HomeMy WebLinkAboutPlanning Commission Minutes 09-26-1990CITY OF PLYMOUTH,
PLAN14ING COMMISSION MINUTES
SEPTEMBER'26, 1990
The Regular Meeting of the City of Plymouth Planning
Commission was called to order at 7:00 p.m.
MEMBERS PRESENT: Chairman Richard Plufka, Commissioners
John Wire, Hal Pierce, Dennis Zylla, Joy
Tierney, Larry Marofsky, and Michael
Stulberg,
MEMBERS ABSENT: None.
STAFF PRESENT: Coordinator Charles Dillerud, city
Engineer Dan Faulkner, and Sr.
Clerk/Typist Denise Lanthier.
MINUTES
MOTION, by Commissioner Tierney, seconded by Commissioner
Pierce, to approve the Minutes for the September 12, 1990,
Planning Commission Meeting.
Vote. 6 Ayes. Commissioner Wire abstained. MOTION
carried.
Chairman Plufka announced that the Public Hearing for
Amendments to the Zoning Ordinance will be continued until
the October 10, 1990, Planning Commission Meeting.
MOTION TO APPROVE
VOTE - MOTION CARRIED
Chairman Plufka introduced the request by OPUS Corporation OPUS CORPORATION
for an amended, Planned Unit Development Plan and (90080)
Conditional Use Permit for a Master Sign Plan at Bass
Creek Business Park located at the northwest corner of
Highway 169 and County Road 10.
Chairman Plufka waived the overview of the September 20,
1990, staff report.
Chairman 'Plufka introduced Bob Worthington, representing
the petitioner.
Mr. Worthington stated he was in agreement with the
September 7, 1990, staff report. He added that it is a
matter of oversight that they must go before the Planning
Commission again because they were of the opinion that
signage was approved with the Preliminary Plan.
Planning Commission Minutes
September 26, 1990
Page 161
Comilssioner Marofsky asked if the signs would be used for
tenant use identification.
Mr. Worthington responded negatively.
Commissioner Pierce asked what material the signs will be
made of.
Mr. Worthington responded that they will be of stone base
with brick veneer and metal lettering. Pe added that the
signs will be of a face lit design with landscaping around
each of them.
Commissioner Pierce asked if the proposed signs will match
those of the Schneider building.
Mr. Worthington responded that they will be close in
appearance.
Chairman Ptufka opened the Public Hearing. There -,,ias no
one present to speak on the issue.
Chairman Plufka closed the Public Hearing.
MOTION by Commissioner Marofsky, seconded by Commissioner
Stuiberg, to recommend approval of the request by OPUS
Corporation for an amended, Planned Unit Development Plan
and Conditional Use Permit for a Master Sign Plan at Bass
Creek Business Park located at the noilthwest corner of
Highway 169 and County Road 10, subjet.1t to the conditions
set forth by staff in tl*ei-m Septe;,iber 7, 1990, staff
report.
MOTION by Commissioner Marofsky, seconded by Commissioner
Wire, to amend the main motion by adding a condition
stating that sig; use shall be limited to the developer,
and no tenant use shall be, permitted.
Roll Call Vote on motion to amend. 7 Ayes. MOTION
carried.
Roll Call Vote on main motion. 7 Ayes. MOTION carried.
Chairman Plufka introduced the request by U.S. Homes
Corporation,/Thompson Land Development Division for a
Residential Planned Unit Development -Preliminary Plan/Pktt
and Conditional Use Permit for the "Mitchell -Pearson"
il,.Y.roperty located at the southwest corner of Medina Road
aid County Road 101.
Coordinator J)illerud gave an overview of the September 19,
1990, staff report.
MOTION TO APPROVE
MOTION TO AMEND
VOTE - MOTION TO AMEND
CARRIED
VOTE - MAIN MOIION
CARRI,zD
U.S. HOMES CORPORATION,
THOMPSON LAND DEVELOP-
MENT DIVISION (90028)
Planning Commission Minutes
September 26, 1990
Page 162
Commissioner Zylla asked what the proposed lot sizes are
1W for this request.
Coordinator Dillerud responded that the minimum lot size
is approximately 10,000 square feet and the average lot
size is approximately 12,000 square feet.
Commissioner Zylla asked if dedication would be required
for Pond BC -PI. if this were a conventional plat.
Coordinator Dillerud responded that the BC -P1 Ponding area
would be included in lots subject to a ponding and
drainage easement.
Chairman Plufka introduced Bill Pritchard, representing
the petitioner.
Mr. Pritchard stated that some of the primary design
criteria of the site are the free-flowing roadways,
extensive trail systems, and numerous passive open spaces
which all give continuity to the neighborhood.
Mr. Pritchard stated that the reduced front setback they
are proposing would still allow for stacking of two cars
ano pr,-)vde a larger rear yard. He added that the reduced
width they are proposing for the trail corridor would
gft provide additional buffering for the homeowners and give
the homeowners the responsibility of maintaining their
properties up to the trail, which will reduce maintenance
costs for the Homeowner Association.
Co„ ,,,ssioner Marofsky pointed out that because only 1 foot
would remain on each side of the trail, the Homeowner
Association would need to encroach on the homeowners'
properties in order to regularly maintain the trail
corridor as proposed. de also pointed out that one
resident may not maintain their property as well as the
other.
Mr. Pritchard stated that the Homeowner Association could
provide an: easement for the maintenance of the trail
corridor.
Commissioner Marofsky stated the Homeowner Association
could also add a condition in their documents stating that
the homeowner is responsible for the maintenance of their
property including the trail corridor.
Mr. Pritchard stated that he feels a 6 -foot side setback
for homes with three -car garages would be adequate because
the third stall would be considered the setback separation
between the homes.,
0
Planning Commission, Minutes
September 26, 1990
Page 163
Mr. Pritchard stated that they are saving close to 50
percent of the trees. He added that most of the trees
they are cutting down are Box Elder or Elm trees, and they
are all located within the construction zone, which is
allowable under City Policy.
Chairman Plufka introduced Greg Frank, representing the
petitioner.
Mr. Frank stated that many trees will be preserved within
the construction zone, but there is always a potential of
root damage during construction. He added that they have
redesigned the trail corridor to help save a majority of
tie trees.
Commissioner Pierce asked if the building pads will need
to be improved with the initial grading of the site.
Mr. Frank responded that it is possible to wait until the
Final Plat.
Chairman Plufka stated he would like to see the
petitioners guarantee a percentage factor of the number of
trees they will save within the construction zones.
Commissioner Wire stated that a possible solution to the
problem, would be for the petitioner to replace a tree for
every one they destroy.
Chairman Plufka opened the Public Hearing,
Chairman Plufka introduced Ken Kirchgessner of 3525
Urbandale Lane.
Mr. Kirchgessner stated that he is a resident of Amber
Woods, and he is concerned about dredging, of the wetland
area. He stated he currently has water problems, and ne
would like to be assured there will be adequate holding.
City Engineer raulkner assured Mr. Kirchgessner that there
will be no dredging and that the City has a Public
Improvement Project to construct an outlet in that area.
Chairman Plufka closed the Public Hearing.
Commissioner Lylla asked what type of street Medina Road
will become.
City Engineer Faulkner responded that it will be a major
collector street.
Commissioner Marofsky asked whether the Development Plan
or the Grading Plan was more accurate.
Planning Commissic., 11inutes
September 26, 1990
Page 164
Mr. Frank responded that the Grading Plan 's more
accurate
MOTION b, Commissioner Stulberg, seconded by Chairman MOTION TO APPROVE
Plufka, to recommend approval of the request by U.S. Homes
Corporation/Thompson Land Development Division fur a
Residential Planned unit Development. Preliminary Plan/Plat
and Conditional Use Permit for the "Mitchell -Pearson"
property located at the southwest corner of Medina Road
and County Road 101, subject to the conditions :yet forth
by staff in their September 1.9, 1990, staff report..
Commissi ner Marofsky stated lie believes the petitioner
should move the housing pads to preserve natural: site
features.
MOTION by Commissioner Marofsky, seconded by Commissioner SUBSTITUTE MOTION TO
Wire, for a substitute motion deferring the request. by DEFER
U.S. Hones Corporation,/Thompson Land Development Divisivn
for a Residential Planned Unit. Development Preliminary
Plan/Plat and Conditional Use Permit for the "Mitchell- Mitchell-
Pearson" Pearson"property located at the southwest corner of
Medina Road and County Road 101.
Roll Call Vote on the Substitute motion to defer, 5 Ayes, VOTE - SUBSTITUTE
Commissioner Stulberg and Chairman Plufka Nay. SUBSTITUTE MOTION TO DEFER CARRIED
MOTION carried..
Roll Call Vote on motion to- defer. 5 Ayes. Commissioner VOTE - MOTION TO DEFER
Stulberg and Chairman Plufka Nay. MOTION carried. CARRIED
Cotimtissioner Wire suggested the petitioner replace trees
of reasonable size along the boulevardfor every tree
testx°Dyed, He also suggested they adjust the trail
corridor so the larger lots contain the easements.:
Com-aissioner Pierce suggested the petitioner present a new
rail location; plan to the Planning Commission before they
go before City Council He also exprz,,ssed concern that
the lots were too narrow.
Commissioner Zylla stated he believes the lot dimensions
are tco great a deviation from R -1A standards. He stated
he does not believe there is a need for more public or
pri state open space, '' ut -they have to uphold' the LA -1
guiding standard.
Chairman Plufka stated he is in support of the proposed
plan but he would have added a condition requesting the
petitioners guarantee they will save 30-50 percent of thc-
trees within the construction zone. He also stated that
lot size should not have been an issue because that was
discussed in the Concept Plan.
Planning Commission Minutes
September 26, 1990
Page 165
Commissioner Stulberg stated he is in support of the
ILF proposed plan.
Commissioner Vlarofsky stated he believes the petitioner
can shift some lots without changing lot sizes to save
more trees. lie suggested the petitioner guarantee they
will plant a certain percentage of new trees' for the ones
they destroy within the construction zone.
Commissioner Tierney stated she believes the petitioner
should alter lot sizes to provide for the preservation of
ivqr trees.
Coordinator Dillerud stated that trees can be preserved on
a lot -by -lot basis if the mass grading plan is minimized.
Chairman Plufka introduced the request by St. Philip the ST PHILIP 1HE DEACON
Deacon Lutheran Church 'For a Site Plan, Conditional Use LUTHERAN CHURCH (90082)
Permit, and Zoning Ordinance variances for an addition to
the church structure and a parking ramp located at 17205
County Road 6.
Chairman Plufka announced that be will be abstaining from
voting, b4„.,au5e he is a member of St. Philip the Deacon
Lutheran Caurcn.
Coordinator Dillerud gave an overview of the September 21,
1990, staff report.
Commissioner Marofsky asked if the educational services
might facilitate more parking needs than the standard of 1
space for 4 seat,;.
Coordinator Diller"ad responded that the Zoning Ordinance
includes accessory educational use in the existing "Place
of Worship.”
Commissioner Zylla asked if the variance would oe the same
if the residential guiding was other than LA -1.
Coordinator Dillerud responded affirmatively.
Chairman Plufka introduced Casey Rosen, representing the
petitioner.
Mr. Rqsen stated he is Chairman of the Building Committee
for St. Philip the Deacon Lutheran Church. He stated that
the church is growing at a rate of 100 additional members
per year, which is the primary reason for their request.
Mr. Rosen stated that the church plays a vital role in
the neighborhood and community.
Chairman Plufka introduced Dan Gallagher, -representing the
petitioner.
Planning Commission Minutes
September 26, 1990
Page 166
Mr. Gallagher stated he is the architect for the
49 petitioner. He stated St. Philip the Deacon Lutheran
Church has a rich tradition of service in Plymouth. He
stated the church currently has 2,500 members and holds
four services each Sunday. He stated that in addition, to
Sunday services, the church is used as a polling place for
voting, to hold AA meetings and Girl Scout/Boy Scout
meetin-s, to accommodate exercise groups as well as
Wayzata High School activities, and Interfaith Outreach
activities.
He stated that the church has looked into moving to a new
location within Plymouth, but because they are a member of
ELCA, they cannot 'move within two miles of another ELCA
church, and them are six ELCA churches in Plymouth. Mr.
Gallagher stated that this is the reason for the proposed
expansion. He stated the church foresees parking becoming
a, problem, and they are trying to resolve this problem
before it becomes apparent.
Mr. Gallagher stated that the proposed parking ramp, would
comply with the 50 -foot required Ordinance setback, but
the lot depth will be reduced 13 feet due to the expansion
of Cov'Ay Road 6. Mr. Gallagher stated that the parking
deck is no, higher than the west elevation because of a
gradual slope on the site toward the east. He stated the
proposed plan will not interfere with traffic on County
Road 6, He also stated that they are proposing an
internal storm drainage system which will enhance their
property for storm water drainage. He stated he does not
believe the 4 seats per parking space Ordinance required
parking standar) fits in this situation.
Chairman Plufka asked what the City will require the
church to do if overflow parking occurs in the residential
area because they were not granted their request for a
parking ramp.
Coordinator Dillerud. responded that the church would be
responsible for providing additional parking. He stated
the City could post adjoining streets for no parking
during certain hours.
Commissioner Marofsky stated that another alternative
would be to provide parking off-site and, bus the members
from there to the church.
Commissioner Marofsky asked Mr. Gallagher why he does not
believe the 4-1 Ordinance required parking standard would
work for them.
Mr. Gallaghei,, resporded that there is an overlap between
cervices --choir is there for more than one service and
Sunday School teachers are also there for more than one
Planning Commission Minutes
September 26, 1990
Page 167
service. He stated that they just cannot get four people
to one car.
Commissioner Marofsky asked what their attendance is for
Sunday School.
Pastor Hoffman responded they currently have 600 children
enrolled in 3!tRJay School.
Commissioner Pierce asked if the church currently has a
parking problem,
Mr. Rosen responded that they typically have parking
problems on traditional holiday Sundays.
Commissioner Zylla asked if their proposed plan solves
their problems of today or meets the needs for the
Mr. Gallagher responded that their proposed plan will meet
their future needs.
Commissioner Zylla, asked if the parking ramp will be built
to allow for further ramp expansion in the future.
Mr. Gallagher responded negatively, and stated that it is
a fixed ramp.
Commissioner Tierney asked if they have explored the
option Of purchasing additional property.
Mr. Rosen responded that they have received offers from
two adjoining neighbors to sell their property to the
church, but the church felt it was still prudent to go
ahead witI, ':.heir proposed plan.
Ummissit.Aier Mayofsky asked how many parking spaces would
be lost if the pkrking ramp was set back the required 50
feet.
Mr. Gallagher responded they would lose 4-6 parking
spaces.
Chairman Plufka Opened the Public Hearing.
Chairman Plufka intr)auced Gary Bennington of 17225 13th
Av-onue North.
Mr. Bennington stated that he abuts the south end of the
church property, and he feels that purchasing additional
reside tial property for their parking needs would be a
bad alternative to the parking ramp.
Chairman Plufka intr,)duced Edwin Brunken of 17200 14th
Avenue North.
Planning Coumilssion Minutes
September 26, 1990
Page 168
Mr. Brunken stated he ;s in favor of toe parking ramp and
does not feel the purchasing of additional residential
property would be a good alternative.
Chairman Plufka introduced Dean Monteith of 17301 14th
Avenue North.
Mr. Monteith stated lie also is in favor of the parking
ramp and does not feel the purchasing of additional
resideitial property would be a good alternative.
Chai,rmE,.n Plufka introduced John Overson of 17211 14th
Avenue North,
Mr., Overson stated that he is in favor of the parking
ramp. de stated he is a member of a chuTch that busses
members from a parking site to the church, and he feels
the ramp is a much better alternative<
Chairman Plufka introduced Pat Pilarski of 17120 14th
Avenue North.
Mr. Pilarski stated he also is in favor of the parking
ramp and does not feel the purchasing of additional
residential property would be a good alternative.
40 Chairman Plufka introduced Barb Roach of 17220 14th Avenue
North.
Ms. Roach stated she is lot in favor of the proposed plan,
and stated she believes the proposed plan will reduce the
value of their homes.
Chairman Plu&a closed the Public Hearing.
Mr. Rosen sta-,,.ed the church wants to be a good neighbor
and that they are not currently taking the initiative to
purchase addit-,oval property..
Commissioner Pierce asked staff if they have reviewed the
landscape plan as to screening of the parking.
Coordinator Dillerud responded that City staff favors the
fencing along the south edge of the property and the plan
now shows this method. He added. that the parking, ramp
edge will be made of masonry with a 4 -foot wall height to
screen headlights.
Commissioner Zylla asked what the appearance would be of
parking ramp as it faces 14th Avenue North.
Mr. Gallagher stated -I-kie appearance will be of unpainted
concrete, but that they would be flexible regarding the
material used for the south edge of the parking ramp.
Planning Commission Minutes
September 26, 1990
Page 169
Commissioner Tierney asked why the ramp is open facing
County Road d..
Mr. Gallagher responder that it is open for security
reasons and there are no immediate residential neighbor.,.
MOTION by Commissioner Wire, seconded by Commissioner
Tierney, to recommend approval of the r*quest by St.
Philip the beacon Lutheran Church for a Site Plan,
Conditional Use Permit, and Zoning Ordinance variances for
an addition to the church structure and a parking ramp
located at 17205 County Road 6, subject to the conditions
set forth by staff in their September 21, 1990,.staff
report.
140TION TO APPROVE
MOTION by Commissionrar Marofsky, seconded by Commissioner MOTION TO AMEND
Pierce, to amend the main motion by deleting Condition Ila
and changing Conditions Ilb and llc to be consistent with
the Zoning Ordinance standard of a 50 -foot setback for the
parking ramp structure.
Commissioner Marofsky stated that lasing a maximum of six
parking spaces in order to meet the Zoning Ordinance
standard of a 50 -foot setback and would not create a
hardship for the petitioner.
Commissioner Stul'berg stated he is in opposition of the
proposed plan. He stated he believes a parking ramp is
the best solution, but he also feels they are over-
building in a residential district.
Commissioner Zylla stated that he believes the proposed
setback would not create a problem since 13 feet is lost
by the expansion of County Road 6.
Roll Call Vote on motion to amend. 2 Ayes. Commissioners
Vire, Zylla, Tierney, and Stulberg Nay. Chairman Plufka
abstained. MOTION failed.
MOTION by Commissioner Zylla to amend the main motion by
adding a condition stating that the parking ramp edge on
the sough side be of some other material than unpainted
concrete.
MOTION died for lack of a second.
Commissioner Pierce stated the material used for the
parking rump should be maintenance free.
Commissioner Zylla stated the proposed plan is consistent
with the Guide Plan, and he is in favor of it.
VOTE - MOTIONTO AMEND
FAILED
MOTION TO AMEND
MOTION TO AMEND DIED -
NO SECOND
Planning, Commission Minutes
Sep -'-ember 26, 1990
Page 170
Roll Call Vote on main motion. 5 ayes, Commissioner VOTE MAIN MOTION
Stulberg Nay. Chairman Plufka abstained, MOTION carried. CARRIED
Chairman Plufka called a 10 minute recess at 10:00 p.m.
Chairman Plufka, reconvened the meeting at 10.-10 p.m.
Chairman Plufka introduced the request by Independent INDEPENDENT SCHOOL
School District #284 for a Conditional Use Permit to allow DISTRICT #284 (90088)
public school use of an existing place of worship
Plymouth Covenant Church) located at 4300 Vicksburg Lane.
Chairman Plufka waived the overview of the September 20,
1990, staff report.
Chairman Plufka introduced Carol Byrant, principal of
Plymouth Creek Elementary School and representative of the
petitioner.
Byrant stated she was in agreement with the September4s.
20, 1990, staff report.
Commissioner Tierney asked if the school has a current
parking problem.
Coordinator Dillerud responded that the City has received
two applications to increase the parking at Plymouth Creek
and Gleason Lake Elementary Schools.
Ms. Lyran,: assured -'%-.he Commission that their proposal will
not imp,;t the current parking problem.
Chairman Plufka opened the Public Hearing. There was no
one present to speak on the issue.
Chairman Plufka closed the Public Hearing.
MOTION, by Commissioner Wire, seconded by Commissioner MOTION TO APPROVE
Pierce, to recommend approval ofthe request by
Independent School District #284 for a Conditional Use
Permit to allow public school use of an existing place of
worship (Plymouth Covenant Church) located at 4300
Vicksburg Lane, subject to the conditions set forth by
staff in their September 20, 1990, staff report.
Roll Call Vote. 7 Ayes. MOTION --arried. VOTE - MOTION CARRIED
Chairman Plufka introduced the request by Hoyt Development HOYT DEVELOPMENT
for a Site Plan amendment and variance to construct COMPANY (90070)
additional parking for the 6 & 61 Office-Wavehouse.
rhairman Plufka waived the overview of the September 20,
1990, staff report.
Planning Commission Minutes
September .7-6, 1990
Page 171
Chairman Plufka introduced Mike Gair, representing the
petitioner.
Mr. Gair gine a slide presluntation of their proposed plan.
He stated the curb of the parking expansion would be
inside the current landscaping, and therefore the only
landscaping, disturbed would be sod. Mr. Gair stated he
believes there is a hardship for granting a variance.
Chairman Plufka asked if their initial calculations were-
wrong erewrongontheirFinalPlarbecausetheystatedtheywould
build a parking ramp should parking ever become a problem.
Mr. Gair responded that the are pursuing only 37
additional stalls, not 57 as they proposed to have with a
parking ramp.
Commissioner Wire asked what thea foresee as the ratio for
office space.
Mr. Gair responded that they are not allowed to have more
than 65 percent office space and they still have 6,500
square feet yet to lease.
MOTION by Commissioner Zylla, seconded by Commissioner MOTION TO DENY
Marofsky, to recommend denial of the request by Hoyt
IDevelopmentforaS'te Plan amendment and variance to
construct additional parking for the 6 & 61 Office -
Warehouse, based ot-1 the findings set forth by staff in
their September 20,. 1990, staff report.
MOTION by Commissioner Stulberg, seconded by Chairman SUBSTITUTE MOTION TO
Plufka, for a substitute motion recommending approval of APPROVE
the request by Hoyt Development for a Site Plan amendment
and variance to construct additional parking for the 6 &
61 Office -Warehouse, subject to the conditions set forth
by staff in their September 20, 1990, staff report.
Commissioner Stulberg stated he does not believe they
would be creating problems by approving this plan. He
stated he feels this is a much better solution to their
anticipated parking problems versus building a parking
ramp.
Commissioner Marofsky stated he feels there is no hardship
for granting a variance. He stated that parking would be
extremely visible from County Road 61. He also commented
that he does not believe the 6 & 61 Office -Warehouse has a
pz,rking problem.
Roll Call Vote on the substitute motion to approve, 3 VOTE - SUBSTITUTE
Ayes. Commissioners Wire, Zylla, Tierney, and Marofsky MOTION TO APPROVE
Nay. MOTION failed. FAILED
Planning Commission Minutes
September 26, 1990
Page 172
Roll Call Vote on motion to deny. 4 Ayes. Commissioners
Pierce, Stulberg, and Chainiian Plufka Nay. MOTION
carried.
Chairman Plufka introduced Other Business.
Coordinator Dillerud asked the Commission if they had any
items for discussion for the Joint Meeting with City
Council on October 1, 1990.
Chairman Plufka stated he would like to receive feedback
from City Council on how they view the PUD Ordinance.
Commissioner Marofsky stated he would like to discuss
Zoning Ordinance enforcement..
Commissioner Zy1la stated he would like to discuss issues
related to the assessment impacts of downzoning.
Chairman Plufka adjourned the meeting at 11:00 p.m.
In
11
VOTE - MOTION TO DENY
CARRIED
OTHER BUSINESS