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
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