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HomeMy WebLinkAboutPlanning Commission Minutes 10-11-1995CITY OF PLYMOUTH PLANNING COMMISSION MINUTES October 11, 1995 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Barb Stimson left 10:00 p.m.), Virginia Black, Christian Preus, Allen Ribbe, and Linda Oja MEMBERS ABSENT: Saundra Spigner STAFF PRESENT: Director Anne Huriburt, Planning Supervisor Barbara Senness, City Engineer Dan Faulkner, Senior Planner John Keho, Planner Shawn Drill, and Planning Secretary Susan Vasquez 1: Call to Order: The meeting was called to order at 7:00 p.m 2. Public Forum: None, 3. Approval ofAgenda: Commissioner Oja requested, the removal of item 5-A, Caliber Development Corporation (95102) from the consent agenda, MOTION by Commissioner Oja to approve the agenda as modified. VOTE. 6 Ayes. MOTION CARRIED UNANIMOUSLY, 4. Apnrovol of Ming None. 5. Consefi A n tat A. Caliber Development Corporation (95102): Removed for discussion. B, City of Plymouth (95103): Chairman Stulberg introduced the petition of the City for a lot division, and subdivision code variance for the property located at 18025 - 12th Avenue North, MOTION by Commissioner Ribbe, seconded by Commissioner Preus, to recommend approval of the petition as detailed in the October 2, 1995 Drq/t revised 11112105 05:35 Pd! Planning Commission Minutes October 11, 1995 Page 203 Staff Report, VOTE. 6 Ayes. MOTION CARRIED UNANIMOUSLY. 6. Staff Reports and 'Public liearitto: 5-A. Caliber Development Corporation (95102) (Moved from Consent Agenda): Chairman Stulberg introduced the petition of the Caliber Development Corporation for site plan approval for the Bass Lake Business Center located east of Nathan Lane at 55th Avenue North. Planner Drill gave an overview of the Staff Report of October 3, 1995. Chairman Stulberg asked ]tow long this area had been zoned as 7-1, Industrial. Planner Drill responded that it had been at least ten years, because that classification had already been assigned to the area when the last complete update of the Zoning Ordinance took place in the mid -1980's. Commissioner Oja asked why the petitioner was proposing to build ten parking spaces more than would normally be required. Planner Drill noted that a representative of the petitioner would be able to answer that question. Nevertheless, he observed that builders often decide to build additional parking spaces if they determine that there is enough space to meet all the necessary setbacks. Chairman Stulberg introduced Mr, John Lavander, representative of Caliber Development Corporation, Mr. Lavander, referring to the question posed by Commissioner Oja, responded that his company preferred building the extra parking spaces because they represent an added convenience for their clients, and make the facilities more desirable. Commissioner Oja inquired whether diose parking spaces would be used for snow storage during the winter months. The petitioner replied dial, depending on their location, that could be feasible. Drgf( revised 1111210S 05.135 PAA a Planning Commission Minutes October 11, 1995 Page 204 Commissioner Oja asked the petitioner whether Caliber would be willing to waive half of the extra parking spaces and landscape the 5 spaces not built with wild flowers. Mr. Lavander responded that his company honestly pr, ferred the ten extra parking spaces, since they consider, the added space a positive factor for clients arriving at their building. F Commissioner Oja asked the petitioner if he would consider planting the area along the east property line, now planned for seed, with one-half seed and one-half wild flowers. Mr. Lavander responded affirmatively. Chairman Stulberg opened the Public Herring, and introduced Arlene Edstrom, resident of Cardinal Ridge, 9900 - 55th Avenue North. Ms. Edstrom said that she Was concerned because this project abuts her back yard across Nathan Lane, She is worried that her home, and those of her neighbors, will be disturbed by the smell and <noise of big trucks circulating on Nathan Lane both day and night. She emphasized that all traffic will have to circulate on Nathan Lane. Chairman Stulberg asked Senior Planner Keho to point out the project on the overhead projector, indicating the flow of traffic, the location of new projects and the development where Ms. Edstrom lives. Chairman Stulberg asked the petitioner to clarify the kinds and volume of traffic he would expect, Mr. Lavander stated that his developments are designed with approximately 49% offices, while the remaining 51% could include warehousing, Truck Traffic will normally consist of lighter-woight vehicles, .however there wouldbe some large trucks.. To assure; that neighbors were bothered as little as possible by the flow of truck'traffic, he plans to limit all truck circulation to the southern of the two entrances on Nathan Lane, In so doing, he also hopes to encourage truckers to exit toward the south, rather than passing 'beside the .neighboring residential area to the north, He further noted that trucking. activities would occur during business hours and would not be a 24-hour operation. Chairman Stulberg closed the public Hearing, MOTION by Commissioner Stimson, seconded by Commissioner Aja, Drelfi revised 11112195 65,15 IM 0 Planning Commission lMnutes . October 11, 1995 Page 205 to recommend approval of the petition as detailed in the October 3, 1995 Staff Report. AMENDMENTTO THE MOTION by Commissioner Oja, seconded by Commissioner Black, to amend condition 3 of the proposed Resolution to require the petitioner to landscape all green areas in one-half grass and one-half wild flowers native to the State of Minnesota. ROLL CALL VOTE ON THE AMENDMENT, 2 Ayes Commissioners Oja and Ribbe) and 4 Nays (Chairman Stulberg, Commissioners Stimson, Black, and Preus), MOTION FAILED, 2/4. ROLL CALL VOTE ON THE MAIN MOTION. 6 Ayes, MOTION CARRIED UNANIMOUSLY. 6-A. Carlson Real Estate Co. (94014) Chairman Stulberg introduced Carlson Real Estate's petition to approve a preliminary plat, conditional use permit, and site plan for Super America, a fast food restaurant, and a new industrial lot on the southeast corner of 494 and County Road 6, Semer runner Keho gave overview of the October 2, 1995 Staff Report, comparing the petitioner's March 1994 proposal with the current one, and explaining how objections to old proposal were resolved in the new one, Commissioner Preus questioned whether there wa- still a problem with the property to the west, noting that in the past there had been some discussion about the possibility of dividing it. Senior Planner Kelso answered that there is currently no plan to divide it, and probably the lot will be held as potential future parking for the tenant on the western lot. Commissioner Oja, asked what kind of separator there would be between the entrance and the exit of traffic, Senior Planner Keho replied that it had not yet been defined, Chairman Stulberg opened the Public Hearing, introducing petitioner Draft revised 11112/95 05:35 PAY a Planning Cummissbn.Minutes October 11, 1995 Page 206 Brad Lis, of Carlson Real Estate. Mr. Lis stated that he agreed with the Staff Report, however he considered that the construction of the recommended trail or sidewalk at this time would be premature, since it would not connect anywhere. He stated that is company would be willing to sign an assessment agreement with the City so that at a later date—when it would connect to other trails and sidewalks—the builder would pay for its construction. Mr. Lis said that he was ready to answer any questions that theCommissionersmighthave. Senior Planner Keho noted that the Parks and Recreation Department wanted the construction of the sidewalk at this time; bearing in mind that the availability of a convenience store in the service station would surely attract some residents from neighboring developments who would walk to the store. The trail or sidewalk would represent a measure of safetyforthosepedestrians. Chairman Stolberg introduced Mr. Sam Van Tassel, 1240 West 98th Street, who is the Property Manager for Superamerica'. Mr. Van Tassel stated that Superamerica has added a car wash and some minor design modifications to make the service station more appropriate for a suburban location. He clarified that the service staticn will have twelve, rather than six, dispensers on site, since each one is double. The ones dispensing diesel fuel for trucks will be located on the outside islands, while the ones dispensing different grades of gasoline for automobiles will occupy the center island, as a safety measure, He noted that they are not planning on providing service to many largetrucks, but rather smaller delivery -type vehicles. Mr. Van Tassel added that he would request the Planning Commission to reconsider the requirement for an access point on Nathan Lane North, since he considers that the traffic to be generate by the Superamerica service station will not be enough to warrant that access,. Commissioner Oja asked whether the cars stacking at the car wash entrance would not interfere with delivery vehicles arriving on the same side of the building. Mr. Van Tassel stated that weekly deliveries would include two semis one from the Bloomington warehouse, and the other from a Wisconsin warehouse), as well as a number of smaller delivery trucks transporting Draft revised 11112195 05:35 Pdt Planning Commission pltuutes October 11, 1995 Page 207 soft drinks and snacks. Commissioner Oia inquired about the size of the trash enclosure, also located on the same side of the building where cars stack up for the car wash, and where deliveries are unloaded. Mr. Van Tassel stated that the garbage enclosure was about 20 ft. wide by 10 to 12 feet deep. Commissioner 'Black asked why only ;ornamental trees had been projected, to the north or the service station why larger trees which might provide more screening were all projected to the south. Mr. Van Tassel noted that Superamerica batt no intention of screening the?ir business from view. Certainly easy visibility is one way in which they attract curstomers. Chairman Stulberg opened the Public Hearing by reading aloud a letter received from Plymouth resident Leroy and Elizabeth Reinke, 14411 County. Road 6, who objected to the project because they believed it would increase traffic on County Road 6, which already has excessive traffic at peak hours. They requested that the Planning Commission study projected future traffic counts prior to authorizing the project. They farther inquired why the builder was not being required to observe the City's new tree preservation ordinance. Chairman Stulberg introduced Mr. Jerry Sisk, of 17015 - 24th Avenue North. Mr. Sisk stated that 75 % of traffic for this development is expected to be generated off the interstate anal other major roadways. Neighbors have reason to worry that they're going to be bothered by 24-hour noise generating business. Already an enormous number of competing businesses are developed within the city. This was supposed to be an industrial area which is quiet at night, and with that in mind residents purchased their properties nearby. This project will increase traffic, noise, etc. The people who are demanding the constrvctior, of this project, and who will become candidates for the businesses, Bio NOT reside and work in the area. Chairman Stulberg introduced Ms. Bev Kottas, resident of 2995 Harbor Lane North, Ms. Kottas expressed her concern that the service station and restaurant Drq# retdsed1111219505:35PAf 0 PlanningCommission Minutes October 11, 1995 Page 208 are NOT going to provide service for the industrial truck traffic generated in that area. Ms. Kottas has a service station that is not set up to attend very large trucks, but she is constantly getting large trucks as clients. The proposed Superamerica station does not address the need for attending those large vehicles, many of which are 18 -wheelers. In her opinion, any new service station that comes into the industrial area should address that necessity. As for the services to be offered by the proposed Superamerica station, she is concerned that their consumers are actually going to come from the highway rather than from the Industrial area. Chairman Stulberg closed the Public Hearing. He requested Staff to address the issue of excessive traffic flow on County Road 6, and the need for anew traffic study, mentioned in the Reinke's letter. City Engineer Faulkner replied that the City had already done a traffic study at the intersection where the Superamerica station would be located. They determined the level to be B, and note that any level from A through D is considered acceptable. Chairman Stulberg asked Senior Planner Keho to address the Reinke's question about why the new Tree Preservation Ordinance would not be applied to the Superamerica development. Planner Keho responded that the preliminary plat of the project was approved prior to passage of the Tree Preservation Ordinance; therefore, as specified in the new Ordinance, the City cannot apply it in this case, He then requested Mr. Van Tassel, of Superamerica, to address the issue, brought up by both Mr. Sisk and Ms. Kottas, about the anticipated source of clients for the Superamerica station, Mr. Van Tassel stated that his marketing studies indicated that only 2% of all Superamerica customers would come off the interstate, while 98% would come from the industrial area. Chairman Stulberg noted that ,Mr. Sisk had questioned whether underlying zoning should be amended rather than handling the Superamerica project with a Continual Use Permit. He objected to the City chang(ing) the zoning and guidance of an Industrial area, at a whim," To that objection, Senior Planner Keho responded that the Superamerica project can be approved under the rules- of Conditional Use Permit (CUP) as long as it is going to service the local industrial district, Draft tarlsed 11112195 05.15 fA1 Planning Commission Minutes October 11, 1995 Page 209 With regard to Ms. Kottas assertion that any new service station in the industrial area should be prepared to attend large, trucks, e.g., 18 - wheelers,' Chairman Smlberg asked the petitioner for his continents. Mr. Ilan Tassel stated that most large trucking companies have their own pumps and do not use commercial service stations. Furthermore, marketing studies indicated that automobile drivers tended to be intimidated if they found such large trucks in a service station. Therefore, Superamerica has no intention of encouraging that kind of clientele. Furthermore, his marketing studies indicated that large.trucks, as well as through -travellers on long car trips, tend to stop on the outskirts of the metropolitan areas rather than in the suburbs or in the cities themselves. In response to the assertion of some of the residents that the Superamerica is more designed to attend customers who pull off Highway 494, Mr. Van Tassel noted that the marketing studies he just cited indicate the contrary. Furthermore, Superamerica's sign, 7-1/2 feet high by 13 feet wide, would not be clearly visible from the interstate. As for the petitioner's question regarding the necessity of building a sidewalk at this point, Director Hurlbutt stated that plans of Parks and Recreation for future trails which might connect to the sidewalk will be looked at before this Project is considered at the City Council meeting. Chairman Stulberg commented that the petitioner had done a good job in meeting all the ,legal requirements. Therefore, he could see no justification for denying permission at this time. MOTION by Commissioner8timson, seconded by Commissioner Ribbe, to recommend approval of a preliminary plat, conditional use permit, and site plan for Super America, a fast food :restaurant, and a new industrial lot on the southeast corner of 494 and County Road 6. POLL CALL VOTE. 6 Ayes. MOTION CARRIED UNANIMOUSLY, Chairman Smlberg called for a brief break at 8:15 p.m, The meeting was called back to order at 8:25 p.m. Dm/1 revised 11112195 05.35 PA1 a Planning Commission Minutes October 11, 1995 Page 210 6-B. New Home Services Inc. (95004) Chairman Stulberg introduced the petition from New Home Services, Inc., for a Land Use Guide Plan Amendment & Residential Planned Unit Development Concept Plan for Park Woods Residential Development,. located at 12300 -18th Avenue North, at the Word of Life Church site. Planner Drill gave overview of the October 2, 1995 Staff Report. The proposal would involve reguiding of the site to LA -3 (High/Medium Density Residential), which would permit a density of 2.7 residents per acre. It is currently guided as LA -1 (Low Density Residential). Staff favors the proposal, as they did in March 1995. Chairman Stulberg asked whether the proposed townhouses could be built on this site even without reguiding. Planner Drill responded affirmatively. Chairman Stulberg introduced Mr. Mike Gair, of 15050 - 23rd Avenue North, a representative of New Home Services; Inc. He presented a graphic representation of the proposed project, emphasizing' that it would include twin homes rather than three -unit townhouses (a design objected to by the Planning Commission in March 1995). He emphasized that the current proposal offers the possibility of much less tree loss than if a single-family plan were developed exactly like they are currently developingat Ponderosa, Woods, which lies immediately east. Commissioner Oja noted that although the preseNation of frees has been taken into account by the petitioner, over 1800 caliper inches would' be lost with the implementation of this project. She asked how the petitioner could compensate for that loss. The petitioner stated that a large amount of reforestation, involving multiple variety planting, would have to be carried out. Chairman Stulborg opened the Public Hearing, and read into the record a letter received from Kerry Anderson, 2016 Oakdale ,Lane North, in which he objects to the proposed development. Chairman Stulberg introduced Marcy Podkopacz, 1855 Kirkwood Lane Draft revised 11112195 05:35 PAf 0 O. Planning Commission Minutes Octeber 11, 1995 Page211 North. Mrs. Podkopacz stated that about a year agog she had investigated with City Hall to determine what development was programmed surrounding Ponderosa Woods. She was shown that the area was guided as LA -1, single-family low-density residential. At that time, someone in the Planning Department assured them that the guiding would continue that way. Now the church is asking fora change. Mrs. Podkopacz stated that page 3 of the staff report indicates that only 1.6 units per acre would be allowed if it were not rcguided. Therefore, the comparison to be made is actually 18 townhouses vs. only 10 individual homes. With regard to page. 6, "General statement of concept"., Mrs. Podkopacz made her own analysis of potential tree loss, reaching the conclusion that tree loss is much greater than indicated by the developer. She stated that she considers the developer's proposal misleading. Chairman Stulberg noted that the 1.6 units per acre was based on PUD zoning, and 2.0 units per acre would be allowed for single-family development under conventional zoning. Chairman Stulberg introduced Emmett Hume, 1845 Kirkwood Lane North, who owns the Ponderosa Woods lot abutting directly northeast of the proposed development, Mr. Hume stated that he would agree conditionally if there were guarantees that there would be rent controls, and that the townhomes would occupy the planned sites exactly as shown. Chairman Stulberg introduced Jerry Podkopacz, 1855Kirkwood' Lane North. Mr. Podkopacz stated that he had compared the developer's current proposal with the one presented in March of 1995. The only substantial difference, he stated, was that the builder had hired a sales professional who has exaggerated potential benefits and given a very slick presentation. He indicated that the developer failed to be consistent in (their choice of colors', on their exhibits, many areas colored green in the proposed new development are not so colored in Ponderosa Woods. He found that fact misleading, and therefore recommended that the Planning Commission reject this proposal. Chairman Stulberg introduced Blanc Huston, 11880 Red Fox Drive, Pastor of the Word of Life Church, the entity which is selling the lot for the proposed development. Mr. Huston believes the current proposal is acceptable, and has been carefully designed taking into account the opinions expressed by the neighbors. He therefore asked that the Limp rerised11112195 05;35 PAf Planning Commission Minutes October 11, 1995 Page 212 , Planning Commission approve the proposal. Under no circumstances, he asserted, has his church, or the developers, been part of any attempt at diliberate deception or misrepresentation. He added that he and the neighbors can discuss this matter and clarify any doubts in that regard. Chairman Stulberg closed the Public Hearing. He then asked Staff if they had been able to trace down any further information regarding whether someone from the Planning Department had assured any residents that the LA -1 guiding would never be changed. Planning Supervisor Senness statdd that attempts had been made to do so, but that it was difficult to know who might have responded to the residents at that time. Director Hurlburt stated that Planning personnel, better than anyone in the City, know that planning represents a constantly changing panorama. Therefore, she considers that Planning personnel would never make such. an assertion. Chairman Stulberg mentioned the residents' concern with the tree loss. Planner Drill stated that the developer had presented the count of caliper inches, and would address that matter. The petitioner stated that they had counted approximately 4,800 caliper inches, of which approximately 2,000 would be lost under the current proposal. Regarding the residents who asserted that there had been misrepresentation in the neighborhood presentation that the developer had given them on Monday, October 9, the petitioner stated that there was an error on drawings shown. That error, he stated, was correued on the depiction shown to the Planning Commission. Chairman Stulberg presented Mr. Tom Belting, a representative of the petitioner who organized the October 9, 1995, meeting with local residents opposed to the development. He assured that there was no misrepresentation on his part to the residents. MOTION by Commissioner Stimson, seconded by Commissioner Ribbe; to approve a land Use Guide Plan Amendment & Residential Planned Unit Development Concept Plan for Park Woods Residential Development, located at 12300 -18th Avenue North. Dunk revised 11/12/95 05:35 PAY Phinning Commission Minutes - October 11, 1995 Page 213 Commissioner Stimson stated that she feels there is an unfair bias against townhomes. Commissioner Ribbe stated that he believed the developer had made a good effort to put together the best plan possible: Commissioner Black said that the developer did a good job of addressing problems in the earlier proposal. ROLL CALL VOTE. 5 Ayes (Chairman Stulberg, Commisioners Stinson, Black, Preus, and Rbbe); 1 Nay (Commissioner Oja). MOTION CARRIED 511. I i I i i i i i4 DwQt rerised 11112195 05;35 PM sP Planning Commission Minutes October 11, 1995 Page 214 Chairman Stulberg declared a brief recess at 10:00 p.m. 8-A Street Design (95657) Staff proposing not changing right-of-way of 50 feet, but possibly narrowing some streets. Alternative A: Narrow pavement to 28 feet from 33 feet. Sidewalks on case- by-case basis. No parking restrictions. Design contemplates 10foot driving lane, flexible. Could be posted no parking to widen driving lanes to 12 feeteach. Alternative B Much narrower streets, again with sidewalk on case-by-case basis. Average daily traffic count of 500 or less, (approx, level of traffic from 50 average dwelling units --equals current standard for cul- de-sacs). Single -lane parking would be allowed. Soo Line east and west projects could be sites for applying these new standards. Serious disagreement on Staff level as to whether sidewalks be required automatically on certain streets. Staff recommends alternatives A & B would be added to Engineering standards. Stulberg notes confliclt between Engineering & CD on sidewalks. He believes that this can be dealt with since Engineering staff will have in -put in DRC meetings required to approved any development project. Stulberg notes conflict between Engineering & CD on parking restrictions on narrower streets. How could this be resolved? Hurlburt-this is not a technical issue but a policy issue. Therefore PC can pronounce an opinion on the matter Without Worrying about having the technical capacity to dispute the opinion either of Planners or of Engineers. TerryLundgren Bros, speaking not about design of SooLine projects, but as a community planner who likes to keep abreast of the latest trends in development, even though MN always seems to lag behind on trends, Many aspects of design are changing and evolving. The street design issue should have been undertaken a long time ago. Draft revised 11112195 05.135 PU 0 Planning. Commission Minutes October 11, 1995 !, Page 215 Very concerned that Staff did not reach a concensus on Uhis'matrPr. Also consider this proposal to be extremely conservative:, given the cutting- edge ideas being dealt with elsewhere in the country. Nevertheless, he supposes that this proposal is so conservative because it is a compromise. He would have hoped for something bolder coming out of Plymouth, a city which has shown the ability to present and approve sweeping changes in other areas of policy. He recommends the approval. John Uban, nothing MOTION Preps, SECOND Oja to approve. Preus supports idea & recommends continued study of the issue. j w G E ti 7. Old Business: None. 8. Adjournment: E MOTION by Commissioner seconded by Commissioner _ to clos;: the meeting. VOTE. 6 Ayes. MOTION CARRIED unanimously, Meeting adjourned at DA* revised 11112195 05:35 PAY a Dear Planning Commission: I am a resident of Oakview Lane, and will be directly affected by the proposal for townhomes off of 18th Avenue. I am unable to attend tonight's meeting because of child care, however, 1 was told that this letter would indeed be read to the audience. Please do so. I feel very strongly about this issue. There are people who have lived on Oakview Zane for 40 plus years. Lately there are constant threats to the. area. The forest has bees chopped up enough- first Fox Forest,'tfien the beginning of Ponderosa, the continuance of it,. the demoliti of homes in the park, area.... There, is apparently a threat to chop up Oakview Lane itself. The. destruction should stop. Why must it be here? Plymouth is turning inta mass of homes ave hUa(M_dhrea4s4otvllI fe What about.. Plymouth's tree policy? It is chopping. them down a mile a minutell We on Oakv ew LA' have even petitioned for a-slower speed limit, which no-one will give us, andnow you`want..to increase traffic even morel! Plymouth (or MNDOT. or whoever) won't even put Up astop light on the now dangerous exit onto 55. And you want to increase traffic? There are children everywher andnosidewalks,and. speeding cars as it is. Plymouth neadc to take care of it's own. We move i here to get away, Found anise place to live- quiet, family street, and it's being buldozed around us. We're also tired of fighting these constant: threats. Plymouth needs to stay nice. Lately it is being overdeveloped, the schools. ate busting at the seams... This townhome area t vas wetland 6 months ago (apx).. and now it can be filled in and,destroyed.;for the cluster plus. two other homesH We have had neighbors move because ofall of !his-stuff. When .will it end? We are tired of the surprise, changelerode, bulldoze mentalit,"'that Plymouth is becoming. Obviously, I say NO TOWNHO14ESII I Thank you for listening, Kerry Anderson 2016 Oakview La. i m