HomeMy WebLinkAboutPlanning Commission Minutes 04-28-1993CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
APRIL 28, 1993
MEMBERS PRESENT: thahman Mike Stulberg, Commissioners Ed Albro, Scott
Syverson, Barb Stimson, Julie Witt, and Dennis Z,ylla.
MEMBERS ABSENT: Commissioner Mike Wigley.
STAFF PRESENT: Director Chuck Dillerud, City Engineer Dan Faulkner,
Associate Planner John KrbD, and Planning Secretary
Jackie Watson.
MINUTES:
Motion by Commissioner Zylla, seconded by Commissioner Albro to approve the April
14, 1993 Planning Commission Minutes.
Vete. 4 Ayes. Commissioners Stimson and Syverson abstained. i
METROPOLITAN LIFE (91071)
Chairman Stulberg introduced the request by Metropolitan Life to Amend a RPU'D
Planned Unit Development Preliminary Plan, Conditional Use Permit and Final Site
Plan to increase offstreet parking by 99 places on an existing site; including a variance
to exceed 30 percent impervious coverage in the Shoreland Overlay Management
District, located at 15700 Rockford Road,
Associate Platmer Keho reviewed the April 13, 1993 staff report.
Chairman Stulberg introduced Mr. Richard Morris representing the petitioner,
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Mr. Morris stated that Metropolitan Life met with the Plymouth Creek; homeowners 4
times. He said one of the requests by the Plymouth Creek Homeowners was that 100
percent of all light emitting from the site be blocked, and if :it was not blocked, they
would have the right to ask that the applicant correct the situation. He said the lighting
they are proposing at this time is essential and will be essentially blocked. He
commended the members of the Plymouth Creek Hcmcowners Association for their
time in meeting with them to try and work out a plan. He said that he believed the
Plymouth Creek Homeownerg are probably still not happy with this request.
Chairman Stulberg introduced Ms. Barbara Ruhberg, Manager of the Vicksburg
Village Apartments.
Planning Conunission Minutes
Apffl2g,1993
Page 67
Ms. Rullberg discussed the parking management plan for the Vicksburg Village
Apartments. She stated that they have restricted the number of vehicles per each
renter; and, the parking of trailers and boats in the parking lot, She said that this
request is for the; weffkm of the occupants and will allow 2 parking spaces per
apartment.
Chairman Stulberg *introduced Aft. Dan Surdahl.
W Surdadd explained the landscape plan and berming proposed for the site. He said
that the berm could not be higher without encroachment W'to the floodway if a 3 to 1
slope is to be maintained. The tennis courtberm needs to be 8 to 10 feet tall. Afence
also screens this portion of the site.
Mr. Surdald stated that the lighting they are proposing includes shoebox style lights,
which direct the fight downward with the bulb not being visible.. He, explamed the cone
drawings showing at what distance light could be seen. He described the plant
materials they planned to use to screen the light within the cones. He said the proposed
light poles will be 20 feet high. He explained that they looked at many different types
of lighting, shorter poles, floodlights, and other alternatives; but this plan provides the
best lighting for the safety of the renters.
Chairman Stulberg opened the' Tublic Hearing. I
Chairman Stulberg introduced Mr. Patrick Hallisey of 4065 Quantico Lane North..
Mr. Hallisey stated that he was representing the residents of Plymouth Creek
Townhome development. He reviewed the original pjsm for the construction of the
apartment building, and stated that at the time of application they questioned whether
there would be enough parking for 334 units. He explained that City Council du'-rxdon
to the applicantwas to come up with adequate solution to the parking problems at the
Fite, not to increase the size of the parking lot. He said that the Commission is not
dealing with new plan, but an amendment which must meet the criteria of the
Conditional Use Permit and Variance standards. He stated that the petitioner told hirin
that they would not discuss the proposed fighting plan with the homeowners.
Mr, Hallisey stated that a neighbor of his called the apartment complex. and askdd if
there were any restrictions as to the number of cars allowed per apartment. He said the
neighbor was told that there were no restrictions. He said that there are more cars
registered at the apartment complex than there are parking spaces. He stated that he
does not feel the site is managed properly, and that the homeowners would like a deed
restricting the applicant front ever developing any closer to Plymouth Creek,
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Planning Commission Nnutes
Apr1128,J1993
Page 63
Mr. Hallisey stated that the Plymouth Creek Townhome owners want to discuss the
proposed lighting plan with the petitioner before it is acted upon by the Planning.
Commission. He said that they also want all screening done with plantings and no
walls.
Mr. Hallisey stated that this request does not meet all the variance criteria.
Chairman Stulberg introduced Ms. Dee Bloch.
Ms. Bloch stated that she supports Mr. Hallisey's comments. She said that she wanted
to see this problem resolved.
Mrs. Hallisey was recognized again. He asked'the Planning Commission to direct the
petitioner to work with the homeowners on the lighting plan. He also asked that the
Commission stipulate that the applicant could never come back again with a inquest for
more parking. -
Chairman Stulberg closed the Public Hearing.
Mr. Moms stated they had asked to meet with the homeowners recently. He said he
was told that if they would not disc iss the proposed lighting plan the homeowners did
not want to meet just to look at the plan.
Commissioner Wilt asked Mr. Sjordal why the berm could not be higher than 3:1
slope.
Mr. Sjordal explained that a slope steeper than 3:1 can not be maintained by a mower;
and, that erosion would destroy all vegetation if the slope were steeper.
Commissioner Witt asked Mr. Sjordal to discuss 8 foot light poles versus 20 footlight
poles.
Mr. Sjordal stated that dark shadows are created with the use of shorter poles which'
would inhibit safety in the parking lot.:
Commissioner ZyYla asked how many 10 foot light poles are proposed.
Mr. Sjordal stated that the proposed plan includes 4-20 foot poles at 20 foot intervals,
and 2 poles 10 feet apart.
Commissioner Zylla asked what it would take to solve the lighting problem. He asked
if the number of light fixtures could be reduced or if the height of the light poles could
be shortened:
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Planning Commission Minutes
April 28,1993
Page 69
tl,'Ir. Sjordal stated that he looked at various light pole heights. He said that the 20 foot
poles are needed in order for the light to cover the entire parking area.
Commissioner Zylla stated that he thought the applicant was trying to create a perfectly
engineered solution in the lighting of the parking lot.
Mr. Sjordal explained that the lighting plan was not perfectly engineered, but was
planned only to create enough light to make the parking lot safe. He said there is a
cost difference when the number ofpoles is increased. The most efficient and cost
effective plan would be to use 30 foot poles.
Commissioner Albro asked if future development on this site could be restricted by the
Planning Commission by adding a condition to the resolution.
Director Dillenid responded that a governing body cannot restrict what another
governing body could do in the future.
Commissioner Albro asked if lights could be put at ground level, instead of on poles..
Mr. Sjordal stated that bollard lighting is not used in parking auras. It is used for
definition and duection, not as a light source,
Commissioner Albro stated that he cannot support any action on this application until
lighting issue is discussed with the Plymouth Creek Townhome residents..
MOTION by Commissioner Zylla, seconded by Commissioner Albro to table any
resolution of this request for 1 month because of the lighting issue.
Roll Call Vote. 4 Ayes. Commissioner Stimson and Chairman Stulberg voted Nay.
Chairman Stulberg stated that he felt this request should not be tabled for the lighting
issue alone. He said his Nay vote reflected his view that many citizens have lights on
their houses, decks, and in their yards which are visible to other homeowners. He said
he felt the homeowners have had enough time to discuss and review this proposal.
Commissioner 5timsun Mated that she agreed with Chairman Stulberg's statement.
Chairman Stulberg ad-ised the audience that this issue will be on May 19, 1993
Planning Commission agenda. He said that there will be no notice to the surrounding
neighbors. Iie stated that even though the Public Hearing has beenclosed, the '
Commission will listen to the petitioner, and l neighborhood representative on the
lighting issue only,
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Planning Commission Minutes
April 28, 1993
Page 70
HANS HAGEN HOMES (93023)
Chairman Stulberg introduced the request by Hans Hagen Homes for a Land Use Guide
Plan Amendment to reguide 71 acres from 1P (Planned Industrial) to LA -2 (Low
Medium Density Residential), located at the northwest comer of County Road 24 at
Medina Road and the Northeast comer of County Road 101 at Medina Road.
Associate Planner Keho reviewed the April 16, 1993 staff report.
Chairman Stulberg introduced Mr. Hans Hagen, the petitioner.
Mr. Hagen stated that most industrial property in Plymouth is adjacent to I-494 and
Highway 55. He said that this site is an island of industrial property surrounded by
residential sites. He said there is no access from this site to County Road. 24; and; that
access to this site would be from Medina Road or County Road 101 traversing along
residential development.
Mr. Hagen stated that this land was guided for residential land use for 25 years. He
said the classification was changed in 1999 to industrial. He said this guiding change
created a pocket of industrial land surrounded by residential sites. Ile explained that
the demand for industrial sites has bottomed out and the demand will not be there for at
least 10 years.
Mr. Hagen discussed the locational criteria which mustbe, met for reclassification of
land. He said there is a demand for residential sites in Plymouth and they are needed
to meet the demand of the number of persons in the work force in Plymouth. He said
this site does not meet the criteria as being on a major arterial roadway for industrial
sites, and it is not served by railroad or mass transit.
Mr. Hagen stated that according to the 1990 Springstead report the demand for
industrial on this site starting in 1997 will be very minimal. He said he felt his
residential proposal fits better with the surrounding neighborhood.
Mr. Hagen stated that the overpopulation of scbWs should not be a part of this issue.
He said he cannot find a 10 acre tract in the City raf Plymouth for residential.
development that is not now being developed or riontrolledby another developer. He
said he did not feel this request for reguiding wdAd seta precedent because it was
guided as residential for 25 years.
Chairman Stulberg opened the Public Hearing.
Chairman Stulberg introduced Mrs, Mary % euor of 17435Medina Road.
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Planning Commission Minutes
Apri1.28, 1993
Page 71
Mrs. Letter stated that she owns the parcel between the two proposed portions of the
Hagen site. She said that other residential developments in the area are already
increasing the school population, and that this site, if reguided to residential, will
impact the schools. Mrs. Letter stated that they have aheady been assessed for water
and sewer, and for Medina Road at industrial assessment rates. She asked if they
would be reimbursed for the industrial rate assessments if this site were reguided.
Chairman Stulberg introduced Mr. Kevin Leuer of 4335 Weston Lane. i
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Mr. Letter stated that he supports the industrial use of this site. The present Letter farm
site is more compatible with the industrial use than a residential use. He said that the
impact on the schools is a concern as is the need for additional revenues to build
schools. He said that herr; are significant roadways around this site to handle industrial
traffic, especially Medina Road which was built to industrial grade. a
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Chairman Stulberg introduced Mr. Theodore Johnson of 3131 Fembrook Lane. @
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Mr. Johnson, stated he is an owner of a portion of the industrial site and he is against
the reguiding of this site.
Chairman Stulberg introduced Ms. Laurie Jones,
Ms. Jones stated that she is a homeowner in the area and is comfortable with the
industrial use designated for the site. She said that she is concerned with the impact on
schools if this site were reguided as residential.
Chairman Stulberg introduced Mr. Rory Walker of 17425 -34th Avunue North.
Mr. Walker stated that he bought his home knowing this site would be developed as
industriai and is comfortable with this classification. He asked if there were difFefent
classifications of industrial.
Chairman Stulberg closed the Public Hearing.
City Engineer Faulkner affirmed that the road construction and utilities installed were
sized for industrial use.
Chairman Stulberg asked that if the guiding were changed to residential would
assessments be refunded to those already assessed for industrial usage.
Director Dillerud stated that he has never seen that type of refund given.
Mr. Hagen stated that less truck traffic resulting from a change in guiding would make
a residential development more appealing.
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Planning, Commission Minutes
April 28,1993
Page 72
Director Dillemd stated that correspondence from the school district stated that this
reguiding would impact the school district.
Commissioner Zylla stated that he called the school district and spoke with Bruce
Halgren. He said that he asked Mr. Halgren if he understood where the boundaries
were that were used to discuss the impact of this development on the school district.
He said that Mr. Halgren stated that he had received a map showing the boundaries and
the he understood them when he responded to the City in his April 16, 1993 letter.
MOTION by Chairman Stulberg, seconded by Commissioner Stimson, to recommend
denial of the request by Hans Hagen Homes fora land Use Guide Plan Amendment
for 71 acres from IP to LA -2, for property located at the northeast comer of County
Road 101 and Medina Road and the northwest comer of Medina Road and County
Road 24, based on the findings listed in the April 16, 1993 staff report.
Commissioner Zylla stated that this is not the case of truck traffic driving down
residential streets. He said that Medina Road is a classified as a major collector and
has been designed to handle industrial traffic. He said this industrial guiding is not in
the middle of residential sites. He explained that ifindustrial development is done
properly, a good industrial development will not devalue nearby residential property.
lie said that the impact on the schools cannot be ignored. He said he feels that the
industrial market will open up within'the next few years, not in the long distance future
as predicted by some people..
Roll Call Vote. 6 Ayes. Motion to Deny carried on a unanimous vote.'
SKYLINE DESIGN, INC. (93025)
Chairman Stulberg fitroduced the request by Skyline Design, Inc. for an Amended
PUD Plan and Conditional Use Permit for Maurice Bryan, for a 3 -season porch in
Cimarron Ponds at 1015 Weston Lane.
Chairman Stulberg waived a review of the April 13, 1993 staff report.
Chairman Stulberg introduced Mr. Bill Splelt, representing the petitioner.
Mr. Splett stated that he agrees with the staff report and the conditions listed therein.
Chairman Stulberg opened and closed the Public Hearing as there was no one present to
speak on the issue.
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Plannicg Commission Irtuutes
April 28, 1993
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MOTION by Commissioner Stimson, seconded by Commissioner Syverson, to
recommend approval of the request by Skyline Design, Inc, for an Amended PUD Plan
and Conditional Use Permit for Maurice Bryan,; for a 3 -season porch in Cimarron
Ponds at 1015 Weston Lane, subject to all conditions listed in the April 13, 1993 staff
report.
Roll Call Vote. 6 Ayes. Motion carried on an unanimous vote
SKYLINE DESIGN, INC. (93026)
Chairman Stulberg introduced the request by Skyline Design, Inc. for an Amended
PUD Plan and Conditional Use Permit for ramlyn Chambers, for a 3 -season porch inCimarronPondsat1254Archerlane.
Chairman Stulberg waived a review of the April 13, 1993 staff report.
Chairman Stulberg introduced Me. Bill Splett, representing the petitioner.
Mr. Splett stated that he agrees with the staff report and the conditions listed therein.
Chairman Stulberg opened and closed the Public Hearing as there was no one piesent to
speak on the issue.
Commissioner Witt stated that the Planning Commission should carefully look at future
developments where this type of request could be made and could set a precedent for
the entire development.
MOTION by Commissioner Zylla, seconded by Commissioner Albro, to recommend
approval of the request by Skyline Design, Inc. for an Amended PUD Plan and
Conditional Use Permit for Maurice Bryan, for a 3 -season porch in Cimarron Ponds at
1254 Archer lane, subject to all conditions listed in the April 13, 1993 staff report.
Roll Call Vote. 6 Ayes. Motion carried on an unanimous vote.
RICK: LARSON (93032)
Chairman Stulberg introduced the request by Rick Larson for a Conditional Use Permit
for an existing gasoline service station and propane gas dispensing at 9605 -36th AvenueNorth,
Chairman Stulberg; waived the review of the April 14, 1993 staff report,
Planning:Cummission Minutes
Apri128,1993
Page 74
Associate Planner Reba stated that there is no proposal with this application to have UHaulRentalsonfilesiteasdidthepreviousowner.
Chairman Stulberg introduced Mr. Rick Larson, the petitioner.
Mr. Larson stated that he will not operate a U -Haul business on this site. He stated
that he is in agreement with the April 14, 1993 staff report.
Chairman Stulberg opened and closed the Public Hearing as there was no one present tospeakontheissue.
MOTION by Commissioner Stimson, seconded by Commissioner Zylla to recommend
approval of the request by Rick Larson for a Conditional Use Permit for an existing
gasoline service station and propane gas dispensing at 9605 -36th Avenue North, subject
to all conditions listed in the April 14, 1993 staff report.
Roll Call Vote. 6 Ayes. Motion carried on an unanimous vote.
CITY OF PLYMOUTH (93o14)
Chairman Stulberg introduced the request by the City of Plymouth for a Lot Division
and Subdivision Ordinance Variance for the Ruth Rosendahl property at the northwestcomeroftheSooLineRailroadandPineviewLane.
Associate Planner Reba reviewed the April 7, 1993 staff report.
Director Dillemd was the City's representative for this application. Lie stated that he
agreed with the April 7; 1993 staff report.
MOTION by Chairman Stulberg, seconded by Commissioner Zylla, to recommend
approval of the request by the City of Plymouth .for a Lot Division and Subdivision
Ordinance Variance for the Ruth Rosendahl property at the northwest comer of the Soo
Una Railroad and Pineview Lane.
Vote. 6 Ayes.. MOTION carried on an unanimous vote,
Commissioner Albro reported on the BOZA meeting discussion of the variance requestissue.
Meeting adjourned at 9:55 p.m.