VOTE - MOTION CARRIED
ZONING' ORDINANCE
AMENDMENT
MOTION TO APPROVE
VOTE - MOTION CARRIED
918 PLYMOUTH PARTNERS
90010 AND 90011)
Planning Comm Minutes
Marcie 28, I990
Page 49
AihkCoordinator Dillerud c ave an overview of the March 21, 1990,
staff reports
Commissioner Wire asked staff what the parking requirement
is for medical office use.
Coordinator Dillerud resp,.nded that it is I space for each
QQ square feet of building area.
Chairman Plufka introduced Paul Dunn, representing the
petitioner.
Mr. Dunn stated that the success of the physicians renting
at this site is the cause for the overflow in parking. He
assured the Coanni ss i on that they will not be faced with the
problem again with the proposed new building and parking lot
because they will be selective with the tenants that will
rent from that building
Mr.. Dunn stated he objects to the: condition of the
resolution stating that they most comply with the City
Engineer's Memorandum: finishing the parking lot according
to City standards. Mr. Dunn stated that the cost of
finishing the pat -king lot according to City's standards will
be vary costly, and it will; be hard to get financing, because
they do not have a tenant for the proposed. new building.
Mr. Dunn then asked to have this condition a part of the
Site Improvement Performance Agreement, which will insure
that the parking lot will be complete in stages according to
the City standards.
Mr. Dunn then submitted to the Commission a sketch of a
proposed temporary parking lot. plan.
Chairman Plufka noted for the record receipt of a ske Coh
from Mr. Dunn of a proposed temporary parking lot elan.
Chair,aan Plufka introduced Dr. Philip Worrell of Camden
Physicians.
Dr. Worrell stated Ue was a tenant of the 918 Plymouth
Partners building. He stated that it was time to provide
adequate parking for their patients and staff. He stated he
feels they are good citizens and neighbors of Plymouth.
City Engineer Faulkner stated that the new sketch submitted:
of the proposed temporary parking lot plate appeared
reasonable, subject to detailed grading and improvement
plans..
Commissione- Marofsky asked staff if the drive would be
adequate.
Planning Commission Minutes
March 28, 1990
Page 50
Coordinator Dillerud r:aspcnded that the design is different
than what was originally proposed for temporary parking and
r,.,)re responsive to the ultimate Site Plan.
MOTION by Commissioner Wire, seconded by Chairman Plufka to MOTION '%0 APPROVE
recommend approval of the request by 918 Plymouth Partners (90010)
for aL Site Plan amendment fzr p operty located north of
County Road 9 and west of Highviay 169, subject to conditions
of the staff report of March 21, 1990.
U10TION by Commissioner Wive, seconded by Commissioner
Pierce, to amend Condition I to accept the pet'itioner's
proposal of the temporary n.rking lot, subject to staff's
recommendation for drainage v,id design.
Vote. All Ayes. MOTION to amend carried.
Vote on Main Motion as amended. All Ayes. MOTION carried.
MOTION by Commissioner Wire, seconded by Chainiian Plufka to
recomm,end approval of the request by 918 Piymouth Partners
for a Site Plan and variance for a new 7,700 square foot
office buildingCounty Road 9forpropertylocatednorthofC
and west of Highway 169, sub"ec-1- to the conditions set forthJ
by staff in the March 21, 1990 staff report.
MOTION by Commissioner Marofsky, seconded by Commissioner
Stulberg, to amend the finding for Condition Ila, rewording
the statement to read, 'The variance is temporary in nature
in that as soon as a b-tiild'ns built or after tv yis
Vote. A13 Ayes. MOTION to amend carried.
MOTION by Commissioner Stullberg, seconded by Commissioner,
to amend Condition 12c rewording the statement to read,
Initial installation of parking lot surface and, curb
Vote. All Ayes. NOTION to amend carried,
Vote on Main Notion. All Ayes. MOTION carried.
MOTION TO AMEND
VOTE - MOTION TO AMEND
CARRIED
VOTE - MAIN MOTICN
CARRIED
MOTION TO APPROVE
90011)
VOTE - MOTION TO AMEND
CARRIED
MOTION TO AMEND
VOTE - MOTION TO AMEND
CARRIED
VOTE - MA I N MOTICN
CARRIED
Planning Commission Minutes
Mntch 28, 19
Page 51.
IsCommissioner Marofsky requested Planning Commission minutes
be sent to the Planning Commissions for rev i ew and comment
before submitting them to the City Council.
Coordinator Dillerud stated lie would Took in:.o the request.
Chairman Piufka adjourned the meeting at 10:55 p.m.
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