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