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HomeMy WebLinkAboutPlanning Commission Minutes 08-11-1993CITY OF PLYMOUTH PLANNING COMMISSION MINUTES AUGUST 11, 1993 The regular meeting of the Plymouth Planning Commission for August 11, 1993 was called to order at 7:05 p.m. by Chairman Stulberg. MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Ed Albro, Barb Stimson, and Julie Witt. MEMBERS ABSENT:. Commissioners Scott Syverson, Mike Wigley and Dennis Zy11a. STAFF PRESEND City Engineer Dan Faulkner, Associate Planner John Keho, and Planning Secretary Jackie Watson. MINUTES: MOTION by Commissioner Stimson, seconded by Commissioner Witt to approve the July 28, 1993 Planning Commission minutes. Vote. 3 Ayes, Commissioner Atbro abstained. Motion carried. NORTH SUBURBAN DEVELOPMENT (93035) Chairman Stulberg introduced the request by Nortb Suburban Development fora RPUD Concept Plan, Preliminary Plan/Plat, Conditional Use Permit and Rezoning from FRD and RPUD 86-1 to R-2 of a 29.57 acre site for a 62 lot single family residential development at the southwest comer of I-494 and County Road 47, Associate PlannerKeho reviewed the August 5, 1993 staff report. Chairman Stulberg introduced Mr. Ken Gust, representing the petitioner. Mr. Gust, stated that he would answer questions after the Public Hearing, Chairman Stulberg opened the Public Hearing, Chairman Stulberg introduced Ms. Angela Filer of 13725 -58th Avenue North. Ms. Filer stated that her main concern is the traffic from Annapolis Lune onto County Road 47, because of the many children in the take Camelot Estates area. She said she 0 Planning "($;runission Minutes August 11, 1993 Page 139 hoped that construction trucks would not have to use Annapolis Lane.. She said that a 4 -way stop sign may be needed at the Annapolis Lane/County Road 47 intersection. Chairman Stulberg introduced Mr. Kevin Foote of 13715 -58th Avenue North. Mr. Foote stated his concern was the reduction in height of the berm behind his home, and that any reduction in that berm could increase traffic noise on his property. Chairman Stulberg introduced Mr. Jerome Begin of 5635 Vicksburg Lane. Mr. Begin stated that he is not opposed to the project, but he does not want X; rdum Lane vacated so that he cannot use it to drive his farming equipment to his property. He said that it would not be good for the farm equipment to travel on the residential street Yucca Lane. Chairman Stulberg introduced Mr. Ernest Lindstrom, counsel for Jerome and Betty Begin, from Minneapolis. Mr. Lindstrom stated that the Begin's concerns regarding the vacation of Xenium Lane should be rethought. He said that the anticipated sewer depth of 10 feet would not be adequate for connect to the Begin property. He said that at one time the Begin property was within the MUSA'line and then was moved outside the MUSA line. He said if it were within the MUSA Line the sewer depth requirement would be 15 feet. He asked who had petitioned for the vacation of Xenlum Lane, was it the City or the developer? Chairman Stulberg closed the Public Hearing. Mr. Gust stated that the construction traffic would be routed onto existing Xenhum Lane and then on the new Yucca Lane for utility construction. During the home constniction it would be up to the builders as to which roads aroused. City Engineer Faulkner stated that the Engineering Department monitors truck traffic during development and they make arrangements with the builders prior to building to keep them away from the streets in existing neighborhoods whenever possible. Mr. Gust stated that the berm behind Mr. Foot's home would be dropped about 4 feet but they will be very careful to see that any runoff does not run down onto the Foote property. Chairman Stulberg asked if any plantings would be placed on the berm. Mr, Gust stated that there are trees on the berm and they had not planned to plant any others. Planning Commission Minutes August 11, 1993 Page 140 City Engineer Faulkner stated that the developer is asking that Xenium Lane be vacated so that they can build the berms on the east side of the development. He said the City wo4',ld have to have a Public Hearing for the vacation of Xenium Lane. Associate Planner Keho stated that the vacation of Xenium Lane will end at the south end of the proposed North Suburban Development, on the north portion of the Begin property. Faulkner stated that at a Public Hearing before the City Council and the Councilvote would determine whether the vacation would take place. He stated that the sewer depth of 10 feet is just preliminary. Chairman Stullj rg asked if the Begin site could be served by sewer in some other way. City Engineer Faulkner replied that it could possibly be served from the west. Chairman Stulberg stated that he still has a problem with the farm equipment using the new Yucca Lane and traveling past the new homes, ire asked if City street width provides for a 20 foot piece of equipment to drive on City streets. Associate Planner Keho stated that we have to provide actress, but that regulations do not address the width of vehicles using the street.. Mr. Gust stated that the vacation of Xenium Lane would allow the developer to construct the bean for the outlot in a much better way. City Engineer Faulkner stated that this berm is very important to the development to provide a buffer from traffic noise from the highway. He said that the City would. possibly have asked for the vacation of Xenimn Lane if the applicant bad not done so. Chairman Stulberg asked if private property owner could maintain the proposed vacated Xenium Lane. Associate Planner Keho replied that this would be hard to do because the proposed berm would not leave enough room for the roadway. Mr. Lindstrom discussed state statutes regarding the vacation of streets citing that each property owner affected would have an equal vote regardless of the sive of their property. Stulberg stated that the City has suggested the vacation of Xenium Lane. Commissioner Albro stated that he thought Xenium Lane should be left until future development occurred and then vacated when all the land in the area is developed. He said he thought that if the location of Yucca Lane was moved ;tothe west, there would be room for both the berm and Xenium Lane. M Planning: Commission Minutes August 11,:1993 Page 141 Commissioner Stimson stated that City Engineer Faulkner stated that is it not practicaltohaveparallelstreetsrunningthatclosetogether. MOTION by Commissioner Stimson, seconded by Commissioner Witt, to recommendapprovaloftherequestbyNorthSuburbanDevelopmentforaRPUDConceptPlan, Preliminary Plan/Plat, Conditional Use Permit and Rezoning from FRD and RPUD 86- 1 to R-2 of a 29.57 acre site for a 621 lot single family residential development at the southwest comer of I-494 and County Road 47, subject to all conditions listed in theAugust5, 1993 staff report. Motion to Amend by Commissioner Stimson to remove the condition requiring a 6 footfencein.No.14 and leave this up to the developer. Motion died for lack of a second. Motion by Commission Albro to table this request until further study regarding thevacationofXeniumlaneisdone. Motion died for lack of a second. ' Roll Call Vote, 3 Ayes, Commissioner Albro voted Nay. Motion carried on a 3-1vote. „ Chairman Stulberg asked that concerns regarding the vacation of Xenium Lane and the sewer issue be studied by staff before this item goes to the City Council. Mr. Gust stated thatXeuium Lane is under apower lhie easement and there will be never be any development in that area, He said that access to the other property in theareawillbethroughotherdevelopmentswhentheydevelop, Chairman Stulberg suggested that Mr, Gust be, up front with any prospectivehomeownersastotherealityoffarmequipmentpassingonthestreetcloseto the site. ROTTLUND COMPANY, INC. (93055) Chairman Stulberg introduced the request by Rottlund Company, Inc, for an AmendedMPUDPreliminaryPlan/Plat and Conditional Use Permit for Pintail Villas located eastofShenandoahLaneat22ndAvenueNorth, Associate Planner,Keho reviewed the August 5, 1993 staff reports e Maiming Commission Nuates. - August :11,1993 Page 142 Commissioner Stimson asked if it would be appropriate to hold a builder to the highdensityaslistedforthissite. Associate Planner Keho stated that he NO researched past documentation for this site and that the number of 1147 units for the entire site did not appear to be a build -to number, but was established only to ensure that overall development on the entire project dial not exceed 1147 units. He said it may be appropriate to retain the area forhigherdensities. Chairman Stulberg introduced Mr. Donald Jensen, representing the petitioner. Mr. Jensen stated that questions regarding the history of this PUD will be, deferred to Blair Tremere. He said the Oeveloper mailed information on this proposed development to the surrounding property owners. W. Jensen described the proposed development as covered in the staff report, lite Petitioner's narrative and the homeowners association agreement. Mr. Jensen discussed a submission to the Commissioners titled "Standards Comparison with Adjacent Developments" comparing this proposal with the adjacent Uplands Iaukka Development and the City Code Requirements. Chairman Stulberg introduced Mr. Blair Tremere, consultant representing the petitioner. Mr. Tremere discussed his letter that was mailed to each of the Commissioners alongwiththerevisedRottlundletterregardingthehistoryofthisentiresiteandhowthe maximum density figure of 1147 was arrived at. He stated that in reviewing the past records the 1147 number of units was not meant to be a "build to" number of units. He said that the type of development on each portion of the site was intended to be market driven. He said that the density being proposed for this parcel is higher than the density ratios of this PUD. He discussed the mix of housing types and how this proposal addresses a mix of housing types. Chairman Stulberg opened the Public Hearing, Chairman Stulberg introduced Mr. Iarry 1.auldot,,of Laukka-Williams Development Mr, laukka stated be is opposed to this request and would mad the letter he submitted to the Commissioners. He discussed the issue of density at that the start of this project. He said the density range would be structured by each individual outlot. He said be thought the density mid -point was critical and that he has had to meet each of these mid -points in his developments. He said he did not want to see another developer come in and be able to reduce the density and that he is jealous that the context of his Planning Commission Mnutes August 11, 1993 Page 143 dream for this PUD would be destroyed if this were to happen. He said he did not purchase this high density site because he was not qualified to develop this type of housing. He stated that the intent of this PUD was that the totaldensity equal 1147, the maximum number of units allowed on the site. He said that the transfer of any units to undeveloped sites cannot be done because this petitioner does not own these undeveloped site. He said that the City will lose tax assessment dollars from the loss of 51 units. He asked the Planning Commission to deny this request. He said that the applicant would have to request a PUD Amendment in order to reduce the density on this parcel. Chairman Stulberg closed the Public Hearing. Associate Planner Kelm explained how a transfer of units can be done even though the vacant sites are not owned by the petitioner. Commissioner Witt asked why the game plan was being changed. Associate Planner Keho responded that it is not being changed, that there is some place for the unused units to be placed. He said that units have been added to sites but have only been taken away from sites when that property is owned by the applicant. Mr. Jensen discussed their agreement with the City of Minneapolis, and the option to give up some density to other vacant sites. He stated that they could finish this project within one year, and that Rottlund would like the same level playing field as the developer of other sites in this PUD. Mr. Ttemere stated that he researched the City files, and that the 1147 number of units was the maximum number of units—not to be exceeded. He said that'a maximum was set for the number of units because of the fear back in 1987 that the PUD could be overdeveloped with an excessive number of. units. Mr. Lauldia stated that this site was designed to support density. He said that he has continued to meet the density requirements for each; He said that other future development in this PUD would expect to see reduced density if this density is reduced. MOTION by Chairman Stulberg, seconded by Commissioner Albro to recommend denial of the request by Rotdund Company, Inc. for an Amended MPUD PreliminaryPlan/Plat and Conditional. Use Permit for Pintail Villas located east of Shenandoah Lane at 22nd Avenue North, subject to all conditions fisted in the August 5, 1993 staff report. Chairman Stulberg stated that he has been on the Planning Commission through this entire PUD process, He said he believed that the whole PUD piece should be looked at as one, and that the PUD density was to equal 1147 units, IN Planning Commission Nnutes August 11, 1993 Page 144 Commissioners Stimson and Albro stated that they agreed with Ch Ito Stalberg'sstatement. Roll Call Vote. 4 Ayes. Motion to deny carried on a 4-0 vote. Chairman Stulberg called a.zecess at 9:20 p.m. The meeting reconvened at 9:30 p.m. PLYMOUTHMCDONALD'S (93o75) Chairman Stulberg introduced the request by Plymouth McDonald's for a MPUD Preliminary Plan Amendment, Final Site Plan and Conditional Use Permit Amendmentfortheadditionofanenclosedchildren's play area onto an existing building located at2705AnnapolisLane. Chairman Stulberg warred the review of the August 4, 1993 staff report. Chairman Stulberg introduced Mr. Elliott. Eisman, the petitioner. Mr. Eisman reviewed the objectives of this proposal to use the existing atrium for thisplayarea. He said the play area would accommodate 35 to 40 children, and wouldprovideasafeplayarea. Chairman Stulberg opened and closed the Public Hearing as, there was no one present tospeakontheissue, MOTION by Commissioner Albro, seconded by Commissioner Stimson to recommend approval of the, request by Plymouth McDonald's for a MPUD Preliminary Plan ` Amendment, Final Site Plan and Conditional Use Permit Amendment for the addition of an enclosed children's play area onto an existing building located at 2705 AnnapolisLane. subject to all conditions fisted in the August 4, 1993 staff report. Roll Call Vote, 4 Ayes. Motion carried out an unanimous vote. A-1 TRUCKING REPAIR, INC. (93077) Chairman Stulberg introduced the request by A-1 Trucking Repair, Inc. for aConditionalUsePermitAmendmentforatruckrepairserviceestablishmentand for the outside storage of trucks and trailers located northwest of 10th Avenue North andNathanLane. Planning Commission Minutes August 11. 1993 Page 145 Cliairmm Smlberg stepped down from the discussion of this item. Commissioner Stimson acted as Chairman for the review of this request. Associate Planner Keho reviewed the August 4, 1993 staff report. He pointed out that the northerly portion of this parcel was, discussed at a previous Planning Commission meeting regarding the Hedberg Aggregates request. Ibis request is for the southerly portion of the hfmter Wisemen property. Associate Planner Keho stated that staff had suggested screening be installed along the west and east side of the site. Commissioner Stinson introduced Mr. Greg Rutherford, representing the petitioner. Mr. Rutherford discussed the current use of this site and the past history. He stated that other truck repair businesses are in locations in the Twin City area remote from the City of Plymouth. He said truck traffic should not be any heavier than it currently. He said he would like signs posted to prohibit heavy truck traffic on residential; streets in the area. He said that he would give his customers instructions on how to access the site to stay off residential streets. Mr. Rutherford stated that there is already a chain link fence and vegetation on the west side of the site. He said.a wood fence would not screen the trucks because of their height. He said he would be willbig to plant some trees along the perimeter atter one year,, when it is determined if the use meets the conditions etipnlated and the business is allowed to continue. He discussed condition No 8 and asked that it be amended to state that they not work on automobiles for the general public. He said there is a: need to do all work related to industrial uses, which includes fleets and fork lifts which they would like to repair. Commissioner Witt asked if there is any runoff from the truck repair fluids on die site. Mr. Rutherford stated that he complies with all OSHA requirements and that fluids do not touch the floor. Chairman Stinson opened and closed the Public Hearing as there was no one present to speak on the issue. Commissioner Stimson asked if plastic weaving could be inserted in the chain link fence. Associate Planner Keho explained that 90 percent opacity is required, and that slats could break or deteriorate, He said that slats have been approved for previous applications but that a wood fence is the more traditional screening device, U Ptauning Comm3ssiou Minutes August ll, 1993 Page 146 Commissioner Stimson asked if the slats could be used for fust year until this use is reviewed again by the Planning Commission. Associate Planner Keho stated that the Commission could add screening requirementstoconditionNo. b regarding one year renewal. Commissioner Albro stated that a 6 foot fence would not screen the trucks, that trees would be better for screening. Associate Planner Keho stated that the screening requirement could be waived by theCityCouncil. Commissioner Stimson asked where Mr. Rutherford would suggest street signs prohibiting trucks. Mr. Rutherford replied that signs could be placed at Southshore Drive and 13th AvenueNorth. MOTION by Commissioner Albro, seconded by Commissioner Witt to recommend approval of the request by A-1 Trucking Repair, Inc. for a Conditional Use Permit for the outside storage of trucks and traitors located northwest of 10th Avenue North and Nathan Lane, subject to all conditions listed in the August4, 1993 staff report. Motion to.Amend by Commissioner Albro that the use trees for screening be inquiredratherthanfencingonthewestsideofthesite. Motion died for lack of second. Motion to Amend by Commissioner Stimson, seconded by Commissioner Witt that a wood fence be installed on the east side of the ;site, and the chain link be allowed to remain on the west side of the site; that this screening issue be looked at in one year at the time of perrdt renewal. Roll Call Vote on Motion to Amend. 3 Ayes. Motion carried. Roll Call Vote on Main Motion for outside storage as once amended. 3 Ayes. Motion carried, M01TON by Commissioner Albro, seconded by Commissioner Witt to recommend approval of the request by A-1 Trucking for the Conditional Use Permit Amendment for a truck repair service establishment. 7 Planning Cocmnission Minutes August:11,.1993 Page 147 Motion to Amend by Commissioner Albro, seconded by Commissioner Stimson to delete the words "vans and pickup, trucks" from Condition No. 8, thereby prohibiting only the repair of automobiles. Roll Call Vote on Motion to Amend. 3 Ayes. Motion carried. Roll Call Vote on Main Motion for the truck repair service miablishment as once amended. 3 Ayes. Motion carried. Chairman Stulberg returned to the table. DAHLSTROM COMPANIES, INC, (93078) Chairman Stulberg introduced the request by Dahlstrom Companies, Inc. for a Preliminary Plat for 40 single family lots, 1 U.S. West Telephone Company lot and 4 outlots; Rezoning from PRD to R-2; Subdivision Variances for the length of a cul-de- sac, the division ofunplatted Ind, tha creation of a parcel less than 20 acres, and the creation of a parcel without street frontage; a Lot Division; and, a Variance from the Zoning Ordinance for the creation of a nonresidential lot less than 3 acres, located in the northeast quadrant of Fembrook Line and Rockford Road. Associate Planner Keho reviewed he August 5, 1993 staff report. Chairman Stulberg asked Associate Planner Keho to discuss paragraph 2 under Item No. 4 on Paged regarding the creation of a parcel without frontage on a public street. Associate Planner Keho stated that if this parcel were approved and the project were not completed the City would have created alot without street access. Chairman Stulberg introduced Mr, Steve Johnston of Loucks and Associates, representing the petitioner. Mr. Loucks discussed the proposed inquest and the wetland mitigation proposed. He stated that the project design was done to avoid the major wetland in the center of the site. Mr. Loucks explained the lot division request and the many variances required. He stated that time is of the essence for this proposal as some of the property owners are facing foreclosure, and the bank is requiring that all parcels be purchased at one time. He said that they agree with staff that the lot division be combined with another property, contingent on approval by the City Council. He said that they agree with staff regarding the emergency access across the street casement area on the south, although it seems to be wasted dollars. He said it would be better to invest the money 0 Planning Commission Minutes August 11, 1993 Page 149 in the road rather than the emergency access, but stated they would provide a surety bond until a decision can made. City Engineer Faull, %r stated that he concurs with Mr. Loucks regarding the emergency access :rj that the wetland mitigation will go to Council with stairs recommendation for approval. Chairman Stulberg opened the Public Hearing: Chairman Stulberg introduced a letter received on August 8, 1993 from Randall Nord stating he does not oppose the development, out he does want Fembrook lane connected from Ord Avenue North to Berkshire lane. Chairman Stulberg introduced Mr. Fin Sondargaard of 4355 Harbor Lane. Ivlr. Sonderpaard stated that he supports the proposed development, but svid that he will be separated from the park land by this development. He said this development west of Fembrook Lane is not servicing the community, and he is concerned with increased traffic ua Fembrook, and because all traffic exiting the developments must take a left to get onto Fembrook Lane. Chairman Stulberg introduced Mr. Paul Keller of 4310 Harbor Larne. Mr. Keller stated he lives on Fembrook Lane and 42nd Avenue North and that the street connection to Berkshire Lane would alleviate some of the traffic from the townhomes. He asked if the proposed emergency access would be plowed in the winter. Chairman Stulberg introduced Mr. Steve Gale of 14325 44th Avenue North. Mr. Gale stated that he was in favor of the proposed development but he thought the planning was not reasonable. He said that some properties are not included in the plan; the cul-de-sac is too long; and, he wanted to know The emergency access will be plowed. He said he encourages the Commission to table this item until someone can tell the residents if the one property, not included in this plan, is contaminated and resolve this issue for the residents, before this proposal is approved. He said he is also concerned with the drainage from the site [which moves through his back yard. He said he hoped the drainage would floc• into the wetland and not along Fembrook Lane. Chairman Stulberg introduced Mr. Mike Wood, 14220 37th Place North. Mr. Blood stated that the traffic on Fembrook Lane is currently heavy, and it is difficult to cross Fembrook Lane to access the park area. He said that the increased left hard turns onto Fembrook Lane will create increasing problems. He said that he 41 Planning Commission Minutes August 11, 1993 Page 149 - would like to see all the vacant property in this area developed as one development. He said it seems like there is too much of a rush to get this request approved, and more time shoald be more spent on planning. Chairman Stulberg introduced Mr. Kevin Begin, 4300 Fembrook Lane. Mr. Begin discussed the contamination issue on his property and stated that testing has been done and no problems have been found by the MPCA. He said he is not opposed to the Dahlstrom developing this site; but he is opposed to the design of the project. He said there will be a parcel to the northwest of the northerly potion of this site which would be land locked. He said if a road was proposed through his property to 43rd Avenue North he would oppose it, by not developing his site. He stated that he is also opposed the proposed long cul-de-sac in this design. He said that the mad that abuts his site at the southwest corner restricts what he could do in that arca; the sanitary sewer proposed to service his property would not be adequate; and, that sewer should also be provided to land lncked parcel. Mr. Begin stated that unless the grade of his property is raised, the water resulting from the wetland mitigation would flood his property and be injurious to it. Chairman Stulberg introduced Mr. Dan Hughes, 4405 Harbor Lane. Mr. Hughes stated that he would like the developer to consider the Begin land as a part of this development. Chairman Stulberg introduced Mr. Karl Keller, from Roseville. Mr. Keller stated they tried to include the Begin site as u part of this development, but the bank said they would refuse to finance the development with this site included, because of some pollution found on the site. He laid that this proposed development should enhance the value of the Begin property. Chtimtan Stulberg introduced Mr. David Peterson, 2315 Rosewood Lane. Mr. Peterson stated that he is a home builder, and that this development will be very desirable to the public if it is developed as proposed, Chairman Stulberg recognized Mr. Terry Daldstrom, the petitioner. Mr. Dahlstrom stated they have spent over a year trying to put this development together, and trying to design it to save the wetland arca. He said that because of some environmental testing results on the Begin site, they were unable to finance the project If this parcel was to be included in the development, Planning Commission Names. August 11, 1993 . Page ISO Chairman Stulberg recognized Mr. Kevin Begin. Mr. Begin stated that there are no sour grapes regarding this project on his behalf, he is just opposed to the design, and he does not want his site included in this development. Chairman Stulberg closed the Public raring. City Engineer Faulkner discussed the preliminary plans for the Ferobrook lane/Rockford Road area. Associate Planner Keho stated that the emergency access road would need to be maintained year round, but that residents would not be allowed to drive on the emergency access. City Engineer Faulkner explained that the drainage plan for this proposed development would not go through the Gayle property, but would go to the south and east. He said that drainage from any development cannot impact another site. Associate Planner Keho stated that a Development Contract would be held by the City and covered by a bond to insure certain aspects of the development. AssociatePlanner Keho discussed the site mentioned by Mr. Begin at northwest portion of the northerly part of this site would seem to be land locked. He said that the access to this parcel would be anticipated to come through the Begin site when it is developed and would not land locked. Associate Planner Keho discussed setbacks for single family developments and stated that the setbacks next to the Begin property would be 35 feet. City Engineer Faulkner stated that the stubbed in sewer to the Begin site will be done when this site is developed. He said that if any wetlands encroach on Begin site an - easement will have to be obtained from Mr. Begin. Associate Planner Keho stated that a trail will not be provided from Pembrook Lane for access to the park area, but when the Begin site is developed some access could, be provided. He said that this park on Berkshire Lane is a community park and street access is proposed from Berkshire Lane. Mr. Steve Johnson from Loucks described how the outlot on the east could be divided when developed, He said that because of the design of this project, a street cannot be connected to Berkshire Lane, He said that if the developer is forced to have a street connection to Berkshire lane, that for economic reasons the developer would have to design a revised plan with higher density. He explained the Welland elevation on the Begin site and stated that the developer will maintain that elevation. 1-1 Planning Commission Nantes August 11, 1993 Page 151 Chairman Stulberg asked if the Lot Division could be tied to another parcel. Associate PlannerKeho stated that the division could be tied to another parcel and that this could be done before the issue goes, to the City Council.. st Commissioner Albro stated that he thought there should be a connection to Berkshire Lane from this development: l MOTION by Con?nissioner Albro to table this item until a design showing a connection to Berkshire lane is submitted. Motion died for lack of second. tn Commissioner Stimson stated she did not like the long cul-de-sac proposed, but she i felt the preservation of the wetlands was more important. She stated that there is not much land with such unique characteristics as this proposed development left in the f City of Plymouth. Commissioner Witt stated she would not support this proposal, just to save the wetlands, because of the variances requested; and, the long cul-de-sac proposed. MOTION by Commissioner Witt, seconded by Commissioner Albro to recommend denial of the Preliminary Plat requested by Dahlstrom Companies, Inc. for a Preliminary Plat for 40 single family lots located in the northeast quadrant of Fembrook Lane and Rockford Road: Roll Call Vote. 2 Ayes: Commissioners Stimson and Chairman Stulberg voted Nay. Motion failed on a 2-2 vote. i MOTION by Chairman Stulberg , seconded by Commissioner Stimson to recommend approval of the request by Dahlstrom Companies, Inc. for a Preliminary Plat for 40 Y single family lots located in the northeast quadrant of Fembrook Lane and Rockford Road. Roll Call Vote, 2 Ayes, Commissioners Albro and Witt voted Nay. Motion failed on a 2-2 vote. MOTION by Chairman Stulberg, seconded by Commissioner Stimson to recommend Approval of the Lot Division request by Dahlstrom Companies, subject to revision by the developer and staff to tie the division/consolidation to another parcel before the request goes to the City Council. Roll Call Vote. 3 Ayes, Commissioner Witt voted Nay. Motion carried on a 3-1 vote. PlanningCommissionMinutes. August 11, 1993 Page 152 MOTION by Chairman Stulberg, seconded by Commissioner Stimson to recommend approval of the inquest by Dahlstrom Companies for Rezoning from FRD to R-2. Roll Call Vote. 4 Ayes. Motion carried on an unanimous vote. MOHAGEN ARCHITECTS (93074) . ry. Chairman Stulberg introduced the request by Mohagen Architects to Amend the Site Plan to reduce the height of a berm by three feet at the southeast comer of Medina Road and Vicksburg Lane. R Chairman Stulberg waived the review the August 4, 1993 staff report. Chairman Stulberg introduced Mr. Mike Wilhelm, representing the petitioner. Mr. Wilhelm stated that he was agreement with the conditions listed in the staff report. t MOTION by Commissioner Stimson, seconded by Commissioner Witt to recommend approval of the request by Mohagen Architects to Amend the Site Plan to reduce the height of a berm by three feet at the southeast comer of Medina Road and Vicksburg Lane, subject to all conditions Listed in the August 4, 1993 staff report. Vote. 4 Ayes. Motion carried on an unanimous vote. i The meeting adjourned at 11:55 p.m. i ta f j r d