HomeMy WebLinkAboutPlanning Commission Minutes 02-20-1974PLANNING: COMMISSYO"'
CITY OF PLYMOOT11, MINNESOTA
February 20, 1974
A regular meeting of the Plymouth Planning Commission was called to order byChaffm: Kroskin,at, 7435 pm. in the Council Chambers of the Public forks
Building, 14900 tar*d Avenue North
MEMBERS PRESENT. Chairman 1;roskin, Commissioners Hagen, Davenport,, Erickson,
Schneider, Stuart and Threinen
MEMBERS ABSENT;: Nona
STAFF PRESENT;: Martin Overhiser, Milt Dale, Lou Tiber
Proposed Amendments to Section 17 Regarding Site Plans SEC. 17 41ENDMENTS
and General Development Plans AG -1 Dm PuEl is Fearin g
Public Hearing opened, 7.40 p.m.
Manner Overhiser explained the intent of the proposed amendments
to the existing Plymouth Zoning Ordinance relative to Political
Signs, General Development and. Site Plans, and stated this action
had been initiated by the City Council. The Planning CommissionhadrecommendedamendmentstoSection17whichwouldadtl
Paragraph 9 and 10 dealing with General Development Plans and
Site Plan$.
Public Hearing dosed 7:60 p.mHearing Closed
Chairman Kroskin recommended striking the word "however" from
9.., line (5)' the word "of" in 10,, line (3); and changing the
word to Administrator in 10., line (3). This, corrected version
to read as follows.
9, All General Development Plans and/or Site Plans which have been
4pproved by Council action shall be subject to mandatory
ccinpliance with ordinance requirements and State Building
Code requirements which are in effect at the time a buildingpermitisappliedfor, provided that within S months of date
of said General Development Plan or Site Plan approval a.
development contract or a building permit has been approved
of, then City Ordinance requirements in effect at the time
of the approval of .said site plans or general development
plan shall apply.
Planning, Commission Minutes February 20, 1974
1110, - Proposed nAnor additions during any five-year period involving
generally 10% or 1 es . of the total existing floor area may be
approved by the Zoning Administrator prior to a building permit
being issued and. shall not require Planning Commission or
Council Review,"
MOTION was made by Commissioner Erickson supported by Commissioner Stewart
to act on the 'Proposed Amendments to Section 17 Regarding Site Plans and
General Development Pians, as corrected above.
Motion carried, all ayes. 7--0 MOTION CARRIED
A Mj P.reliminary Plat Review for "Parker Lake Cemetery " A 534 Preliminary Plat
Public Hearing -'pened, 7:55 p m. ,Public 'Hearing
Mrs;. Hanse 1855 Niagara Lane 'North requested .specific information
regarding this request.
Planner Overhi ser explained this request had been initiated at tiie request
of the City Council since the: City has taken over the ownership of the
Parker Lake Cemetery. To define boundaries, fulfill legal requirements,
and clear up the property description, the proposed plat has been
prepared. The Staff recommends the. Planning Commission adopt the
preliminary plat of Parker Lake Cemetery to be filed officially with
Hennepin County.
Public Hearing closed, 8:00 p.m. Hearing Closed
MOTION was made by Commissioner Stewart and supported. by Corm ssioner Hagen
that the 'Planning Commission take action on this request at this meeting.
Motiva carried, all ayes. 7.0 iYiOTION CARRIED
A-33 Lundgren Bros, Const. Co. LUNDGREN BROS. CONST. CO.
Conditional Use, Perm t and
Public fiearinp open, 84.00 p.m. Preliminary Plat for "Shiloh"
Planner Overhiser explained some of the background of this property
consisting of 102 acres. On March 6, 1972 the Council deferred action
Oil the preliminary plat for Vern Donnay Homes, Inc. No subsequent
action was taken by the petitioner to receive approval for that plat.
The items mentioned at the Council meeting of that date have been
resolved. The preliminary plat was neither approved nor denied,
but rather withdrawn by the petitioner. Lundgren Bros. has acquired
the property and are proposing a preliminary plat for 181 lots on
Planning Commission. Minutes 3 February 20, 1374
the l02 acre site. The 'Ordinance Requirements, could permit 176 lots ,
and if the public park area were used for density credit, they couldgoashighas131lots. Permitted density could range from 176 to
131 lots.
Commissioner T.hreiTen expressed concern over the number of cul-de-sacstreets
proposed. This could cause problems for emergency vehicle access,
Commissioner Hagen stated the, proposed site plan should provide 10% common
open space and 1OZ for park, however, the preliminary site pl=an is slightlylessthanrequiredbyOrdinance.
Commissioner Hagen expressed concern that the increased circulation May
create a 'heavy traffic situation on 30th Avenue North as a thru street
between Co. Rl, 24 and Dunkirk Lane.
Peter Pflaum of Lundgren Bros. Construction Co.. said there are 178 lots
shown on the 102 acre site with an additional three lots at the end of
Everest Lane which actually are in "Willow Ponds". With regard to the
three lots which do not meet Ordinance minimum requirements, this will
be corrected. He also requested that Cots 1, 2, 3, and 4 of Block 13
not be included as park. At the current time 10.2 acres is dedicated
for park and pond, and Mir. Pflaum requested that the Planning Commission
S consider the plat as submitted including trail right-of-way and park land
as. submitted,
Planner Overh ser reported that following the February meeting of the
Parks and Recreation Commission it was obvious they did not want to
consider the pond area and the bulk ofthe trail right--of-way as
part of the park dedication. If this method of calculating is used,
the preliminary plat would include only 4.6 acres for Satisfying park
dedication requirements_
Commis-sioner Hagen reported he feel's if the City is going to take some
land for ponding, it is 'like taking money for an assessment, but somehow,
the devol'oper must be compensated for the land he is forfeiting.
Peter Pflatim said t'ia lots being required by, the staff ,recommendation
are some of their most Valuable lots 'a:s- they overlook the pond and
park area. Whenever a developer gust run a road thru land with lots
on only ore side, the cost is very high. When Vern Donnay got approval
of this property for 131 units, the park was similar to what is currently
be;ng proposed,
Commtissioner Threinen reported the critical issue is not the number of
lots. Planner Over-hi.ser explained the use of these additional lots was
to enlarge the area of the park to include ball diamonds at the north and
south ends of the park, a football field between, and a kiddie lot along,
the edge of the pond. The City's Comprehensive Plan on Guidelines and
Criteria for Neighborhood Parks states, i t is desirable to hz,ve 5-10 acres
Planning Commission Minutes - 4 -- February 20, 1974
of useable land for park purposes, and the Staff would prefer to see
a 7-8 acre parcel of useable land in one area than 4.6 acres,
Joan LoRowe 17515 26th Avenue Borth stated this park would serve Sunny
Acres, Willow Ponds, Candlelight Terrace and Shiloh, and recommended
that Lundgren Bros.. should leave some free space, natural arcas,.and
areas for picnicking besides active play areas. She also suggested
the developer soften the effect of the many new homes on the rolling
farmland at the north with perhaps at least one tree per homesite.
Pete Pflaum expressed the concern of the developer also to preserve as
much of the natural state as possible, leaving the ponds, foilage, and
even narrowing the trail easement to a 30 ft. strip,
Duane Troiber, 17510 28th Avenue North inquired about possible problems
caused by the marshy land in this area,
Dickman Knutson of McCombs -Knutson reported, grading at 27th Avenue North
to Merrimac :Lane would be graded from 6 feet to a maximum of 10 feet and
dredging in the pond would be approximately 6 feet deep,
Jerry Knight, 17640 25th Avenge North, the representative from Tri -Comm
supported the recommendation of the Parks and Recreation Advisory Commission
that a full 10 -acre park be dedicated in addition tc the ponding areas. It
is the hope of the citizens he represents that the park area might be
completed by the summer of 1974,
David Treadwell, 17330 25th Avenue North expressed concern about the manner
in which. surface drainage would be handled for the home adjacent to his own
which is approximately 10-12 feet lower than his, and the home next to that
which also is considerably lower again.
Mr. Knutson stated this area. would be graded so drainage would be directed
north.
Planner Overhiser advised the group that the manner in which the park land
would be developed will be spelledout in a development contract between
the Cityand the developer. Hard surfaced walkway and tricycle paths are
being proposed:. It is the developer's responsibility to grade and seed
he area to be used as parkland, it is the impression of the staff there
will be play equipment in the "tot lot", but the detailed design has not
been subwitted or agreed upon at this time.
Mr. Pflaum stated there are 8 or 9 builders in the Shiloh development,
as there had been in Ponderosa. Half indicate they will begin construction
as soon as possible, and: the total development hopefully will be complete
in three to four years. Sewer, water and streets could be completed by
the fall_ on 1974,
Charles Floyd, 16935 29th Avenue North stated the pathways as proposed;
wo 3be too narrow to be of any value and suggested making the pathways
wider.
Planning Commission Minutes February 20,'1974
Dick Knutson disagreed with the Planning Staff recommendation on the
extension of Olive Lane to serve Parcel5095. They request that the
P;,fnning Commission consider the property with the cul-de-sac as shown
on :the preliminary, plat.
Plaoner Overhiser indicated the neighborhood park in the south portion and
trailways to the linear park to the north would provide pedestrian access,
The Park. Commission recommended that the north park not be accepted as
pudic park, as they did not leant the Park Department responsible for
mmma taini ng miles of linear park system. The Planning Staff recommendation
is a compromise in an attempt to reduce the size of these areas and yet to
provide pedestrian access to the neighborhood park. The Staff contends
maintenance of this 30 ft, strip would be minimal if planned and developed'
properly.
Public Hearing closed, 8..45 p.m. Hearing Closed
MOTION was matte by Commissioner Threinen, supported by Commissioner Schneider
that the Planning "Commission take action at this meeting with regard to the
request of Lundgren Bros. Construction Company for a Conditional Use Permit
and Preliminary Plat approval:
Motion carried, 6-1 (Commissioner Erickson Opposed) MOTION CARRIED
Bel -Mar Builders, Inc -373 SEL -MAR BUILDERS, INC.
Chairwan Kroskin stepped down for this matter, and Commissioner
Preliminary Plat
Hagen served as acti}mg Chairman.
Public Hearing opened, 8;45 p.m,
Planner Overhiser introduced the request of Bel -Mar Builders, Inc. for
preliminary plat approval of the "BelMar's Industrial Park" located
beta+een Pernbrook Lane and 1494 a short distance north of Co. Rd. 6.
Petitioner proposes a large warehouse/office`facili'ty of over 100,000
square feet on Lot 1, Block 1,, The Planning Staff' recommends approval
subject to the three follov,ing conditions,
1. That 10 foot utility and drainage easements be shown along all property
lines on the final plat.
2. That. a temporary cul-de-sac easement be granted at the south terminus
of proposed Cheshire Mane (See Staff Proposed Plat & Circulation Plan)
and Cheshire Lane be paved south to serve Lot 1, Block 1.
3. That the recommendations of the Park & Recreation Advisory Commission
2-7.74) to accept cash payment be considered to satisfy the park
dedication requirements.
Planning Commis; ion Alinutes S February 20, 1974
Dickman Knutson of McCombs-Knutson requested the Planning Commission consider
that on Cheshire Lane the developer be permitted to upgrade but not pave this
street. Mr. Knutson contended that there is a 175' utility easement on the
property south of and fronting on I-494, and less than 1/3 acre is not,
occupied by this easement.. Consequently, the Cheshire lane extension south
would be of limited benefit, according to qtr. Knutson
Planner Overhiser said anything built under easements must have NSP approval,
and structures approved by them could be built on this easement. It has. been
Council policy to matte the-developer construct streets at the time of platting
I, or be bonded for future construction,
Chairman Kroskin from the floor reported he owns land south of this property
and is presently in the process of negotiating a sale._ The-potential buyer
may be interested in an extension of Cheshire Lane, or a cul:-de-sac. The
tentative proposal would be a common driveway so that Cheshire Lane could
be used as an exit. The preliminary plat dated 1-25-74 shows an exit on
17th Avenue, which would be somewhere around 300 feet from Co. Rd. 6. If
the exit were movedto the north, the distance to Co. Rd. 6 would be
increased considerably and ri duce a stacking problem.
Mr. 'Knutson and the petitioner requested the recommendation be forwarded
to the Council' with a listing of Planning Commission recommendations.
Public Nearing Closed, 9;20 ppm. Hearing Closed
MOTION was made by Commissioner Threinen, supported by Commissioner
Davenport to take action on this request for }preliminary plat approval
tonight.
Motion carried 6-0-1, with Chairman Kroskin abstaining. MOTION CARRIED
5 t ST. CROIX VENTURES R-S ST'. CROIX VENTURES
Public Nearing opened, 9:25 Rezoning R-O to I-1
Milt Dale- introduced this request for rezoning from R-0 (Open Residence)
to I-1 (Planned Industrial) for a 9-acre area located at the NW quadrant
of Co. Rd. and 1-494. St. Croix. Venturers proposes construction of three
industrial buildings, only one building to be constructed at this time,
The Planning Staff recommended denial of this request for the following
easons
1) Public utilities are not available to serve the site and zoning
should be withheld until utilities are available.
2) Violates City Policy 773-37 (Policy on Regulating Urban Development,
January 22, 1973) "No i Jor development will be permitted in areas
not having City water and sanitary sewer available."
Planning Commission Minutes 7 - February 20, 1574
3) City Zoning Ordinance states in Sectioo 15 Subdivision 5,
Paragraph 6 that any I-1 District must. be 20 acres or greater
unless the area adjoins an already established I-1 District.
The petitioner, Robert Dowden, stated the intended use of the land is light
industrial 1-1 but not as a planned industrial development. Also, special
consideration may be granted his proposal as had been granted to the H..W.
Hell site on Fernbrook &; Co, Rd. 9,
Commissioner Hagen responded that a utility such as N.W. Pell is considered
an essential utility service. Also, the property had not been rezoned, but
rather a Conditional Use Permit had been issued for the NX Bell facility, After further discussion, the Planning Commission was of the opinion all
three objections raised by the staff must be resolved before the request
could be consideredn d further,
Commissioner Threinen reported that under our current Zoning Ordinance nothing
further could be done until the petitioner could acquire more lane; to meet the
minimum of 20 acre requirement.
MrDowdeenn presented a copy of a letter of intent from Rembrandt Enterprises,
Inc. to purchase additional land adjacent to his which will bring the totalareato32acres,
With regard to City water and sanitary sewer, Planner Overhiser reported the
Council is currently working on a project to extend water around the north
side of Medicine Lake, however, utilities in this area may not 'happen for
another 3-5 years unless some property owners petition the City to do so
sooner.
Public rearing closed, 9.50 p.m. Hearing Closed
MOTION was made by Commissioner Davenport, supported by Commissioner
Erickson to continue the hearing.
Motion carried unanimously. Motion Carried
Proposed Amendments to Section 17 Regarding Site Plans
i and General Development Plans (AG -I an
Commissioner Erickson recommended changing the word in Section 17,
Subdivision 3, Paragraph 10 to Zoning Administrator.
Chairman Kroskn recommended omitting the word "however" from
Paragraph 9, the 44th word; and the word "of" from Paragraph 10,
the 23rd word.
MOTION was made by Commissioner Stewart, supported by Commissioner
Hagen that the Planning Commission recommend to Council the Draft Zoning
Ordinance as amendei above.
Motion carried 7w-0 Motion Carried
Planning Commission Minutes _ & February 20, 1974
Parker Lake Cemetery PARKER LAKE CEMETERY
MOTION was made by Commissioner Hagen, supported by
Preliminary Plat Approval
Commissioner Erickson to accept the preliminary plat
for Parker Lake Cemetery,
Motion carried 7-0 Motion Carried
I-__31_FJ Lundgren Crus. Const. Co. A-331 LUNDGREN BROS. CONST. CO.
rel 7m inary Plat Approva7l and
MOTION was made by Commissioner Threinen, supported Conditional Use Permit
by Commissioner Stewart that the request of Lundgren for "Shiloh"
Bros.. Construction Co, for Preliminary Plat Approval
and a Conditional Use Permit for proposed "Shiloh"
plat -anti residential subdivision unit project dated
1--2574 be approved subject to the following conditions;
li That Lots 1 and 25, Block 1; Lot 1, Block 3; and Lot 7,
Block 9 be redrawn, tc} conform to City Ordinance (width
at building setback and rear lot line).
2. That Olive Lane be exte-nded as a stub street to eliminate use
of a cul-de-sac and that Lots 1 and 2 be rearranged,
3. That the City Engineer's recommendation be made a. part of the
approval
4. That Lots l and 2 of Block 13 be added to the park area, and
lots 1, 2, 3 and 4 be relocated to the east.
5. That the park, trail, and pond area be accepted as the required park
and drainage dedication subject to the following:
a. The park area between Blocks 4 and 5 be reduced to 30 ft. width.
b. No public park be shown between Blocks 1 and 2, but drainage
easements shown over the pond,
c. Orainage and utility easements be shown as 10 ft, ,vide adjacent
to all streets and 6 ft. wide on all other lot lines, and drain-
age
rain-
age easements be shown over, the pond in .Block 7.
d. That detailed plans and specifications for construction, grading,
seeding or sodding, and landscaping of all public parks, trails
and ponds be submitted :and approved of by the City Director of
Planning & Community De elopment and City Engineer prior to
development cc:ntract aprrova`i . Special attention should be
given to minimize long`-`LRrm City mainte,tance requirements.
Planning Commission Minutes March 6, 1974
Chairman Kroskin recalled the Council had objected to having the
49th ,Avenue area: guided for a service area because they preferred
to have that area: develop as an office complex,
I Commissioner Threinen said he supported tri.: vtotion for the
following reasons: :fie agrees that the homeowners apparently
don't want it there. He agrees with the people in the south who
might oppose it because tthere,` e ." its no the pressure w,1 he nppMs _ o
for3 re
P
nth ,Avenue an area that h vasa1.ad,. experienced some other
goat difficulties with traffic problems. By burying it even
further in the Six quadrant of Co Rd. a and 18, we simply drive
it away further from the locational, criterie of the Guide Plan
which .says, in fact, that it should be near principal access points
with visibility. If we move it any further, it won't be visibly
nor near an access point. And the homeowners have said it is
incompatible.
Commissioner Erickson said he t1iinks the difference here basically
is whether you look at it as a service business for the neighborhood
or a service business for re;gloz)al things. If this is to be a
neighborhood Service business area, it doesn't meed the visibility
off 18 or ease of access that regional service areas do We don't
know what's going Lo be developed at 9 and 18, but a hovel could go
in a limited business area by conditional use permit. Commissioner
Brickson felt consideration should also be given to future residents
of the area"proposed for the rezoning, as planning is not based
onl-y on what is currently there. He favored the amendment as
presented.
Commissioner Hagen staged the only argument held up for not having,
it on 49th is the objection to putting it in the Northwestern Bell
general area; however, he felt Northwestern Bell could better live
with the service- business area than, residents of an existing
neighborhood.
Motion carried, 6-1 (Commissioner Erickson opposed) MOTION CARRIED
Roger =aZeR in and DonaldHustid - Planned Unit Development
Approval for a Residential Development. Location; SE Corner
of Hadley Lake (A-522)
PAZENDI"T -HUSTAD
MOTION was made by Commissioner Threiaen, supported
by Commissioner Schneider that the Planning Comiis- Planned Unit
sion recommend denial of the concept plan dated Development
1-11-74 of Fazendin-Husta:d for a Planned Unit
Development for the following reasons
i) The parcel of land is too small,, and even, if there was
a special feature, the density is too high by about a
factor of .
Planning, Con fission Minutes 10 -4 February 20, 1074
Planner Overhiser explained the site plan submitted by BelMar which we sent
back was for a Large warehouse/office building covering most of the southlotwithacurbcuttF ,however,,atiernbrook ,1 nn aPlannerarOverhserwasofthe
opinion no private road access to Pernbrook shouldbe permitted, This
consideration would be up for review when the site: plan would b,: submitted
Motion carried, 6-0-1 (Chairman kroskiA abstaining) 4,57 ION CiAoRRI E}
5 6 j Robert Ostman _.4-546 ROBERT OSTMAN
Planner Overhiser explained the petitioner's request to
Conditional Use Permit
operate a small tool makers shop in his double garage and
identified the location of -the property north of Co. Rd g
on the gest side of Vicksburg Lane in a sparcely populated
area on a 10 --acre parcel.
Commissioner Threinen expressed his opinion the business is not of d
service nature and does not fit into a Home occupation category, but
in fact is an industrial use.
The petitioner explained the molds would be of aluminum and used to
produce small' tools: which would regui re the use of a v8rti cal mill,
lathe, drill press and band saw, Actual n. ise produced would be
less than produced by an exhaust blower pan.
MOTION was made by Commissioner Erickson, supported by Commissioner
Hagen that the request of Robert E. Ostman for a conditional use permit
to operate a small tool makers shop in his garage at 4625 Vicksburg Lane
be approved for one (l) year subject to the following conditions:
1) No outside storage of waste and/or materials
2} That the operation of the tool making shop be limited to the
petitioner with no additional employees permitted,
3) That no signs be permitted.
Commissioner Threinen requested that the City Attorney render a decision
on whether this is a permitted home occupation under Section 6 in the R-0
District.
Rotion carried 5-1-1 (Commissioner-Threinen opposed:., MOTION CARRIED
Commissioner Stewart abstai ni rig )
Planning Co issi(m Minutes - 11 February 2O, 1974
Linfor Inc, A I.INFOR, INC.
Planner Overhiser reported th. 'k4ssion .had
Condi t1'onal Use Permit
reviewed a site plan previ01x Steenberg.
Construction etas going to coy. f Petitioner
is asking for a conditional u rYor*f Inc: for
their occupancy of this exi s.t, cite south of
Highway <55 next to Playhouse
The petitioner is requesting a conditional use permit for operating
a five -station phosphate paint bonding process in the building to be
constructed as per the approved site plan.. This process consists of
the following processing stations.,
1 ) Alkaline 6 earner
2) Water rinse
3 Paint -bond phosphate
4 ` Water rinse
5 Seal tank
The petitioner, James Walters, explained the process as fabricating
hydraulic tube assemblies. it is a cleaning process and paint dipping:
operation to clean steel tubing and bond paint to it. The exhaust from
this process. }could be comparable to the Tescom operation. with Linfor, Inc.
intending to install a water holding tank.
CormDlssioner Erickson requested the holding tank be approved by the
Metropolitan Sewer .Board.
MOTION was made. by Commissioner Hagen, supported by Commissioner
Stewart that the request of Linfor, Inc., fora Conditional Use
Permit for a paint bonding process in an I-2' District in the
Steenb;^rg Construction building be approved.: subject to the Metropolitan
Sewer Board regulations,
Motion carried' 7-0 notion Carried
Repnrts of Officers Boards and Committees
Planner Overhiser noted a joint Planning Commission -- City Council
dinner at Cyrano's on February 25, 1974 at 5 p.m, Commissioner
Threinen will be unable; to attend; however, the other Planning
Commission members indicated they will be in attendance.
A Study Session is to be scheduled for March 27, 1574, 7:30 p.m
in: 'the Council Chambers to discuss the Proposed Zoning Ordinance.
Planning Commission Minutes, February <20, 1974
140TXON was made by Commissioner Hagen, supported by Commissioner 2/6/74
Tnreinen to accept the minutes of the Pla nning Commission dated. Minutes
February 6, 1974.
Motion carried 4-0-3 (Commis loners Schneider, Davenport and
Erickson abstaining} Motion Carried
MO`tION Was made by Commissioner Hagen, supported by Chairman Kroskin
tj adjourn at 10;55p.m,
Motion carried' 7-0 Motion Carried
APPROVED BY PLANNING COMMISSION March: 6, 1974
Reg Kros ki n , Chairman:
Plymouth Planning Commission
Martin W. Overhiser, Secretary