HomeMy WebLinkAboutPlanning Commission Minutes 06-14-1995CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
JUNE 14, 1995
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Barb Stimson (left at
8:20 p.m.), Virginia Black, Christian Ficus, Allen Ribbe, Linda
Oja and Saundra Spigner
MEI"ERS ABSENT: None
STAFF FRESI NT:, Director Anne Hurlburt, Planning Supervisor Barbara Senness,
Planner Shawn Drill, City Engineer Dan Faulkner, and Planning
Secretary Denise Hutt
Planning Supervisor Senness announced that a public hearing for Ali Mahabadi (95041) was
pulled from the agenda at the petitioner's request. Residents will be renotified when the public
hearing will be rescheduled.
MINUTES
Commissioner Spigner requested an amendment be made to Page #107, Paragraph 7 to state
that she works for Hennepin County Bureau of Community Corrections. Chairman Stulberg
asked that a correction be made to Paragraph 14 of Page #110 changing the word "all" to
this" and the word "are" to "is". Commissioner Aja requested an amendment to Page #116,
Paragraph 4 adding the words "if this was to be a single building" to the first sentence.
MOTION by Commissioner Black, seconded by Commissioner Preus'to approve the May 24,
1995 as amended.
Vote. 7 Ayes. MOTION carried unanimously,
INSPEC, INC. (95034)
Chairman Stulberg introduced the request by Inspec, Inc. for a PUD Preliminary Plan
Amendment and Conditional Use Permit to construct a 156 stall parking lot at Prudential
Insurance Co. located at 3033 Campus Drive.
Planning Supervisor Senness gave an overview of the June 5, 1995 staff report.
Chairman Stulberg asked if it was staff's intention that impervious coverage should be 25%
and if so, should it be left in the .resolution as such.
Planning Supervisor Scnness replied that staff would be open to looking at the percentage for
impervious coverage based on the fact that the standard for this coverage is open to
interpretation.
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June 14, 1995
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Commissioner Oja asked if the deck parking was discussed with the applicant.
Planning Supervisor Senness respondedaffirmatively.
Chairman Stulberg introduced Walter Rockenstein, representing the petitioner.
Mr: Rockenstein stated Ire is an attorney representing Prudential Insurance. Mr. Rockenstein
stated that the need for additional parking spaces is due to Prudential making an increased use
of the building by adding more jobs and occupying the majority of the building. Prudential
Insurance serves their policy holders coast-to-coast which means longer hours. He indicated
that Prudential has taken some steps on their own to alleviate the parking situation by cleaning
up 30 spaces that were previously used for storage and added 70 more spaces by re-restriping
the lot. Van and carpool spaces are reserved close to the entrance and these spaces are
expandable depending upon the need. Mr. Rockenstein stated that the plan was chosenbecausePrudentialneedstheadditionalspacesandtheneedforcloseproximityfortheir
employees. The proposal has sufficient screening and is aesthetically pleasing without
compromising the surrounding area.
Mr. Rockenstein explained that adding second level decking would not be feasible as the
columns already in place are not designed to carry more than one deck. He stated that adding
a second deck would disrupt 240 spaces in the lot, cost two million dollars; and, aesthetics
from the Campus Drive view would be impaired. The applicant prefers to add a surface lot on
the north side for $400,000 with no disruption, but would have to provide screening from the
Radisson.
Mr. Rockenstein stated that trees would be preserved with three masses remaining and only
one area affected. The wetland and large trees would remain. 52 trees v, ould be replaced and
32 conifers will be moved elsewhere on the site and shrubs will be added.
Mr. Rockenstein stated that the Radisson already has a formal. arrangement to use the
Prudential parking lot in the evenings and on weekends and did not think it was feasible to use
Radisson's lot. He added that west Health can only give Prudential 60 parking spaces
temporarily, and businesses across the street have already added parking and do not have anyspacesavailable.' Mr. Rockenstein stated that the lack of parking spaces will be far more
furious than the removal of trees. He commented that Radisson and West Health support
Prudential's proposal and that the Radisson would provide an easement access road,
Mr. Rockenstein staled the nearest residential homes would not be affected and presented
pictures of the homes currently, and how the view would be after the parking lot expansion.
He added that there is a continuing disagreement on defming impervious coverage. This
building was built well before the standard applied and the building itself takes up more than
25%.
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Page 120
Chairman Stulberg asked if there was parking space available at Prudential's facility located on
Bass lake Road.
Mr. P.ockenstein replied he was not aware of any space available.
Chairman Stulberg questioned if there would be space at their other facility to add additional
parking spaces.
Commissioner Black wanted to know to what extent the employees currently carpool to the
facility.
Chairman Stulberg introduced Roger Ryant, representing the petitioner.
Mr. Ryant responded that 30 employees are registered for carpooling.
Planning Supervisor Senness stated that in conversations with other staff members, there is a
lot on the west side of the Prudential facility located on Bass Lake Road that is not fully
utilized at this time.
Chairman Stulberg opened and closed the public hearing as there was no one present to speak
on the issue.
Commissioner Oja asked if the petitioner had checked into the possibility of utilizing Plymouth
Metrolink.
Mr. Rockenstein responded that it had not been considered.
Commissioner Oja asked bow many of the original trees were removed when the Prudential
building was built.
Mr, Ryant replied that he did not know, as his company did not construct the building.
MOTfON by Commissioner Stimson, seconded by Commissioner Black to recommend denial
of the request by Inspec, Inc. for a PUD Preliminary Plan Amendment and Conditional Use
Permit to construct a 156 stall parking lot at PrudentialInsurance Co, located at 3033 Campus
Drive,
Contmissionar Stimson stated her reason for recommending denial was the request does not
comply with the intent of the Planned Unit Development and would eliminate 245 trees,
Commissioner Oja commented she believed the applicant has other avenues to check into.
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MOTION by Chairman Stulberg, seconded by Commissioner Stimson to amend Condition #1
of the denial resolution striking the words "the majority of the".
Roll Call Vote on MGrION to Amend. 6 Ayes. MOTION carried on a 6-1 Vote.
Commissioner Black voted nay.)
MOTION by Chairman Stulberg, seconded by Commissioner Black to amend the denial
resolution by adding a new condition q6 siting N4 and d6 of the Conditional Use Permit
Standards as reason for denial.
Commissioner Preus commented that the impervious coverage of 25% that is allowed is a
significant difference from the 60% that the applicant is requesting. He asked if the issue for
denial is whether the impervious coverage applies at all.
Director Hurlburt commented the issue of impervious coverage is a gray area and the
requested 60.24% would be increasing the nonconformity,
Planning Supervisor Senness stated the issue pertains to whether just aportion of the site, or if
the entire site is affected by the impervious coverage requirement.
Director Hurlburt stated the petitioner is arguing that only the portion that is located in the
Shureland District should be considered for impervious coverage,
Commissioner Preus wonderers if staff and Commissioners might be applying attitudes and
standards of today into a PO1,7 that was adopted 14 years ago, He stated that there is an intent
to preserve woodlands and asked what was intended when the PUD was approved 14 years
ago.
Director Hurlburt stated that staff can only rely on the written record.
Planning Supervisor Senness stated that there was a lot of discussion of preservation of trees
and areas to be preserved when this was decided. The area the applicant is requesting for
additional parking space was an area identified to be preserved,
Roll Call Vote on Main MOTION as amended, 7 Ayes, MOTION carred unanimously.
DAN BAR CONSTRUCTION (95043)
Chairman Stulberg introduced the request by DanBar Construction for a Site Plan, Conditional
Use Permit and Rezoning (from FRD to Rl-A) for a four classroom Montessori School to be
located at 11115 Old Rockford Road.
Planning Supervisor Senness gave an overview of the June 5, 1995 staff report.
Planning Commission Minutes
June 14, 1995
Page 122
Commissioner Black wondered why the access is located on Zachary Lane insteadof Old
Rockford Road where there seems to be less traffic.
City Engineer Faulkner replied that Zachary Lane is intended for higher volume traffic and
Old Rockford Road is designated for residential use.
Commissioner Black commented that the trail easement on the east side of the property seems
to go through the wetland,
Planning Supervisor Senness stated that the easement runs along the wetland.
Commissioner Black wondered if this would truly be an easement for the City and would
mitigation have to be done.
Director Hurlburt stated where and when the City builds a trail is a separate issue. She added
that the request does not commit the City to buildings trail.
City Engineer Faulkner stated the easement line is not accurately reflected on the site plan.
Commissioner Oja asked if it would be possible with the grade to put the access on Old
Rockford Road, or possibly two accesses.
City Engineer Faulkner replied that'the proposed access on Zachary Lane is far enough sunlit
on Zachary Lane that it should not cause any problems.
Director Hurlburt stated that with two accesses, it would be mora pavement and maintenance.
Commissioner Oja thought with two accesses, you could have one to enter and 'one to exit.
Planning Supervisor Saltness pointed out that the proposed playground would be too close to
the access if you moved it to Old Rockford Road.
Cliairmat Stulberg introduced Phil Demmer, representing tile petitioner,
Mr. Dommer stated that the owner of the Little Flowers Montessori School is a;resident of
Plymouth and is pleased to have this opportunity to have a business is Plymouth, Mr.
Dommer stated that a neighborhood meeting was held on April 27 to inform residents of life
proposals and respond to any concerns that they may have, Additional parking stalls were
added and have doubled the requirement. 'Ilia building was moved to the east away from
residents and the entire project was pulled' away from the wetland toward Old Rockford Road,
The Building has been designed to meet the needs of the school and aesthetically pleasing to fit
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well in a residential neighborhood. A roof is proposed over the trash enclosures to screen it
from homes west of the project.
Mr. Dommer stated that this proposal meets the requirements of the ordinance, is modest and
sensitive to the site and the neighborhood, and he feels it would be an asset to the community.
Mr. Demmer wanted clarification of condition Ab. of the resolution regarding the trail
easement.
Mr. Dommer presented an overhead detailing the proposed circulation of traffic in and out.of
the 'facility. He explained that at the school there would be a staff person waiting at the
entrance of the school to meet parents as they drive into the site to drop off their child. He
outlined the different designated parking zones noting that the north drive aisle is the entry
point, with the blue zone for longterm parking and staffparking, the yellowzonebeing the
transfer area, and the red zone for just driving in to drop off or pick up.
Commissioner Spigner asked where people would park for special events
Mr. Dommer replied that all spaces would be available for parking, but would possibly have to
schedule events like an open house over period of time.
Commissioner Oja questioned how the different zones would be enforced.
Mr. Dommer replied that staff would be enforcing the parking and the rules are in the school
policies that are signed by the parents.
Commissioner Oja commented that the parents would be parking in the yellow zone, if needed
and that it seems they should be parking in the blue zone so the children could be closer to the
school for safety reasons.
Mr. Dammer stated that by allowing the parents to park in the blue zone it would be double
jeopardy, as cars would be coming in through the red zone and backing out of the bine zone.
Commissioner Oja asked if the red zone would only accommodate five vehicles, and if so,
would that be sufficient.
Mr. Dommer replied that the red zone can accommodate seven vehicles and as each car enters
the red zone, the first car in line would be taken care of fust, similar to a drive through,
Commissioner Stimson commented that the junior high school has the same situation and it
does not cause any problems.
Commissioner OJa asked where the playground would be located.
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Mr. Dommer responded that the playground would be located in the northeast corner of thesiteandwouldbefenced.
Mr. Dommer asked if there would be a park dedication fee.
Director Hurlburt explained that park dedication is only'required if there is a subdivision ofland.
Mr. Dommer stated that at a minimum they would be asking that the easement be reduced, as
the City has not made an offer to purchase the easement. He asked for reconsideration of the
width requirement, because if additional parking is required, there may be need for wetlandmitigation.
Planning supervisor Senness commented that staff used the 20 -foot wide trail easement as itwaswhatwaspreviouslyrequired.
Chairman Stulberg asked staff to clarify the easement issue before the item moves on to CityCouncil.
Commissioner Oja wanted to know if a traffic study was done,
City Engineer Faulkner responded that a traffic study was not required as the proposal isappropriatefortheguiding.
Commissioner Oja asked how the proposal would affect traffic on Zachary Lane.
City Engineer Faulkner did not think the proposal would be big impact on traffic, and statedthataresidentialhousingr!svelopment would have a greater affect.
Mr. Dommer stated that Zachary lane is rated for higher traffic volume. If the access was
placed on Old Rockford Road, it would be too close to the playground and there would not be
enough room on the north side for the circulation or parking.
Commissioner Ribbe asked if they would have to reverse everything in order to establish a
reasonable grade to place the access on Old Rockford Road,
Mr. Dommer replied that they would have to reverse tho plan and that would cause thebuildingtobeclosertothewetland.
Commissioner Ribbe asked if the petitioner is cognizant of the traffic on Zachary Jane as thedriversaresometimesimpatientwiththetrafficsurges.
Mr. Dommer responded that the petitioner is familiar with the traffic on Zachary Lane.
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June 14, 1995
Page 125
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Dennis Holmquist of 12648 -73rd Avenue North.
Mr. Holmquist stated that he; is in favor of the proposal and that it is suitable for the site.
Chairman Stulberg introduced Jim Burlingame of 4130 Balsam Lane.
Mr. Burlingame stated his property is just west of the proposed site and is not in favor the
school. He commented that the City just passed an Ordinance to protect wetlands and the
proposal seems to contradict that. He stated that since he bought his property there has been
constant construction and noise. Mr. Burlingame stated his backyard would be facing the
driveway and school and was not happy that this school would be in business 52 weeks a
years. He stated that there are a sufficient number of schools in the area and this was not
needed.
Chairman Stulberg introduced Archana Bhasin of 4125 Balsam Lane.
Ms. Bhasin stated her concern for the noise that 100 children may create when playing outside.
Chairman Stulberg closed the public hearing.
Chairman Stulberg asked staff to comment on which part, if any, of the wetland would be
disturbed by this project.
Planning Supervisor Senness replied that the wetland area will not be disturbed by this project.
Chairman Stulberg asked the petitioner to comment on the playground area and the noise issue.
Ms. Goonetilleke, petitioner, stated that the law requires each child 15 square feet of play area
and that the classrooms will take turns going to the playground. This allows each child the
room that they need for playing and alleviates the noise. She added that they have another
facility in St. Louis Park in a residential area and have not received any complaints of noise.
Chairman Stulberg wanted to know what types of special events would be planned for the
school.
Ms. Goonetilleke responded that Little Flowers School has an extended family program (like a
PTA) that meets every other month and there may be occasional open houses.
Chairman Stulberg asked where the people would park.
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Ms. Goonetaeke replied that people can carpool and they may have to hold events for one
classroom at a time. She added that for some events they may have to rent a facility off-site.
City Engineer Faulkner commented that parking is allowed along Old Rockford Road.:
Chairman Stulberg asked the petitioner if she thought this area of Plymouth could support
another school.
Ms. Goonetilleke replied affirmatively.
Director Hurlburt commented that the City has an Ordinance that pertains to construction noise
and the hours of operation and if a resident had a'complaint, they could contact the Public
Safety Department.
MOTION by Commissioner Ribbe, seconded by Commissioner Preus to recommend approval
of the request by DanBar Construction for a Site Plan; Conditional Use Permit and Rezoning
from FRO to RI -A) for a four classroom Montessori School to be located at 11115 Old
Rockford Road, subject to the conditions listed in the June 5, 1995 staff report.
MOTION by Commissioner Oia to table this proposal to require that a traffic study be done
and for additional screening along the west property line.
MOTION FAILPD due to alack of a second..
Commissioner Spignervoiced her concern over the unresolved easement issue. Shewould like
to have thlc matter resolved before the Planning Commission votes on it.
Director Hurlburt stated that the Planning Commission can make their recommendation and
staff can discuss the easement and make a change prior to the item going to City Council. She
added that staff could not answer if the City has the authority to dedicate an easement and they
would have to check with the City attorney.
Commissioner Spigner commented that the City should maintain control of the easement.
Commissioner Black stated that trails along Zachary Lane were discussed as part of the Capital
Improvement Plan. She noted that the easement does appear to go through the wetland and
that if it does, mitigation would be very expensive.
M01TON by Chairman Stulberg, seconded by Commissioner Oja to amend fire resolution
adding Condition N7 stating no events would be allowed that require more than 16 parking
stalls.
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June 14, 1995
Page 127
Commissioner Spigner commented that there are 25 children in each classroom and they wouidneverbeabletoholdaneventattheschool.
Planning Supervisor Senness pointed out that the City's water treatment facility is located incloseproximitytotheproposed, school and maybe parking could be utilized there for school
events.
Commissioner Oja commented that a trail would be needed for persons to walk from the
Parking area of the water treatment facility to the school.
Director Hurlburt stated that the City has already determined the need for a trail along7achary, lw[ it would have to be discussed with the City attorney.
Roll Call Vote on MOTION to Amend'. 3 Ayes. MOTION failed on a 3-3 Vote.
Commissioners Preus, Spigner and Ribbe voted nay.)
MOTION by Commissioner Spigner, seconded by Commissioner'Oja to table the item until
the casement and parking issues have been resolved.
Roll Call Vote. 2 Ayes. MOTION failed on a 2-4 Vote. (Commissioners Black, Preus,
Ribbe and Chairman Stulberg voted nay.)
Commissioner Ribbe commented that the church he belongs to has a Montessori school in the
building and there has never been a problem with noise and events. He stated that this would
be asset to the community and the owner has complied with the regulations.
Commissioner Oja stated that she concurred that the school would be good for the site, but
there are still issues that need to be resolved.
Roll Call Vote on MAIN motion. 4 Ayes. MOTION carried on a 4-2 Vote. (Commissioners
Spigner and Oja voted nay,)
Chairman Stulberg called a recess at 8:50 p.m. and reconvened the meeting at 9:03 p.m.
INSPEC, INC. (95049)
Chairman Stulberg introduced the request by Inspec, Inc. for an Amendment to a Conditional
Use Permit to expand the north parking lot at ISD 284 Central Services Facility located at17305 -19th Avenue North.
Planner Drill gave an overview of the June 5, 1995 staff report.
Chairman Stulberg introduced Stanley Lim, representing the petitioner.
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June 14, 1995
Page 128
Mr. Lim stated the proposal is for adding pavement strictly for maneuvering purposes and heconcurredwiththestaffreport.
Chairman. Stulberg opened and closed the public hearing as there was no one present to speakontheissue.
MOTION by Commis;,. mer Black, seconded by Commissioner Spigner to recommendapprovaloftheinquestoyInspec, Inc. for an Amendment to a Conditional Use Permit to
expand the north parking lot at ISD 284 Central Services Facility I=ted :at 17305 -19thAvenueNorth, subject to the conditions listed in the June 5, 1995 staff report.
MOTION by Commissioner Oja, seconded by Commissioner Spigner to amend Condition N3
of the approval resolution adding the words "and replacement of all trees greater than 3 inchesinsidethegradingline".
Planner Drill commented that none of the trees within the grading limits are large enough torequirereplacement.
Planning Supervisor Senness stated that within the area, there is only one three inch tree andtherestareonlysmallwhips.
Commissioner Black asked if there would be room on the site for replacement.
Planning Supervisor Senness responded affirmatively.
Roll Call Vote on MOTION to Amend. 4 Ayes. M07ION carried on a 4-2 Vote. Commissioner Preus and Chairman Stulberg voted nay.)
Roll. Call Vote on MAIN MOTION. 6 Ayes. MOTION carried unanimously.
D> F•PHAVENMONTFSSORI SCHOOL, INC. (95052)
Chairman Stulberg introduced the request by Deephaven Montessori School fora ConditionalUsePermittooperateanurseryschoolinachurchlocatedat17805CountyRoadNo, 6.
Planning Supervisor gave an overview of the June 5, 1995 staff report.
Chairman Stulberg introduced Bill Flanagan, the petitioner.
Mr. Flanagan stated that he concurs with the staff report and that there is more than adequateparkingforanyspecialeventsthatmaybeheld.
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Chairman Stulberg introduced Nancy Wiederhold, representing the petitioner.
Ms. Wiederhold stated that she is a teacher for the school and that the school is not in open
during the summer months.
Commissioner Oja asked where the fenced play area would be located.
Ms. Wiederhold indicated that the playground will be located south of the existing building.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Glenn Swain of 18015 County Road 6
Mr. Swain stated that he lives across from Pine Tree Pond and has no objection to the school,
but would like to see the speed limit reduced from 50 m.p.h., as it is very dangerous.
Chairman Stulberg asked what the procedure is to have the speed limit reduced.
City Engineer Faulkner explained that the City Council would need to pass a resolution to
petition Hennepin County and they would then contact MnDOT.
Chairman Stulberg cloged the public hearing.
MOTION by ('ummissioner Spigner, seconded by Commissioner Preus to recommend
approval of the request by Deephaven Montessori School for a Conditional Use Permit to
operate a nursery school in a church located at 17805 County Road No. 6, subject to the
conditions listed in the June 5, 1995, staff report.
Roll Call Vote. 6 Ayes. MOTION carried unanimously.
OTHER BUSINESS
Director Hurlburt stated that there will be a joint meeting with the City Council on June 19,
1995 regarding downtown Plymouth.
Commissioner QJa commented that she may not be able to attend.
Chairman Stulberg also stated that he may not be able to attend.
Director Hurlburt stated that a draft Ordinance and public hearing pertaining to Tree
Preservation is scheduled for the July 26, 1995 Planning Commission meeting. Also at that
meeting staff has arranged for a speaker to address the Commission regarding narrowing of
residential streets.
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Commissioner Oja asked when ;types of administrative changes would be discussed at the
Planning Commission.
Director Huriburt responded that staff should be able to prepare that for the June 28, 1995
meeting.
MOTION by Commissioner Preus, secu.,ded by Commissioner Spigner to adjourn.
Vote. 6 Ayes. MOTION carried unanimously,
Meeting adjourned at 9:29 p.m.
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