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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