HomeMy WebLinkAboutPlanning Commission Minutes 10-01-2003Approved Minutes
City of Plymouth
Planning Commission Meeting
October 1, 2003
MEMBERS PRESENT: Chair Peggy Larson, Commissioners Frank Weir, Kendall Griffith,
Nancy Franke -Wilson, Melissa Musliner, and James Holmes
MEMBERS ABSENT: None
STAFF PRESENT: Community Development Director Anne Hurlburt, Senior Planner Marie
Darling, City Engineer Ron Quanbeck and Office Support Representative Janice Bergstrom
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 Wilson, to approve the
October 1, 2003 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. APPROVAL OF MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Musliner, to approve the
September 17, 2003 Planning Commission minutes. Vote. 5 Ayes. MOTION
approved. Chair Larson abstained.
6. CONSENT AGENDA
7. PUBLIC HEARINGS
A. DEAN JOHNSON HOMES (2003081)
Chair Larson introduced the request by Dean Johnson Homes for rezoning from FRD (Future
Restricted Development) to RMF -2 (Multiple Family), a preliminary plat, and a site plan for 56
townhome units and 13 single-family units located west of Northwest Boulevard and north of
Medicine Lake Drive West. This item was continued from the September 3, 2003 Planning
Commission Meeting.
Senior Planner Darling gave an overview of the September 23, 2003 staff report.
Chair Larson introduced John Bergh, Loucks Associates, representing the applicant. Mr. Bergh
said they had met with neighbors and addressed their concerns. Mr. Bergh said he is in agreement
with the staff report, but asked if there could be permits for both the multi -family and single-family
models.
Director Hurlburt responded that the City could legally permit one structure per legal parcel. As
the subject property consists of three legal parcels, the applicant could have more than one model
if they are proposed on separate legal parcels.
Mr. Bergh asked why the 20 -foot right of way on the north side had to be dedicated in that area.
City Engineer Quanbeck said in anticipation of future development, that right of way will be
needed to facilitate the connection of Underwood Lane to Schmidt Lake Road. The right-of-way
in this location would allow for 90 -degree turns in the road which would discourage cut -through
traffic and require vehicles to slow down as they pass through the neighborhood. City Engineer
Quanbeck added that a 25 -foot right of way is the norm and they compromised at 20 feet.
Mr. Bergh said he does not understand why there is a change now when there was adequate right-
of-way and setbacks with the initial sketch plan showing how Underwood Lane would progress to
Schmidt Lake Road.
City Engineer Quanbeck stated even with the sketch Mr. Bergh had previously shown staff, a bend
in the road was present. Senior Engineering Technician Bob Johnson did discuss the right-of-way
requirement with the applicant.
Chair Larson introduced the applicant, Dean Johnson. Mr. Johnson said that in a brief
conversation, Senior Engineering Technician Bob Johnson said there was talk that the City may
want the right-of-way but there was no plan for how the property to the north would develop and
Senior Engineering Technician Bob Johnson didn't know if anyone was far enough along to think
about it. Mr. (Dean) Johnson said as long as he doesn't have setback problems and have to change
the location of the buildings, he could live with it but is concerned about homeowners backing out
on to a public road.
Director Hurlburt said this issue (Engineers Memo Item 3f) may not have been thoroughly
discussed and the condition could be deleted now and reviewed prior to the final plat to determine
if the right-of-way is vital.
Mr. Johnson referenced the Special Condition B6/12 concrete curb and gutter for private drives
and stated he has had problems in the past with the curb cuts not matching up with the garage. Mr.
Johnson said it is not practical as the curb is already there when the building goes in and the cut
can be misaligned. From personal experience, Mr. Johnson said he prefers a surmountable curb
or maybe just use the B6/12 in other parts of the private drive and transition back to the driveways.
City Engineer Quanbeck said a good surveyor should be able to place the curb cuts and said the
main issue is the fact that there is a pond at the end of the driveways. The required B6/12 curb
would prevent possible vehicle roll -back.
Mr. Johnson stated he disagrees vehemently as he has a good surveyor and the curb cuts have been
off. He added surmountable curbs are more costly, but he is trying to provide a better product and
he is sharing the wisdom gained from years of doing this.
Chair Larson asked if the 20 -foot right-of-way would affect the development.
Senior Planner Darling said this will not affect the setback and staff had reviewed whether the
condition would impact the development before inserting the condition.
Chair Larson opened the public hearing.
Chair Larson introduced Thad Lightfoot, 4640 Underwood Court North. Mr. Lightfoot said as
President of the Curtis Lake Homeowners Association, he represents the 70 homeowners south of
the development proposal. Mr. Lightfoot thanked staff for being extremely responsive and
thanked Mr. Johnson for meeting with 15 neighbors to discuss their concerns. Mr. Lightfoot said
the number one neighborhood concern is the increased traffic. He said there is one access to this
parcel that will dump onto Northwest Boulevard. Mr. Lightfoot said Rockford Road has been
upgraded but the problem is getting to Rockford Road. He stated it is extremely difficult now to
make a left-hand turn at 46th Avenue at 7 a.m. and adding this proposed development, with only
one exit, is a serious concern. Mr. Lightfoot stated there have been several accidents, including a
fatal accident 2 years ago. Mr. Lightfoot said the neighborhood does appreciate the revised
landscape plan to screen headlights but would also like to screen the development from other
houses on the new 47th Avenue. He addressed the 65% tree removal and asked that no more than
50% be removed. Mr. Lightfoot asked the legal significance of the "vacation" of W. Medicine
Lake Drive and inquired about the permits the MN Pollution Control Agency requires.
Chair Larson introduced Becky Marschner, 4670 Underwood Lane North. Ms. Marschner said
her major concern is about the tree removal as the trees are a buffer from the I-494 noise. She
stated she would like to see additional screening between the western portion of the development
and the homes to the south.
Chair Larson introduced John McCullough, 4650 Underwood Lane North. Mr. McCullough said
the morning traffic is a major hassle and danger for residents. Mr. McCullough said eventually
the entire area will be developed and Underwood Lane could become a "back route" for
traffic. Mr. McCullough asked about the required tree height and the replacement of any trees that
might not survive due to salt conditions.
Chair Larson closed the public hearing.
City Engineer Quanbeck addressed the traffic concerns and said Northwest Boulevard is a County
road which has been designed for additional traffic. City Engineer Quanbeck stated the proposed
development would not add a significant amount of traffic. City Engineer Quanbeck said in an
effort to make the intersection with Northwest Boulevard as safe as possible, they are keeping the
intersection as close to a 90 degree angle as possible, lining up with other roads, and would require
a flat area at the top of the hill where the road enters Northwest Boulevard. City Engineer
Quanbeck said the proposed development would have relatively narrow streets making it
inconvenient for motorists seeking a back route. He added eastbound traffic on Schmidt Lake
Road would already have a right hand turn at the intersection with Northwest Boulevard.
Chair Larson asked about transitioning of the proposed development and the size and number of
trees.
Senior Planner Darling said the applicant has worked to address the screening and said the revised
tree preservation plan along the south side of the proposed development indicates fairly heavy
planting. Senior Planner Darling said a berm would not be possible because of the adjacent grade
in the public right-of-way and the presence of a drainage swale. Senior Planner Darling stated the
coniferous trees would be 6 to 8 feet in height and the deciduous trees would be 2.5 caliper
inches. The City Forester reviewed the species proposed for the 47th Avenue right-of-way and
stated that the three species selected for this area are salt tolerant.
Chair Larson asked about the of vacation of W. Medicine Lake Drive.
Director Hurlburt explained that this is a legal procedure the City goes though to vacate land
that was once reserved for public right of way for streets or easements, allowing this land to go
back to the parcel it was taken from. This vacation is recorded at the County, removing that "paper
street".
Chair Larson discussed leaving the conditions as stated in the resolution, but reviewing the right-
of-way issue and also allowing another model since there are two different styles.
Commissioner Wilson said the only change she would consider is the addition of another model.
Commissioner Holmes concurred and added that now is not the time to be making changes to the
plan and encouraged the Commission to vote on the proposal before them.
Commissioner Griffith said he appreciates the inclusion of the affordable housing component as
he has not seen that before.
MOTION by Commissioner Weir, seconded by Commissioner Griffith, to approve the request
by Dean Johnson Homes for rezoning from FRD (Future Restricted Development) to RMF -2
(Multiple Family), a preliminary plat, and a site plan for 56 townhome units and 13 single-family
units located west of Northwest Boulevard and north of Medicine Lake Drive West. Roll Call
Vote. 6 Ayes. MOTION approved unanimously.
B. QWEST (2003104)
Chair Larson introduced the request by Qwest for a conditional use permit to install ground
equipment for high-speed internet service for property located at 13315 -58th Avenue North.
Senior Planner Darling gave an overview of the September 19, 2003 staff report.
Chair Larson introduced James Glosser, senior design engineer for Qwest. Mr. Glosser said
Qwest typically purchases private property to install these cabinets, which are then cosmetically
screened so they are out of the right-of-way and out of the public eye. Mr. Glosser noted that
due to an issue regarding an installation at another site in Plymouth, Qwest learned that a
Conditional Use Permit is required for such installations. Mr. Glosser said this cabinet is
installed but not wired at this time. Mr. Glosser stated he is in agreement with the condition
requiring screening.
Chair Larson opened the public hearing. As no one present requested to speak, Chair Larson
closed the public hearing.
MOTION by Commissioner Weir, seconded by Commissioner Musliner, to approve the request
by Qwest for a conditional use permit to install ground equipment for high-speed internet service
for property located at 13315 -58th Avenue North. Roll Call Vote. 6 Ayes. MOTION approved
unanimously.
8. NEW BUSINESS
9. ADJOURNMENT
MOTION by Commissioner Weir, seconded by Commissioner Wilson, to adjourn the
meeting. Vote. 6 Ayes. The meeting adjourned at 8:10 p.m.