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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.