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.
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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.
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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.
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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.
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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,
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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
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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.
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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.
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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.
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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.