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HomeMy WebLinkAboutPlanning Commission Minutes 03-24-19930 CITY OF PLYMOUTH PLANNING COMMISSION IMfI1NUTUES MARCH 24, 1993 MEMBERS PRESENT; Chairman Mike Stulberg, Commissioners Barb Sthnson, Seen Syverson, Mike Wigley and Julie Witt. MEMBERS ABSENT. Commissioners Ed Albro and Dennis Zylla. STAFF PRESENT: Director Chuck Dillerud, City Engineer Dan Fiulkner, Associate Planner John Keho, and Planning Set;retary Jackie Watson MOTION by Commissioner Stulberg, seconded by Commissioner Witt to approve the March 10, 1993 Planning Commission Minutes. Vote. 2 Ayes. Commissioners Syverson, Stimson and Wigley abstained. Motion carried, JANCO, INC. (92112) Chairman Stulberg introduced the requcvt by Janco, Inc. for a RPUD Concept Plan; Preliminary Plan/Plat and Conditional Use Permit; Rezoning from'FRD to R-lA of a 16.85 acre site and from FRD to R-2 for a 25.4 acre site, for a 91 lot single family residential development; and, a Subdivision Code Variance for cul-de-sac length northeast of County Road 9 and Northwest Boulevard. Associate Planner Keho reviewed the March 12, 1993 staff report. Commissioner Wigley asked what the proposed dens ity`was on each of the parcels. Associate Keho stated that the density Was only calculated for the project as a whole. Commissioner Stimson asked if the Homeowners Assoiation will be responsible for the maintenance of the landscaping for the portion of the project south of County Road 9. Associate Planner Keho responded that the HOA would be responsible for the landscaping maintenance for the portion of the project south of County Road 9, Chairman Stulberg introduced Mr. Mike Gair, representing the petitioner. o Planning Commission Minutes March 24,1993 Page 41 Mr. Gair stated that the petitioner would like the walkway eliminated from Quinwood Iane to Rockford Road. He said that this walkway would be difficult to build, and they also wanted to eliminate public use of the wail between these two lots. Mr. Gair explained the applicant'sreasons to build the homes with greater lot coverage, to be those of requiring less yard maintenance and being the type of home being sought by aging baby boomers and empty nesters. Mr. Gair stated that they can accommodate the 50 foot setback required along County Road 9, and are withdrawing the request for that variance. Chairman Stulberg asked if there were any projects near Plymouth of this type proposed for the Begin Park Estates. Mr. Garr stated that there is aproject similar to the one proposed in Kansas City: Commissioner Wigley asked if there was any alternative for trail access to the County Road 9 trail to the site, as the proposed access is such a steep slope. Mr. Gair responded that there is no alternative tmil access. Director Dillentd stated that he calculated the densities for the parcels separately. He said that they are 2.89 units per net acre for the southern parcel and 2.49 units per net acre for the north portion, both of less density than units per net acre allowed by the PUD section of the Zoning Ordinance. Chairman Stulberg opened the Public Hearing. Chairman Stulberg introduced Ms. Bernice Begin Hinds of 15073 Bass take Road. n Ms. Begin stated that this land was the Begin faintly farm, and she wanted the proposed development name of the southern portions as previously proposed, to remain as Begin Park Estates. Chairman Stulberg introduced Mr. D.B. Clarkson of 4255 Rosewood Lane. i Mr: Clarkson stated that the proposed 42nd Place North`street came very close to his property, and wanted to see the street design changed so that it would connect with QuinwoodLane in the Swan Lake West. He said that if this change was made 42nd Place Nonh would not go across the park land and this would preserve the park land. Chairman Stulberg introduced Ms. Madreen Evans of 12241 -42nd Avenue North. 6 0 Planning Commission Minutes March 24,1993. Page 42 Ms. Evans stated she would like a description of what type of landscaping is proposed between County Road 9 and the condominiums and church. Chairman Stulberg introduced Mr. Jack Graeber of 1240543rd Avenue North. Mr. Graeber stated that he was interested in the asking prices in the proposed Swan Lake Sopth development. He said that the traffic from Norwood Lane onto Larch Lane is currently busy. He said this proposed development will increased traffic and will be a problem. He said he would liketo see more exits from the proposed plat so traffic would be more dispersed. Chairman Stulberg closed the Public Hearing. Chairman Stulberg directed Mr. ,Gair to respond to the questions raised during the Public Heating. D Mr. Gair stated that the home builder Janco, Inc. has contracted with suggested that 14 Courtyards of French Creek be the commercial name of the development. He said that the official plat name will remain as Begin Park Estates, and that all deeds will be registered as Begin Park Estates. 1 City Engineer Faulkner stated that if 43rd Place North was connected to Quinwood Lane as an egress it would eliminate another access onto Northwest Boulevard. He said that he thought Quinwood Lane could adequately serve the traffic demands from the proposed development through Swan Lake West. He said that this egress would place a higher traffic at 44th Avenue North and Northwest Boulevard, Mr. Gair stated that Strgar-Roscoe-Fausch reviewed, the egress onto Northwest Boulevard and they stated that it is an advantage for traffic in a development to exit onto a collector roadway. He said that if traffic were to exit to the north, the developer would need to redesign the plat with the addition of a cul-de-sac. Mr. Gair explained the plan for the landscaping between the development and the condominiums at the southeast comer of the site scaling that the existing trees at the southeast corner will not be destroyed nor will the oaks on the southern part of the site. Mr. Gair stated that price of homes in Swan Lake South (area north of County Road 9) will range between $250,000 - $500,000. City Engineer Faulkner stated the once Northwest Boulevard and Schmidt Lake Road are completed the traffic will diminish on Larch Lane. Commissioner Wigley asked if a traffic study had been done for this deveicnnent, Ei 6 Planning Commission Minutes March 24, 1493 Page 43 City Engineer Faulkner responded that a tratirc study was not required. He said that the 42nd Avenue North intersection will need to be widened to meet the demands of traffic from this proposed development. Commissioner Witt asked if there were any developments in the City that had similar lot coverage as proposed. Director Dillerod stated that the Parkers lake North Zipper Zee development had similar lot coverage. Commissioner Witt stated that she thought the lot coverage was too high, Mr. Gair stated that the lot coverage is closer to31 percent than the requested 35 percent, and this includes a 3 car garage on the larger lots, and 2 car garages on the smaller lots. He said that their request to have more lot coverage for these lots includes additional coverage which would not be built on immediately, but would give the lpurchasertheflexibilitytoai,J 3 -season porches at a later time. g Commissioner Wigley asked if the HOA document language covered the guest parking Ir areas proposed. Associate Planner Keho responded that draft was acceptable and it :would be streamlined at the next stage of the application. Chairman Stulberg asked Mr. Gair to explain the reasoning behind the guest parking lots proposed. Mr. Gair stated that because of the shared driveways for some of the homes, even with 3 car garages and the room to park one car on the driveway surface, they felt that additionalparking would be needed for guests. He said that the shared driveway design was done to cutdown on the impervious surface coverage. Mr. Clarkson stated that he thought the figure stating that only .17 acres of wetland would be affected by this development was low. Director Dillenid stated a study was done by a qualified wetlands consultant and it confirmed this number. He said that all land that is wet is not necessarily wetland. Mr. Lair stated that the proposed plan responds to the 1991 Wetlands Conservation Act, He said that any wetland taken will be replaced by the developer. Commissioner Stimson stated that she felt the Courtyards plan is a good plan. She said it is good to see a different type of development proposed in the City, which offers the home buyer an alternative to the traditional developments. Planning CommissionMinulcs. March24, 1993 Pagc44 MOTION by Chairman Stulberg, seconded [ y Commissioner Wigley to recommend approval of the request by Janco, Inc. for a Concept Plan for 91 single family detachedlotson42.2 acres located northeast of County Road 9 and Northwest Boulevard, subject to the conditions listed in the March 12, 1993 staff report. Roll Call Vote. 5 Ayes. Motion carried on a 5-0 vote. MOTION by Chairman Stulberg, seconded by Commissioner Stimson to recommend approval of the request by Janco, Inc. for a RPUD'Preliminary Plat/Plan, Conditional Use Permit, and Variance, subject to the conditions listed in the March 12, 199S staff report. c MOTION to Amend by Chairman Stulberg, seconded by Commissioner Stimson to include in Condition No. 24 that all perimeter landscaping maintenance be maintained by the Homeowners Association and included in writing in the HOA document., Roll. Call Vote. 5Ayes. Motion carried on an unanimous vote. J Motion to Amend by Chairman Stulberg, seconded by Commissioner Wigley, tochangethelotcoverageinCondition13, for Lots 1-5, Block 1, Begin park Estates to31percent. Mr. Tom Graham, the petitioner, stated that he would like to change the street name in this portion of the development changed to Begin Estates Boulevard. Commissioner Stimson asked if the reduction to 31 percent lot coverage for Lots 1-5, Block 1, Begin Park Estates would prevent an owner from having space to build ascreenporchatalatertime. Mr. Gair stated that it would'd, depend on the percent of lot coverage of the house, and that a smaller house could be built to allow such an option at a later time. Roll Call Vote on Motion to Amend. 5 Ayes. Motion carried on an unanimous vote. Chairman Stulberg and Commissioner Wigley each stated that they did not want to see Condition 17 regarding the park trail Outlot C changed as had been requested earlier bythepetitioner. Roll Call Vote on Main Motion as twice amended. 5 Ayes. Motion carried unanimously. 0 Planning Commission Minutes March 24, 1993 Pagc 45 MOTION by Chairman Stulberg, seconded by Commissioner Stimson to recommend approval of the Ordinance to reclassify the land, and Setting Conditions to be met Prior to the Publication of the Rezoning Ordinance for Janco, Inc., for property located northeast of County Road 9 and Northwest Boulevard. Roil Call Vote. 5 Ayes. M011ON carried unanimously. Tom Graham stated that he would like the name Courtyards of French Creek changed back to the original name of Begin Park Estates, and that all reference to such be; changed. CITY OF PLYMOUTH (93014) Chairman Stulberg introduced the request by the City of Plymouth for a Lot Division/Consolidation and Subdivision Ordinance Variance for property located at the southwest comer of County Road 6 and Juneau Lane. Chairman Stulberg waived the review of the March 11, 1993 staff report. MOTION by Commissioner Wigley, seconded by Commissioner Witt to recommend approval of the request by the City of Plymouth for a Lot Division/Consolidation and Subdivision Ordinance Variance for property located at the southwest comer of County Road 6 and Juneau Lane, subject to the conditions listed in the March 11, '1993 staff tele =t. Vote. 5 Ayes. Motion carried. CITY OF PLYMOUTH (93015) Chairman Stulberg introduced the request by the City of Plymouth for a Lot Division and Subdivision Ordinance Variance for property located northwest of County Road 6 and Xanthus Lane, Chairman Stulberg waived the review of the March 12, 1993 staff report. MOTION by Commissioner Wigley, seconded by CommissionerrSyverson, to recommend approval of the request by the City of Plymouth for a Lot Division and Subdivision Ordinance Variance for property located northwest of County Road b and Xanthus Lane, subject to all conditions listed in the March 12, 1993 staff report: Vote. 5 Ayes, Motion carried on a unanimous vote. M M Plenuing Commission Minutes March u,1993 Page 46 CITY OF PLYMOUTH - AMENDMENT TO THE PARK AND TRAIL. SYSTEMyr Chairman Stulberg introduced the request by the City of Plymouth to Amend the Park and Trail System Element of the Plymouth Comprehensive Plan regarding the location of a Community Play -field for property located at the northwest comer of Peony LaneandtheSooLineRailroad. Director Dillemd reviewed the March 19, 1993 memo regarding this item and suggested that the Public Hearing be continued until he gets some answers from theCityAttorneyregardingthisissue. Chairman Stulberg opened the Public Hearing. Chairman Stulberg introduced Mr. Michael Matte, co-owner of Ehn Creek GolfCourse. Mr. Matte stated that he is owner of a small portion of the prepay located at the southwest comer ofproperty, which was included as part of the proposed communityplayfield. He said that he is in favor of the proposed community playfield at this location. He suggested that staff check the soil on this parcel as he was told there were some pollutants in the soil in that area (atrazine use to prevent weeds). Director DMerud stated that he would check into the correct boundary lines for theproposedplayfield. Chairman Stulberg stated the public hearing will be continued at the April 14, 1993. The meeting adjourned at 8:30 p.m.