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HomeMy WebLinkAboutPlanning Commission Minutes 10-26-1994CITY OF PLYMOUTH PLANNING COMMISSIONNUNUTFS OCTOBER 26, 1994 The re&ular meeting of the Plymouth Planning Commission was called to order at 7:00 p.m. by Acting Chairman Barb Stimson. MEMBERS PRESENT: Commissioners Barb Stimson, Virginia Black, Christian Preus, Linda Oja, and Allen Ribbe. MEMBERS ABSENT: Chairman Mike Stulberg and Cori.missioner Fd Albro. STAFF PRESENT: Director Anne Hurlburt, Planning Supervisor Barbara Senness, Associate Planner John Keho, and Planning Secretary Jackie Watson. MOTION by Commissioner Black, seconded by Commissioner Ribbe to approve the agenda. M[NUTRS MOTION by CommissionerPreus, seconded by Commissioner Black to approve the Planning Commission Minutes for September 21, 1994, Vote. 5 Ayes. Motion carries. CONSENT AGENDA AP TECHNOLOGY MANAGEMENT, INC. (94126) Acting Chairman Stimson introduced the request by AP Technology Management, Inc. for a Site Plan Amendment for an addition to the Honeywell building at 12001 Highway 55. MOTION by Commissioner Blacks seconded by Commissioner Ribbe to recommend approval of the request by AP Technology Management, Inc. for Site Plan Amendment for an addition to the Honeywell building at 12001 Highway 55, subject to all conditions listed in the October 19, 1994 staff report. Vote. 5 Ayes. Motion carried. a Planning Commission Minutes October 26, 1994 Page 220 LUNDGREN BROS. CONSTRUCTION (94090) Acting Chairman Stimson introduced the request by Lundgren Bros. Construction for Rezoning, PUD Concept Plan/Preliminary Plan/Plat and Conditional Use Permit for Soo Line Fast for property located at the northeast quadrant of County Road 9 andPeonyLane. Planning Supervisor Senness reviewed the October 20, 1994 staff report. She stated that the Public Hearing, should be opened but because of concerns from the DNR and the Ent Creek Watershed District regarding the FAW for the project and the wetland delineation the hearing should be continued to a later meeting. Commissioner Ribbe asked what the watershed questioned regarding the delineation ofthewetlands. Planning Supervisor Senness stated that there was a question of whether the stalingcouldhavebeendoneinsuchashorttime. Acting Chairman Stimson introduced Mr, Marc Anderson representing the petitioner. Mr. Anderson stated that he had nothing to add. Acting Chairman Stimson opened the Public Hearing, Acting Chairman Stimson introduced Mr. Gary Anderson of 4520 Holly lane. Mr, Anderson stated that the water flow will go through his yard and he wants to see an underground pipe for drainage to protect his property. He said he feels that the statement that water ,flow will not be higher than at present is not reality. Acting Chairman Stimson introduced Mr, Paul Bridges of 4400 Holly Lane Mr. Bridges discussed entrance to the site from Holly Lane, He asked if it a Cityrequiremer, F—Ibe access from Holly Lane along with the other two entrances to the site, Acting Chairman Stimson introduced Mr, Bill Deziel of 4540 Holly Lane, fromHollydaleGolfcourse. Mr. Deziet stated his concern is the drainage from the site onto the golf course. Currently there is excess dminage from other sites that produce an excess of water on the golf course. He mad a letter Ire received from Fred Moore that stated an analysis Planning Commission Minutes October 26, 1994 Page 221 of the drainage was being reviewed. He said he favors an overall study of this area before any additional development occurs. Acting Chairman Stimson' introduced Mr.Richard Dezielof 16100 46th Avenue North, also from Hollydale Golf Course. Mr. Deziel stated he was concerned with the drainage and is opposed to any development on the west side of Holly Lane until there is a decision on Schmidt Lake Road. Acting Chairman' Stimson introduced Mr, George Faue of 4425 Holly Lane. Mr. Faue stated his concern is drainage through his property. Acting Chairman Stimson continued the Public Hearing until a later date. Notices will be sent to property owners as to the time of the next meeting when this item will be discussed. ABRA AUTO BODY SHOP (94118) Acting Chairman Stimson' introduced the request by Abra Auto Body Shop for a Site Plan Amendment and Conditional Use Permit for a building addition at 11040 Highway 55. Associate Planner Keho reviewed the October 19, 1994 staff report.. Acting Chairman Stimson' introduced Mr. D.C. Darrell, representing the petitioner. Mr. Darrell stated that the applicant is in agreement with the staff report. Acting Chairman Stimson opened and closed the Public Hearing as there was no one present to speak on the request. MOTION by Acting Chairman Stimson, seconded by Commissioner Black to recommend approval of the request by Abm Auto Body Shop for a Site Plan Amendment and Conditional Use Permit for a building addition at 11040 Highway 55, subject to all conditions in the October 19, 1994 staff report. Roll Call Vote. 5 Ayes, Motion carried on a unanimous vote. Planning Commission Minutes October 26, 1994 Page 222 LEONARD BUSCH (94117) Acting Chairman Stimson introduced the request by Leonard Busch for a Lot Division and Variance for property located at 4025 County Road 101. Associate Planner Keho reviewed the October 19, 1994 staff report. Commissioner Oja asked why this current site was not the minimum lot size of 20 acres. Associate Planner Keho responded that the minimum lot size was changed in the 80's from 5 acres to 20 acres. Commissioner Preus asked how the Variance would interfere with the City's plan for a mad from the 39th Avenue North portion to Highway 101. Acting Chairman Stimson stated that when the Orchard Meadows site was approved there was not any concern with the stubbed 39th Avenue North street. Associate Planner Keho stated that this proposal is not in the best hiterest of the CityanditdoesnotmeetZoningOrdinanceregulations. Director Hurlburt stated that it is best to keep parcels as large as possible in urban areas in order to make new development possible and for the ease of installation of public utilities. She said that this proposal also conflicts with land uses. Acting Chairman Stimson introduced Mr. Len Busch, the petitioner Mr. Busch stated that he has used the Hughes property and he created a buffer required. by the City to shield the adjacent housing development. He said that there is enough loom for easements if the City wanted to put a mad along the north side of the site. He discussed the location of his driveway and said he did not feel this request was detrimental to the public welfare. He said he wants this land to buffer his site from the development to the south and that he has no plans to erect a building on the site. Commissioner Oja asked if the use of the Hughes property was for top soil. Mr. Busch stated he used the top soil and then planted it after he had used it for a cow yard. He said he has been growing German statice on the site in the, last few years and there is currently a crop of alpha on the site, Commissioner Oja asked if he were to expand his business would he would go into this area for the expansion. 0 Planning Commission Minutes October 26, 1994 Page 223 Mr. Busch responded that this parcel was not large enough for a greenhouse if he expanded. Commissioner Preus asked if the use of the property would relate to the greenhouse business. Mr. Busch responded that he will use it to grow German statice, as aparking area, and mostly as a buffer area. He said he would be willing to leave it as a separate parcel rather than combine it with his site. Commissioner Preus asked why the City suggested that the parcel be merged with the Busch site. Associate Planner Keho explained that it is best to have one owner with adjacent properties combined for assessment purposes. Commissioner Preus asked whether it would make a difference if the two parcels were not combined. Associate Planner Keho stated that Mr. Busch would own the two sites and it would eliminate the possibility of a mad going from west to east between the two parcels. Commissioner Ribbe asked what the issue is concerning 39th Avenue North. Associate Planner Keho stated that 39th Avenue North is longer than the City allows for a cul-de-sac, and there is also a concern for emergency vehicle access to the twinhomes to the south. Commissioner Oja asked why the length of 39th Avenue North was not a concern when the Orchard Meadows Preliminary Plat was approved. She asked whether something could be done before the Final Plat for Orchard Meadows was approved. Associate Planner Keho stated that emergency access was a concern. He said thatwhen the Final Plat for Orchard Meadows is submitted it is merely routine business to approve it if it conforms with the approved Preliminary Plat, Director Hurlburt stated that Mr. Busch can buy the property from the Hughes' at any time even though the Lot Division wAd Variance are not approved. Associate Planner Keho stated that the request would be detrimental to the public due to the length of 39th Avenue North. 0 Planning Commission Minutes October 26, 1994 Page 224 Commissioner Oja asked if the parcel directly to the south that is about one acre in size could be rezoned. Associate Planner Keho responded that it could be but any use of the site would be a conditional use. Commissioner Ribbe asked if there was really a need for another access from 39th Avenue North until Mr. Busch decides to do something with his property.. Associate Planner Keho stated 'that the east site or the westportion could be redeveloped which would create the need for additional access from 39th Avenue North. MOTION by Commissioner Preus, seconded by Commissioner Oja to recommend approval of the request by Leonard Busch for a Lot Division and Variance for property located at 4025 County Road 101, subject to the conditions listed in the October 19, 1994 staff report. Acting Chairman Stimson stated that the approval of Orchard Meadows was because 39th Avenue North was a long dead-end street rather than a Jong cul-de-sac. Commissioner Ribbe stated that Mr. Busch will eventually own all the property so there should be no need to build a west to east street. Commissioner Oja stated that access from 39th should have been discussed during the Orchard Meadows proposal and that as long as no green house is planned for this site she thought it would be a good division or buffer from the residential areas. Commissioner Preus stated he agreed with the other favorable comments. He said this was a difficult decision, but he felt that in reality this was not detrimental and the road was not needed. Commissioner Black stated that she felt that another access from 39th Avenue could be life saving and she supports staff's recommendation for denial. Roll Call Vote. 4 Ayes, Commissioner Black voted Nay. Motion carried on a 4 to l Vote. PHILLIP SMITH (94119) Acting Chairman Stimson introduced the request by Phillip Smith for a Lot Division and Variances for property located at 18935 County Road 47. a Planning Commission Minutes October 26, 1994 Page 225 Associate Planner Keho reviewed the October 19, 1994 staff report. Acting Chairman Stinson introduced the applicant Mr. Phillip Smith. Mr. Smith stated he bought the site to build a home on and explained his intent. Commissioner Preus asked why he wanted to divide the site. Mr. Smith responded that there is already a home on a portion of the site and that two homes are not allowed on one parcel. Acting Chairman Stimson introduced Mr. Dave Baerg of 3109 North 73rd, Brooklyn Park. Mr. Baerg stated he supports Mr. Smith's request. MOnON by Acting Chairman Stimson, seconded by Commissioner Preus to recommend denial of the request by Phillip Smith for a Lot Division and Variances for property located at 19935 County Road 47, based on the findings in the October 19, 1994 staff report. Acting Chairman Stimson stated she recommended denial because we need to look at this area of Plymouth as the City develops and it would be better to keep the large parcels. Commissioner Preus stated he agreed with Acting Chairman Stimson. He said that once the City studies the land uses in this portion of the City, such a request could be looked at in the r'uture. Commissioner Ribbe asked why the need for 20 acre sized parcels. Director Hurlburt stated that most cities with rural areas try to keep parcels at a larger size so that when public utilities are installed the homes are not in the way. Smaller parcels are harder to divide efficiently, Roll Call Vote. 4 Ayes, Commissioner Ribbe voted Nay. Motion to deny carried on a 4 to 1 vote. Acting Chairman Stimson recognized Ms. Beth McConn from the audiences a Planning Commission Minutes October 26, 1994 Page 226 Ms. McConn stated that there are many 5 acres parcels in this area and she did not understand why this division was denied since the applicant was proposing to maintain one 20 acre parcel and the other at 8 acres. AACRON, INC. (94137) Acting Chairman Stimson introduced the request by Aacron, Inc. for a Site Plan Amendment to eliminate the required, screening around a LP gas tank at 2705 Cheshire Lane. Associate Planner Keho reviewed the October 19, 1994 staff report. Acting Chairman Stimson introduced Mr. Don Johnson representing the petitioner. Mr. Johnson stated that once the plant and tank were installed they wanted to reconsider the screening; requirement. He said there is another building between Pembrook Lane and the tank and the tank cannot be seen from Fernbrook Iane. He said the tank is 16 feet high and will not be hidden by the 6 foot fence. He said the fence would collect blowing debris and makes the site look more cluttered. Commissioner Black asked if the petitioner would object to screening with trees rather than the fence. Mr. Johnson stated that trees are more expensive and they would stay with fence if required. Commissioner Oja asked if there had been any discussion with staff on changing the configuration of fence. Associate Planner Keho responded that the location of the fence cannot be moved because of fire code, and an 8 -foot fence would require a building permit and creates otherissues. He said the placement of the fence was difficult. MOTION by Commissioner Oja, seconded by Commissioner Black to recommend denial of the request by Aacron, Inc. for a Site Plan Amendment to eliminate the required screening around a LP gas tank at 2705 Cheshire Lane, based on the findings in the October 19, 1994 staff report. Commissioner Oja stated that the problem with screening should have been resolved at the time of approval and she felt that the Commission should stay with original plan approval. a Planning Commission Minutes October 26, 1994 Page 227 Acting Chairman Stimson stated that there are many fences in the area around other business sites and they are aesthetically nice. Roll Call Vote. 5 Ayes. Motion to deny carried. WETLAND ORDINANCE Planning Supervisor reviewed the progress of the wetland consultants and reminded the CommLsioners of the meeting on November 2 which will be focused only on the wetland ordinance. She asked the Commissioners what their consensus was on a buffer area for low quality wetlands for the November 2 demonstration by the consultants. Do they want a buffer and a setback, or just a setback. Commissioners Stimson, Ribbe, Oja, and StulberP,'(byphone) favored no buffer. Commissioners Black and Preus favorrd a buffer and setback. Planning Supervisor Senness stated that ,he demonstration by the consultants on the low quality wetlands will have a setback of 25 feet with no buffer. Director Hurlburt stated that the exception would be in the industrid/commercial areas when. there would also be no setbacks. MOTION by Commissioner Preus, seconded by Commissioner Black to adjourn the meeting. The meeting adjourned at 8:40 p.m. a