HomeMy WebLinkAboutPlanning Commission Minutes 07-21-1976PLANNING COMMISSION
CITY OF PLYMOUTH, MINNESOTA
July 21, 1976
A regular meeting of the Plymouth Planning Commission was called to order by Ar.tingChairmanHagenat9;35 p.m. at the Council Chambers of the Public Works 'Bu'ildi'ng; 14900-23rd Avenue North,
ME,M18ERS PRESENT: Acting Chai rmar Hagen, CoMmi ssi oners Erickson, Schneider and
Threinen
MEMBERS ABSENT. Chairman Kroskin, Commissioners Davenport and Stewart
STAFF PRESENT Charles Dillerud, Milt Dale, Randall Thoreson and Kate Marx
The Planning Commissimi lacked a quorum at 7:30 p.m. however, Acting Chairman Hagen
ruled that the Commission would hear testimony on the items before the Commission
and that the items would be acted upon as soon as a quorum was ava7able. Commissioner
Schneider would be arriving later on during the: meeting, at which time business wouldbeconducted.
A-600 Meadow Lawn Estates 5th Addition A-600 Rezoninq
Staff presented the request of Marvin H. Anderson Construction Co. for rezoning ofaportionoftheMeadowLawnEstates5thAdditionproperty. It had remained R-0OpenResidential) and petitioner was now requesting a rezoning to R-1 (Single FamilyResidential) in order to respond to the City requirements, Staff recommended aper -,'iloftherequest.
No one was present to speak to the petition. Acting Chairman Hagen closed the publichearingonthisitemat7.35 p.m.
Trail System Plan
Staff presented the Trail System Plan in its final draft form to the Commission.
It had been recommended to the Planning Commission for approval bu the Park andRecreactionAdvisory -,ommissi0n. Staff pointed cut that there had been many meetingsheldbytheParkandRecreationAdvisoryCommissionthemselvesas -weell as with the
neighborhoods of the City, Also, it was emphasized that this would be a full component
PLANNING COMMISSION .MEETING MINUTES -2 Ju"y 21 1976
of the City's. Comprehensive Municipal Plan as are the Thoroughfare Guide Plan, Land
Use Guide Plan,; Sewer Plan, Water Distribution Plan, etc., It would function much as
the Thoroughfare Guide Plan, for the City. Further,:. the plan will be forwarded to
the City Council with the recommendations of the Park and Recreation Advisory Com-
mission and the Planning Commission and, upon its approval, will become an official
part of the City", plans, not a "junior partner" to the Park Plan or any other plan
now usead by the .City.
Mr. Dick Williams, Chairman of the Park and Recreation Advisory Commission gave an
overview of the various types of trails, proposed uses for these trails, priorities
for development, etc,
Acting Chairman Hagen opened the meeting to comments from the audience.
Mr. Clifford Freeman, 14607 County Road 15, asked what would be done to maintain
aesthetics.of the property for the property owners whose land -would be t?ken for the
trails. Mr. Sill Short, Beckman Yoder and Associates, consultant to. the Park and
Recreation A-5—isory Commission stated that it was the intent of the plan that it would
itfringe upon the property as little as possible in the building of the trails as well
as in the alignment of trails. It was pointed out that the City would probably
request right-of-way for the trail purposes along both the north and south sides of
County Road 15 in the case of Mr. Freeman's property; however, it would be necessary
to determine at the time the trail was to be built whether the least amount: of infringe-
ment and change in the property would take place on the north or south side of the
road. The City would take the least detrimental route
Commissioner Threinen asked Mr. Short which of the mechanisms of acquiring land pro-
posed by the trails implementation document would be most likely used. Mr. Short
rehponded that the methodused would depend on the situation the City had before it,
In some of the urban areas, it may be necessary to use such methods as condemnation
proceedings depending on the property owner. In the rural areas, it has generally
been found that property owners are more willing to grant the easements over their
property.
Commissioner Threinen asked Mr. Short which methods were most common. Mr. Short
responded that purchase by the City was most common in the rural areas while permits
for the use of the trail easements over property owners' land was more common in the
urban areas Mr. Short stated also that many times it has been possible to maintain
a trail within the right-of-way that is "unused" as part of a thoroughfare. Where
possible, Cities have taken this route for trail alignment in the pasta
Commissioner Threi.- asked Mr. Short at what point it was decided that there was
enough land dedicailod along portions of a trail alignment in order that it would be
necessary to obtain the "linking" parts to make the trail functional. Mr. Short
responded that this type of decision would be tied to the tate of developemnt of
certain areas of the City. For instance, if subdivisions in a certain area of the
City City began to produce population sufficient to a point where a trail system would
be needed as an option to automobile travel to shopping areas or recreation areas,
then the "links" would be acquired and the trail system completed for that portion
of the Trail System Plan. The critical point is determining the question of "need"
for the neighborhood, The type of acquisition at that point in Lime for those "links"
would become directly related to how badly the total' corridor was needed by the sur-
rounding neighborhood,
PLANNING COMMISSION MEETING MINUTES -3- July 21,1916
Aching Chairman Hagen asked if it would be necessary to hold public hearings if
eminent domain proceedings became necessary. Staff stated that the only City action
necessary would be for the City Council to initiate by formal Resolution the action
of eminent domain.
Commissioner Threinen pointed out that several of the trails were aligned along
natural drainage corridors. He stated that the Elm Creek trail along such a route
was filled approximately 60 per cent of the time and asked Mr,, Short what types
of alternatives were available for corridors so aligned. Mr. Short stated :hat the
alignment along drainage corridors was dune as much as possible.. He indicated that
the trailswould be actually constructed, where possible, on the high ground around
such corr7dors. However, ifthis was not possible, design features could be built
I
n in order to make the trailusable as much as possible. Some of these characteristics
that could be used during the construction phases were noted to be quite costly, how-
ever-.
Acting Chairman Hagen asked Mr. Short what methods and systems of policing would be
used for the trail system. Mr. Short responded that the best way to begin the :answer
to the policing question would be to determine what the violations would be in the
case of the different types of trails. To a certain extent, the trails will be self -
policing., This will be one of the areas the Park Commission will have to deal with
extensively in the future. Also, the various special interest groups such as the
Horse Owners' Association, have already volunteered to cooperate with the City in any
way they can with the policing of the trails for horse -riding.
Acting Chairman Hagen also stated that he concerned that the trails have "defensible
space" or a sort of built --in policing system to avoid such incidents as muggings,
etc. for the futuro.
Chairman of the Park and Recreation Advisory Commission, Dick Wiliams; stated that this
was one of the ma or concerns of the Pari. Commission as well as the citizens during
the hearings that were held with the various neighborhoods of the City. Mr. Williams
added that it was the Commission's intention to canvass the surrounding communities
to see how they handle the policing problems they have on their trails.
Acting Chairman Hagen expressed concern that the trail system not be a substitute for
a sidewalk, system in the City. It should serve purposes other than to merely provide
routing to and from certain parts of the City. The recreational purposes should not
be ignored.
Commissioner Threinen stated that he did not feel a temporary permit or permit of
any type would be adequate as a means of implementation for obtaining the use of the
trail' system from property owners, }ie stated that should property owners change, the
new owner may not be as willing to allow a permit for trail use across his land as
perhaps the previous owner was. This would not bring any consistency to the trail
system plan. on the whole and would be detrimental to the Trail System Plan as a
functioning element of the Comprehensive Land Use Guide Plan of the., City in that the
plan will have no permanency. Commissioner Throinen pointed out that this would make
those parts of the trail system vulnerable. This vulnerability does not exist wit'i
any of the other elements of the Comprehensive' Lane Use Guide Plan.
PLANNING COMMISSION MEETING MINUTES -4- duly 21, 1976
Commissioner Erickson asked how the City could be assured of being able to connect
the portions of the trail already in the City's possession with portions of the trail,
not owned by the City. Staff stated that by the process of "Official Mapping" the
City could establish a centerline for the trail, much as is done with the alignment
of the thoroughfares for the City, thereby protecting the alignment of the trail
from encroachment by development.
Commissioner Erickson asked Mr. Short if noise factors had been considered during
the design of the snowmobile trails. Mr.. Short stated that it had been considered.
Methods of dealing with this factor include design features whereby the trail may be
at a lower grade than that of homes nearby the trails, thereby making use of the earth
as a noise barrier Other methods used include the location of the trails themselves.
Some trail segmeits are located closer to highways and away from the residential areas.
Dolly Burns, Plymouth Polar Snowmobile Club, expressed concern over the fact that the
rules and regulations for the trails that presently exist are not well. -known even.
by City officials. She questioned how these rules could be made more well-known to
benefit both the Club and the City. It was pointed out to Ms. Burns that the trails,
as they, were developed aid/or approved would have such rules af,, regulations written
and published. This would be part of the process in developemnt of all the trails for
all ute -
Ms. Burns also stated that it was unclear right now exactly where the trails were
for the various uses. Staff stated that it was their intention to mark such trails as
was done for the cross-country qki trails this past winter. The method used by the
cross-country ski trail had prc ad quite successful.
Mr. Bruce Johnson, 820 Shenandoah Lane, stated that he was pleased that the City was
establishingthe trail system plan. He added that he was a snowmobiler and that he
felt the establishment of definite routes would help to add discipline to the activity
of snowmobiling for the City of Plymouth. He stated that he felt this would be benefi-
cial both for the snowmobilers and the surrounding neighborhoods which may or may not
approve of snowmobiling.
Mr. Bruce Yoder, Beckman, Yoder and Associates, stated that he felt Plymouth was a
step ahead of many communities in the country in development of this trail system.
He stated that he felt it was both functional and recreational and would be an asset
to the City's Comprehensive Land Use Guide Plan.
Mr. Nathan Plimpton, a resident of the City, asked: how the tram would be financed.
Staff responded that it would be a combination of State and Federal funding programs
along with the City's Park Dedication Fund. Building would only take place as the
City could afford °'.. from these sources of income. Also, once the trail system plan
is adopted, it would become part of the City's Capital Improvements Programming.
Mr. Robert Levin, a resident of the City, questioned the priorities for the construction
of the trails He stated that the more vocal groups appeared to have the edge in
this case= Staff reassured Mr. Levin that the priorities would be in terms of need
throughout the City. Mr, Dick Williams Chairman of the Park and Recreation Advisory
Commission stated that he would meet with Mr. Levin to discuss his particular, neighbor-
hood at his. convenience.
PLANNING COMMISSION MEETING MINUTES -5- July 21, 1976
Acting Chairman Hagen. closed the public hearing at 8:50 pm. and declared a five-
minute recess. The meeting was reconvened at 8;55 p.m.
A-618 Ryder Truck Renta A-618 Conditional Use Permit
Staff presented petitioner's request for a conditional use permit renewal for truck
rental at the Texaco service garage located at the northeast corner of Highway 55
and 1-494. Staff recommendedapproval of the request based on the conditions as listed'
in the July 15 1976 Staff report.
The Commission did not take action at this time due 4o lack of a quorum.
A-671' James Refrigeration A-678 Site Plan and Conditional
Use Permits
Staff presented petitioner`s request for a site plan and conditional use permits to
operate various stores within a convenience shopping center to be located at the
southwest corner of Highway 101 and Merrimac Lane. Staff pointed out that the primary
problems with the site included the follows: 1) Access to the site, 2) Setbacks
and landscape treatment of the site particularly on the west side which adjoins
Merrimac Lane, and 3) The proximity of the uses to the surrounding residential neigh-
borhood, Staff submitted an alternate proposal for the petitioned uses changing set-
backs and building location as well as indicating alternatives in terms of land'-
scapirg treatment.
Staff recommended that the Planning Commission approve the site plan with changes and
not find favorably for thR conditional use permits for the dry cleaners, liquor
sto.:-, or PDQ store uses proposed. Staff was careful to note that this would not be
construed as denying the property owner good and proper use of this land.
The Plannirg Commission discussed the setback situation at Merrimac Lane and. Highway
101, as well as the traffic situations involving these two roads. The Commission
also expressed concern over the number of accesses to the site, particularly access
to Highway 101.
Acting thairnv n Hagen stated that he felt the gas pumping use was questionable due
to the locition of the parcel so near the single family res;dences.
Mr. Charles James, James Refrigeration, stated that he felt the zoning was appropriate
as none of the uses were listed elsewhere in the ordinance of the City as permitted
under any circumstances. He further stated that he did not feel there was a conflict
resulting from the proximity of the proposed uses to the single family residences.
He indicated that the closest home.was at least FO ft. off Merrimac Lane. In terms
of the uses petitioned, Mr.. James stated that he felt this would be a benefit to the
PLANNING COMMISSION MEETING MINUTES --6- July 21 1976
neighborhood as presently the residents must travel to Wayzata to obtain the services
proposed by the petition.
Acting Chairman Hagen stated to petitioner that the conditional use permits as
outlined in the ordinance were not "rights" of property owners in certain zoning
districts as permitted uses would be. The City has the right to review and the
responsibility to uphold the integrity of the residential neighborhoods in. such cases
as when conditional use permits are proposed.
The Commission discussed the site plan with petitioner in terms of altering the
location of the building, access to the site, and amount of parking spaces for the:
site. Also, setbacks were discussed for the proposal.
Commissioner Schneider arrivedat 9:35 p.m., at which time a quorum existed for the
meeting.
MOTION was made by Commissioner Threinen supported by Commissioner Erickson that the
Planning Commission make the following recommendation to the City Council:
That the request of James Refrigeration Co. for site plan approval for develop-
ment of 1.5 acres as a convenience shopping center of 12,200 sq. ft. to be
located at the southwest corner of Highway 101 and Merrimac Lane be approved
subject to the following conditions:
1. The building be positioned in such a manner that no variance would be
required on Merrimac Lane from the 50 ft. required.
2. Access to Highway 101 be doleted from the site plan.:
3. Substantial berming behir;d the buildings designated on Merrimac as
proposed by Staff by incorporated into the site plan.
4: Parking spaces be adjusted to fall within the setbacks required.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Co;,imissioner Erickson that the
Planning Commission make the following recommendation to the City Council:
That the request of James Refrigeration Co. for conditional use permits for
a liquor store and PDQ to be located at the southwest corner of Highway 101 and
Merrimac Lane be granted.
MOTION C;RRICD (4-0-0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Commissioner Schneider that
the Planning Commission make the following recommendation to the City Council:
That the request of James Refrigeration Co. for a conditional use permit to
operate a gas pumping ser\'e to be located at the southwest corner of Highway
101 and, Merrimac ;ane be denied as it constitutes a safety hazard due to the
residential neighborhood adjacent to the site as well as a traffic hazard.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
PLANNING ,COMMISSION MEETINq MINUTES, -7- July 21 1976
Ab22 Pi„q Lai 1 Alley RPUD 6-2 A-,x"22 Concept Plan
Staff presented petitioners' request for concept plan, approval of the proposed 18
Oft rea,4dential development located at the southeast corner of Hadley Lake. It
was noted to the Commission that the plan had previously been before the Commission
in 1974, Due to several technical problems with City services at that time, the
proposal did not progress further. ;Petitioners service problem has been alleviated;
therefore., the proposal was again before the Commission for review.
Commissioner Threinen. questioned whether the City of Wayzata or the City of Plymouth
had any plans for the upgrading of Queensland Lane or 3rd Avenue North in the proposal
area. Staff related that neither Clay had plans for upgrading of either of the roads,.
Commissioner Threinen asked that the City Engineer be asked to indicate the .appropriate
traffic pattern out of that particular area and that said traffic circulation be
developed, The Commission concurred in the request,
Staff read a letter submitted by Mr. Roy Linden inl-o the record: of the Planning Com-
mission minutes. The letter was indicating Mr. Linden's feelings against the proposed
development and: asking that the land be left as natural.
Mrs. cy ,NanPlimpton, a neighboring resident of the prt.posal, had several questions
for the developers: 1) What type of view would be seen from the opposite side of
the lake to the south and east; 2) Were there plans to anchor the bog floating in the
lake; and 3} How would run off from the development be handled in order to avoid,
damage to the property below and/or to Hadley lake, Mr. Don Hustad, petitioner, stated.
that view would reveal portions of the townhouse type units to be developed as
well as the trees on; the shoreline. Care would be ta.,en to preserve as many trees
as possible, With respect to the bog, Mr, Hustad stated that there was no intention
to anchor it. Also, with respect to the drainage and run off, Mr. Hustad stated that
it was not possible to say yet how the drainage and run off would be handled, however,
it certainly would be considered in future steps of the plat's development.
Mrs. Plimpton also asked about the recreational boating that was to be a part of
the development.. She questioned whether a marina would be built for such a use and
whether the bog would interfere with such a development. Petitioners responded that
the number of boats viould be quite small, around 6-8 total; however, no specifics
had yet been established as to the exact type of launching facilities or docking
facilities that would be built for the project.
Mrs. Plimpton also. asked Staff if it would be possible to 11mit the use of Hadley
Lake to non -motorized boats only, Staff explained the various methods that could
be pursued to attain such a limitation on the lake.
Mr. Peter Pflaum, President of Lundgren Bros, Construction Inc. stated that he felt
tend was not solely developable as cluster type units as proposed. He felt that
the land could be developed as single family residences. Also, Lundgren Bros., are the
owners of the land on Oie southwest tide of Hadley hake and Mr. Pflaum stated that
it was their feeling that the unit type would be incompatible with the single family
residences they would be building on the opposite side of the hake.
PLANNING COMMISSION MEETING MINUTES -8- duly 21 1976
MOTION was made by Commissioner Erickson supported by Commissioner Threinen that
the Planning Commission make the following recommendation to the City Councils
That the request of RogL-r Fazendin and Dor; Hustad for Concept Plan approval of
Pigtail Alley" a 17unAt residential development located at the southeast side
of Hadley ''Lake on 10.94 acres be approved,. FURTHER, that a variance be granted
from the 40 -acre RPUD requirement due to the unique topography of the land and
the site amenities such as the lake and wooded areas.
MOTION CAh,\IED (4-0-0) (All in favor) MOTION CARRIED
Acting Chairman Hagen devl.ared a five-minute recess at ll,.00 p.m.; the meeting was
reconvened at 11.05 p.m,
A 52" oi, I ndus tries A-527 Site plan Revision
Staff presented the request of petitioner for a site plan revision to that which
had previously been approved by the Commission and recommended for approval by the
City Council at the Planning Commission meeting of June 9, 1976. The two major
elements of change included a 0.8 acre exception at the north end of parcel and
the rectification of the Litton Pond at the southwest corner of the site. Staff
recommended approval' of the site plan revision based on the conditions as listed in
the July 15, 1976 Staff report:
MOTION was made by Commissioner Schneider supported by commissioner Threinen. that
the Planning Commission make the following recongnendation to the City Council.
That the reques- of Litton Industries for a site plan expansion revision to
their site at the southwest corner of County Road 6 and County Road 61
Xenium Lane) be approved subject to the following conditions.
1. No building permits be issued until ponding area and subsequent drainage
easements are adequately incorporated,
A landscape and paving bond be provided by Litton Industries for the expan-
sion plans. This bond shall be for 150% of the cost of the improvements
and termed for 18 months
8, All stirag,e of waste$ garbage or other materials to be within the building
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
PLANNING COMMISSION MEETING MINUTES -9- July 21, 1976'
At this paint in the meeting, the Commission returned to the items not acted upon
earlier during the absence of a quorum,
7V-600 Meadow ;i Estates 55A, i on A-600 Rezoning
MOTION was made by Comimissionei Threinen supported by Commissioner Erickson that the
Planning Commission act on chis item at this meeting
MOTION CARRIED N14-0-0) (All in favor) MWITWN CARRIED
MOTION was made by Commissioner Threinen supported by Commissioner tr' ck- ' that the
Planning Commission make the following recommendation to the City Couticil
That the request of Marvin 1., `.Yvderson Construction Co. for rezoning of that
portion of Meadow Lawn Este; s 5th Addition, specifically that porti rt fronting
on Zachary Lane which is res t, by zone ,° -' be re4w,1! d to R-1, Single Family
Residential Disaric`
MOTION CARRIED (4-0-0) (,All in favor)MOTION CARRIED
Trail astem Plan
MOTION was made by Commissioner Threinen supported by ActinV Chairman Hagen that the
Planning Commission act on this item at this meeting.
MOTION CARRIED (4-0-0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Acting Chairman Hagen that
the Planning Commission make the following recommendation to the City Council
That the City Council approve the Trail System Plan as a permanent element of
the City's Comprehensive Land Use Guide Plan subject to the following changes.:
1) A proposed corridor map be drawn indicating the portions of the trail system
plan open to the public and ready for use and that said map be updated
yearly as is done with tate City's Thoroughfare Guide 'Plan. Also, that
sorrie system of labeling the trails by number or name be incorporated into
said reap for example as shown on pages 85-87 of the final Draft Document.
2) Emphasis be on acquisition of trail property by the most permanent method
passible in order to avoid placing the system in a vulnerable position.
PLANNING COMMISSION MEETING MINUTES -1'0- Ju 7y 21, 1976
S} Acquisition and development of the trails be publicized annually for the
Plymouth residents and that the system be included as part of the City's.
Five -Year Capital Improvements Programming
MOTION TO DEFER was made by Commissicner ErWkson supported by commissioner Threinen
until input of the entire Commission or, this major document would be possible.
MOTION TO DEFER CARRIED (4-0-0) (All in favor)MOTION TO DEFER CARRIED
A-618 Ryder Truck Ental T-- 118 Conditional Use Permit
MOTION was made by Commissioner Threinen supported by Commissioner Erickson that the
Planning Commission make the following recommendation to the City Council:
That the request of nyder Truck Rental, Inc. for a conditional use permit
renewal to operate a truck rental business from the Texaco station at the
northeast corner of Annapolis Lane and State Highway 55 be grani:,ad subject to
the following conditions:
1. No parking, of rental vehicles closer than 15 ft to the property line.
2. No signs be permitted.
3. No more than four rental trucks be parked on the site at any one time:.
4. Rental' trucks only and no rental trailers be permitted.
5. Permit be granted for one year.
MOTION CARRIED4-0-0 lCARRIED(4-0-0) (Al in favor MOTION CARRIED
A-338 Miss on Farms RPUD 75-1 A--338 Preliminary Plan, Prelimi-
nary Plat and Rezoning
At its previous meeting of July 7, 1976, the Planning Commission decided to postpone
action on this, proposal until such time as they could "walk" the site to obtain
a better perspective of the visual impact of several areas of the site. This was
done by the Commissioners with Roger Clemence, architect for the petitioners, on
July 20, 1976. The item Vitas again before the Commission for discussion and action.
The Commission again reviewed the entire project with the petitioners and made the
following recommendations to them with respect to the, proposal:
PLANNING COMMISSION MEETING MINUTES _11Y July 21 1,976
1. That the buildings in F-3 of the projeMt be relocated further tu the south
and east..
2. Pe.dision of the plan as it concerns Blocki 4, 5 and 6 to interchange the
single family and multiple family resider et= placing the single family
all together, :not splitting it by multiple ies i dences
O. The luxury high-rise building in .Area J-2 be moved further "into" the hill
or down the south side of the hill making the elevation, of the Building
less obtrusive visually.
4. Accesses to J-1 and J-2 from County Road O be redrawn in consideration of
the steep grades from County Road 9
MOTION TO DEFER was made by Acting Chairman Hagen supported by Lommissioner Th°°seinen
untilsuch time as petitioners would present a plan to the Con -mission reflecting the
concerns noted.
MOTION TO DEFER CARRIED (4-0--0) (All in favor) MOTION TO DEFER CARRIED
MOTION TO ADJOURN was made by Commissioner Threinen,supported by Commissioner Erick-
son.
Acting Chairman Hagen adjourned the: meeting at 11:55 p.m.
APPROVED BY PLANNING COMMISSION August 25, 1976
Reg kroskin,; Chairman
Plymouth Planning Commission
Charles E. Dillerud, Secretary