HomeMy WebLinkAboutPlanning Commission Minutes 08-06-1975PLANNING M14ISSIaN
CITY CSP PLYmoU'ili, j jINtC.,%TA
August 6, 1975
A regular meeting of the Plymouth Planning Commission was called to order
by Chaiaman Kroskin at 7:30 p.m. in the Council Chambers of the public
Works Building, 14900 -23rd Avenue ;oxth.
MVERS PRESENT: Cha.ixman Kroskin, Commissioners Hagen, Erickson, and
Stewart
1 BM ABSENT:: Comissioners Davenport, Schneider and Threinen
STA1P PIESEW Charles Dillerud, Tilt Dale and Kate Max c
M-PRES "i' None
Chairman Kxoskin opened the Public informational Meeting at 7:30 p.m.
A * 2 pazen in 111 ages A-626 RPUD
Chairman Kroskin explained the procedures for an RPUD to the audience,.
He stated that this was a public "informational" meeting --not a public
hearing at this point of the procedure. It is a: review of this particular
development in its concept stage,. The reason for this is to give the citizens
a chance to view the plan and ask some questions as well as make any com
meets they may feel to be pertinent.
Staff presented its analysis of the concept plan for this development.
It was stated that there were concerns as per the project's consistency
faith the Thoroughfare Guide Plan in particular with respect to the, Fe-Imbrook
Lane extension which would run along the east side of the land for Pazendin
Villages.
Cozrmtissioner Stewart. .eked if the alignment of F'ernbrook Lane had been
determined as to it-, future extension. Staff responded that the specifics
had not yet been decided,
Comi.ssioner Erickson; stressed a concern for the traffic that would result
for Harbor Lane should there be no access to Fembrook Lane ;dor the pro-
posed project.
Mr, Dari Pazendin, representing harbor Lane Associates '(owners of the parcel
of land in question) spoke to the audience and Commission with respect to
the proposal.. He stated .that plans were first considered for this property4
PUt N ING CMISSION tS::hJINri 1 gNVIES -2- August 5, 19 5
in 1972. At that time, townhouses or apartments were considered for develop- Ment -of the property.. However, since that time, it became evident that
single family detached dwellings were the bestuse fair the 15 acres for
several reasons
1, The existing fabric of the neighborhood.
2. The lack ofthis element of housing Le. moderate income housinginthe $35,000 to $45,000 range in the City of Plymouth,;
3, The Villages is necessarily limited by what goes on around it,
Tlie narrow strip of land to the east is owned by Carlson Properties
and serves as the only buffer between the proposed project and
I-494. To the south is County Road 15. To she west are 4 or 5
homes. To the north is one home. The balance of the land is
undeveloped,
Commissioner Stewart asked what the price range of the homes would be.
W. Fazendin stated the prices would range from $35,000 to $45,000 with
emphasis on the $35-36 and $38,000 homes.
Petitioner then presented slides on the topography of the area surrounding
the proposed development a, well as the land proposed for the development
itself,
Comnissionez Stewart asked what the differences in elevation were minimus:
to maximum, on the site. Architect Nick Palaia stated that from low to
high the range was from. 990 feet to 944 feet.
Mr. Palaia then presented several maps depicting different aspects of the
site to include a) the vegetation, b) the degree of slope of the land c)
an analysis of the site for slope (water drainage) and d) a climatology
analysis. He further stated that all of these dements wit". be considered
in the development of this land.
Cagvrissioner Erickson stated that he did not see how the topography of the
site was dealt with in the lay out of the roads and the homes.. W. Palaia
answered that this would be dealt with in more detail at the preliminary
plat stage; -
Commissioner Hagen stated that he felt the homes were pretty close together
for the slope of the land. He questioned how the drainage problem would be
handled. He further stated that he shared concern over development with
the high degrees of slope,
Chairman Kroskin; asked petitioners what consideration had been given to
the Fernbrook Lane thoroughfare. Petitioner responded that their hope
would be that the roan would be taken frau the Carlson Properties striplyingbetweentheproposeddevelopmentand: 1-494. Chairman Kroskin further
asked if petitioners had contacted Carlson proper-cies as to their feelings
about such an alternative. Petitioner responded that they had spoken withJohnSeboldofCarlsonProperties. Thus far, there had been no coope::,ation
between the two parties with respect to pernbrook Vane. Ur.. Fazendin stated
PL NNING CaMIS ION MEETING MI `[J S -3- August 6, 1975
thatt rtheywould .rather not have any access on to Vernbrook. L
is the timing of construction for this road,
Commissioner Erickson questioned petitioners with respect to the proposed
ownership of the lots to be developed. petitioner responded that there
would be private ownership of each lot, the lots would range from 9,000
square feet to approximately 15,000 square feet,
Commissioner Stewart asked: petitioner what features of the site would be
preserved for the neighborhood or preserved as site amenities. Mr. `Palaia
responded that the area at the northeast corner of the site would be preserved'
in addition to as many of the existing trees possible.
The meeting was opened to questions and comments from; the audience.
Mr, Bennett Kelley, 425 Harbor Lane, stated that he had several concerns
with respect to the proposed development; He stated his concern for the
high density of traffic that would be involved. on Harbor Lane, sewer
capabilities with the new development, and availability of water to each
of the homes. Also, he stated concern for the Ztrees that would have to
be removed when Harbor Laiie would be widened and when the houses would be
put in. Mr'. Kelley suggested :,hat the development have access front future
Fembrook Lane rather than relying strictly on Harbor Lane which is alreadycongestedinhisopinion.
Roberta Veech, 504 Harbor Lane, owner of the exception which would be
surrounded on three sides by the proposed development, stated that she
was against the high density of homes that would result from this project's
development,
Mr. C. W. Wiskirchen,'309 Harbor Lane, stated that the drainage from this
property already drains down onto his property. He wondered what he could
expect. He, too, expressed concern with Harbor Lane traffic increasing
and the cutting do%xn of so many trees. Also, Mr, Wiskirchen wanted to
know how cul-de-sacs could be prevented from becoming parking lots:
Mr. Robert Prudlo, 405 Harbor Lane, expressed concern over the potential
water problem. He stated that there was water sitting on the vacant land
at this time and wcndered how the developers would handle this situation so
that future owners of the land would: not have flooded basements.
Commissioner Hagen asked petitioners if they planned on being the builders
c- the project. Petitioners responded that they would, Commissioner Hagen
further asked what guarantee the City would have that the orientation of
tie homes would a as proposed in the concept plan. Petitioners responded
that from their point of view, this was the most marketable type of building
unit they could construct, not, only for them but for the City as well.
Commissioner Hagen asked petitioner if there were plans for a homeowner's
association to care for the open propert;,. Mr. Fazendin stated that there
had. been no plan as yet since they had assumed the City would care for
the park planned on the northeast end of the site. However, if the City
is not willing to do so, they will now have to consider other alternatives..
i'LMWING COMISSIt ]EM'IN'G MItMUS -4- August 6, 1975
Sue Christianson, 700 Harbor L,n&, had questions about the widening of
Harbor Lane and,the cost that would have to be assumed by the property
owners already living there, Staff indicated to her that these figures;
could not be given in any exact teiTLs until the project was indeee planned
for construction by the City. As yet, no date had been set for tide expansion
of Harbor Lane, Staff stated that the situation is quite similar for future
Fernbrook Lane.
Mr. Fazendin then spoke to; some of the concerns of the homeowners. As
for the capacity of the sexier and water system, he stated that he had
checked with, the City Engineering department and had been told that there
would be enough capacity to serve the Villages as it is no rP roposed.
As for the traffic on Harbor Lane, Mr. Fazendin stated that any development
put in: there would cause similar problems in terms of traffic if not greater
problems were the density higher,
As par the parking in the cul-de-sacs, W. Fazendin responded that there
would be room enough for four cars to park in any of the driveways of the
homes that would be built in the project.
As to the standing water, Mr. Fazendin explained that there was a drain
the that runs under the land and a drainage easement that would take care
o the drainage problem,
Mr. Kelley, 425 Harbor Lane, stated that he felt people even narthex out than
500 feet from a proposed development ought to be notified of such planned
developments. Staff explained that the State Law depicted 300 feet as
the necessary range for people to be notified, It is a City policy
to notify those within 500 feet.
Chairman Kroskin closed the Public Informational meeting at 9:20 p.m
INDT'IGN was made by Commissioner Stewart supported by Commissioner Hagen
that the Pimming Commission approve the concept plan for RPUD 75-3,
Fazendin Villages, and granting a waiver of the 40 acre RPUD requirement,
Commissioner Stewart stated he supported the concept plan for the validity
of its economic concept in terms of what it provides for the City. Also,
vith respect to the alternatives available for development of the site,,
the single family homes seemed a much more acceptable alternative than did
tolqhouses, apartments, etc, abutting the adjacent single family homes
and undeveloped land around the project site. Commissioner Stc,,vart further
stated that lie felt the Fernbrook Lane issue needed :further contemplation
before the plat r;,ul:d be finally approved,
Commissioner Dagen stated that he shared Commissioner Stewart's concern
dor the Fernbrook. Lane issue,
Chairman Kroskin stated that he did not feel, petitioners had really proven
that they have an RPUD concept, lie stated he did not feel the plan was
much: different from a standard subdivision since the site amenities were
PLAWING CaMISSION MEETING MIMTES> -S- august 6,, 1975
not really being preserved. Also, the Pernbrook .pane issue needed to
be addressed. further, fie stated that he felt the petitioners ought to
seek further cooperation with the Carlson Properties people, In addition,
Chairman Kroskin stated that he felt petitioners ought to address the
possibilities of providing for future access to pernbxook Lane from the
project.
l fl',tIGN TO AE14D was trade by Commissioner Hagen supported by Commissioner
hrickson that the following be added to the main motion:
Further, that the developer in subsequent RPUD stages address the
fallowing issues
1. A solution of traffic problems on Harbor bane as far as
potential widening of the present rca.d.
2. Right -cif -gray and construction problems on the pernbrook
Lane issuo be further resolved.
3. Storm sever and water feasibility on this project in terms
of the impact it will have on the storm sewer and water
al-. early in this area,
MOTION TO AWND CARRIED (4-0-0) (All in favor) MOTION Til 41END CARRIED
Chairman hroskin stated he would not vote in favor of the motion because
he di -3 not feel, the petitioners responded to the RPUDordinance recuirements
as lie seen them.
Voting on the main motion as 7mended followed:
MOTYM CARRIED (3-1-0) (Chairman K oskin against) MOTION CARRIED
A- pd Vzl,eman. A-
y'
Conditional. Use Permit
Staff presented petitioner's request for a conditional use permit to park
an 11h ton gross weight equipment truck at his -residence at 2b45 Sycamore
Lane ih Plymouth. This is an R-1, single family residential district.
Staff reviewed the vequest Axid recommended denial based o ., the following
reasons:
1. The intent of the R-1 district is b?sically for single faiiily
residential use anf far those uses that are compatible with
single family residetnces, Large truck parking does not appear
compatible in Staff's opinion.
2. Load limits on residential streets in spring are often -reduced
below normal 7 ton design carrying capacity. Petitioner's
truck could easily exceed such load limits.
PLAIv°IING Cts 1I5 10,N, EETINC MINUTES -6- August 6, 1975
Mr. Paul Chamberlainx a.ttornex for Mr. W Leman explainedpetitioner'sp
situation. Mr. Wileman carries an inventory of tools and equipment in his
truck necessary for his work. The tools and equipment are irreplaceablebecauseoftheiruniquecharacter,. Many of them have been built by petitionerhimself. Insurance will not cover the loss of such tools and equipl*ot
unless they are kept on petitioner's property. Even if a part stolen was
insured, replacing the equipment or tool would mean muni time lost to
petitioner.
Mr. Chamberlain asked that if a favorable decision for the conditional
use permit could not be granted, that Mr. Wileman be at least granted
a temporary permit to beep his t7xick parked at his residence until he could
sell his home. He expected his home would be sold b' ryJanUa l, 1976.
Chairman Kroskin asked petitioner if there would not be a place near try
where he could park his truck like an enclos^d garage or other such facility. It was explained that this type -of facility was sought but nothing suitablewasfound:
Commissioner Stewart, asked if' the truck had an alarm system on it. Peti-
tioner responded that, it did not.
It was reported by Staff that of the five neighbors contacted, tivo were
against, two were in favor and one was neutral as to allowing Mr. Wileman
to park his truck at his residence,
The Commission was presented a petition asking that they act favorablyonMr. Wileman's request from some of the neighbors living near him.
MOTIQ\T was made by Commissioner Erickson supported by Commissioner Stewart
that a temporary conditional use permit be granted Mr. Wileman to allow
this truck to be parked at has residence for a period of time ending January 1,
1976 predicated upon the hardship, of Mr. Wileman and his intent to sell
his home.
Cori missi.oner Stewart stated that he woLild not be in favor of such a motion:
if it were to be a permanent type of arrangement.
MO TICO CARRIED (3-1-0) (Chairman Kroskin against) MQTIQN CARRIED
T--208 Kreatz Bros. A-208 Site Plan
Staff presented petitioner's request for site plan approval for expansion
of the existing building. at the northwest corner -of Vicksburg Zane and11thAvenuenorth, The additions would be to the south and north ends of
the building approximately doubling the building in size. Staff recommended
approval of the site plan subject to the four conditions listed in th+
Staff report.
PUICIING CONMISSION MEETING MINUTES -7- .August 6 1975
Chaixma ti': ' n oskin asked petitioner what the intended use of the space wouldbe. Petitioner responded that he would be Tenting the space to tenants,
Chairman Kroskin reminded petitioner that the sign plan should be in
compliance_ with the City's Ordinance,.,
UYTI(hN was made by Commissioner Hagen supported by Commissioner Stewart
that the site plan for expansion of the Yxeatz Bros. building wi., 115
Vicksburg Bane be granted subject to the following conditions
1. Recommendations, of the City Engineer be made a part of this
recommendation.
2 Recommendations of the Eire Chief be made a part of this recorr4^
mandation.
3. Posting of a Landscape and drainage bond to the City prior to
issuance of a building permit..
4 A cash payment in lieu of land dedication be made a part of
this recommendation, i.e. $570.00 (1.14 acres X $500.00,
Staff considers this lot to be at full development whe x addi-
tions
dd -
tions are built, Prior to request, one-hal.£ of lot was developed,)
S. That signing be indicated on the plans in conformance with the
City Ordinance
Further, as a result of this approval,, a variance of 11 feet be approved for
a rear yard setback.
MOTION 'CARRIED (4-0-0) (All in favor) MOTION CARRIED
A-630 WIffi. 1). Weern kA-U3T Lot Consolidation/Divi-
sion
Staff presented petitioner's request for a lot combination and division
to effect two single family residential building lots. Proposed parcels
would be 33,350 square feet each. when the Lot areas were calculated to
determine areas above the high water mark of 956 feet as required for
podding, the buildable areas become 23,000 square feet for one lot and
20,125 for the other lo -t...
Staff recommended approval, of the petitioner's request.
MOTION was wade by Commissioner Hagen supported by Cu missioner Erickson
t .iat the Planning Commission. make the following recommendation to the
O City Council
Iliat the request of Ift. D. Weernink for a lot consolidation/division
of his property located the sout1west corner of P review Lane and
6th avenue North be approved subject to the folloci.ng conditions
PLAMING C USS1DN F ING WNUTES, 8- August 6, 1975
I. Recommendations of the Parks and Recreation. Advisor}
Cosa fission be made a part of this recor-mendation - a
cash payment of $1$0 (Le, 3150 for each new buildinglot)
2 Utility and drainage easements as recommended by the CityEngineer. Ponding easement would be that area below the
high water shoreline, ie. 956 feet elevation.
Petitioner stated that he would prefer, that Parcel "D" be the larger
parcel of the two. Commission's motion Mould make parcel 110 1 the larger
parcel;
WTIaN TO A MND was made by Commissioner Hagen .supported by Coin ussioner
Stewart that the lot lines be changed to make Parcel "C" 31,$50 square feet
110 feet frontage) orad, Parcel 'IV' 34,850 square feet, (120 feet frontage).
Me above water buildable land for Parcel "C;' becomes 22,100 square feet'
and for Parcel V', 21,025 ;square feet.
M TlM M ANis W CARRIED (4-0-0) (All in favor) WrION To Ak1END CARRIED
Voting on the main motion as amended followed.
MOTION C_kWBD (4j-0-0) (All in favor) MOTION CARRIED
p S Tr Conditional Use Permit
Staff presented petitioner's request to operate a wholesale business out
of a residence. Staff recotrmended approval.
MOTTOINI was made by Comdssioner Stewart supported by Commissioner Hagen
that the Planning. Commission recommend, approval of the request of Ralph
R Sahr for a conditional use periaat to operate a wholesale business out
of his residence subject to the following conditions
1, No 'Zigns;
2. No deliveries of products to petitioner's home address:
3. Permit will; be renewable on an annual basis and/or in the, event
of petitioner's change of location.
Chairman Kroskin asked if the owners of the building where Nlr. Sahr lived
had any objections to Mr, Sahr's operation cif a wholesale business at
his residence. Staff explained that the ownership of the building had
changed hands in the past two weeks and that they had been as yep unable to
contact the owners per, this request,
WFION TO DEFER was made by ChaixmaXroskin supported by Com mssxoner
Erickson that action on this item be deferred until the owners of the builr- -ngcouldbecontactedastotheirfeelingsaboutMr. Sahr's proposed operation.
PEAWINC C( 'MISSICAN J 3,FMING MINMS -9- August 6 1975
MTION CARRIM (4-0-0) (All: in favor) ;MOTION CARRIpI3
A-216 De1Tac Inc, A-21 a Conditional Use ,Permit
Staff presented petitioner's request for use of a trailer adjacent to their
plant as a temporary office space structure. Staff recommended approval
subject to tho three conditions listed in the Staff report.
Staff pointed out that there were conditions from two .previously approved
site plans which called for strict compliance with the parking setbacks
set .forth by the City Zoning Ordinance. However, the two previous site
plans were never carried forward. Paxking setbacks were stall not in com-
pliance with the Code. The Coirinission discussed: making compliance with the
parking setbacks a condition for approval of the conditional use permit
now requested. It was decided, however, that this was too great a burden
to place on a conditional use penmt of such am .nor nature.
Mr, Mike Monteon representing DeVac, stated that compliance with parkingsetbackswouldberectifiedasmuchaspossible =r r and that his company
would attempt to coa fete compliance when they expand their building next
year.
MOTION was made by Commissioner Stewart supported by Commissioner Erickson
that the Planning Commission mare the following recommendation to the CityCouncil.:
That the request of DeVac for a conditional use permit for parking
of a mobile hone trailer for use as a temporary office on their
site at 10130. State Highway 55 be approved subject to the following
conditions..
I. Permit team expires August 15, 1976 with the clear understand-
ing that no renewal will be considered.
2 All utility connections receive approval of the Inspection
Division.,,
3. The petitioner provide the City with an appropriate bond
guaranteeing the removal of the trailer from the DeVac
site upon permit termination.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
A-629 I,ee Sa ear Conditional Use Permit
Staff presented petitioner's request for a conditional use permit to raise
chinchillas for commercial purposes in his home at 13316 -34th .Avenue North,
PLANNING CO SSIIN" METING MINUTES -10- August 6 1975
Staff recommnded denial of the request based on the opinion that the
raising of chinchillas does not meet the definition of a horse occupation
The Commission members concurred that the raising of chinchillas did not
meet the definition of home occupation in that it was not providing a
service and would probably be more appropriate as an agricultural venture.
NMION was mane 'thy Commissioner Erickson supported .by Chairman Kroski
that the Planning, Commission make the following recd mendation to the CityCouncil;
That the request ,of Bee A. Sager for a conditional use permit to
raise chinchillas in an R-1 district bo denied for the following
reason: the occupation sloes not meet $definition of a home ocf°,,Va-
tion in that it does not provide a sere i L ,,
MOTI 7 , WMED (4 0-0) (All in favor) MOTION' CARRIED
A-259 Jerome Begins an i 1 A-299 Conditional Use permits
Staff presented petitioner's requests to continue operating a sanitary
landfill at :his site until such time as :the site is filled and graded as
proposed and for extraction: of a total of 10,000 cubic yards of clean fill..
After considerable time and research spent in an effort to study all the
pertinent facts surrounding Mr. Begin's newest requests, Staff recommended
the landfill activities need..d not be terminated until the surrounding areabeginstoshowsignsofpendingdevelopment. A granting of .a conditional
use permit was recommended for the landfill operation to be renewable
annually. Further, a conditional use permit for extraction of a total of
19,000 cubic yards of'material with such extraction activities to be terminated
November 1, 1975 whether or not the 10,000 cubic yards of maWri.al have,
in fact, been accomplished, was recommended,
Chairman Kroskin asked 1Ir. Begin if he would address the City in a letter
as to his future plans for the landfill site.
N1)O'T'IQN was made by Commissioner Stewart supported by Commissioner Erickson
that the planning Commission recommnd to the City Council approval of
the request of ,Jerome Began for a renewal of a conditional use permi a., for
a sanitary landfill at the southeast corner of County Road 9 anal.. I-494
subject to the following, conditions:
1 No, garbage.
2. No burning.
3. Attendant during open hours
4 Rightly covering withh, six inches of .appropriate soil,
5, Ido toxic wastes or solvents,
PIANNING C MSSIQN MM -TING MINUMS -I1- August 6, 1075
6, Penrit application appro-val by the Minnesota, Pollution Control.
Agency and the Hennepin. County Public Works Department Environ -
rental Division.
7 T} at enforcement procedures be implemented by the City, County
and Pollution Control. Agency to insure that the cot4l;tions specified:
and the operation procedures called for are not violated,
5 That this permit is to expire on June 30, 1976.
Further, that a conditional Use, permit for extraction of 10,000 cubic yards
of matera.als be granted with such extraction, actiidties to be tennanated
November 1, 1075.
WTION CARRIED (4-0--0) (All in favor) MOTION CAMl l
W-207 imies .Bart _A_ -2_U7 Lot Division
Petitioner was not present to represent his request.
OTIMI was made by Coirmissioner Erickson supported by Commissioner Hagen
that consideration of the request of Janes Hart for a lot division be
deferred until such time as petitioner is present to represent his request.
MOTION CARRIED (4-0-0) (All in favor) MTION CARRIED
A-4-1-0 Plymouth State Ilan ,A-_410 Conditional. Use Permit.
Staff presented petitioners request for a renewal of a conditional use .
pennit for another three year period to occupy office space in the Plymouth
Court Building.
MOTION was made by Commissioner Erickson supported by Commissioner Hagen that
the Planning Commission make the following recommendation to the CityCouncil. that the request of Plymouth State Bank for renewal of its condi-
tional use pexr,it for another three year period to occupy office space in the
Plymouth Court Building be granted.
i(11"T0N CARRIED (4-,0-0) (All in favor) LYIGTION CARRIED
Minutes of the Planning Commission Meeting of July 16, 1975
MOTTO -N was made by Coamissioner Stewart supported by Commissioner Erickson:
PIANNING CaNISSION MBETING M.INUM 12- August 6, 1.975
that the minutes of the Planning Commission meeting of duly .16, 1975beapprovedaswritten,
fIOM C i t hD (3-'0-1) (Commissioner Hagen abstained) MOTION CARRIED
Ede oras of Officers, Boards and Commissions
Planner Dillexud reminded the Comaissi on menbers that the meeting of
August 20, 1975 would be the first public hearing on the Trails System
Plan prepared by the City's consultant,,;, 13;clman., Yoder and Associates,
As for the proposed New Zoning Ordinance, Planner Dill.erud stated that the
City Council had made :its final review of the proposed new ordinance,
At the meeting of August U, 7.97.5, he will have a schedule of future
meetings :dor public hearings and eventual, adoption of the new ordinance.
MOTION was made by Commissioner llbgen supported by Commission Stewart that
the meeting be 4journed;
Chairman Kroskin adjourneO the meeting at 1.1:;05 7.m.
APPROVED BY P1.AWNIG CMISS:ION August 204 1975
Reg Xroskin, Chairman
Plymouth Planning Commission
CharleMill6rud, Secreta