HomeMy WebLinkAboutPlanning Commission Minutes 04-14-1993CITY OF PLYMOUTH
PLANNING COMMISSIONMx NOTFS
APRIL 14, 1993
MEMBERS PRESENT: ChairmanMiike Stulberg, Commissioners Ed Albro, Julie
Witt, Mike Wigley, and Dennis Zylla.
MEIIBER.S.ABSENT Commissioners Scott Syverson and Barb Stimson.
STAFF PRESENT:. Director Chuck Dillemd, City Engineer Dan Paulkner,
Associate Planner John'Keho, and Planning Secretary
Jackie Watson.
MINUTES:
MOTION by Chairman Stulberg, seconded by Commissioner Wigley to approve tha
March 24, 1993 Planning Commission Minutes.
Vote. 3 Ayes. Commissioners Zylla and Albro abstained.
MOTION by Commissioner Wigley, seconded by Commissioner Albro to approved the
March 31, 1993 Planning Commission Minutes.
Vote. 5 Ayes. Motion carried.
CARLSON REAL ESTATE COMPANY, INC. (93019)
Chairman Stulberg introduced the Continued Public Hearing for Carlson Real Estate
Company for a Land Use Guide Plan Amendment from Into CR -2; Rezoning from I-1
to B-2; General Development Plan Amendment; Site Plan for a Wal-Mart Store;
Conditional Use Permit for outside storage and automotive repair, Variance for
signage; and, a Preliminary Plat and Final Plat to create 5 lots, at the southeast corner
of Carlson, Parkway and -494.
Director Dillemd raviewed the April 8, 1993 staff report:
Chairman Stulberg opened the Continued Public Hearing.
Chainnan Stulberg introduced Mr. Robert Hoffman, representing Wal-Mart.
Mr. Hoffman introduced the consultants present. He said that it was not the applicant's
intent to inhibit public testimony at the Misch 31, 1993 Public Hearing by the long
presentation the petitioners presented.
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April 14,1993
Page 55
Mr. Hoffman gave the Commissioners a handout, and he reviewed the handout for the
Commission and the public. Mr. Hoffman discussed the request for the land Use
Guide Plan change. He also discussed the applicant's prediction of future delays in
economic development of this site if it remains guided as indcstrial/office.
Mr. Hoffman stated that there is other CR2 guided property in the City of Plymouth
which is located adjacent to LA -2 guided sites; and that the adjacent site to that being
requested for reguiding, is also guided as IA -2.
W. Hoffman di;uMed the Traffic Study done for this proposaL. He said he agreed
that the foremost item discussed at the previous hearing was traffic generation. He said
that there are many industrial uses that do operate evenings and weekends as would the
case with a retail use. He said that the increased traffic would not adversely affect the
current roadway system nor would any improvements need to be done to the existing
roadways.. He said that the traffic from Cheshire Lane would not impact and move
into the neighborhoods. He stated that the existing freeway noise would Ir: greater than
the noise created by this proposed development. He explamed that their consultants
said that the truck noise resulting from industrial development on this site would exceed
the freeway noise. He said that truck traffic for an industrial use would be 80% greater
than that of the proposed retail use.
M.T. Hoffman said the s.Sety factors of this plan exceed the current plan and include
fencing and signage to keep traffic out of the existing neighborhoods. He said that
industrial use buildings would be closer to the neighborhoods that this proposed use.
He said that the P.M. peal, traffic would be less if it Was reguided as a retail use and
that there would be less building mass, improved building architecture, and greater
preservation of trees.
Mr. Hoffman reviewed compliance to the land use ieclass'diication criteria. He said
that there is a lack of CR -2 property in the City that ia 18 acres or more. He said that
it was the goal of Carlson Companies to have the existing General Development Platt
completed by 1992 but they could not do so due to the changed market for industrial
land. He said that because of the market change in demand for industrial/office, this
amended plan has been presented to complete the General Development Plan for this
site.
Chairman Stulberg responded to a statement made by Mr. Hoffinen'that Director
Dillenrd suggested this site. Chairman Stulberg stated that staff pointed out several
sites in the City, not just this particular site.
Chairman Stulberg introduced a. letter received today from Elizabeth and Charles
Carlson suggesting that Carlson Companies donate this site as a park.
Planning Commission Minutes
April 14, 1993
Page 56
Chairman Stulberg introduced Mr. representing the Berkshire HomeowJerry Leiniuger, of 136245th Avenue North, ners Association.
Mr. Leininger stated thrt r previous proposed plan to regulde from industrial to RetailofCountyRoad6andHembrookLanewasdeniedbytheCityCouncil. He stated thatMayorBergmanstatedthedenialwasbecauseoftheCouncil's concern with increasedtraffic, safety and because it was adjacent to single family homes. He said that theseissuesalsoapplytothisproposal.
Chairman Stulberg introduced Ms. Marion Bohnsack of 330 Zinnia Lane North
Ms.'Bohnsack stated that they have been assessed for street construaion,_and havegonethroughmanyphasesofdevelopmentinthisarea. She said they were led tobelievethatthenorthendofthissitethatiszonedcommercialwouldbeusedforsomethingthanwouldnotgeneratealotoftraffic. She said she would,liketo knowwhatwouldthetaxgenerationbeifsomethingotherthanWal-Mart were built on thissite. She asked if the Wal-Mart Store would be pursued if the Minnetonka Sam's Clubwasdenied.
Chairman Stulberg introduced Mr. I,aVenr Howe of 215 Zinnia Lane,
Mr. Bowe stated that he agreed with the items discussed by Mr. Leininger. He saidthatthechangeinthelanduseforthisproposeddevelopmentwouldbealosstoallexistinghomeowners. He said that the existing industrial uses are good neighbors andthathepreferstheindustrialuseofthissite. He said he would like to know the amountoftaxesthatwouldbegeneratedbyWal-Mart versus the industrial use. He said thattheCityneedsjobsthatwillsupportahousehold; not the entry level, low paying jobswhichWal-Mart would supply. He stated that it is difficult now to get on PlymouthRoad, and the increased traffic would add to the problem,
Chairman Stulberg introduced Mr. Patrick Cannon, of 260 Berkshire lane,
Mr. Cannon stated that he would like someone to explain the study that was doneregardingthenoisethatwouldbegeneratedfromthisproposal.
Chairman Stulberg introduced Mr, Gene Huszcza, 255 Berkshire Lane.
Mr. Huszcza stated that he wanted to see the peace and quiet of the neighborhoodPreserved. He said that he was afraid the construction of a Wal-Mart Store would' decrease their property values.
Chairman Stulbcrg introduced Ms. Rose Tobelthann, of 415 Sycamore Lane.
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April 14, 1993
Page 57
Ms. Tobehnann stated that the current uses in the area create truck traffic in theneighborhood. She said she would like to see where the other CR -2 sites are it, Plymouth. She said that this proposed Wal-Mart Store would be competing withRidgedale, Target and other retail businesses close by. She said she would like to see astudydoneonhowaWal-Mart Store in other areas has affected the value of homes inthenearproximity. She said she is also concerned with the increase in traffic thisProposalwouldgenerate'.
Chairman Stulberg introduced Mr. Alan,Gustner, of 14611 Gleason lake Road.
Mr. Gusmer stated that he is most concerned with the traffic problem, including thegarbagehaulerand ,semi -truck traffic, and the lighting at night.
Chairman Stulberg closed the Public Hearing.
Director Dil/erod stated that he discussed the hypothetical generation of taxes at thislocationbybotharetaildevelopmentandanindustrial/office site with the CityAssessor. He said that they used the assumption that if both types were developed in1993, a similar doh'ar amount in taxes would be generated. He said this is a difficultquestiontoanswerbecausewedon't know what the quality of an industrial buildingwouldbe. He said taxes generated between the current and Proposed plans would be apush" if time line aspects are taken away.
Director Dillenid stated that the Wal-Mart site is being; considered independently fromtheMinnetonkaSam's Club site.. He said he did not know what the applicant would doifoneortheotherplanwasdenied.
Rick Nau, BRW, described how he tested the noise levels that would be generated fromaproposedWal-Mart Store. He said that he monitored the noise levels for four 1/1hourperiodsatdifferenttimesoftheday; choosing times of day when the proposedWal-Mart store would be open. He said he picked standards similar to State noiselevels. He said'he recorded noise levels of the freeway traffic. He said he also testedthenoiselevelofacardoorslammingontheproposedparkinglotsitefromvariousdistancestotheexistinghomesnearby.
DirectorDillemd asked Mr. Nau if other noises related to a parking lot wereconsideredalongwiththedoordammingofcars.
Mr. Nau responded that noise levels would go up according to the analysis, but theywouldbeverysimilartothosethatwouldbeassociatedwiththeapprovedduinstrial/office land use. He said the noise levels in the area will go up just from theincreaseintrafficonCheshireIane,
Commissioner Wtgley asked Mr. Nall to point out where the monitoring sites were,
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April 14, 1993
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Mr. Nan stated that 10 receptor sites were monitored. He displayed a diagram for the
Commission to view.,
Commission Wigley asked Mr. Nan 11 lie had monitored the noise levels during off
peak hours. He asked if there would be a noticeable noise level increase on the
weekends. He stated that even though the freeway noise would diminish on a
Saturday, the traffic noise level on Cheshire Lane would increase.
Mr. Nan responded that he had not monitored the noise levels during off peak hours,
only during. P.M. weekday peak hours. He said that there would be a noticeable'
change in the noise level on Saturdays. Ile said it ttakes a doubling of the noise level
to raise the noise decibel a minimum of 3 decibels, which is the small noise level,
change.
Director Dillemd stated that they could possible be looking a magnitude increase of 4-
5 decibels, -
Director Dillerud discussed the location of other CR -2 guided sites in the t'.ity.. He
said that the available CR -2 guided sites were discussed with the petitioner prior to the
time of this application. He said that the previous application for a Wal-Mart store in
Plymouth was analyzed in the same way as this new application. He stated that staff's
desire is to have a balanced community and this balance is considered in the Land Use
Guide Plan.
Chairman Stulberg stated that the Planning Commission does not: get involved with the
issues of property values.
Associate Planner Keho discussed the lighting plan for this application. He said that
the proposal does meet the .5 foot candle contour regulations. He said that lighting
would be reduced during non -business hours.
Chairman Stulberg called a recess at 8;50 p.m. The meeting was reconvened at 9:00
p.m.
Commissioner Wigley commented that the petitioner's presentation emphasizes the tak
benefit to the City by approving this proposal. He said that this is a matter of timing,
and so many issues are business cycle based. He said he realizes that the business cycle
currently does not favor an industrial/office use. He said he doesnot buy the argument
That itwill 'take 10 years for this site to develop as industrial/office because this is one
of the most favorable areas in the City for industrialloffice development.
Commissioner Albro stated he does not support the reguiding. He said he finds its hard
to see where any of tho criteria are met, especially No, 5 & No. 7, He said that the
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April 14, 1993
Page 59
CR -2 guiding on the site that abuts low density residential is very small and will limitwhattypeofbusinesscouldbeplacedonthatsite.
Commissioner Albin stated that in many instances commercial, industrial and retail
businesses have petitioned the City for lower taxes, shifting the burden to the citizens.
Therefore he said he did not feel the issue of tax revenue from the immediate
deve;opment of this site was relevant. He stated that he feels this is a prime location
for development as currently guided.
MOTION by Commissioner Wigley, seconded by Commissioner Witt to deny the land
Use Guide Plan Amended requested by Carlson Real Estate Company for reguidingfromIPtoCR -2 for a Wal-Mart at the southeast comer of Carlson Parkway and I-494;
subject to the 3 findings for denial listed in the March 19, 1993 staff report.
MOTION to Amend by Commissioner Wigley, seconded by Commissioner Witt to add
2 findings to the reason for denial; 1) little if any benefit accrues to the City; and, 2)
the proposed reguiding will significantly impact the neighbors, more so than the IP
guiding, because of increased traffic, timing of traffic and noise.
Roll Call Vote on Motion to Amend. 5 Ayes. MOTION carried unanimously.
Roll Call Vote on Main Motion. 5 Ayes. MOTION carried on a 5-0 vote.
CITY OF PLYMOUTH PARK AND TRAIL SYSTEM ELEMENT
Chairman Stulberg introduced the request by the City of Plymouth for Amendment to
the Park and Trail Element of the PlymouthComprehensive Plan regarding the
relocation of a community play field'.
Associate Planner Keho reviewed the April 9, 1993 staff report. Associate. Planner
Keho stated that a revised map was placed on the table for the Commissioners before
the meeting which eliminates the southwest corner of the site as being a part of theproposedplayfield.
Director Dillemd stated that he had discussed this proposal with the City Attorney andwastoldthattheCitycouldgoaheadwiththeParkPlanchangewithoutconcernwith a
possible "taking".
Chairman Stulberg opened the Continuation of the Public Hearing,
Chairman Stulberg introduced Mt. Mike Klatte, of 18515 County Road 24,
Planning Commission Minutes
April 14,1993.
Page 60
Mr. Klatte stated he was happy to see the revised map as the portion eliminated from
the proposed site fora community play field is owned by the Elm Creek Golf Course;
as he had stated at the March 24, 1993 meeting.
Chairman-Stulberg introduced Ms. Betty Baer.
Ms. Baer asked if this park will be active or wild life, just a play field or something
other. She asked if the gravel road on Peony lane to the site will be upgraded.
Chairman Stulberg closLd the Public Hearing;
Director Dillemd explained the play field use as being a ball park, with lights. He said
this is a long range plan, and it will be many years before it is aplay field. He said it
could even be a combined school/play field. He said that Peony lane would have to be
upgraded and paved, as it is a major roadway in the future plans for the City. He said
the City would probably pick up most of the costs for this mad. He said the railroad
crossing would have to be addressed also, possibly as an elevated crossing.
MOTION by CommissionerWigley, seconded by Commissioner Albro to recommend
approval of the request by the City of Plymouth for an Amendment to the Park and
Trail Systeni Element of the Comprehensive Plan regarding the location of a
Community Play field at the northwest comer of Peony Lane the Soo Line Railroad.
Roll Call Vote. 5 Ayes. Motion carried on a unanimous vote.
ORRIN THOMPSON HOMES (92115
Chairman 5tulberg introduced the request by Orrin Thompson Homes for a RPUD
Concept Plan; Preliminary Plan/Plat and Conditional Use Permit; Rezoning from FRD
to R1A and R-2 of 110.5 acre site for a 173 single family unit and 86 twinhome unit
development; and a Subdivision Code Variance for cul-de-sac length; located at the
southeast corner of Old Rockford Road and Dunkirk lane.
Associate Planner Keho reviewed the April 8, 1993 staff -report. He explained some
revisions to the staff report that were handed outto the Commissioners before the
meeting.
Commissioner Wigley asked what the underlying guiding was for this site.
Associate Planner Keho responded that the underlying guiding was LA -1 and LA -2,
Chairman Stulberg introduced Mr. Greg Prank representing the petitioner,
PlamtingCommission Minutes
April 14,1993
Page 61
Mr. Frank explain the changes in this plan that differ from the previous plan which was
recommended for denial by ;the Planning Commission. He described the design of the
twinhome units, which in appearance look like single family homes.
Mr. Frank stated that the petitioner would like to proceed with the grading at the
Preliminary Plan/Plat stage when approved even though the City has not completed the
acquisition of the park area, as is prohibiti•'1 in Item 27 of the staff report.
Mr. Gair stated that the petitioner would like to proceed with the Final Plat for the
project, which is prohibited in Item 31 of the staff report, and not be held up by the
construction of New County Road 9.
Mr. Bill Pritchard stated that the access onto Rockford Road from the previous
application has been eliminated and only access to the site is from Dunkirklane.
Chairman Stulberg opened the Public Hearing.
Chairman Stulberg introduced Mr. Kevin Leuer of 4335 Weston Lane.
Mr. Leuer stated that twinhomes on the proposed plan north of the creek are not
consistent with the guiding. He said that the twinhomes should all be south of the
creek. He said that the buffering on the east side of the site should be equal to that on
the west side of the plan. He said he felt that the east side twinhomes could disturb any
new homes built on Xene Lane, and should be consistent with the underlying guiding.
Chairman Stulberg introduced Mr. Chad Quiggle of 16440 Old Rockford Road.
Mr. Quiggle stated that he agrees with Mt, Lauer's concerns, and he would like to hear
a description of the harming on Old Rockford Road. He said he would like to know
how much land on each side of the road will be needed for the upgrading of the road.
Chairman Stulberg introduced Mr. Phil R nggenberg, of 1607 Black Oaks Lane.
Mr. Ringgenberg stated he was representing the Plymouth Presbyterian Church which
owns the site adjacent to this proposed plan. He said that they removed their site from
inclusion in this revised plan because they understood they would not have to file a
plat, thus eliminating the cost to the church.
Chairman Stulberg closed the Public Hearing,
Associate Planner Keho described the proposed buffering along Rock -ford Road. He
said that a detailed Landscape Plan will be prepared at the Final Plat stage.
Associated Planner Keho described the depth of hack yards abutting County Road. 9.
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April 14, 1993
Page 62
Director DWemd stated that the church site is a separate tax parcel and will not have to
be platted. He suggested to Mr. Ringgenberg'that it be. platted'uurit is not a
requirement.
Chairman Stulberg stated that this discussion regarding the church site does not give the
church any guarantees. He said that the Planning Commission is only looking at the
Orrin Thompson proposal.
Commissioner Zylla asked for a description of the passive and active open space
proposed for the site, and whether there would be a Homeowner's Association.
Mr. Frank pointed out the open space proposed for the site. He said that there will be
a Homeowner's Association only for the twinhome portion of the site.
Commissioner Zylla asked why the petitioner was still proposing some twinhomes
north of the creek.
Mr. Frank stated that Council direction was for a smooth transition from single family v
to multifamily. He said the petitioner feels that the transition within their project using
a neighborhood street as the transition line and the use of the creek as an amenity for
the twinhomes.
Commissioner Zylla asked why the petitioner did not try to intensify the density; why
single family detached unit were below 15,000 square feet in size and not closer to the
underlying, guiding; and, why no bonus points were being requested.
Mr. Frank explained the Bridlewood project and bonus points in that project. He said
they had to deal with the wetlands on this site and they wanted this plait to be similar to
the Bridlewood plan, He said the lot sizes average 14,000 square feet. He explained
that if they had been able to use the oudot areas in their calculations; the average lot size j
would have been 15,000 square feet or more.
Commissioner Zylla stated that he was glad to see that the wooded area on the site is
being preserved,
Mr. Pritchard stated that they are sensitive to the issue of preservation.
Commissioner Albro asked if the Homeowners Association for the twinhomes would be
responsible for the maintenance of the oullots.
Director Dillerud responded that the small outlot would be maintained by the
Homeowners Association, and the targe one would be maintained by the City.
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Planning Commission Minutes
April 14, 1993
Page 63
Commissioner Albro stated that he liked this plan which places the twinhomes in the
middle of the project
MOTION by CommissionerAtbm, seconded by Commissioner Zylla, to recommend
approval of the request by Orrin Thompson Homes for RPUD Concept Plan of a
110.5 acre site for a 173 single family unit and 86 twinhome unit development; and a
Subdivision CodeVariance for cul-de-sac length, located at the southeast comer of Old
Rockford Road and Dunkirk lane, subject to all conditions listed in the April 8, 1993
staff report, and including the changes in the April 14, 1993 memo.
Roll'Call Vote. 5 Ayes. Motion carried on an unanimous vote.
MOTION by Chairman Stulberg, seconded by Commissioner Witt to recommend
approval of the RPUD Preliminary P1an/Plat,and Conditional Use Permit; RezoningfromFRDtoRlAandR-2; and,, Subdivision Code Variance for cul-de-sac length at
the southeast comer of Old Rockford Road and Dunkirk lane, subject to the conditions
listed in the April 8, 1993 staff report, with the correction in item No 31 of "NewCountyRoad9" replacing Old Rockford Road.
MOTION to Amend by Commission Wigley, seconded by Commissioner Albro'to
change condition No 13 b.stating that reduced front setbacks will be contingent oniapprovalbystaffonacase-by-case basis to allow for increased preservation of natural
site resources; and. to delete condition No. 24.
Roll Call Vote on Motion to Amend. 5 Ayes. Motion carred on an unanimous vote.
MOTION to Amend by Chairman Stulberg, seconded by Commissioner Zylla to amend
condition No. 27 to allow'the petitioner to proceed with grading of the site prior to theresolutionofthereclassificationofthesitetoLA -2 and LA -1.
Director Dillemd stated that the Land Use Guide Plan Amendment has to be approved
by the Metropolitan Council before it becomes final and he is uncomfortable with theAmendment.
Roll Call Vote on Motion to Amend.. 4 Ayes, Commissioner Wigley voted Nay. Motion carred on a 4-1 vote.
Roll Call Vote on Main Motion as amended. 5 Ayes. Motion carried unanimously,
NEW CENTURY HrjWS,'INC. (93018)
Chairman St llberg introduced the request by New Century Homesc Inc. for a
Preliminary Plat for a six lot single family subdivision, including a variance from the
Planning Commission Minutes
April 14, 1993
Fage 64
minimum lot area, and the rezoning of an 8.73 acre parcel of land from FRD to R lA,
located southwest of Holly Lane and Old Rockford Road, east of Kimberly Lane
School.
Associate Planned Keho reviewed the April 1, 1993 staff report.
Chairman Stulberg introduced Mr. Derrick Passe, representing New Century Homes,
Inc.
Mr. Passe stated that he was in agreement with the staff report, and will try to preserve
trees during the grading process.
Chairman Stulberg opened the Public Hearing.
Chairman Stulberg introduced Ift Roger Vrieze of 17135 Old Rockford Road,
Mr. Vrieze stated that he would like to be protected from the proposed cul-de-sac by
some type of barrier so that children could not use it. He said he was afraid the
children would run down the cul-de-sac and end up in the pond. He said he felt 4.
higher priced houses would be better on the site than the 6 that are proposed.
Chairman Stulberg introduced Linda Vrieze of 1.7135 Old Rockford Road.
Vs. Vrieze stated that her concern is the smaller sized lots being so close to their. Luger
home.
Chairman Stulberg closed the Public Hearing.
Mr. Passe stated that the price of the homes will be approximately $250,000. He said
the lot widths meet the City standards, and that economics dictated the plan for 6 lots.
Planning Commission Minutes
April _14, 1993
Page 65
MOTION by Commissioner Wigley, seconded by Commissioner Zylla, to recommend
approval of the request by \'ew Century Homes, Inc. fora Preliminary Plat fora six
lot single family subdivision including a variance from the minimum lot area; and, the
remising of an 8.73 acre parcel of land from FRD to R 1A, located southwest of Holly
Lane and Old Rockford Road east of Kimberly lane School, subject to all conditions
listed in the April 1, 1993. -- Y
Roll. Call Vote. 5 Ayes. Motion cairied on a unanimous vote.
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GWENDOLYN WELLS. (93020) 5
Cbabman Stulberg introduced the request by Gwendolyn Wells for a Lot Division and
Variance for lot size and lot width for Lots 7 and 8, Block 3, Parker's Lakeside Second
Addition, located at 445 Quantico Lane.
Chairman Stulfierg waived the review of the April 2, 1993 staff report.
Chairman Stulbetg introduced Ms. Gwendolyn Wells, the petitioner.
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Ms. Wells stated that she was in agreement with the staff report.
MOTION by Commissioner Wigley, seconded by Commissioner Albro to recommend
approval of the request by Gwendolyn Wells for a Lot Division and Variance for lot
size and lot width for Lots 7 and 8, Block 3, Parker's Lakeside Second Addition,
located at 445 Quantico Lane, subject to all conditions listed in the April `2, 1993 staff
report.
Vote. 5 Ayes. Motion carried on a unanimous vote.
The meeting adjourned at 10:30 p.m.
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