Loading...
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. 0