HomeMy WebLinkAboutPlanning Commission Minutes 12-15-1971PIANNXM tOMISSION'
171LIAGE OF PLYMOUTH, XlXNEsOTA,
December 15_t 1971
A regular meeting of the Planning Commission was. called to order by Charman Wahl
at 7*32 p.mo in the Co4ncil Chambers of the Public Wqrka Building on Wednesday,
December 15, 1971,
MEMERS PRESEIM Chairman Jim: Wahl, Commissioners Bill 'Keeley, Warren Chapman,
Gerald Sails, John Roth, Reg Kroskin and Dale Pollock
STAFF PRESEXT Martin Overhis er and Sandy Haugen
OTHERS PRESENT, DeLos Taylor, Hauold Birkeland, lied Raffety, Tim Bunn, Glenn
Booker, Robert Siverson, Rebecca Delahanty, Jan Stewart, Ed
belahanty, Bruce Schmidt, Helen Schmidt, ,lames Goodman, Klaus.
Becker,', Dr. Dennis Arne, .Robert E, Johnson, :John Butler and
others
A-350- DeLos B. 'Tavl.or (Request for Rezoning) rA-35q
DELOS B. TAYLOR i
A-194 PlayhouseCompanyinc. (Request for Rezoning)A-194
PIAYHOUSE CO.,—INC.
A Public Hearing waa held to consider the rezon hg request of
the Playhouse Company, Inc. and Delos B. Taylor for approxi-
mately 135 acres of land located ,;est sof Vicksburg Lane, east
Of tiapledell Addition, south of Highiy55andnorthofthe
Minneapolis Vorkhouse property. All the. land is currently zoned ezoni ag to 1-1,
R-0 (Open Residential), 1-1 zoning was requested ,for the
Flay-
R-4, R 3 & R-1
house Company property north of 31st Avenue North (apptoximately
40 aures) The proposed use for this parcel has not been ,deter-
mi.ned . 1-1 zotxng was requested for the 34 acre parcel south-
Vest of 31st Avenue North and Vicksburg Dane and would be used
for a nett Playhous.,e factory of a-pproxiwatel,y 175,000 square feet
and another industrial building of appVoxima.tely 150,000 square
teen. '.theremaining 61 acres was proposed for a mixture of resin
deatial structures (R-4, R-3 and R-1)
Tho Public hearing was opened with DeLos B. Taylor and his archi• PUBLIC HEARING
tett Harold Rixkeland appearing to present their pians for pro-
posed site 44velopmeat.. Mr. Birkoland presented sketches to the PROPONENTS
assemblagq showing their plans for a continuance of the ;resi.
denti:al area of b1apledell, their proposed mixture of towx;thouscs
and apartments,;, the extension of the road .from Mapledell into the
single family area, and the intended buffer zones between the
industrial: and resi.dontial areas.
Planning Commission ,2_ Dacember 15, 1971
Commissioner Keeley 'quest,iona Mr. Birkeland regarding. 4 high QUESTIONS &&
knoll of land which exists -)n that port -ion of land where the DISCUSS ON
proposed Playhouse factory, would be located, Mr. Birkeland
iodigated'it would be loneled to some extent, not necessarily
to street level. Commissioner Keeley noted this would give the
residents of Mapiedell, a view of not only the new factory but
alta' the industrial fag ili.ties to the east .of"'Vicksburg.
Comtulasioner Neils asked Wr. Taylor to elaborate regarding his
opening .statement to the effect that he did not feel he could
afford to ' out any more money into this property until it was re-
zoned inasmuch, as it was costing him $27,000 per year to hold on-
to it. Mxr 'Taylor explained that sewer ar,,d water cost him $22,000
per year plus $5,000 for taxes.
Commissioner Kroskin asked Mr..., 13irke.lancl how the present proposal
differs from the ititial proposal, which was presented previously.
Mr. Birkeland indicated the present plan has approximately one-
third less 5-1, zoning and that the adjacent land in t1te initial
proposal was of a higher density.,
Commissioner Roth asked the proposed size of the Playhouse build
iog and if any plans had been made regarding parking of the semi -
trucks. kr. Birkeland answered that the building would tj in the
area of 100,000 square feet and that they pl.ark to develop some
typo of enclosed loading areas for the trucks along with some
landscaping to be used as a buffer to the area surrounding it.
Chairman Wahl asked. Mr. Birkeland to confirm that the gross deri-
sity of apartments would :be approximately 13 units per acre in -
eluding any park dedication.. Mr. Birkeland indicated this was
correct
Planner Overhiser asked if the Playhouse Gompan.y had considered
locating, north of 31st Avenue rather than south of it.. Mr.
Birkel.and'indic,.ted they had concluded that the Playhouse build-
ing uildingwasnotahighwaytykeofbuilding. ` Further discussioft
centered about the land ,adjoining the present Playhouse site which
is owned by the Playhouse Company and the undesirability of locating
there.
Comm..s Boner Pol,l.ock, asked if Engineer Rudrud had been consulted
regarding any necessary .ponding arra. Planner Overhi,ser indicated `
this was in the Minnehaha Creek water shed area and would be a
natural runoff to the southwest.
Chairman 14ahl, opened the hearing to opponents by reading a letter OPPONENT"
received frobi Scott R: Anderson, 1651.1 18th Avenue ,North whereby
he oppohed the request for three reasons (1) it was essentially
the sante proposal r4 je :ted by the Planning Commission two years
ago,. (2) 14apledel.l property values would be depreciated, and (3)
the project does not: have the support of the citi_!,ens located_ in
th— area. (Copy of letter marked tXHIBIT .A. on file)
Planning Commission December 15, 1971
Mr. 'gyred Raffety, 2611 Mack Odk Dane North, president of the Maple-
dell Homeowners Associatioa appeared anti presented a petition signed
by 73 residents of the Mapledell Addition (Copy of Petition marked' 1
EXHIBIT B on file) which in part opposed ` the rezoning on the grounds
Chet it would cause their property to be unnecessarily devalued, the
life style seriously disrupted and an infringemc?nt of their rights
as h0meOvaers. Xr, Raffety a.lsO noted the previous rezoning request
of the petitioner and the reason, for its denial. He requested the
Planning Commission to deny the request and request the petitioner
to wait until the Comprehensive Guide Plan has been adopted by the
Village so that he could study that to determine the recommendati.on.s
of the planners . , lie also requested, that whenever Mr. Taylor comes
with another proposal the traffic patterns be directed to the north
rather than through the area, of Mapledell, Also requested that the
Playhouse request be denied until the Thoroughfare Guide Plan and
Comi)tehensive Guide Plant's adop tion; and ;expressed the view that they
could like to see the industrial zoning 'held to Che eastern side of
Vick Au.r
Tim Bu;an, 2951 Comstock Lane, expressed concera over the traffic
burden this proposal would create in Mapledell. The streets are
not collector by- e streets and would not handle the traffic load.
lie quoted Councilman Hintz's opinion that Vicksburg Lane should be
the dividing line between residential and indu-qtr al. He noted that
a building of 100,000 square feet is approximately 80 geed sized
homes pint together and that a building of this size should be loaated
near the highway rather than in a, resi.dent:ial neighborhood. He also
felt the density of the apartments proposed was too highfor this _ami.
Glenn Booker, 2341 Comstock Lane, appeared to express the opinion
that if the property east of Vicksburg Lane is property :to be desig-
nated for apartments and industrial uses, then obviously Mapledell
should never have been designated single family dwellings
Robert Siverso u, 16540 30th Avenue Forth, noted that the proposed
factory would be three blocks from his home and asked if it could,
not be ,roved north of 31st sati that the entire otherarea could be
developed. residential as it apparently was originally proposed t(,7
be: Planner Overhiser responded to Mr, Giverson's`question about
the diagonal Toad into the industrial, area by explaining the "Medina
Road extension propowed in the Planrdng Commission's Thoroughfare
Guide Plan, recommp:ndations tth.ich would line up with 31st Avenix, and
then. intersect 4ith Vieksbdrg.
Rebecca Del,ahanty, J:an Stewart, Ed Delahanty, Bruce Schmidt aha
Helen Schmidt also appeared in support of the other AIapledel! resi-
dents x4ho 'had previously spoken, Mr, Delahanty questioned t-11-0.
Commissioners as to the manner of notification of residents of an
area N,here rezoning, is prop.,::,; -d. It was pointed out that galy
those property cmers with property within 400 feet of the property
in question are notified by mail and that these names are *btained
from the Assessor's records. That notice is made in the Wayzata
t
Planning Commission, -4- December 15, 1971
Plymouth Sun Vewspaper at least teas days before a public hearing
and that the Planning Commission has, proposed that property be
posted so. that residents in the area could see that there are 1
zottine changes being proposed
James Goodman, 1.6531 25th Avenue Xorth indicated most Plymouth
residents moved, to Plymouth to have a country atmosphere and not
to live next to a faFtory. The 31 homes in the proposed circle
plus the 44 homes ins Mapledell each having on an average two cars
would put too much traffic on the streets as they are proposed
and would create a hazard..
Commissioners Kro8kia and Keeley both voiced the opinion that is
is irpracti,cal to build a single family dwelling across from a
factory and that there must be a transition area. fir. Raffety
indicated the homeowners would be much more willing to listen and
discuss a low density transition area of townhouses, etc., starting
west of Vicksburg lane and progressing into single family dwellings
up to Mapledell with no industry. Chairman Wahl pointed out that
this is a continuing problem in that a village must provide for
some industry in a community for tax purposes and there is always'
the problem of transition areas between this industry and single
family daze ,liags. -
Chairman Wahl pointed out to the group that it is generally felt
that anything that is not a single family dwelling on one-half acre
of land is a high density development. High density to the. Planning
Commission is entirely another thing; for instance, Chelsea Woods
is not considered a high density area. It is less than the density
allowed in a double bungalow type development)
Klaus Becker who owns property in Mapledell appeared to express con-
cern over the plan for 26th and 29th Avenues., He felt that if there
was a rerouting of the traffic the people would probably look more
favorably ou i t 4
Commissioner Roth recalled a previous petition, for rezoning of in-
dustrial land on the east side of Vicksburg and south of the present
Playhouse Company., At that time it was suggested to leave a block or
so for townhouses as a buffer zone on the ease side. lie, felt that the
people iii Hapledell were heft with the thinking they would bring the
industrial up between the R-4 and 1-2 up to Vicksburg and that Vicks-
burg would ba the buffer zone.
Hr. Rafferty indicated the homeowners association would :like to have
this matter denied now and have a chance to work with the planners
on the Comprehensive Guide Plain for -the entire area.
Xr. "Taylor indicated he felt it is going to be difficult to find REBUTTAL
any place where you are going to buy or build where you will
have anything but another house within one. -half acre. H.e felt
that with the t cmhouses end apartments there votald be a buffed: of
approximately 45 acres be vaen Mapledell and the industrial, area.
Planning Commission, -- December 15, 1971
Xr, Urkeland told the group that in the,proc,es. or developing this:
plan they also developed another plan vhi,ch did xzot bring the
traffic from the high density area back to MP l edell, l
Commissioner Neils reminded, the Planning Commission that here was
only one plan before: them for consideration and that the second
plan Mto Eirkel4n4 displayed could not be considered.
The Public Hearing was closed a,, 8,35 p.m. PUBLIC HEARING CLOSED
Com~nissioaer Neils made a rnotio, for action at the present MQTxoly FOR ACTION
meeting, second by Commissioner Pollock, Motion passed 7-0
C-,,mmissioner Keeley, questioned Planner Ovexhiser if this area DISCUSSION
shad been cor,idered in the over-all guldc plan for the Village.
tit. Sverhi,,er indicated there had not been any work done on
this area,
Com is,si.oaer Keeley indicated a personal fealixug that Plymouth
is already zoned with a >greater amount of industrial, us ge than
most of the other villages in the state and that there is plenty
of i.ndustrial land available for use and that Ender no circum '
stances should industrial be extended west of Vicksburg or, south
of highway 55 at the present time.
Commissioner Roth felt there were other hands such as that
bordering upon 1-494 that may present themselves to be better
usesfor industry than what -(,Te are looking at now. Beyond wbat
is now zoned industrial, he feels that there is a lot more land
that would lend itself to industrial that is not zoned.
Commissioner Neils reminded the Planning Cu'mission of the develop-
ment of the Shenandoah ,property. It was at t`.h; request of the
Planning Commission that the developer placed, his first phase; of
the low &Len ity development on the west side o „ the parcel for a ,
transition area with the future possibility of Cingle family
development to the West placing this transition :against Vicksburg,
So ill essence :the need for a transition from the ;industrial to
medium density to logia density on the west of Vicksburg south of
28th Avenue North has been fulfilled.
Chairman Wahl indicated that in the criteria they consider a
major thoroughfare, because of its width; to be a buffer between
uses, and Vicksburg is a major thoroughfare.
Commissioner Keeley made a motion, second by Commissioner _Neils, MOTDON TO DENY
to deny the petitions. Commissioner Neils pointed out: that they
were faced: with another circumstance cohere there is no guide plan;
for the entire area and if i.s difficult to react to art individual's
petition because of this. Chairman Wahl felt the area is tightly,
bounded right now and the lines are pretty closely drawn.. Motion
to deny the two petitions passed 5 -0 -with Commissioners Roth and
Chapman, abstaining.
Planning Cozmniusion December 15, 1971
A-357 Dennis B. Arne Subdivision Waiver A 357_
Dti-1415 t, ARNP:-
Request for i>ubdivision of Parcel 4052 of Plat 43717 into three qUBD3:VISION WAIVER
parcels, Parcel A Cl acre,, Parcel B (3_.8 acres) and the xe
tiring Parcel G (14.83 acres) There is an eyisti,ng house .on;
rareel A which Mr. Arne noir lives in. He has requested ,a build-
ing permit for a neva house on Parcel. B but has been required by
the Building Department to first subdivide the parcel..
Planner Overhiser presented the staff's recommendation which STAFF REC07`' MATIONS
was for approval subject to three conditions.-
That
ondi_tions;
That a parcel„ of land _27 feet wide and 667 feet long
along the east side of Parcel 4052 of Plat 43717 be con-
veyed to the Village for public street purposes prior to
the building permit being issued,
2, That Parcel A be shown as one acre but moved west 27 feet
to reM:ct the additional right of way for Vicksburg Lane.
That Parcels B and C be shoran as one parcel. "B -residue"
and that before a second building permit is'issu`d on "B -
residue" an acceptable preliminary plat be submitted which
would provide street access to Parcel A without Parcel A
having direct access to Vicksburg sane.
Commissioner Xeeley questioned the Petitioner regarding several
long structures which appeared on the aerial photograph on "B
residue". Dr. Arne indicated these to be old mink .sheds which he
intended to remove.
CommS.ssiouer Neils noted that the sketch plot left a number of
properties without access particularly the property to the west
and felt that it was a plot which would probably work to the
Petitioner's detriment i.0 the future. He felt that with a little
more thought the Petitioner could make better use or the; property
and be in a better position 'to; devel=op the property in the future.
He suggested the, Petitioner should submit a serious preliminary plat
for the entire area. Commissioner Xroskia questioned this ,for
what. the Petitioner was trying to do, that is , build a house.
It was also noted that Parcel A had .no access from any other point
other than 'Vicksburg Lane unless the other parcel owner to the north
assumes that reoponsibi.li-ty.
Dr. Arne` and his attorney, Robert B .loh;nson,; indicated that 'there
were no plans .for .development of this property in the near ,future
llis only intention at this time was to build a sec=ond structure
to the rear of this property.
Planning Commission" -- December 15, 1971
It was determined that th! road Into this property is actually in
eralatance up to the proposed cul de. sac and rough graded and '
graveled with a culvert.
Motion made by Comissiondr Chapman,; second by Commissioaer Keeley MO"y'DON TO APPROVE
that the subdivision waiver be granted subject to Parcel. A being
shown as a one acre parcel after 27 feet for rig!, , of -way dedi-
catton along Vicksburg; Lane yr th the remainder of the property as
Parcel B and before a second building permit for a dwelling is
issued on Parcel B a preliminarl plat be submitted.-
A motion to amend was made by ,,ommissioner Neils, aQ cond by MOTION TO AMEND'
Commi6sioner Ohapman, that the Planning, Commission recognizes
that an access road to the house location on Parcel B has been
constructed and that platting requirement will prev'ai.l regard-
less. of the loeation. of that existing drive,_ Notion carried 6-1
with Commissionaer Pollock voting against,
The rwtion on the subdivision waiver was passed 4-2 with Cowmis-
sioners Neils axed Pollock voting against_ and Commissioner Roth
abstaining, Cor missioner Neils wished the record to show 'that
his nay vote was premised on the fact that the subdivision waiver
would recommend "heaving the burden of limited street access to the
major parcel, rather than the smaller parcel_ beim: broken off,
A--355 1'emtom. Incorporated (Conditional Use Permit Signs) 355
PEWOM, INCORPORATED
Request for a Comditional Use :Permit for a 8' X 12' directional CONDI'TIOWLL USE 'PERMIT
sign at the VbrthrAest inti-Sectifoa of County Road 1.0 and 'Hemlock SIGNS)
Lane and a second W X 12 4irectai anal. sign at the ,northwes t
intCrsect ons of Coatity Road 10 and County Road. 1.8 for Pemtom'
model homes at Keml.+ock and 69th Avenue North, Both signswould
be located in R -O zoning districts..
Mr. John Butler appeared on behalf of the petitioner and explain- xplainededtotheCommissionersthattheyhavefo"qad, the only way they can
get 'their people into the property is from, Bass 1:.ake Road and
that other advextising efforts 'hoe, failed,
IL eras the staff "recommendation to approve thij request until ` STAFF RECWIENDATIONS
July 1, 1972 at which time the -ew- sign ordinance should be in
effect.
Motion made by Commissioner Xeelev, second by Coupaissioaer MOTION TO A,1PROVB
Chapmaa to approve the conditional use parmit uta.til July 1, 1972,,
Motion passed 7-0,
w
Planning Comnissiori December 15, 1971
GOALS , _OBJ'ECTIVE9 &''CR178R'iA _ GOALS, OBJECTIVES
CRITERIA
Human Deueloprgar:t,,
Vollowl ag a. review of the crit, - la under tha ,goal 1 uman Develop- HUMAN DEVELopb!V '
went, it was moved by Commissioner Kroskin, second by Commissioner
Keelery, to approve the Human Development criteria as amended.;
kfotijt-a carried
Econondu Vitali
There followed a discussion of the Criteria under the goal of ECONOMIC VITALITY
Economic Vitality as revised Dece-tuber 1, 1971..:the following
actions were taken:
1. Moved by Contassioner Neils, supported by Commissioner
Keeley to approve Objective #1.Motion ca ri.ed with
Commissioner Kroakin abstaining.
2. Moved by Commissioner Keeley, supported, by Con ni ssi,onez
Neils, that Objective #2 be approved. Motion carried
3. Mpved by Commissioner Keeley, supported by Commissioner
Neils that objective #3 be approved. Motion carried,
4, Moved by Commissioner Roth, supported by Commissioner
Pollock, to approve Objective 114 as amended. Motion
carried.
5. Moved by Commissioner Pollock, supported by Commi.ssi.onf:r
Keeley, to approve. Objective #5 as amended. Motion
carried.
Motion made by Commissioner Keeley, ,supported: by Commissioner Mo`TtJ z TO ;S, 1.1
Roth, to set a Public Bearing for January 26, 1972 to allow PUBLIC MEARiNG
persons the opportuxaity to express their opinions oa the pro-
posed Goals, Objectives and Criteria. Motion carried.
It was agreed bh4t the staff would send the Goals, Objectives and
Criteria to the following groups prio,, to the Public !fearing;
Village Council
2, Parks and Recreation AAdvisory Commission
3, V41tip'l:e De` o-lopment Improvement Committee
4. Thoard ;of zoging Adjustment
3uilding Cade .Advisory Commission
6 , All Homeowners Associations'
i
i
I
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Planning Commission -- December 15, 1971
i
SIGNyitUNANCES S1Gki ORDJNANCES
1t was moved by Commissioner Pollock, supported by Commissioner MOTION "0 SET
Neils to set F6ruary 2, 197.2 as a Public, Heating date to hear PUBLIC REARIVC,
Jiscgssioa rola:tive to the proposed amendments .to the Plymouth
Village Zoning Ordinance Sectio. 17 as it pertains to the regu
lation of :signs Notion carriel,
Commissioner Neils expressed concern that; the Planning Commission
consider amendments to the tonin$ ordinance after the park dedi-
cation ordinance is adopted, These amendments to the zoning
ordinance should bring the open: space requirements within the R-5
and R-4 .zoning districts 1,c to closer coordination with the intent
of the park dedication ordinance. Specifically, the zoning ordl-
nance open space requirements should be in addition: to ,.he' park
dedication requirements
The mlh:utes from the December 1, 1971 meeting were approvvgd with MOTION TO APPROVE
a me ...oal by Commissioner Neils, supported by G%ainwn Wahl. MINUTES
Mot 4on carried..
Following t,te approval of the minutes, Commissioner Roth expressed
a conce=moi, that the minutes of December 1, 1971 had not zoxpressed
his concern that confidential materials not be distributed to the
school board.
Meeting adjourned at 11-55 prm MEETING ADJOURNED
Jim C Wahl, Chairman
Plymouth Planning Commission
Martin W, Overhi;ser, Director
Planning and Comn<unity Development
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A 85 Pemt om lncorrora" d* (Con4itional Us, Permit - Signs' 3 5
PEW(Pel INCORPORATED
Request for a Conditional use Permit for a 8' X 12t directionai CONIDITI;OI;aL USE PER IT
a
SIGNS)
A 85 Pemt om lncorrora" d* (Con4itional Us, Permit - Signs' 3 5
PEW(Pel INCORPORATED
Request for a Conditional use Permit for a 8' X 12t directionai CONIDITI;OI;aL USE PER IT
s:Lga at the N o thwest; intersection of County Road 10 and Hemlocl, SIGNS)
Lane and a second V X 121; directional sign at the northwest
intersection, of County Road 10 and County ;Road 18 for Pemtom's
model homes at Hila ,ock, and 69th Avenue Forth, Both signs 'would
be locatod in R-0 zoning districts
fir. Jahn Butler appeared on behalf of the petitioner and explain --
ed to the Co=iissioners that they have found the only «ay they ca i
get their people into the property is from Bass Late Road and
that other advertising efforts had failed.
It j,as the staff recommendation to approve the request until qTtrF nCO`oiE.;t}ATIO%zS
July 1, 1972 at i4hich time the new sign ordinance should be in
effect.
2io;:ion made: by Commissioner Keeley, second by Commissioner
i
MOTION TO APPROVE
Chapman oto approve the conditional use permit until July 1, 1972.
Motion passed 7-0.
1
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