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HomeMy WebLinkAboutPlanning Commission Minutes 01-25-1995CITY OF PLYMOUTH PLANNING COMMISSION MINUTES JANUARY 25,1995 The regular meeting of the Plymcuth Planning Commission was called to order at 7:00 p.m. by Chairman Stulberg, MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Barb Stimson, Virginia Black, Christian Preus, Ed Albro, Linda Oja, Allen Ribbe MEMBERS ABSENT: STAFF PRESENT: Director Anne Hurlburt, City Engineer Dan Faulkner, Planning Supervisor Barbara Senness, Senior Planner John Keho, Planner Shawn Drill and Housing Technician Denise Hutt MINUTES MOTION by Chairman Stulberg, seconded by Commissioner Ribbe to approve the January 11, 1995 minutes. Vote, 5 Ayes, Commissionem Albro and:Black abstained MISSION PARTNERS (941581 Chairman Stulberg introduced the request by Mission Partners for a PUD Amendment Concept Plan, Preliminary Plat and Preliminary Plan for Mission PUD located in the southeast quadrant of Old Rockford Road and 41st Avenue. Senior Planner Keho reviewed the January 12, 1995 staff report presenting Commissioners with an amendment to the Engineer's Memo Special Condition #25 F, should read "All the house roofs facing toward the street and driveways shall be directed to NURP ponds except for Lot 4, Block 2, unless alternative treatment is provided," Senior Planner Keho pointed out that the applicant included 35 -foot front yard setbacks for all lots except one, ,Subsequent to the submission of the application, the City adopted the new Wetland Ordinance, As part of the new ordinance, the standard front yard setback was reduced from 35 feet to 25 feet in all single family districts. He said that although the City cannot require the applicant to meet the new regulations regarding wetland buffers and setbacks, staff recommends reducing thetiont yard setback to 25 feet. The reduction of the, front yard setback would provide the applicant greater flexibility in attempting to comply with the intent of the new Wetland Ordinance, a Planning Commission Minutes January 25, 1995 Page #10 Chairman Stulberg introduced Rick Sathre, representing the petitioner. Mr. Sathre stated the issue of the trail placement will be discussed with staff. Mr. Sathre gave a brief history of the Mission PUD stating it was the first PUD in Plymouth. He presented graphics showing what the land looked like after it was purchased. Approximately one-half of the original PUD was purchased for French Regional Park. The PUD Plan originally intended to place 80 multi -family units for the western portion of the property indicated in this application and 23 multi -family units on the eastern portion, They ars now requesting 20 single family homes on the wester portion and 6 singlefamilyhomesontheeasternportion. Chainmen Stulberg 8ked if the applicant has seen the amendment to the Engineers Memo. Mr. Sathre replied the applicant agrees with the amendment to the Engineers memo. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Bob Donley of 11740 38th Avenue North. Mr. Donley stated his support for the project, but was concerned that there is no sidewalk required along 41st Avenue, and that the setbacks should be 35 feet instead of 25 feet to be consistent with the existing setbacks in the PUD. Chairman Stulberg introduced Philip Rustad of4205 Evergreen Lane. Mr. Rustad was concerned that the grading would cause a runoff onto his property. He asked is the existing hill along the western edge of the property would remain or begraded. Chairman Stulberg introduced Brad Schulz of 4245 Evergreen Lane. Mr. Schulz asked if the eight -foot wide trail that is proposed along his easement will take out any trees. Chairman Stulberg closed the public hearing. Chairman Stulberg questioned why staffis recommending the 25 foot setback. Senior Planner Keho explained that the Wetland Ordinance reduced the standard front yard setback from 35 feet to 25 feet in all single family districts, thus staff is hoping it will encourage the developer to move the homes further away from the wetlands and avoid grading closer to the wetlands, 0 Planning Commission Minutes January 25, 1995 Page #11 Senior Planner Keho stated staff discussed construction of a sidewalk with the petitioner, but the City cannot require it since it is not on the CityTrail Plan. City Engineer Faulkner responded to the grading issue raised by Mr. Rustad stating that no off-site grading can take place. There will be grading of ponds on-site, but the storm drains will be treated and controlled and taken to the NURP pond with outflow through the existingwetlan;l. Mr. Sathre stated the homes built will buffer one neighborhood from the other. The final grading plan has not been completed, but they will be working with staff and will leave as much of the hill as prudent to reduce the visual view north and south. Mr. Sathre responded to W Schubes question about trees being taken out. He indicated that no trees would be removed along 41st Avenue. He stated at this point, he was unsure of what will be required for the trail, but it will be along Old Rockford Road west to French Park. Senior Planner Keho added that the area east of the site is already developed and the City could not require a trail. Mr. Sathre stated that if a sidewalk would be required, it should be on the south side of 41 st Avenue, but he hoped there would not be a need for it. Chairman Stulberg asked Mr, Sathre if existing lots would be disturbed by the grading for the NURP pond. W Sathre replied that there will be a silt fence and there should be no disturbance of the wetland or property to the east.. Commissioner Oja asked what is being planned for tree replacement. lvlr. Sathre responded that aLn*,idscape Plan has not been prepared, but anticipate$ cluster buffers with shrubs and evergreen trees at entrance areas. Also, there will probably be maple, ash, and oak trees placed along cul-de-sacs. Mark Anderson of Lundgren Bros. Construction presented graphics of preliminary landscape plans for the development. The graphics showed cluster areas with shrubs and evergreen trees at the entryway and trees along the cul-de-sac and setback areas, and clusters and berm along the comers. Chairman Stulberg asked if additional trees can be saved because of the reduced setbacks. Mrs Sathre replied that there is a potential to save some trees by movement of the grading limit line because of the reduced setbacks. a Plarmiag Commission Minutes January 25, 1995 Page #12 Commissioner Albro pointed out a potential safety hazard with the proposed cluster landscaping at the entrance to the cul-de-sac at Goldenrod and 41st Avenue. City Engineer Faulkner confirmed it world be a potential safety hazard and stated staff would be reviewing the LandscapeP!,P,1, once it is submitted. Commissioner Preus questioned what setback standards the applicant should be complyingwith. Senior Planner Keho responded that this request is for a PGD, which gives flexibility 'tothesetbackstradards. Director Hurt in added that if it was nota PUD request, the 25 foot setback requirement would apply. Commissioner Albro stated the 25 foot setback would give the developer more flexibility, while the number of lots would stay the same; MOTION by Commissioner Ribbe, seconded by Commissioner Oja to recommend approval of the request by Mission Partners for an Amended PUD Concept Plan, Preliminary Plan/Plat, Final Plan/Plat and Conditional Use Permit located in the southeast quadrant of Old Rockfoid Road and 41st Avenue North, subject to all conditions fisted in the January 12, 1995 staff report. MOTION by Commissioner Oja, seconded by Commissioner Black to amend the resolution adding a condition that the applicant must submit a Landscape Plan for staff approval of tree replacement. Chairman Stulberg asked staff if it is already procedure for the applicant to submit aLandscapePlan, Senior Planner Keho responded that they would not have to submit for single familydwellings. Commissioner Oja voiced her concern about the number of trees being taken out and would like some assurance about the number of trees that would be replaced, She stated she would not expect a one -far -one replacement, but half Would be appropriate. Director Hurlburt commented that the City does not currently have an ordinance requiring, tree replacement. She stated staff is concerned about sight distance for berms and will be reviewing the plan once submitted, a Planning Commission Minutes January 2.5, 1995 Page #13 Commissioner Black stated a greater effort should be made to replace the trees since this proposed development is located next to French Park in order to protect the natural habitat. Commissioner Preus concurred with the proposed amendment, but was concerned with direction to staff being vague. He stated staff has no guidelines or standards to follow to measure compliance. Commissioner Stimson stated the Board has not required a specific number ofreplacement trees for any other project before, so it would not be appropriate to start now. Chairman Stulberg stated he would vote against the proposed amendment, as it would be more appropriate to require that the grading limit line be moved 10 feet to save additional trees. Director Hurlburt stated the City Council has set up a subcommittee for tree preservation to decide a ratio for tree replacement. She indicated it would be appropriate for Commissioners to add a condition that the Landscape Plan must be approved by staff, but not require a specific number of trees be replaced. MOTION by Chairman Stulberg, seconded by Commissioner Ribbe to add Condition #13 to the approval resolution for the RPUD Preliminary Plan/Plat stating where there is a 25 foot setback, the grading limit line shall be moved 10 feet, with the exception of Lot 6, Block 2, Roll Call Vote on first MOTION to Amend. Vote, 2-5. Commissioners Black and Oja voted Aye. MOTION failed. Roll Call Vote on second MOTION to amend. Vote, 7 Ayes. MOTION carried on a unanimous vote. Roll Call Vote on Main MOTION. 7 Ayes; MOTION carried on a unanimous vote. BEAUTIFUL SAVIOR LUTHERAN CHURCH (941601 Chairman Stulberg introduced the request by Beautiful Savior Lutheran Church for Rezoning, Site Plan, Conditional Use Permit and Variance for property located at the northwest comer of Northwest Boulevard and Schmidt Lake Road, Senior Planner Keho reviewed the January 20; 1995 staff report pointing out that this application was submitted prior to the adoption of the new Wetland Ordinance and is therefore subject to the Interim Wetland Regulations. The applicant has shown that the building and parking areas would be set back a minimum of 60 feet from the edge of the a Planning Commission Mantes January 25, 1995 Page #14 delineated wetland. The setback meets the Interim regulations and would meet the new Ordinance requirements as well. Senior Planner Kahn stated the site is 56.17 acres and the applicant is requesting a Variance, as the maximum lot size for a non-residential use in this area is 10 acres, Also, the applicant is requesting en additional 15 percent relief from park dedication fees because they are proposing to provide amenities to residents ofPlymouth. Commissioner Oja asked if the amenities provided have been decided upon to reduce the park dedication fees. Senior Planner Keho responded that it is a condition in the resolution, but that it would be worked out between the Park and Recreation Department and the applicant at a later date. Chairman Stulberg introduced Nate Rathjen of 10115 48th Avenue North, representing the petitioner. Mr. Rathjen stated he is the President of Beautifid Savior Lutheran Church and they are looking forward to moving to Plymouth. Chairman Stulberg introduced Ms. Judith Hoskens, architect for the project. Ms. Hoskens gave an overview of the proposal stating phase one will consist of 32,000 square feet for 20 classrooms/education spaces, family life center (multi-purpose space, sanctuary, gym space for community use, banquets and musical groups), The access will be 9JYNorthwest Boulevard. Phase two will add the Schmidt Lake Road access. Commissioner Preus asked if the gym would be available for public use as an amenity to reduce the park dedication fees. Senior Planner Kahn replied that it can be a combination of the ballfields, gym, and meeting space for City use, v Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Jan Draman of 13125 54th AvenueNorth. i Ms. Draman stated she was concerned with the size of this project in a residential neighborhood and the added traffic it could generate. She stated this should not be approved just because the applicant is offering use of amenities. Chairman Stulberg closed the public hearing; i Planning Commission Minutes January 25, 1995 Page #15 City Engineer Faulkner stated the proposal is consistent with the guiding therefore, a traffic study was not required. He added with two minor arterial streets and the peak tunes for the church should not be the same as the normal weekday peak traffic, he did not anticipate any problems. Chairman Stulberg explained that the use of amenities in lieu of park dedication fees has no bearing on whether the application gets a favorable recommendation by the Planning Commission, Itis the applicant's right to take advantage of the Park Dedication Policy. SeniorPlannerKeho stated of the 36,17 acres, only 21 acres are buildable as the site has a considerable amount of wetlands. He stated any further construction would require a Conditional Use Permit and a public hearing. Commissioner Oja questioned if one access would be adequate for 250 parking spaces. She asked if the City would approve traffic control lights atthe intersection ifthe applicant requests it. City Engineer Faulkner replied if a traffic problem occurred, the applicant would have to construct the Schmidt Lake Road access. He added the County would have jurisdiction over the traffic lights at that intersection. Commissioner Albro asked if the will proposing a day care for the site, as that will add additional traffic during peak hours, Senior Planner Keho responded that the application is for church use only, and if they wanted a private school, they would have to make application for that use. Mr. Rathjen stated the current proposal is for classrooms on Sunday mornings and Wednesday evenings. There may be the need fora daycare or nursery use at some point, u Commissioner Gja asked if there is any landscaping planned for around the building. Ms. Hoskens replied that prairie sod will be placed around the building to blend into the neighborhood, with additional landscaping being added as funds become available. MOTION by ,Commissioner Black, seconded by Commissioner Preua to recommend approval of the request by Beautiful Savior Lutheran Church for Rezoning, Site Plan, Conditional Use Permit and Variance for property located at the northwest corner of Northwest Boulevard and Schmidt Lake Road, subject to all conditions listed in the January 20, 1995 staff report. Roll Call Vote. 7 Ayes, MOTION carried on a unanimous vote, 0 Planning Commission Minutes January 25, 1995 Page #16 CITY OF PLYMOUTH - ZONING ORDINANCE AMENDMENT (95002) Director Hurlburt gave an overview of the January 18, 1995 staff report Commissioner Albro questioned if notices are mailed out to property owners for administrative approvals. Director Huriburt stated that administrative approvals do not require notices, as they are deemed to be matters that are small in nature and not of concern to a residential neighborhood. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. MOTION by Commissioner Stimson; seconded by Commissioner Albro to recommend adoption of the City of Plymouth, Zoning Ordinance Amendment for Notifications for Various Applications. Roll Call Vote. 7 Ayes. MOTION carried on a unanimous vote. Chairman Stulberg called a recess at 8:44 p.m. The meeting was reconvened at 8:54 p.m.. FEC CONSTRUCTION (94156) Chairman Stulberg introduced the request by FEC Construction for a Lot Division and Variance for property located at 16705 12th Avenue North. Senior Planner Keho reviewed the January 20, 1995 staff report. Chairman Stulberg introduced Ralph Burgess, president of FEC Construction. Mr. Burgess stated FEC Construction builds high quality homes that are beneficial to a neighborhood. He stated the lot sizes are adequate and the homes will be positioned on the lots so they would be unatrusive to the adjoining homes to produce adequate privacy. Chairman Stulberg presented a FAX dated January 25, 1995 from Janel K LaBoda of 16815 12th Avenue North. Ms, LaBoda'$ letter stated she was strongly opposed to the variance request and it should be denied. She stated the variance would result in an increase in traffic and a decrease in privacy. She indicated that FEC Construction's concerns are purely economic and they are seeking the greatest financial return on their im estment. Chairman Stulberg introduced Dan Aldrich of 1200 Dunkirk Lane, a Planning Couunission Minutes January 25, 1995 Page #17 Mr. Aldrich presented a petition signed by 19 neighbors that were opposed to the variance request. He stated the variance would add additional traffic and noise and would decrease privacy and the beauty of the area. He was concerned that if this variance was granted, it would create a domino effect along the lake. Chairman Stulberg introduced Brian Knox of 16725 12th AvenueNorth. Mr. Knox stated his opposition to the proposed variance. He stated this request is for financial gain and was concerned with the lot configuration if they decided to put up afence. Chairman Stulberg introduced Larry Berg of FEC Construction. Mr. Berg stated the City has granted variances in the past for unusual shaped lots. He added the request more than meets the Citys requirements and would bolster the home values in the neighborhood. He stated the zig-zag lot came from having to accommodate the Department ofNatural.Resources. Mr. Burgess added people hate to see vacant lots built, but that is progress, Commissioner Albro asked if the City has any history on this lot, and if it was originally anoutlot. He also asked if the lot was configured this way when the owner purchased it. Senior Planner Keho replied that he is not familiar with the history of this lot. Mr. Burgess responded that the lot configuration was this way when the current owner purchased it in 1986 or 1987. MOTION by Commissioner Albro„ seconded by Commissioner Oja to recommend denial of the request by FEC Construction of Lot Division and Variance for property located at1670512thAvenueNorthbasedonCondition #3 of the Variance Standards. Commissioner Preus stated he was inclined to agree with the motion unless the petitioner has another purpose besides financial gain for this proposal. Mr. Bur3ess responded that splitting the lot would increase the value of the lots and the surrounding properties. Commissioner Black commented this request does not meet Conditions #2, 3, or four of the Variance Standards, MOTION by Chairman Stulberg, seconded by Commissioner Preus to :amend the denial resolution to add Condition #4 from the Variance Standards, Planning Commission Minutes January 25, 1995 Page k18 Roll Call Vote onMOTION to amend. 7 Ayes. MOTION carried on a unanimous vote.. Roll Call Vote on Main MOTION. 7 ayes. MOTION carried on aunanimous vote. OTFIER BUSINESS Couocilmember Tim Wold introduced himself to Commissioners as the liaison to the City Council. Chairman Stulberg asked when new Commissioners would be appointed for Planning Commission. Councilmember Wold replied Commissioners with expiring terms would not need to be interviewed and will not be contacted if their term is to be renewed. Appointments should be made at the February 7, 1995 City Council meeting. Director Hudburt stated the current Planning Commissioners will serve at the February 8, 1995 Planning Commissionmeeting. Commissioner Black asked if there would be a followup to the letter received by Dennis Holmquist regarding the New Wetlands Ordinance. Director Hurlburt stated a response will be prepared and the Commissioners will be sent a copy ofthe response. Commissioner Black requested a memo indicating the 1995 meeting dates for Planning Conanssion. MOTION by Commissioner Black, seconded by Commissioner Preus to adjourn. The meeting adjourned at 9:40 p.m.