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HomeMy WebLinkAboutPlanning Commission Minutes 03-08-19953 CITY OF PLYMOUTH PLANNING COMMISSION MINUTES MARCH 8, 1995 The regular meeting of the Plymouth Planning Commission was called to order at 7:00 p.m. by Chairman Mike Stulberg. MEMBERS PRESENT: Chairman 1Vlike Stulberg, Commissioners Barb Stimson, Saundra.Spigner, Linda Oja, and Virginia Black MEMBERS ABSENT: Commissioners Allen Ribbe and Christian Geos STAFF PRESENT: Director Anne Hurlburt, Planning Supervise: „Barbara Senoess, Planner Shawn Drill, Public Works Director Fred Moore, and Housing Technician Denise Hutt MINUTES: Chairman Stulberg requested a correction be made to the February 22, 1995 minutes on the first paragraph of page 30 to read "..the site would be better or safe off Rockford Road....". He also requested a correction to page 32, paragraph 12 to read "..if new loading areas for odsting buildings constructed._". Director Huriburt stated Commissioner Ribbe called in a correction to page 30, paragraph 8 to read "...stated that there are 12 consecutive homes with 80 feet of frontage and ifone out of three have any kind of gathering, it would create parking on both sides for 800 to 900 feet where two cars could not meet." MOTION by Commissioner Stimson, seconded by Commissioner Oja to approve the February 22, 1995 minutes as amended. Vote. 4 Ayes. CommissionerBlackabstained. INDEPENDENT SCHOOL DISTRICT 284 (94131): Chairman Stulberg introduced the request by Independent School District 284 for a Land Use Guide Plan Amendment for Wayzata Senior High School for property located at the northwest intersection of Peony Lane and the Soo Line Railroad. Planning Supervisor Uennessgave an overview of the February 27, 1995 staff report. Chairman Stulberg; opened the public hearing. a Planning Commission Minutes March 8, 1995 Page ,135 Chairman Stulberg read a letter from G. H. Deziel of 4640 Holly Lane. Mr. Deziel was concerned with the increased rate of water runoff and the possible flocding of his property. Chairman Stulberg closed the public hearing. Director Moore responded to Mr. Deziel's concern stating that the high school will be required to have storm water ponding.and should not create an increased runoff to Mr. Deziel's property. MOTION by Commissioner Black, seconded by Commissioner Spigner to recommend approval of the request by Independent School District 284 for a Land Use Guide Plan Amendment for Wayzata Senior High School 'for property located at the northwest intersection of Peony Lane and the Soo Line Railroad, Roll Call Vote. 5 Ayes. MOTION carried unanimously. Planning Supervisor Semress indicated that there will be a public meeting concerning the Environmental Assessment Worksheet for this project at the March 22 Planning Commissioner meeting! She added that staff anticipates that the remaining portion of the proposal will be hrard at the April 26, 1995 Planning Commission meeting. NEW HOME SERVICES, INC. (95004): Chairman Stulberg introduced the request by New Homes Services, Inc. for a Land, Use Guide Plan Amendment and RPUD Concept Plan for 20 tewnhome units located at 12300 -18th Avenue North. Planner Drill gave an overview of the March 2, 1995 staff report. He noted that the need' for a variance was deleted because the Zoning Ordinance was amended to eliminate minimum size requirements for I PUDs. Chairman Stulberg introduced Tom Belting, the developer for theproposed project. Mr. Belting stated the proposed townhomes will be upscale, owner -occupied units with maintenance free exteriors, double garages and will range in price from $200,000 3o 300,000, He stated that there is minimal land available in the City for townhome use, and felt this proposal would be the best use of the land. Mr. Belting stated that notices were sent to the surround property owners inviting them to a meeting March 6 to discuss any concerns they may have regarding the proposal. There were 18 people in attendance for that meeting. Chairman Stulberg introduced Blanc Huston of 11820 Red Fox Drive, Maple Grove, Planning Commission Minutes March 8, 1995 Page 1136 Mr. Huston stated that he is the pastor for the Word of Life Church at 12300 -18th Avenue North. He explained that the church wants to sell part of their property to Mr. Belting's company because of financial problems. He added that he is .in favor of the proposal and that it would fit in well with the community. Chairman Stulberg introduced Steve Johnston of Landform Engineering Company; representing the petitioner. Mr. Johnston stated that with the construction of the townhomes, a portion of the church's parking lot would be reconstructed and seal -coated. He . tated that the project consists of 20 units, two three -unit dwellings and seven two -unit dwellings in a clustered -style on the northwestern portion of the site. A total of 6.6 acres would be developed with sufficient buffers and setbacks. - Mr. Johnston stated that one of the concerns raised at the neighborhood meeting was the elimination of trees on the site. He stated that there would be less trees removed by constructing townhomes versus single family dwellings. He presented an overhead of the cross sections indicating that the units would be single level and a retaining wall would be built. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced letters from Jerry Podkopacz of 1855 Kirkwood Lane and Fred Dock of 12200 -18th Place North indicating their opposition to the proposal by New Homes Services, Inc. Chairman Stulberg introduced Bob Bonawit2 of 11425 -57th Avenue North. Mr. Bonawitz stated that he is a member of the Word of Life Church and.that the financial hardship of the church is necessitating the sale of the property. He stated that he supports the proposed townhomes. Chairman Stulberg introduced Tony Poppelaars, developer of Ponderosa Woods, Mr. Poppelaars .led he is not associated with this proposed development would like Mr. Belting to use a different name For the project. Chairman Stulberg introduced Jim Lasher of 1810 Oakvew Lane North, Mr, Lasherasked if there would be a covenant on outdoor storage. He did not believe it is up to the neighborhood to back the church just because they were experiencing financial hardship, a Planning Commission Minutes March 8, 1995 Page #37 Chairman Stulberg introduced Kevin Johnson of 1930 Cakview LaneNorth. Mr. Johnson asked if only the developable acres are counted when considering the requiding. He stated that there is already a variety of housing in the neighborhood and did not think you necessarily preserve more trees with multi -family than with single family dwellings. He added he did not feel it was appropriate to have Planning Commission meetings on Wednesday evenings during Lent. Chairman Stulberg introduced Mr. Jerry Podkopacz of 1855 Kirkwood Lane North. Mr. Podkopacz stated that one of the reasons staff recommended the request for regulding was'to provide a variety of housing in the neighborhood. He stated there is already single family and multi -family dwellings with a park in the neighborhood. He was concerned that the proposed townhomes will not create a sense of neighborhood. He stated when he bought his property six months ago, the planning department told him that only single family dwellings could be built in the area. Mr. Podkopacz stated that the townhomes are not the only viable development for this property and the church's financial trouble should not be a reason to approve the Land Use Guide Plan Amendment. Chairman Stulberg introduced Theron Horn, Jr. of 15284 -71st Place North, Maple Grove, Mr. Horn stated that he is a member of the Word of Life Church and that the church is trying to work out a viable solution to their financial problems. He stated that he does support the proposed development. i Chairman Stulberg introduced Jim Bosch of 12100 -18th Place North, Mr, Bosch stated that only single family dwelling units should be allowed.for this site. He stated that he did not have confidence that the developer would leave an adequate amount of trees and butter area Mr. Bonawitz stated that he lives in an area that is bounded by townhomes and single family dwellings and a sense of neighborhood is achievable, Mr, Huston reiterated that the townhomes would not disrupt the community and was the best financial solution for the church. Chairnian Stulberg closed the public hearing, Chairman Stulberg responded to Mr. Huston and Mt. Bosch's comments stating that the church's financial problems have no bearing on what the staff recommends and the Planning Commission's decision, 0 Planning Commission Minutes March 8, 1995 Page k38 f PChairmanStulbergaskedMr. Belting if he agrees with Mr. Poppelaars' request to change Vthenameoftheproposeddevelopment. Mr. Belting stated that he would come up with a different name for the project. Chairman Stulberg asked Mr. Belting to respond to Mr. Lasher's question on outdoorstorage. Mr. Belting stated there will be a homeowner's association and no outdoorstorage will beallowed. He added that nuisances will not be allowed or tolerated. Chairman Stulberg asked Mn Johnston to comment on the issue of how you can save more trees by building townhomes ratberthan single family dwellings. W. Johnston explained that if it remained LA -1 guiding there could be a potentialrrf p- 13 single family dwelling units with large lots. With this proposal there would be onlyninebuildings, which would be clustered in two areas. ij Planner Drill responded to Mr. Johnson's question regarding the calculation of density. Hestatedthatdensityiscalculatedontheentiresitewithnodeductionsforthewetlands. Chairman Stulberg statei that the staff report indicates that single family dwellings couldbeusedforthissite. Chairman Stulberg asked the developer when the plans were first submitted to the City. Mr. Johnston replied that they submitted a Concept Plan and met with the DevelopmentReviewCommitteeonSeptember22, 1994. Commissioner Stimson asked what the density would be if this was guided LA -1 and someone came in with a PUD proposal for single family dwellings. Planner Drill said the density would allow 10 single family dwellings underthatscenario. Commissioner Black questioned how the proposed townhome building pads compare withsinglefamilydwellingbuildingpads. Mr. Belting replied that single family dwellings would range from 80 to 100 feet wide andthetownhomeswouldbeabout80feetwide, Commissioner Oja wanted to know if the church presently has adequate parking space, should they decide to expand in the future. Planning Commission Minutes March 8, 1995 1Page #39 Planner brill stated that depending on what type of expansion they propose, additional parking spaces maybe required. Commissioner Oja asked Mr. Huston if he would get the same price for the land if it kept the current zoning classification. Mr. Huston replied he did not think he could possibly get a better price for the land if it continued to be zoned for single family dwellings. Commissioner Oja commented that while it is nice to have large open wooded areas, the land owner has the right to develop it as long as it conforms with the zoning ordinance. MOTION by Commissioner' Stimson, seconded by Commissioner Black to recommend approval of the request by New Homes Services, Inc. for a Land Use Guide Plan Amendment for property located at 12300 -18th Avenue North, Commissioner Oja stated she would not support the motion because this property has been guided LA -1 for a long time, and she believes LA -1 remains the correct guiding for this area. Chairman Stulberg stated he would vote against the motion because the request does not meet items #2, 5, and 6 of the Land Use Guide Plan Amendment checklist. Roll Call Vote. Vote, 1 Aye. MOTION failed on a 1-4 vote. (Commission Stimson voted Aye.) MOTION by Chairman Stulberg, seconded by Commissioner Spigner to recommend denial of the request by New Home Services, Inc. for a Land Use Guide Plan Amendment ¢ for property located at 12300-18thAvenueNorth. i Roll Call Vote, Vote, 4 Ayes. MOTION carried on a 4-1 vote. (Commissioner Stimson voted Nay.) MOTION by Chairman Stulberg, seconded by Commissioner Black to recommend denial of the request by New Home Services, Inc. for a Residential Planned Unit Development concept Plan; for property located at 12300 -18th Avenue North, Roll Call Vote: Vote, 4 Ayes. MOTION carried on a 4-1 Vote. (Commissioner' Stimson voted Nay.) Planning Commission Minutes March 8, 1995 Page #40 OTBERBUSINESS: I a Planning Supervisor'Senness informed Commissioners ofit ems that will be appear on the j agenda in March and April. Commissioner Black commented that she would like to have a copy of the Environment Assessment Worksheet early the week ofMarch 13. qt MOTION by Commissioner Black, seconded by Commissioner Spigner to adjourn. Vote. 5 Ayes, Meeting adjourned at 8:43 p.m. i a