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HomeMy WebLinkAboutPlanning Commission Minutes 10-17-1973PLANNING COMMISSION VILLAGE OF PLYMOUTH, MINNESOTA Octob.er 17, 1973 A regular meeting of the Planning Commission: was called to order by Chairman Kroskin at 7:39 p.m., in. the Council Chambers of the Public Works Building;, 14900 23rd Avenue North. MEMBERS PRESENT: Chairman Kroskin, Commissioners Hagen, Threinen, and: Stewart MEMBERS ABSENT; Commissioners Erickson, Johnson, and Maika STAFF PRESENT- Martin Overhiser, Milt Dale, Georgia Rehbein A.-296 Northern Holding & Development Company Circle Star A 295 Planner Dale explained that the petitioner is asking approval NORTHERN of a revised General Development Plan and Site Plan approval HOLDING/ of a 28 acre portion of the site located ;dust north of Parkers ASPENY Lake in the. R-4 area south of 21st Avenue. He stated that the first phase of development would be comprised of 240 apartments Revised GDP in 3'-story buildings with underground parking provided. Re indicated that the Ordinance requires one underground parking Site Plan space for every dwelling unit, and the petitioner is proposing somewhat over that, with 297 available underground parking spaces. Planner Dale continued that the northeast portion of the site is heavily wooded and the apartment buildings will be placed so as to retain as: much of the tree cover as possible. He stated that the 220 foot buffer strip required when this parcel was rezoned in June of 1971 is incorporated in this Plan. Chairman Kroskin asked Planner Dale to compare the 1971 approved General Development. Plan with the revised Plan, Planner Dale explained that the 1971 Plan, was approved on condition that no structures be allowed in a 220' strip along the southern border of the property in order to buffer the multiple family residences from the single family area on the north side of the site and that the density of the development be decreased, from a proposed 830 units to 631 units. He added that the revised General Development Plan does retain the 2201 buffer strip and involves 630 dwelling units, Planner Dal: e. painted out that another difference between the 1971 and 1973 Plans is that the original plan showed no townhouses and the building. arrangements; have been changed somewhat. He indicated that parking' on both proposals is approximately the same, although the revised General Development Plan offers: more underground parking than the original Plan:, ORIanner Dale outlined the recreation and community center areas the revised Plan would provide in terms of a skiing and sledding hill, an archery range., a, 3-hole golf e-ourse, a softball diamond, two tot lots, and walkways. Plkn'n,in.g COw ission Minutes October 17, 1973 Chairman Xrosklh stressed that several 'meetings Were held and several plans Were reviewed before the 1971, General Development Plan was finally approved. He stated he recalled that the buffer strip on the south side of the deve.lopme)7't was to screen the east and south sides of the development fr'Om single family residenceg,,, building exposures, and total density had been the majar issues When this plan, was, origin -ally reviewed, Commissioner, Hagen stated that If the parking is on the inside of the townhouse units, away from the street, then any patios would have to face the street. He explained that this would `not be desirable from the renters' viewpoint, Tom Hanson, Landscape Architect for, Northern Holding, stated that the Genei7a1Plan will be refined to resolve some of these problems.He explained that the Plan is now just In concept form, but when Phases 11 and III are being worked on in more detail, some of the units will be turned in to provide improved spacing, Chairman Kroskin wondered why no tawnhouses existed on the 1971 Plan, Gary Freund, IDresident of Northern Holding, explained that townhouses were a new concept when the 1971 Plan was formulated, and they were unsure of the rental market. He added that at this point they believed that by providing townhouses, they Could create lmore ,open space for more people., Chairman Kroskin questioned why constructi('i 'bad never began on the 1971 proposal. Gary Freund answered that the rental market was shaky t the time, and they we'reunable to secure mortgage money. He statedWhattherentalmarketisnowstable, and they have been assured of financing. Chairman Kroskin asked, for a development schedule. Gary Freund responded that Phase I would require about one year, at which time, they will come b,ifo,-e the Planning Commission, for Site Plan approval of Phase II., 'Chairman Kroskin asked if there would, be any major changes in Phase 11 or III from the proposed General Development Plan. Mr. Freund answered there would, be no major changes, but building location would. perhaps be changed. Mr. Freund stated that an effort had, been made to preserve the trees througii the development. He stated that there will be two entrances to the development, both off Zlst Avenue, with all traffic going to the, south, He stated that a 9 foot wide trail will be locat*ed on the east portion of the property which will eventually be tied into the Village trail system. Tom. Ranson reviewed the three phases ul' the proposed development. He stated that Phase I would preserve as much of the natural surroundings as possible,, with the architecture in this phase blending into the surroundings. Phase 11 would be an urban, high density area sprinkled with townhou.se.s. Phase III would provide a turopeano rolling green type living experience,, wi,,th broad open spaces. He stated that a vegetation buffer and possibly a wildlife habitat will be provided, addling that recreation is provided through, the entire development to create a total living environment. Commissioner Threinen questioned if the landscaping will be done after Phases I and 11 are complete or if landscaping would be the last item to be completed. Mr. Freund responded that all general landscaping will he completed in Phase I. Pl,anninq Commission Minutes October 17, 1973 Chairman Xroskln pointed out that in Phase Il scme of the buildings Jut into the woods, some are completely out of the woods, and tome are Just on the edge of the woods. Mr. Freund answered that the grading plan indicates that almost every tree around the building is, saved except where the roadway and the buildings themselves are located, Chairman Kro.Wn wondered which Plan pre -serves the most trees,, It was believed by the petitioner that the current Plan does. Commissioner Stewart wondered how large the parking area is in the center of the development. Mr. Freund answered 3.5 to 4 acres. Chairman Kroskin stated that when the urea was discussed originally,, reducing the amount of building frontage area on, the south had been considered,. He added that this had been. one of the main concerns of area citizenry and the Plan approved in 1971 had resolved that problem, M.r. Freund responded that by turning the buildings lengthwise and sticking them in the woods, as had, been done on the original Plan, all the woods would have to be removed with the exception of those trees 10 the circular portion of the court, He stressed that all the woods in the northwest portion of the site are being preserved, and added that the present Plan shows buildings that skirt around the woods, with the roadway being the only factor tha.t will require tree destruction.. It was pointed out that the two southernmost, buildings will be very visible from the south. Mr.. Freund stated that the ski hill, the highpoint of the site, will slope -.o Oe east with the 15' height on the west end serving to camoflauge nearly half of the building area from the south. 10mr. Freund stated that the conditions outlined in the Staff Report pose no protlems. The original section drawings were discussed, with comment being made that the General Development Plan has been revised. A ponding area was originally proposed, but the cost was found prohibitive. Mr. Freund added that there, had been -a storm sewer pipe through the area developer` as part of the Parkers Lake backup, but he added that it is all gravel and would have difficulty holding water. Commissioner Threinen asked Staff if a. public hearing had been believed unnecessary, and added the concept on the east has changed to townhouses, which is a. substa,ntial change. Planner Overhiser respon.ded. that the Planning Commission could call for a- public hearing on this request if they wished, but added that the unit count and the setbacks have not, been changed. He stated further that the townhouse concept is believed by Staff to be an improvement, as it would be more compatible with, the single family area t_w the south. Chairman Kroskin added that this could provide the transition needed in this type of area. Commissioner Threinen pointed, out that he, does like the concept of highest density in the center, decreasing to the outer edges of the development., Mr. Freund responded 'that they have found that four large buildings as ori ginally proposed are less feasible than several 0smaller buildings in terms of better living and management conditions. Planner Overhiser calculated elevations, thus determining that the elevation at the south, property line is 960', the point where the 10-15 foot earthern berm will be is at 980-9851 elevation, with the First floor elevations of the two buildings being 9751 on the west Planning commisston, minutes, -4- October, 17, 1973 eand, 9701 on. the east. Planner Over-hiser added that the top of the e.arthern berm is 5 to 10 feet above the first floor, of the west building and 10 to 15 feet above the first floor of the east building. Chairman Kroskin questioned if Staff believes the landscaping southoftheproposedbuildingsisadequate. 'Planner Overhiser responded that the petitioner has suggested' planting a vegetation buffer alongthesouthsideoftheskiarea, but added that this is not specified as to the landscaping materials. He continued, that the landscaping shouldperhaps be tied down by specifying that the vegetation buffer be spelled out more clearly.. Otherwise, Planner Overhiser indicated, the landscaping is very acceptable, Chairman Kroskin commented he believed it would be desirable to increase the buffering along the south side with evergreens, MOTION was made by Commissioner Hagen, supported by Commissioner MOTION TOThreinen, that the request of Northern, Holding and Development RECOMMEND Company for approval of a revised General DevelGpmetn Plan APPROVAL/ dated 10-9_ 73) bee granted, subject to tl e following condition - That the townhouses along Fern.brook Lane and the townh.ouses (GDP) along the southern border of proposed Phase III be rearranged to reduce the massed. appearance along Fernbrook Lane and 18th Avenue., MOTION was made by Commissioner Hagen, supported by Commissioner MOTION TO Threinen,, that the request of Northern Holding and Development RECOMMEND Company for approval of a Site Plan (dated 10-9-73) of a ZO:t acre APPROVAL/ site be granted subject to the following conditions: 1) That a performance bond for landscaping and drainage site Plan) improvements be placed with the Village prior to Building Permit approval. 2) That the park dedication requirements recommended by the Parks and Recreation Advisory Cvmmission be made part of this recommendation. 3), That the pathway along th- east, south, and west sides of the *artment complex t-, paved to a width of 9 feet and of such construction to admit emergency vehicles. 4) That the recommendations of the Fire Chief in regard to additional fire hydrants and the establishment of 20 foot wide firc 'lanes at all building entrances and exits be made a condition to Village'approval. 5) That 30 additional surface parking spaces be provided on the access drive. 6) That a revision inthe siting of the three apartment buildings along the east side be considered, to retain as ma I ny trees as possible. 7) That a detailed Landscaping Plan be submitted to include more speci-fic plantings on the south side in the 'vegetation buffer" MOTION to recommend approval of revised General Development Plan 4-0.•carried„ MOTION to recommend approval of Site Plan carried, 4-0. CARRIED CARRIED Planning commission Minutes October 17, 1973 A-514 Oayco Corporation A-514 DAYCO CORPORATION Planner Dale introduced the proposal, stating that Site Plat, the petitioner- requests Site Pla,n approval of a CUP building just east of the Playhouse Company on Highway 55 in an 1-2 District., He added that the petitioner is also reques-ting, a Conditional Use Permit for the assembly type work that will <be done in theplant, which Consists of putting, couplings on. fire and Iindustrialhosesandw*l,l require 20 empl'oyees, Planner Dale explained, that the building will be on the east portion of the site, with 20 parking, spaces provided. He added that access is off 31st Avenue North, Future expansion will occur On the southern portion of the site, and landscaping will consist of trees planted along Highway 55 and on the east side of the site. MOTION was made by Commissioner Threinen, supported by Commissioner Hagen, that the request of Dayco Corporation for a Conditional 'Use Permit for the assembly of hosing products in an 1-2 District and the approval of a Site Plan dated 10-5-73 be recommended for approval subjec to the following conditions: MOTION TO RECOMMEND APPROVAL/ 1) That a performance bond for landscaping and drainage improvements be placed with the Village prior to Building aak Permit approval. 2) That the recommendations of the Fire Chief in regard tz':* add-itiona-3 fire hydrants and the establ4shment of a 20 foot wide fire lane at the building's front entrance be made a condition to Village approval. 3) That the park dedication requirements recommended by the Parks and Recreation Advisory Commission be made part of this recommendation. The cash contribution would be $500/acre or $2,000 for four acres. 4) That landscaping materials along the 31st Avenue North facade be added as per direction by the Director of Planning & Community Development. 5) Th4-.- drainage and utility easements as required by the Village Eng,ineer be made a part of this recommendation. 6): That no variance be granted for signs; the signs must conform to Ordinance requirements. MOTION carried, 4-0. CARRIED I -A-513, Elmer Hbkkanen A-513 ELMER HOKKANEN Planner Dale explalned that the petitioner is requesting Site Plan Site Plan approval and a Conditional Use Permit for a CUP structure on the County Road 18 service road and 34th Avenue North, Which will house a retail marine sales store, He indicated that the building itself will be set back 571 from the street right of way and, parking will be along the front and south side of the building. He added that in order for the proposed plan to conform to Village requirements, some revision Will have to be made where the parking stalls are proposed on the south side of the building, Planning Commission Minutes' -6- Qctober 17, 1973 Commissioner Hagen noted that there is an approximate 5 foot setback along the east side and wondered if this conforms. with the setback or rass area for the pizza parlor. It was determinedthat it would be very close,, with each lot having about a 1-0 to 12 -foot grass area. Commissioner Stewart asked Mr. Hokkanen if his only intention is a marine dealership. Mr. Hokkaren replied that the marine dealershipis. 'his only intention at this time,. Commissioner Stewart questioned. if the petitioner was aware of the conditions outlined by Staff. Mr, Hokkanen responded that he was aware of the conditions, adding that the only condition which may pose, problems is the additional fire hydrant required, He stated he questions the validity of having another fire hydrant on an adjoining lot, but stated that if this is believed necessary,; he will' comply, Mr. Hokkanen stated that the lot is heavily wooded, and an oak and maple tree will be saved in addition to the oaks on the 30 foot strip of landbetween; the two adjoining lots which he owns, Chairman Kroskin questioned the term of the lease for the marine dealership. Mr. Hokkanen answered this was undetermined, Chairman Kroskin askad for clarification of the western end of the Plan, which shows a "No ParkingServiceArea". Mr, Hokkanen explained that this is a turnaround area for boats and trailers, Mr. J.im Ferlaak, who would operate the proposed dealership, stated that all storage of boats and equipment will be inside the structure. He added that most of the boats are locally Made and can be readily aG°:'•ed, so a large inventory of boats is unnecessary. Oommissioner Stewart asked where the 8' X 10' waste storage area will be; Mr. Hokkanen responded it will be inside. MORTON' was made by Commissioner Stewart, supported by Commissioner Threini:n, that the request of Elmer R. Hokkanen for Site Plan Approval of a marine retail sales building (plan dated 10-5-73) on Lot 6, Block 2 Glen Erie Addition and a Conditional Use Permit for such use at this location be recommended for approval subject to the following Conditions.- 1) onditionsal) That a landscape and drainage bond be held by the Village until such time as these items are completed. 2) That the park dedication requirements be satisfied, prior to Building Permit approval, i.e.. $500/a.cre X 0.44 Ac. = $220. 3) That the parking lot arrangement be revised to provide a minimum 15 foot setback from all lot lines and a 20 foot wide fire lane at the entrance as shown in Staff Revised Site Plan. fl4 Than no outdoor storage be permitted, 5 That an additional fire hydrant be placed on the County Road 18 service road, 6) That all waste storage will be inside the building. MOTION TO RECOMMEND APPROVAL/ LOTION carried, 4-0., CARRIED A-4113 Judith Gi l sten A-413 Planner Dale explained that Mrs. Gilster wishes to renew her Conditional Use Permit for a day nursery at St JUDITH GILSTER CUP for Day Nursery Planning Commfssion Minutes 7 Qctober 17, 1973 Philip the Deacon Lutheran Church.. He indicated, that there has been an increase in use --the petitioner started with one group 20 children and now has fourHowever, he addedofof20, groups they are in the building at different times of the day. MOTION was mada by Commissioner Threinen, supported by Commissioner MOTION TO Hagen,, that the request of Judith 13. Gilster for a renewal of her RECOMMEND Conditional Use Permit to operate a day nursery at St. Philip the APPROVAL/ Deacon Lutheran Church at 17205 County Road 6 be recommended, for approval subject to a 'review of the, petitioner's operation one year from the date of approval. MOTTOM carried, 4-0. CARRIED P., Begin JEROME P. BEGIN1,A-2,5_91Jqrome Commissioner Threinen indicated, that this morning at 7:20 a.m. a refuse truck was dumping in this landfill; this, afternoo,t, three large semis from Shana's were dutrv)ing. He questioned If Mra Begin hasa permit for this dumping, Planner Overhiser responded that he does not, as his Conditional Use Permit has expired --but he has made application for County and PCA licneses and a renewal of his Conditional Ilse Permit for a landfill in, an R -O District. Commissioner Hagen asked ff Mr.. Begin, during the, year's Wuration of the, Conditional Use Permit formerly granted, as complied with the conditions. stipulated when tfie Permit was granted. Planner Overhiser responded he has not. Planner Overhiser indicated that the main objective is to have this landfill finished off and closed up, which will take about one year as there are 80,000 cubic feet yet to fill. He stressed that he believed it undesirable to close down the landfill, leaving it half finished. Chairman Kroskin wondered if some per day penalty co.ul,d not be enforced. Planner Overhiser stated that the PGA does have a $10,000 per day penalty for violations of this type. Commissioner Threinen pointed out that when he i, vied the site, there was no Q-ttendant on duty while dumping was taskfng place and he added that oil distillates are being stored on the site in a barrel. Further, he stated that the fetMe by the landfill offers neither security nor screening; St. Joseph's has a clear view of the site, andevery time the wind blows from the south, debris blows against the fence and sticks there. He 3tressed that granting a Gonditional.Usqe 'Permit which would repeat previously specified conditions would be ludicrous., Planner Overhiser stated that the same conditions would have to b,,-. sp.ecified, along with conditions that must be met before Mr. Begin can acquire County and PCA permits. 1ith regard, to enforcement, Mr. Overhiser stated that this would be in the hands of the County and Village legal staffs. Commissioner Threinenzited -Section 20, Subdivision 2, Item I of the Zoning Ordinance: Planning Commission Minutes 8 October 1.7, 197 The P1nning Commission may designate conditions and require guarantees in the granting of use permits. . 1 He wondered if sore sort of Gond could be securedto assure complete grading and fi'll'ng of the landfill, Planner OverMser stated that when Mr. Begin acquires County and PCA permits, he will be prosecuted by the County if he fails to follow the requirements set forth when these permits are issued, Commissioner Stewart pointed out that on August 1, 1973 Luuher Nelson, Chief of the Hennepin County Environmental Division,, ordered Mr. Pegin to cease and desist accepting garbage for his landfill, and on August 7, 1973' a ,member ofthe Village Staff witnessed garbage being dumped in the landfill, Commissioner Threinen stated he did beli<eve the landfill should be finished off and pointed out that Mr. Begins request one year ago for a Conditional Use Permit had been deferred until su:h time as he acquire necessary permits, and now he has, made application for these, permits. Commissioner Hagen pointed out that his action has not taken place for one fall year, during which time he continued to operate the landfill as he pleased. MOTION was made by Commissioner Thre nen that the request of MOTION To Jerome P, Begin be recommended for approval subject to tF.e RECOMMEND following conditions: APPROVAL/ fl No garbage, 2 No burning. 3 Attendant during open hours. 4 Nightly covering with six inches of appropriate soil. 5 No toxic wastes or solvents fl7}Improved screening. Permit application approval by the Minnesota Pollution Control' Agency and the Hennepin County Public Works Department, Environmental Division. 8} Performance bond be posted to assure compliance with the above conditions and with the operating procedures outlined in the .engineering report. 9) That enforcement procedures be implemented by the Village, County, and PCA to insure that the conditions specified and the operation procedures called out in the engineering report are not violated. MOTION failed for lack of second. FAILED Commissioner Hagen pointed out that the Village has recourse to go in with the permission of the Hearth Officer and abate tho landfill as a nuisance and assess the cost of closing the operation down hack to the property. MOTION was made by Ch -airman Kroski n, supported by Commissioner MOTION TO Hagen, that the request of Jerome Begin to operate a landfill RECOMMEND at the Southeast corner of 1-494 and. County Road 9 be recom- DENIAL/ mended. for denial and the operation cease because the petitioner has allegedly violated the six conditions spelled gut in the Council Resolution 72-275 whjch stat,., 1 Pio garba.ge, 21 Na burnfng. 3 J Attendant during open hours. fl4 Rightly covering with 611 of appropriate soil. 5 Yearly permit. . s) No toxic wastes or solvents. In addition, Chairman Kroskin stated', the petitioner has allegedly violater Section 20, Subdivision 2, Item 4 of the Village ZoningOrdinance, 114. Any use permitted under the terms of any Conditional Use Permit shall be established and conducted in; conformity to the terms of such Permit and of any conditions designated connection therewith, MOTION carried 3-0-1, with Commissioner Threinen abstaining, not CARRIED in opposition to the recommendation of denial, but because he would employ a different method,, Day Gare Centers in an R-4 District - Amepdment to Subdivision 3 o t e Zoning Fdinance Planner Overhiser explained that there have been several requests for a Conditional Use Permit to operate a day care center in the apartment Womplex presently being constructed by the LandTech Corporation. He added that any--°nsideration of individual requests should be set aside and full concentvation should be given to amending the Ordinance to allow such a use Commissioner Threinen questioned if adequate policing would be done to insure that adequate staff was present and the ratios were kept at standard'. Planner Overhiser responded that the State does periodically check day care centers which are issued a yearly license by them. MOTION was made by Commissioner Threinen, supported by Commissioner MOTION TO Hagen, that the following amendment be added to Section 10, RECOMMEND Subdivision 3 of the Zoning Ordinance as item #7: AMENDMENT/ 17. Day care centers and nursery schools when operated within an apartment complex anc primarily for the use of persons residing therein.' MOTION carried, 4.0. CARRIED A-509 Dennis Schl.oeder/Pet Cemetery A-509 DENNISSCHLOEDER I It was agreed that si,.nce legal counsel had been. acquired. CUP for on this matter, the issue should be taken from the table Pet Cemetery nd acted upon at the present meeting. MOTION' was made by Commissioner Hagen that the request of MOTION T4 Dennis: Schloeder, for a Conditional Use Permit to operate a RECOMMEND pet cemetery in an R-1 District be recommended for denial DENIAL/ for the following reasons; Planning Commission Minutes -10- October 170 1973 1) A pet cemetery should not be located in a residential zone, 2) It is apparent that the proposed pet cemetery Is a business enterprise and should be located in a business district, 3) The site on which this use was proposed does not lend itself to a cemetery of any type. MOTION was made by Commissioner Threinen, supported by Commissioner MOTION TO Hagen that the original motion be amended by adding another condition: AMEND/ That the proposed use is contrary to :Section 20, Subdivision 2, Item 1 of the Zoning Ordinance; The Planning Commission shall not recommend the granting of a permit unless it finds that the establishment, maintenance, or conducting of the use for which a use permit is sought will not under the circumstance of the particular case be detrimental; to toe health, safety, morals, comfort, convenience or welfare of the persons residing or working in the area adjacent to such use, or to the public welfare or ipiu to Jhopertyor improvements in the area adjacent to such use," MOTION TO AMEND carried, 4-0. CARRIED ORIGINAL MOTION, as amended, carried 4-0 CARRIED General Discussion 1) Commissioner Threinen gave a brief report on his attendance at the Board of Zoning Adjustment meeting October 9, 1973 and commended the Board for their operation. He commented that the Board of Zoning Adjustment is faced with problems that result from platting of 85 foot lots and other grandfather -oriented problems. 10 Planner Overhiser recapped Council action at October 9 and October 15 Council meetings. MOTION was made by Commissioner Threinen, supported by Commissioner 10-3-73 Hagen to approve the October 3, 1973 Planning Commission Minutes Minutes as amended. Rotion carried, MOTION to adjourn, 10.-25 p,m. APPROVED BY PLANNING COMMISSION November 7, 1973 g Reg Kroskin Chairman Plymouth Pla ni ConAi.ssion. Martin W, Overh?ser, Secretary