HomeMy WebLinkAboutPlanning Commission Minutes 09-03-2003Approved Minutes
City of Plymouth
Planning Commission Meeting
September 3, 2003
MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, Kendall Griffith,
Jason Rohloff, Nancy Franke -Wilson, Melissa Musliner, and James Holmes
MEMBERS ABSENT: Commissioner Musliner left at 9:35 p.m.
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb
Senness, Senior Planners Marie Darling and Shawn Drill, City Engineer Ron Quanbeck, and
Office Support Specialist Ranelle Gifford
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Weir, seconded by Commissioner Rohloff, to approve the
September 3, 2003 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved.
5. APPROVAL OF MINUTES
MOTION by Commissioner Rohloff, seconded by Commissioner Weir, to approve the
August 20, 2003 Planning Commission minutes. Vote. 7 Ayes. MOTION approved.
6. CONSENT AGENDA
A. FIRST INDUSTRIAL REALTY TRUST, INC. (2003069)
MOTION by Commissioner Rohloff, seconded by Commissioner Weir, to approve the request
by First Industrial Realty Trust, Inc. for a site plan amendment to allow changes to the drive aisle
and parking areas to accommodate a new entrance drive on property at 10205 -51St Avenue
North. Vote. 7 Ayes. MOTION approved unanimously.
7. PUBLIC HEARINGS
A. FAMILY HOPE SERVICES (2003002/2003003)
Chair Larson introduced the request by Family Hope Services for reguiding, rezoning,
preliminary plat, site plan, and conditional use permit for a 4,839 square foot building at the
southeast corner of County Road 101 and 40th Avenue North.
Senior Planner Drill gave an overview of the August 26, 2003 staff report.
Chair Larson introduced Fred Peterson, President of Family Hope Services.
Mr. Peterson provided some history on the beginning and growth of Family Hope Services. He
said they have several locations operating at this time. He stated their headquarters are located
on Fembrook Lane in Plymouth. Mr. Peterson introduced Tim Geoffrion.
Mr. Geoffrion stated his goal is to express his intention of being a very good neighbor and
contributing to the Plymouth community. He said they are trying to create a home feel for the
kids they work with. He said they work with kids ages 11-18. He stated these kids are
experiencing some kind of challenge in their life that requires extra care, love and support. He
said some just don't have the parental support they need. He stated these are kids that are at risk
of heading down the wrong path. He said their goal is to turn their lives around and help them to
become constructive citizens. He stated their main goal is to bring hope to these kids. Once they
have hope, they begin to make positive decisions. Family Hope Services has two objectives, 1)
to build caring relationships and 2) to provide balanced programs. He said some kids have social
issues, some have emotional or physical concerns. He said they try to address all of these
problems through different programs. All kids are welcome as long as they abide by the Family
Hope Services rules. He said the programs are two nights a week. Staff will meet one on one
with kids also. He stated the typical ratio is five to one. He said their intention is to make the
kids feel worthwhile. Mr. Geoffrion showed a video on the different programs and services that
Family Hope Services offers to the community.
Commissioner Rohloff asked how many students would be at this establishment.
Mr. Geoffrion said they would abide by the City's requirement on maximum occupancy.
Director Hurlburt asked how kids get to the location.
Mr. Geoffrion stated the kids who come to Tree House are picked up at pick-up locations by
vans. He said sometimes parents bring their kids.
Commissioner Wilson asked about the process of referral for kids.
Mr. Geoffrion stated they offer their services to the schools and in turn, counselors who feel
there is a need then refer the kids to their program. He stated the number one referral is by kids
telling a friend.
Chair Larson asked if they track any of the kids and their success rate.
Mr. Geoffrion said as of yet they don't have a way of tracking them 5-10 years down the
road. He said twice a year they collect data but it will take many years to come to conclusions.
Chair Larson asked how many staff members there would be and what training they would have.
Mr. Geoffrion said they would have up to five staff members. He said they are college graduates
with an aptitude to be warm, caring, safe people. He said all training is done in-house.
Chair Larson asked for an example of a similar location within a residential area.
Mr. Geoffrion stated the facility in New Hope is on Boone Avenue and Rockford Road which is
surrounded by residential homes. He said the Brooklyn Park facility is also in a residential area.
Commissioner Rohloff asked if there has been any serious incidents involving the program.
Mr. Geoffrion said none in all the years they have been operating.
Director Hurlburt asked what the design of the building is and how the space will be used.
Mr. Geoffrion stated the entrance faces away from the street intentionally for the benefit of the
neighbors. There is a large room in the middle which is their group meeting room. On support
group night they will break down into smaller groups and move to smaller rooms. There are
several offices for the director and other staff.
Chair Larson introduced Janice Korstange, 865 Brockton Lane. Ms. Korstange stated she has
worked as a volunteer with Family Hope Services. She said she is impressed with their ability
and results with kids. The kids are respectful, appreciative and productive. She stated with the
large amount of kids in the schools, there is a need for kids with different issues. She stated the
school doesn't have enough resources for these kids with special needs. They are falling through
the cracks. She said this would provide a place for some of these kids to go rather than hanging
out at local businesses.
Chair Larson introduced Tina Joyce, 4130 Juneau Lane North. Ms. Joyce stated she has lived in
Plymouth for 20 years. She said she was on the board for Family Hope Services for 6 years and
was impressed with the structure and effectiveness. She stated her nephew was troubled and she
recommended the Minnetonka Tree House for him. She said he is a success because of the
support of Tree House.
Chair Larson introduced John Bown, 4845 Yorktown Lane. Mr. Bown stated he served on the
board for Family Hope Services and has been involved in fundraising programs. He said he has
seen Family Hope Services work for kids first hand. This is a model that works. They have built
a great reputation in other communities that they work in. He said they have a high success
rate. He said our community will be better off supporting a program like this.
Chair Larson introduced Marge Windsberger, 8640 42"d Avenue N. Ms. Winsberger said she
has lived next to the Tree House in New Hope for 25 years and has never had a problem. She
said we should be thankful for what Family Hope Services does for our kids.
Chair Larson introduced Don Long, 11390 -5th Avenue North. Mr. Long stated he has lived in
Plymouth for 15 years. He said he has been involved in Family Hope Services as a
volunteer. Anyone that goes into a session would see the support and care that is
provided. They are a solid organization and a benefit to the community.
Chair Larson opened the public hearing.
Chair Larson introduced Ilya Epshteyn. Mr. Epshteyn stated he is not against the program or
children. He said his concern is this could affect his ability to sell the home he built on the lot
directly across the street from the proposed site. He said there is only 30 feet from the proposed
site to the home he is building. He said he will have to explain to prospective buyers about the
parking lot they will be looking at.
Chair Larson introduced Robert Schafer, 17700 -38th Avenue North. Mr. Schafer stated he lives
in Cornerstone Commons. He said he approves of the Family Hope Services program and the
building they are proposing. He said the problem is the location which has been overlooked. He
stated there will be added traffic which will be more in the evening. Mr. Schafer stated the
median causes people to make u -turns. He stated he feels people will be taking 38th Avenue
through his neighborhood to get to the site. He said there is an existing traffic problem. He
asked that the City work with the County to open up the median area so there is a better
entrance.
Chair Larson introduced Mary Beth Conzett, 17925 -39th Place North. Ms. Conzett stated she
supports the program. She said they built their home about 7 years ago and expected the growth
to be residential. She asked when the north parcel was rezoned to P -I. She said they went
through a lot when the construction was being done on County Road 101 with people turning
around on their street. She asked what the full hours of operation would be. She asked if their
were any other sites in Plymouth that had been researched. She stated she opposes the request
for rezoning.
Chair Larson introduced Pat Swanson, 18060 -39th Place North. Ms. Swanson stated this is a
great program. She said 80% of the residents on both sides of County Road 101 are age 55 and
above. She said this is a youth program and may not fit here. She stated she has concerns with
safety issues. She has suffered damage to her driveway and lawn because of the existing traffic
problems. She said the property values might be affected. If that were to happen, she would ask
for a re-evaluation of her property taxes.
Chair Larson introduced Russ Bird, 18060 -39th Place North. Mr. Bird stated the proposed area
was designated for residential housing. If you put this building here, you will lose tax
dollars. He asked if the school had land available for a project like this. He stated this was
zoned for residential. He stated there are other areas better suited for this type of project.
Chair Larson introduced Joanne Irish, 17910 -39th Place North. Ms. Irish stated she has concerns
with the rezoning. She said it sounds like a community center with lots of activity and late
hours. She said it should be located somewhere else. She stated she objects to the rezoning
request.
Chair Larson introduce Joan Slifka, 3935 Ranier Lane North. Ms. Slifka stated she bought her
townhome 2 years ago. She said she was told it was a residential area. She said she has
concerns with the rezoning. She said it sounds like a marvelous program but doesn't believe this
is the right area for this type of project.
Chair Larson introduced Lynnea Snodgrass, 17900 -39th Place North. Ms. Snodgrass stated she
lives directly across from the proposed project. She stated she would not have purchased her
townhouse if she had known it wouldn't remain zoned residential. She stated the church has
very little activity as does the water tower location. She said there is an existing traffic
problem. She asked what the City will do to help with the entrance issue and what the lighting
plan will be. She said she is concerned with the hours of operation. She stated 24 parking
spaces seems like it would be more than a 6 unit residential building. She asked what could go
in there if Family Hope Services sold the property. She asked how many clients were involved
in the juvenile detention system. She stated this will have a negative impact on the community.
Chair Larson introduced Don Wright, 3906 Lawndale Lane North. Mr. Wright stated the only
way to get to the property would be to take 38th Avenue through the neighborhood. He stated he
has no problem with the program. He stated the main concern he has is the location and the
rezoning. He said the P -I zoning areas are passive. He said the high number of kids will
increase the traffic on a road that cannot handle the volume. He said the traffic problem is
already dangerous. The people leaving the site would have to either make u -turns or use 38th
Avenue through the neighborhood. He stated this proposed rezoning would disturb the peace in
the community.
Chair Larson introduced Bruce Kruger, 18070 -39th Place North. Mr. Krueger said he is the
president of the Homeowners Association of the Orchards of Plymouth. He said the staff report
states all the surrounding land is zoned P -I. He said that is not true. He stated the staff report
states there is no financial input. He said that is true when selling to a non-profit organization,
but there are other options. He said the report talks about needing screening with berms and
trees. He said if there is a need for screening, it shouldn't be there at all. The real issue is if this
is an appropriate location, not if this is a good program.
Chair Larson closed the public hearing.
Chair Larson asked Senior Planner Drill to address the issues raised with the zoning and the
zoning history.
Senior Planner Drill said the entire area was industrial at one point. The rezoning to P -I occurred
in 1996.
Director Hurlburt stated in 1996, the City adopted a whole new Zoning Ordinance which is when
the P -I classification was created. She said all the property around the church and water tower
was put in this classification. She stated the south parcel was zoned RMF -2 and the request is to
rezone it to P -I. The north parcel is already zoned P -I so no rezoning is requested. These two
parcels were unique and on their own.
Chair Larson asked if the land to the east which is zoned P -I, is owned by the City.
Director Hurlburt answered affirmatively. She said Xcel Energy has a strip of land to the south,
which will remain zoned P -I. The property just to the north was purchased by the City for right-
of-way, then sold to Mr. Epshteyn. The rest of the surrounding area is owned by the
church. She stated the City reviewed a sketch plan for a CVS Pharmacy for the commercial area
north of the proposed site. CVS has submitted plans for that site and will be going to Planning
Commission in the near future so that site is not available for this project. Director Hurlburt said
the applicant had hoped to find a site in Plymouth for a long time. She said there is a site on
County Road 24 and County Road 101 but neither the City nor the applicant felt the site was
large enough to accommodate the building and parking.
Chair Larson asked what the hours of operation would be and if any other proposed sites had
been reviewed.
Mr. Geoffrion said they looked at several locations in Plymouth. He said they withdrew their
proposal for the County Road 24 and County Road 101 site when it was discovered it didn't
meet their needs. The typical hours of operation are 1) Tuesday night from 7:OOp.m. to 8:30p.m.
or 9:OOp.m. and 2) Thursday night from 7:OOp.m. to 8:30p.m. He said the parent support group
would be from 7:OOp.m. to 9:OOp.m. on Wednesday night. He said the kids don't come and go
all day.
Mr. Geoffrion said possibly up to 5 staff members would be there until 10:30 but no kids. He
said the summer has some day activities but they are off-site. There isn't a lot of activity at the
location.
Director Hurlburt asked about the referrals from kids telling friends and would they be allowed
to bring a friend with them or do they have to sign up and register.
Mr. Geoffrion said the number of kids who bring a friend on any given night might be 3-5
kids. Any more than that is rare.
Director Hurlburt asked whether or not any participants are referred by the juvenile court system.
Mr. Geoffrion said court assigned kids have happened on occasion. He said they are open to that
but it doesn't happen often. The majority of the kids come voluntarily. He said the 5:1 ratio of
staff to kids is accurate because they also have many volunteers.
Senior Planner Drill stated the applicant has not prepared a lighting plan for the site, however the
resolution requires the applicant to submit a lighting plan that complies with the City's lighting
regulations. The City's lighting ordinance regulates intensity, fixture cutoff angles, and
mounting height.
Chair Larson asked City Engineer Ron Quanbeck to address the traffic issues that were raised.
City Engineer Quanbeck stated the projected trips for this facility are roughly the same as a 6 -
unit townhouse development would be. He said when proposed traffic levels are significantly
different from the comprehensive plan, they would then do a traffic study. The Cornerstone
Commons site has many more units. The added trips wouldn't be a significant change. He
stated the County designed County Road 101 knowing what the Cornerstone Commons
development was. The purpose of County Road 101 is to get traffic from place to place. The
median decreases the number of conflicts and a break would increase the chance of
accidents. The County would not allow a full access at that point. He said u -turns are allowed
when it can be done safely and there is no prohibition, which there isn't at these locations.
Chair Larson asked what other uses would be allowed if the property is sold.
Director Hurlburt stated the use is limited to what is allowed in the P -I zoning district. She said
the City owns the site and the purchase by Family Hope Services eliminates a lot of other
possibilities that could go there. Senior Planner Drill said part of the resolution was that
restrictive covenants must be recorded prohibiting the following uses: on sale liquor, antennas,
parking lots as a main use, correctional facilities, living quarters, funeral homes, shelters, retail
services, outdoor storage, temporary outdoor sales activities, and gambling.
Senior Planner Drill stated some allowable uses in the P -I zoning district are day care facilities,
nursing homes, parks/playgrounds, preschools, religious institutions and trade schools.
Director Hurlburt stated even if the site is rezoned, the covenants listed in the resolution would
prevent those types of uses.
Chair Larson stated there is no guarantee on property values. Director Hurlburt stated it is hard
to demonstrate property value changes without an appraisal. She said if property values do go
down, they would get a re-evaluation of their property tax.
Commissioner Rohloff asked if there could be a limitation on the hours of activity on the site.
Director Hurlburt stated limits to hours of operation could be included in the resolution
approving the conditional use permit.
MOTION by Commissioner Weir, seconded by Commissioner Rohloff, to approve the request
by Family Hope Services for reguiding, rezoning, preliminary plat, site plan, and conditional use
permit with amendment for hours of operation to be restricted to no activity between 11:00 p.m.
and 7:00 a.m. for a 4,839 square foot building at the southeast corner of County Road 101 and
40th Avenue North.
Mr. Geoffrion asked if hours of operation meant when they are offering services to kids, as staff
may work later. He said he kids are always gone by 11:00 pm. He stated 11:00 p.m. would be
early for a Friday or Saturday night.
MOTION by Commissioner Weir to amend the MOTION to approve by extending the hours of
operation to 12:00 a.m. on Friday and Saturday night. There was no second on the MOTION.
Commissioner Wilson asked if they could have more time to discuss the issues. Director
Hurlburt stated a commissioner could make a motion to table the item.
MOTION by Commissioner Wilson, seconded by Commissioner Weir, to table the item to a
later date for further discussion. Vote. Majority Nay. MOTION denied.
Roll Call Vote on original MOTION by Commissioner Weir, seconded by Commissioner
Rohloff, to approve the request by Family Hope Services for reguiding, rezoning, preliminary
plat, site plan, and conditional use permit with amendment for hours of operation to be restricted
to no activity between 11:00 p.m. and 7:00 a.m. for a 4,839 square foot building at the southeast
corner of County Road 101 and 40th Avenue North. 6 Ayes. Commissioner Wilson voted
nay. MOTION approved.
B. DEAN JOHNSON HOMES (2003081)
Chair Larson introduced the request by Dean Johnson Homes for rezoning, preliminary plat,
conditional use permit, and site plan for construction of "Wynfield Place", a 69 -unit residential
development to be located west of Northwest Boulevard and north of West Medicine Lake
Drive.
Senior Planner Darling gave an overview of the August 26, 2003 staff report.
Chair Larson asked if any of the units would have decks or porches.
Senior Planner Darling stated there are several units on the plan that could not have decks or
porches because, as they are proposed, they would extend into drainage and utility
easements. The attached resolution includes a condition requiring the applicant to modify the
plans.
Chair Larson introduced Dean Johnson, the applicant.
Mr. Johnson stated any of the site issues he would refer to John Bergh of Loucks
Engineering. Mr. Johnson stated these units will be selling for a base price starting at
$174,900. Some units will have decks out over the garage. He said he supports the staff report
and conditions and will be looking at submitting small changes in the plan. He said he had just
filed an application with the City for a variance for building height. After reviewing the plans,
he said he feels he will not need a variance for the height issue because they fall just inside the
requirements.
Commissioner Holmes asked if all units, including the single-family units would be part of the
Homeowners Association.
Mr. Johnson answered affirmatively.
Senior Planner Darling stated she had asked for an exact measurement of the height because it
was close to the requirement. She stated the applicant said they were 37 feet tall.
Commissioner Rohloff asked why we were addressing this now when they would be submitting
new plans.
Director Hurlburt stated the Commission does not have to act now, they can wait until they
receive the new information. Director Hurlburt asked Mr. Johnson if he was withdrawing his
application for variance.
Mr. Johnson stated he will comply with the conditions. He said he doesn't think he will need a
variance. He said they could also drop the roof pitch by one inch to comply, which they are
willing to do.
Director Hurlburt said there was some doubt in the height of the building so Senior Planner
Darling asked for clarification. She said the City received a variance request today for building
height. There is some confusion of what the actual height would be.
MOTION by Commissioner Rohloff, seconded by Commissioner Wilson, to table the item until
the height issue is resolved. Vote. 6 Ayes. MOTION carried.
MOTION by Commissioner Rohloff, seconded by Commissioner Holmes, to remove it from the
table. Vote. 6 Ayes. MOTION approved.
Chair Larson opened the public hearing.
MOTION by Commissioner Weir, seconded by Commissioner Rohloff, to continue the public
hearing. Vote. 6 Ayes. MOTION approved.
C. THREE RIVERS PARK DISTRICT (2003092)
Chair Larson introduced the request by Three Rivers Park District for an interim use permit for
excavation related to wetland mitigation in French Regional Park on property located south of
Rockford Road and east of Northwest Boulevard.
Senior Planner Darling gave an overview of the August 26, 2003 staff report.
Chair Larson introduced the applicant, Alex Meyer. Mr. Meyer said he concurs with the staff
report.
Chair Larson opened and closed the public hearing, as no one was present to speak on the item.
MOTION by Commissioner Weir, seconded by Commissioner Holmes, to approve the request
by Three Rivers Park District for an interim use permit for excavation related to wetland
mitigation in French Regional Park on property located south of Rockford Road and east of
Northwest Boulevard. Roll Call Vote. 6 Ayes. MOTION approved unanimously.
8. NEW BUSINESS
9. ADJOURNMENT
MOTION by Commissioner Weir, seconded by Commissioner Rohloff, to adjourn the
meeting. Vote. 6 Ayes. The meeting adjourned at 10:07 p.m.