Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 08-15-1973PLANNING COMMISSION VILLAGE OF PLYMOUTH, MINNESOTA August 16, 1973 A regular ifeeting of the Planning Commission was called to order by Vice Chairman Kroskin at 7:32 pm. in the Council Chambers of the Public Works Building on Wednesday, August 15 1973, MEMBERS PRESENT, Vice Chairman Kroskin, Commissioners Threinen,, Hagen, Erickson, and Johnson MEMBERS ABSENT: None STAFF PRESENT: Ma.rtiit Overhi'ser., MiliaDale, Georgia Rehbein 482 Radisson Inn --Carlson Properties A-482 RADISSON INN Carlson Properties) Planner Overh i ser explained that the petitioner is requesting site plan apps -oval, a subdivision variance Site Plan to consolidate three existing parcels into one, and a CUP conditional' use permit for a Planned Business Develop- Subdivision ment to locate a motel 'Radissan inn) and restaurant Variance facility (Tozai) within a B-1 Limited Business District under the existing Zoning Ordinance, lie indicated that 6taff recommend; that the Planning Commission recommend pproval of this request subject to these conditions: 1. No access to Highway 55 from Annapolis Avenue be permitted and a new east -west street be co)structed between Xenium and Annapolis as shown on the Highway Department proposal and further that traffic signals be installed at Highway 55 and Xenium Lane. All of the above items to be completed prior to the opening of the motel and restaurant. 2. Fire hydrants and fire lanes be installed as noted on the site plan dated 8.9-75, 3; Landscaping and drainage bonds be posted'. 4.. Cate structures be permitted within the setback area off Annapolis Lane but not exceeding 16 feet in height, j 5. .Park dedication requirements be Piet, Bob Birkwitz, Attorney fsir Carlson Properties, indicated that his client objects to condition 1. He explained that after legal negotiations with the State, Carlson Properties had previously closed an access to Highway 55 on the edge of subject property in order to have Annapolis Lane constructed. They at that time ha.d intended to build a motel and restaurant. Jice Chairman Kroskin asked for particulars: on access revoked by Carlson Properties prior to this request, tr, Birkwitz continued that the staff -proposed access at a point bout 1,00.0 feet from Highway 55 at Xenium Lane is not workable. He stressed that access on Annapolis is vital to provide direct access to the restaurant, Planning Commission Minutes August 15, 1973 With regard to condition 4, Mr. Birkwitz stated that tbe two Japanese, renes would be 19' high, or 3' higher than staff has proposed, with regard to signs, Mr. Birkwitz, pointed out that the 'ZoningOrdinance, specifies that no sign shall be over 16' high., but two signs-, one go' and one 35' are requested in order for people traveling south on 494 to see the hotel sign., or, hopefully, just one sign that L,a,n be seen from both 55 and 494. Dean Beck, President of Carlson Properties, stated that Jorgen Vi,toft, President of Radisson Hotel Corporation, i's in Europe, and although a major decision would haveto wait for his return, the problem as he sees it is determining whether or not the motel and restaurant could. profitably exist without the access to 55 from Annapolis. He, stressed that the street improvements could definitely be delayed past the point of the opening of the motel, and perhaps another site should seriously be viewed, for possible relocation., Commissioner Threinen, asked for clarification on the difference in feet between the present street, the ramp, and the proposed east -west street. Planner Overhiser answered that there exists less than 200' between free right turn movement on 494 and right turn movement "tnto Annapolis, stressing that. this 200' strip is not adequate for thp Highway 55 weaving movement of traffic which will occur, He added that the staff --proposed access is based upon criteria adopted, by the Council February 7, 1972 to "maintain standards of 1,000 foot Intervals between limited access interchanges, touchdown, local ntersections, and private driveways.," Commissioner Hagen stressed hat no establishment should be placed so clo-se to the ramp of a freeway, thereby endangering patrons with Highway 55 traffic and the weaving movements created by traffic coming off a ramp. Mr. girkwitz indicated that if the staff-Droposed east -west street is constructed, it would bedifficul t for . people traveling on Highway 55 to see the site because of the turn from Xenium onto a service road which in itself would not be clearly visible from Highway 55. Commissioner Threinen stated that the problem centers around north and south bouqd traffic, or most of the traffic on 494 and the east bound Highway 55 traffic.. fie wondered why the problem could not be resolved by blocking off the crossover,thus closing west bound and south bound traffic en route to Xenium Lane. Mr. Birkwitz Indicated the petitioner would accept a proposal of this type. He addedthat some thought had been given to building another service road, creating a situatiun akin to the Marriott , but the Village had ruledthat out as the service roa.d, would be too close to 55 and, would create turning and traffic problems, Commissioner Threinen pointed out he believes sign specifications should be ba,ndled by the Board, of Zoning Adjustment, as set forth under Section 19 of the Zoning Ordinance, Subdivision 2, Item 1. Planner Overbiser explained that the Village Attorney has stated that when dealing with new developments, if a site plan is provided hat may require variances, it Is proper and legal for the 'Planning ommission, to review the v,rlance as part of the site plan. The Council then has the finF, approval for, granting the variance, Mr. Beck stated that Carlson Properties would be satisfie.dwith only one sign if it were place6 so as to be seen by south bound 494 Planning, Commission -3- August 15, 1973 traffic before it reaches the Highway 55 exit. CommIssioner Hagen tated he could see no objection to a pylon sign In this case, even f It was 60 feet high, and. Commissioner Threlnen added that he would view this situation as a hardship. In response, to further clarification of the staff proposal, Planner Overhiser indicated that the staff had met with officials of the State Highway Department and County officials concerning Annapolis and County Road 61. He stated that the State staff believes that Annapolis should be closed, major access to the motel/restaurant should be from County Road 61 and State Hghway 55, and :.n east -west street should be built and signals installed at Highway 55 and County Road 61, and further that the Ferpt-ook and Highway 65 inter- section should be signalized before the motel/restaur.&nt opens. Planner Overhiser provided a sketch showing an alternate route for the east -west street along Highway 65 and explained that this proposal would require that additional property be acquired. He added that the State,, County, Village Police Department, and Village Staff had concurred that access to 55 from Annapolis should be closed. Planner Overhiser explained that the. problem with this intersection is that traffic coming north on 494 and turning right onto 55 and the east bound traffic on 65 attempting to switch to the right lane and exit on Annapolis creates an impact or collision area. He stressed that accidents will increase at this intersection if Annapolis is left open, especially if this development --a major traffic generator --is approved at this point. Planner Overhiser stated that within a week written replies will come from the State and, County Highway Departments oncern ng this proposal. Mr., Beck explained that if the access road cannot beseen from 55, or if it is difficult to turn into the motel as soon as the driver passes it) customers will be lost. He stated that Scheme B with the frontage roadnext to Highway 55 ,,ould be best for their uses, but added that they are not strongly opposed to Scheme A if a frontage road could be provided that would allow the proper turning radius, proper curbs, and the ability to be seen. Mr.. Beck stated that if access to Annapolis is closed before the mote" opens, there would be no way to get to the motel. Planner Overhiser explained that prior to the opening of the motel and restaurant, it is anticipated that signals will exist at Covttv Poad 61 and Highway 55, and thes-,: signals should be paid for by tl,*-, State and the County. He added that the street between Annapolis and Xeniqm should be assessed as a., public im rovement project. He stated that while there is not way the Vi lage could guarantee that all tbese items will be accomplished prior to the opening of the motel, the petitioner can request that Annapolis not be c*fosed until the new street is built and the intersection signalized. MOTION was made by Commissioner Threinen, supported by Commissioner MOTION TO 4ohnson, that the Planning Commission recommend that the request RECOMMEND of Carlson Properties for approval of a conditional use permit APPROVAL/ for a Planned Business Development, a site plan, and a cons(O'dation f parcels be approved subject to the following conditions: 1. Access to Highway 55 from Annapolis be closed at such time as an alternate route is provided. Z. A variance for a 50-ft)t high sign be permitted. Planning Commission Minutes -4 August 15, 1973 3. Fire hydrants and fire lanes be installed as, noted. on the site plan dated 8-9-73, 4. Landscaping and drainage bonds be posted. S. Park dedications be met.. 6, Gate structures not to exceed 20 ft. be permitted within the setback area off Annapolis Lane. Commissioner Threinen pointed out that the Goals, Objectives, and Criteria of the Village specify under the Goal 'Access` (Pages 12-14) that a 1,000 foot setback from an interchange should be mai ntai neck. He added his belief that IT a variance is not granted for the sign, a hardship wouldbe created for tn. petitioner. MOTION carried 4-0-1, with Commissioner Erickson abstaining MOTION from discussion and voting. CARRIED A- 481 J Jerome Lindgren X481 JEROME LINDGREN. Planner Overhi ser introduced the petition, explaining CUP for that the home beauty shop would be located north of Birch- Home view School and neighboring property owners have been Occupation notified. Staff recommends that the Paining ;Commission recommend approval of the conditional use permit subject I to these conditions 1. That the conditional use permit be reviewed on an annual basis, 2. That the beauty shop operation be limited to one operator, i.e. the; petitioner. 3.. No on-street parking be permitted. Mrs. Lindgren indicated that the operation would be on a E two day a week basis by appointment only. She questioned the limit of one operator, as both she and her husband are beauty operators. Planner Overhiser indicated; that this condition was intended to prevent operators outside the family f-MD using this facility. MOTION was made by Commissioner Hagen, supported by Commissioner M01ION: TO Threi nest, that the conditional ase permit for a home occupati v, RECOMMEND beauty shop at 15515 6th Avenue ; ;girth be recommended for APPROVAL/ Council approval, understanding that condition #2 means 110 outside operators can work in the shop. MOTION carried unanimously. CARRI5D A_-46_11 Floyd B. Olson A-401 FLOYD B. OLSON Planner Overhiser explained that this proposal had come Site Plan efore the. Planning Commission on a previous occasion, nd since then the property has been rezoned to 4illow a real estate office in a former single family dwel 1 it ng This rezoning was allowed on condition that prior to any construction a formal site plan would be submitted for Planning Commission and Council review. Staff is recommending Planning LUMMISSIon -0- August 15, 1973 that the Plannii19 Commission accept this site plan subject to four conditions: 1. That the petitioner be limited to two (2) name plate, signs, each not to exceed, 21 square feet and attached to the north and east sides of the structure. 2, That a, landscape bond, as determined by Staff, the held antil such time as landscaping is completed, 3. That all parking and drive areas be blacstooped as required by the Village Engineer. 4,. That a parking setback variance be granted as shown on the site plan, Commissioner Threinen asked. Planner Overhiser to explain the reasoning behind condition #1. Planner Overhiser answered that the Sign Regulations for B-1 Business Districts specify: A name plate sign for business and, professional, office buildings not exceeding in surface area fi've (5) nercent of the wall area on which it is placed. For, corner lots, two such signs,, one facing each street, shall be permitted, or one free-standing sign." (Pg. 66, Item c, second par.) Planner Overhiser explained that a parking variance of 201 is Parking needed because two parking spaces on the north side and two, on the, Variance south, side of the building encroach on the ZO' parking setback, 0OTION was;made by Commissioner flagen, supported by Commissio.ner MOTION TO ohnson, that the site plan for Floyd B. Olson dated, 8-9-73 RECOMMEND be recommended for approval, along with the parking variance APPROVAL/ of 20', subject to the four conditions outlined, by staff above, but changing condition #1 to read that the petitioner's sign be i,n accordance with Section 17.2 of the Zoning Ordinance with regard to signs., MOTION carried unanimously. CARRIED A-476F-----JBui'lders Equity Com an - Darrel A. Farr Development Corp. Planner Overhiser stated that ten points remained unresolved BUILDERS EQUITY/ as a result of the July 11 public hearing on this request. DARREL A. FARR He indicated that since that time, Milt Dal,e has met with the petitioner in an attempt to reach a workable solution to existing problems. Rezoning R -O to B-2 uo.fin Klic.k, Director of Design for the Darrel A. Farr D,ivelopment Corporation, introduced several persons who Wc,Uld be answering the ten points. (See Minutes of 7-11-73), Jack Anderson, a Traffic Engineer, indicated that the intersection of County Road 9 and 18 will provide for fluid flow of traffic, itis the level of service occuring on the frontage road. He tressed that this will not become a problem intersection, as the \e.yel of traffic falls in a 'C' category on a scale ranged from,q-F, and because of the existence of a continuous auxiliary laneand left turn lanes. He indicated: that one Improvement Planning C:joMi$slon Minutes August 15, 1973 regardiAg, the parking arrangement had been incorporated into the original design. Originally, the traffic. was carried to, the rontage 'road, with north and south aisles --and the problem then existed at the 'frontage, road intersection. Mr. Anderson stated. he :had discussed this proposed intersection with Jeff Hansen of the County Highway Department, As for concern at the July 11 public hearing over shopping Center proximity to the i nterchange, he stated that over 1 200 feet exist, which, is substantially, more distance than that in comparable areas in the metropolitan area at this, time, Vice Chairman Kroskin questioned if the design of Lancaster Lane was, conducive to north/south traffic flow., Mr. Anderson replied that he would not endorse any through traffic andadded that another north/south collector would be needed north of County Road 9 between County Road 18 and Zachary Lane., Linda Donaldson, representing the petitioner., indicated that she has done a marxot survey which established that the proposed shopping, center does have market feasibility and will draw quality tenants. She stated that the -survey is very specificinnature, but she would, gladly answer any generaI questions. Loran Galpin, Landscape Architect, statedthat the entry to this development would be landscaped to provide an effective buffer for the higher property to the north and the single family area to the south. No ecological problems, should result, Mr. Galpin believed, s ponding and drainage is as proposed in the Village Storm DrainageOlan. Commissioner Hagen expressed concern that this property not be subdivided and sold off. Harvey Swenson, representing Darrel A. Farr,, indicated that continuity of ownership and development couldbeassured. Vice Cha,irmaKroskit questioned where development would begin, adding that he hoped it would begin on the large parcel rather than an the corner with the proposed service station. Mr. Swenson stated that they woo-ild perhaps begin by buffering the high- lands. He indicated that plans are firm for every portion, of the proposed development, with the exception of the 4 1/3 acre on the southeast corner overlooking the pond. He added that the basic design of theshopping center involves the pored and the frontage road and is at this point fai=rly well established. Commissioner- Erickson wondered about the alignment of the frontage road on the eastern boundary. Mr. Swenson stated that Mr. Mengelkoch's concern centers around the frontage roadwhen extended to Trenton Lane. Fred Mengel troch stated his prime concern is the potential destruction of the woods on the western property ff the east -west roadway is not moved to the north.. MOTION was made by Commissioner Threinen, supported by Commissioner MOTION TO Erickson, that the request of Builders Equilt,Y/Darrel A. Farr RECOMMEND t,evelopmefit Corporation for the rezoning from R -O to B -Z be APPROVAL; ecommended -for approval , conditioned upon the two General Development Plan drawings dated 8-15-73, with changes noted and discussed, Commissioner Hagen added further that before the final site plan is approved, it must 'show a specific plan for the entire area rezoned, which includes. the Southeast andsouthwest corners. Planning Commission 'Minutes -7- August 15, 1973` Commits. ioners Th-einen and Erickson concurred in this addition to the main motion. MOTION as edited: carried unanimously. CARRIED Commissioner Threinen stated that this proposal is in conformance with the newly -adopted Land Use Guide Plan , and is one of the most complete general plans the Commission has seen. It was decided to defer discussion on the revised zoning Ordinance until Wednesday,, August 22, at 7:30 p.m. I—A----4-86--1 Rodney Keller - "Grayiere" A-485ROD KELLER MOTION was 'made by Commissioner Erickson, supported by r"a v i o re' Commissioner Threinen, that the Vice Chairman be authorized final ''at to sign the Final Plat of "6raviere MOTION carried unanimously. MOTION was made by Commissioner Threinen, supported by. Commissioner 8-1-73, Johnson, that the .minutes of August 1, 1973 be approved as printed. Mks Motion carried, all ayes. 1OTI'ON to adjourn, 10:27 p.m, Reg Kroskin, Vice Chairman Plymouth Planning Commission Martin W. Overhiser, Secretary 9 APPROVED BY PLANNING COMMISSr041 September 5, 1973 0