Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 05-10-1995j l CITY OF PLYMOUTH, PLANNING COMMISSION MINUTES MAY 10, 1995 r A regular meeting of the Plymouth Planning Commission was called to order at 7:00 p.m. byChairmanMikeStulberg. i MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Saundra Spigner, Linda Oja, Virginia Black, Allen Ribbe and Christian Preus MMIBERS ABSENT: Commissioner Barb Stimson STA111T, PRESENT: Director Anne Hurlburt, Planning Supervisor Barbara Senness, Planner Shawn Drill, City Engineer Tian Faulkner and Planning Secretary Denise Hutt f MINUTES Commissioner Ojapointed out that on Page #79, paragraph 13 should read "...proposes more parking spaces than required..." MOTION by Commissioner Preus, seconded by Commissioner Black to approve the April 26, 1995 minutes as amended. Vote. 6 Ayes. MOTION carried unanimously. r CONSENT AGENDA MICHAEL KNUTSON. (95039) 4 MOTION by Commissioner Preus seconded by Commissioner Spigner recommending approval of the request by Michael Knutson for a Blanket Site Plan Amendment to permit a three season porch at the end unit of each building in the Pernbrook Manor Development located at 14205 -44th Place North, subject to all conditions listed in the April 28, 1995 staff report. Vote, 6 Ayes. MOTION carried unanimously, LUNDGREN BROS, CONSTRUCTION, INC. (94090) Chairman Stulberg introduced the request by Lundgren Bros. Construction, Inc. for a PUD Preliminary Plan/Plat, Rezoning to R -1A and Conditional Use Permit for 132 single family Planning Commission Minutes May 10, 1995 Page 1188 homes and up to 90 multiple family homes referred to as Soo Line East at the northeast quadrant of County Road 9 and Peony Lane. Planning Supervisor Senness gave an overview of the May 3, 1995 staff report. Planning Supervisor Senness presented a revised approving resolution indicating different setbacks for Condition #9. Planning Supervisor Senness stated that Condition #12 indicates interior street widths of 33 feet instead of 28 feet as proposed by the petitioner. She added that the street widths could be revised before the final plat is approved. City Engineer Faulkner gave an overview of the drainage problems that occur from Hollydale Golf Course brought to light by the Nanterre development proposal. He stated that an engineering analysis has been done on. Plymouth Creek Channel and it was determined that the channel had to be cleaned out, as it was blocking the water flow. The Contractor got started, but had to quit because of the warmer weather and heavy equipment used. City Engineer Faulkner stated that staff has obtained some survey information regarding Hollydale Golf Course, but the clean out work won't be completed until next winter. City Engineer Faulkner stated that any new development can not cause an increase in the rate of water runoff. He added that the development being proposed by Lundgren Bros. estimates reducing the post development water runoff by 70 percent. Chairman Stulberg introduced a letter dated May 9, 1995 and pictures from William Peterson Associates,, Ltd. representing Marge'Sabourin and a Clarification of Resolution Conditions from Lundgren Bros. Chairman Stulberg introduced Terry Forbord, the petitioner. Mr. Forbord stated that he agrees with the staff report, but he had some issues with the approving resolution. Mr. Forbord stated that the street width should be 28 feet as previously approved by the Planning Commissionfor the Soo Line West development. He added that if the City is serious about storm water management then they should be looking at narrowing of street widths. Mr. Forbord commented that there is no documentation of any deaths attributed to narrowing street widths and that neighborhoods should have narrower street widths to slow and quiet traffic. Mr. Forbord assured that there will be disclosures and exhibits on site for this development. Chairman Stulberg introduced John Uban of Dahlgren Shardlow Uban, representing the petitioner. Mr. Uban suggested the wording on Condition #5 of the resolution stating that "The City of Plymouth is contemplating tile purchase of the property between life Soo Line Railroad and the northeastern portions for the proposed Soo Line East plat for park purposes. If there is to be a public park on this property, the proposed plat shall show a trail easement to the north in the a Planning Commission Minutes May 10, 1995 Page 1189 northeast corner of block 8 between lots 18 and 19. Should the City not purchase this land for park purposes within a reasonable period of time, the trail easement will be vacated." Mr. Uban requested that Condition 1112 of the resolution and item #25 of the ]Engineer's Memo be changed to 28 feet street width. Mr. Uban also requested that Condition #21 of the resolution state "The Developer or the Homeowners Association should sign an agreement with the City for future maintenance of the storm water treatment ponds in accordance with standard City policy." Planning Supervisor Senness stated that staff did not get Lundgren's request for resolution changes until the end of the day and were not able to discuss Condition N5 with Park Director Blank. She stated that staff did discuss Condition #21 and that the Homeowners Association will automatically take over maintenance of the storm water treatment ponds without changing the wording in the resolution. Mr. Forliord stated- that during the Development Review Committee meeting, park staff indicated that if the City did not build the park, the easement could be vacated; therefore, if should be stated in the resolution. Director Hurlbutt stated her concern for the wording "reasonable period of time", as the future of the area is unsettled. Mr. Forbord stated that he felt comfortable that staff and Lundgren Bros. could workout a reasonable arrangement with the Park Department if the purchase of the property has not occurred within a certain time frame. Chairman Stulbecg suggested that the wording remain as is in the resolution and Lundgren Bros. continue working with staff and the Park Department and reach an agreement before the proposal goes to the City Council. Chairman Stulberg introduced Gary Anderson of 4520 Holly Lane Not..h. Mr. Anderson stated he was concerned with the proposed entrance on Holly Lane as traffic is extremely high already from the golf course and there is a frill that would be difficult to see over. Mr. Anderson stated lie did not think that a project of this size necessitates three entrances and asked if there is a stop light proposed on Holly Lane. Mr. Anderson was also concerned for the water runoff that this project could create and wanted to know if there was any guarantee that this proposal would not affect his property. Chairman Stulberg introduced Bill Deziel of 4540 Holly Lane North. a Planning Commission Minutes May 10, 1995 Page #90 Mr. Deziel stated be was concerned with the trail casement and who would be. responsible for falling trees and increased water mmnoff on his property. Mr. Deziel asked how much more water volume do you have after property is developed. Chairman Stulberg introduced a letter from James Teller, representing Hollydale Golf Course. Chairman Stulberg introduced George Faue of 4425 Holly Lane North. Mr. Faue stated be was concerned with the increased water runoff from the proposed project as the culverts don't handle the water now. Chairinan Stulberg closed the publichearing. City Engineer Faulkner stated that staff suggested the ingress/egress on Holly lane, as it is designated as a major collector and is able to handle major traffic (2,000 to 10,000 trips per day). Director Hurlburt commented that eventually Holly lane will connect with Sclunidt Lake Road and will take pressure off County Road 9. She added that at full development Holly Lane may have a few thousand trips per day, but not in its present condition. City Engineer Faulkner stated that there are no plans to signalize Holly Lane at this time. City Engineer Faulkner stated that staff was not aware of a trill on Holly Lane that could cause a visual obstruction, but staff would investigate it to see if it would have to be lowered. City Engineer Faulkner stated that the water runoff can not be worse at post -development then at pre -development. He added that according to time engineering analysis, the water runoff should be substantially less than it is today after the development. Director Hurlburt stated the City requires a "hold harmless" clause in the Development Contract so that the City is not held liable. Director Hurlburt asked if Mr. Anderson could have public sewer as to alleviate his concern about backup from his septic tank. City Engineer Faulkner replied that public sewer is not available for Mr. Anderson's property at this time. Chairman Stulberg stated that if Mr. Anderson has a problem caused by the proposed development, lie can come in and discuss it with City staff and/or Lundgren Bros. Construction. Mr. Anderson stated lie was concerned with being assessed for street improvements to Holly Lane. a Planning Commission Minutes May 10, 1995 Page #91 City Engineer Faulkner stated that Holly Lane is not an improved street and the developer will incur'costs to improve the street. Mr. Forbord stated that Lundgren Bros. has submitted all water calculations as part of the required Environmental Assessment Worksheet and is part of the public record. Chairman Stulberg introduced Ken Adolf of Schnell and Madson, Inc., representing the petitioner. Mr. Adolf stated that a development of this type with single family dwellings will typicallyincreasethevolumeofwaterbyone-third. City Engineer Faulkner stated that a consulting engineer will be looking at the ditch that goes under County Road 9 at Holly Lane to ensure water flow. He added that the trunk sewer near Kimberly Lane Elementary will serve the Soo Line East development. Commissioner Black questioned what parcels are referenced on Page 117, Condition L in the Engineer's Memo. City Engineer Faulkner responded that the parcels referenced in the Engineer's Memo are owned by Marge Sabourin of 17740 Old Rockford Road as referenced in the letter from William Peterson & Associates, Ltd. Commissioner. Black questioned, ifthecondition places the burden on the developer. or does it just relieve the City. City Engineer Faulkner replied that the developer can not change the existing condition to the listed parcels with respect to current water runoff. Commissioner Black asked who would be responsible for the maintenance of the storm water treatment ponds as stated in Condition #21 of the resolution. City Engineer Faulkner replied the City requires annual certification that the 'ponds are working in accordance with the Development Contract, Commissioner Black asked which ponds have to be certified. Mr. Adolf responded that all ponds on the site are required to be certified. Commissioner Black questioned if the City could be held liable for drainage problems since the EAW stated if'a property experienced water problems, the developer' would install a perimeter sump system. 0 Planning Commission Minutes May 10, 1995 Page #92 Planning Supervisor Senness responded that the City did not approve the EAW only a FindingOfFactthattherewasnoneedtodoanyfurtherenvironmentalanalysis. She added that the RAW does contain statements that there are no guarantees of dry basements. Mr. Forbord stated that all Lundgren Bros. homes have drain tile and sump pumps and thattherearemanyotherfactorsthatcontributetowetbasements. Commissioner Black commented that some people experience water problems year round and that maybe drain tile along the curbs should be considered. Director Hurlburt stated staff will be investigating homes in the City that have their sumppumpsdrainingintotheirfloordrainandevaluatingalternativesforthem. She added that the proposed development will be constructed properly and drained correctly. City Engineer Faulkner stated that as the proposal advances into final design stated, staff will address the issue and possibly drain tile could be placed under the curb, thus giving thehomeowneraplacetohookinto. DirectorHurlburt asked if this would change the City's street requirements. City Engineer Faulkner stated staff would have to consider this on a case-by-case basis. Commissioner Preus stated that 28 foot width streets were approved by the PlanningCommissionforSooLine. West, but rejected by the City Council for staff io_do further research on the issue. He asked if 28 foot width streets is a possibility for this proposal. Director Hurlburt replied that the street width can changedally time up to the final plat anddevelopmentagreementstage. Chairman Stulberg stated if the Planning Commission can recommend 28 foot street widths iftheychoosetodoso. Commissioner Oja asked if there was any research or study findings supporting Lundgren'sclaimthatareductioninstreetwidthproduces.slower and quieter traffic. Mr. ilban responded that all materials regarding street widths have been given to staff to review. He added that pcople tend to drive according to what the street looks like, If streets are wide, people will drive faster. Mr. Forbord added that a transition is occurring to narrow street widths in residential areas. City Engineer Faulkner stated that he could not find anything to support narrowing a streetslowstrafficspeed. a Planning Commission Minutes May 10, 1995 Page 1193 Director Hurlburt stated the City Council will postpone decisions on changing street widths until staff has completed their research. Commissioner Black commented that she would like to see the information that staff has received on the street widths. Director Hurlburt replied that staff will prepare a report for Commissioners. Commissioner Black asked if there were to be a problem with the neighbors from this development is there a potential of adjusting the outlets of these ponds. City Engineer Faulkner answered that staff has not yet reviewed the design of the control structures. He added that staff would be more with surface ground water rather than the rate of outflow. Mr. Adolf stated that the applicant intends to fully utilize the storm water basin to alleviate water going under Holly Lane. Also, it is the intent to maintain water level and ground water level for the west part of the site. He added that there are adjustable rears on the southwestern portion. MOTION by Chairman Stulberg, seconded by Commissioner Spigner to recommend approval of the request by Lundgren Bros., Inc. for a PUD Preliminary Plan/Plat, Rezoning to R -1A and Conditional Use Permit for 132 single family homes and up to 90 multiple family homes referred to as Soo Line East at the northeast quadrant of County Road 9 and Peony lane. Construction, subject to the conditions listed in the May 3, 1995 staff report and revised resolution. MOTION by Commissioner Preus, seconded by Chairman Smlberg to amend Condition #12 of the resolution and Condition k25B of the Engineer's Memo to indicate 28 foot: width for all interior streets. Commissioner Preus stated the street width should be changed to be consistent with the Planning Commission's recommendation for Soo Line West. Commissioner Black stated her concern with safety issues and no sidewalks. She stated that it is already difficult to navigate on 33 foot street widths when it is fully parked. Commissioner Preus asked if staff's research would include the issue of parking. Director Hurlburt responded affirmatively and also the research would encompass the pedestrian issue: a Planning. Commission Minutes May 10, 1995 Page #94 Commissioners Oja and Spigner commented they would vote no on the amendment proposed to narrow the street widths until the research is completed by staff. Roll Call Vote on Amendment. 2 Ayes. MOTION failed on a 2-4 Vote.. (Commissioners Black, Spigner, Oja, Ribbe voted nay.) Roll Call Vote on Main Motion. o Ayes. MOTION carried unanimously. Chairman Stulberg called a recess at 8:38 p.m. and the meeting reconvened at 8:52 p.m. CITY OF PLYMOUTH. (95028) Chairman Stulberg introduced the request by the City of Plymouth for a Comprehensive Plan Amendment to add trails to the SidewalklTmil,System Plan. Planner Drill gave an overview of the April 28, 1995 staff report. Commissioner Black asked if these trail segments relate to the 11 miles of trail segments proposed on the bond referendum. Planner Drill responded that the trail segments are part of the bond referendum. Commissioner Black asked what the time frame would be for completion of the trails. Director Huriburt responded thatthetrails are scheduled for completion within 18 months if the bond referendum is approved, Commissioner Oja commented that she would like to see more money available by bond referendums for trails. Chairman Stulberg opened and closed the public hearing as there was, no one present to speak on the issue. MOTION by Commissioner Preus, seconded by Commissioner Spigner recommendingapprovaloftherequestbytheCityofPlymouthforanAmendmenttotheSidewalk/Trail System Plan of the Plymouth Comprehensive Plan, Roll Call Vote. 6 Ayes. MOTION carriedunanimously. i 0 Planning Commission Minutes May 10, 1995 Page 7195 LAWRENCE BEGIN. (95030) Chairman Stulberg introduced the request by Lawrence Begin for a Conditional Use Permit to allow Reclamation of property located south of Ord Avenue North and east of Fembrook Lane. Planner Drill gave an overview of the April 28, 1995 staff report. Planner Drill stated this request is a result of a court order to cleanup the site. Commissioner Preus asked if there has been information obtained related to Condition k6 of the resolution regarding soil tests. Commissioner Oja asked how many trees would be removed from the site. Chairman Stulberg introduced Roger Anderson, civil engineer for the petitioner. Mr. Anderson stated the City forester walked the site and indicated which trees were lower quality and should be removed. He stated that the current condition of the site is rough with concrete debris and initial grading will be done are the slopes that are proposed should provide adequate grading. Mr. Anderson stated the petitioner concurs with the staff report but is concerned with Conditions #4 and N6 of the resolution.. Mr. Anderson stated that Condition #4 does not give an amount for the letter of credit and wanted to know if the letter of credit could be reduced or released after items are in place. Mr. Arderson was concerned as to what approach to take to work with staff regarding Condition N6 regarding the soil tests. Mr. Anderson asked if the December 1 completion date was required by the court or by City staff. 'Mr. Anderson stated he does not; anticipate problems completing it, and could use less than 11,000 cubic yards of structural fill if it would not be in violation of Condition V. Mr. Anderson asked if the project could be carried over until Spring if the applicant, encountered problems. Director Huriburt stated that a letter of credit guarantees that certain items will be completed. if items are not completed by the applicant, the money is used to complete them. She added that a letter of credit can be reduced after certain items are completed, but not released until all conditions are met and the project is completed. Planner Drill responded that staff set the December 1 completion deadline, but the applicant could apply for an extension if needed. He added the only timeline required by the court addressed when the applicant would have to apply for the Conditional Use Permit. Planning Supervisor Sennessstaled that. any amendment. to the Conditional Use Permit would have to be reviewed by the Planning Commission. Planning Commission Minutes May 10, 1995 Page #96 Commissioner Black asked what was dumped on this site. Chairman Stulberg introduced Larry Begin, the petitioner. Mr. Begin replied that site has been a rubbish dump since the late 1950s and used generally -as a construction dump site containing ashes and glass. Commissioner Oja asked what the plan would be ifhazardous materials are found as a result of the soll testing. She asked if the applicant is responsible because of the court order. Mr. Begin responded that the results of the soll'tests would be given to City staff and it would be discussed at that time. Chairman Stulberg stated that Mr. Begin as thr, property owner would be responsible for any hazardous material clean up. Commissioner Oja again asked how many trees would be cleared from the site. Mr. Anderson replied approximately 20 trees six inches or larger and 30 trees smaller than six inches. Commissioner Oja wondered if the trees should be replaced. Mr. Anderson responded that the City Forester indicated that most of the trees that would be removed are volunteer trees. Commissioner Oja asked what the petitioner plans on using to re -seed reclaimed areas, f Mr. Anderson replied that a standard seed mix would be used. i Commissioner Oja suggested the applicant consider adding wildflowers to the seed mix. Commissioner Black commented that a seed cover is used to absorb moisture and you would not want a planting that creates a deep root. Chairman Stulberg opened the public hearing. Chairman-Smlberg introduced Chuck Dillemd of 4100 Berkshire Lane, Mr, Mond stated that he represents the Tony Eiden Company which owns the, adjacent Plymouth Oaks development next to the applicant's property. Mr. Dilentd stated thaf the applicant's property was used for junk automobiles that. were remove by the Cily. Mr. DillemcemdstatedtheapplicantshouldbemadetoadheretotheDe( l compiedon date, as a Planning Commission Minutes May 10, 1995 Page #97 there is a history of noncompliance by the applicant. Mr. Dillerud suggested a condition be added to the resolution for checking the progress of the applicant. Chairman Stulberg closed the public hearing. MOTION by Commissioner Black, seconded by Commissioner Spigner to recommend approval of the request by Lawrence Begin for a Conditional Use Permit to allow Reclamation of property located south of Ord Avenue North and east of Fernbrool Lane subject to theconditionslistedintheApril28, .1995 staff report. MOTION by Commissioner Oja, seconded by Commissioner Black to amend Condition #13 of the resolution adding the seed mixture shall include wildflowers natural to the State ofMinnesota. MOTION by Commissioner Oja, seconded by Commissioner Ribbe to add Condition #14 requiring the applicant to plant 15 evergreen trees, at least six feet in height to be placed on the site according to the City Forester's recommendation. Commissioner Black asked what the distance of the site is, Planner Drill replied the site is 3OO feet east to Hest and 317 feet north to south. Commissioner Black cautioned the trees should be planted according to the City Forester asnotcausearootsystemforconduitofwater. Director Hurlburt stated that planting would be more appropriate along the northern propertyline, as the south side has existing hard wood trees and the west side would not be appropriate. Mr. Anderson stated the lots east of the site are entirely wooded and the northers side is the lownhome development with a limited amount of their own landscaping, Commissioner Preus commented that input front the City Forester should be obtained as to placement of the trees and if it is necessary to replant trees. Chairman Stulberg stated the City Forester had already walked the site indicating which treesshouldberemovedandifhethoughttreesshouldbereplanted, he would have had a conditionaddedtotheresolution. Commissioner Oja stated that maybe the City Forester never thought about reforesting the site, only indicating which trees should be removed, Roll Call Vote on First Amendment. 6 Ayes, MOTION carried unanimously, Planning Commission Minutes May 10, 1995 Page x/98 Roll Call Vote on Second Amendment. 4 Ayes. MOTION carried on a 4-2 Vote. (Chairman Stulberg and Commissioner Preus voted nay.) Roll Call Vote on Main Motion -as twice amended. 6 Ayes. MOTION carried unanimously.. OTHER BUSINESS Chairman Stulberg commented that the work plan previously submitted by the Planning Commission to the City Council may change as there are other priority issues to deal with. Director Hurlburt gave an overview of the moratorium adopted by the City Council prohibiting platting of land for industrial/commercial until November 1 or until a new Zoning Ordinance amendment is adopted. Commissioner Spigner stated her preference for additional meetings instead of longer meetings. Chairman Stulberg stated that there will be more meetings and possibly longer as some issues can not wait such as Northwest Plymouth. Director Hurlburt stated that the Commission many only have to adopt pieces of the ZoningOrdinanceinordertoliftthemoratorium. Commissioner Spigner suggested having study sessions in order to absorb information necessary before a Planning Commission meeting. She also asked if it would be possible to receive the agenda packet earlier than the Friday before the Planning Commission meeting. Chairman Stulberg stated be would not like to have a study session before a pubflottearing onanissue. Director Hurlburt stated packet information is on the same time frame as the City Council and it would be extremely difficult to get the packet information out any sooner. Director Hurlburt stated the City Council has some study sessions, but not routinely, Commissioner Spigner questioned if there is a way to get past information; pertaining to a proposal, Director Hurlburt replied that information needed can be obtained on an individual basis, Commissioner Black stated that when the City Council has a study session it is noticed in the paper, She suggested that staff identify in the staff report what ordinance the items pertains to. a Planning Commission Minutes May 10, 1995 Page 1199 Director Hurlburt stated staff will identify areas of the Zoning Ordinance that need to be looked at and that there will be major changes required to the subdivision regulations. Commissioner Oja asked if a new landscape plan is required for the Armstrong High School site. Director Hurlburt stated a subcontractor working on the new stadium for Armstrong High School cut down trees that should not have been. Director Hurlburt stated that staff will be conducting a tree inventory and fencing has taken place to protect the trees. There will be meetings with the residents and the item will come back for staff to review. No additional Planning Commission or City Council action is anticipated at this time. Commissioner Oja commented this should come back to the Planning Commission to review._ Director Hurlburt stated if the project gets delayed for too long, the stadium would not be completed on time. Commissioner Preus asked what, the status is of the tree preservation committee. Director Hurlburt stated the committee got delayed and has not met since last fall. She stated after next Monday, the group will get back together to look at a draft Tree Preservation } Ordinance. MOTION by Commissioner Preus, seconded by Commissioner Oja to adjourn. Vote. 6 Ayes. MOTION carried unanimously. Meeting adjourned at 10:00 p.m,