HomeMy WebLinkAboutPlanning Commission Minutes 11-03-1976PLANNING COMMISSION
CITY OF 'PLYMOUTri, MINNESOTA
November 3, 1976
A regular meeting of the Plymouth Planning Commission was called to order by Chairman
Kroskin at 7:30 p.m. in the City Council Chambers of the Public Works Garage, 14900-
23rd Avenue North.
MEMBERS PRESENT: Chairman Kroskin, Commissioners Davenport, Erickson, Schneider,
Stewart and Threinert
MEMBERS ABSENT; Commissioner Hagen
STAFF PRESENT: Charles Dillerud and Kate Marx
OTHERS PRESENT: Jennyfer Berg, Kris Grangaard, YAAC Representatives
A-208 Centurion Compa Preliminary Plat, Condi-
tional Use Permit for
Preliminary Plan
Staff presented petitioner's request for a conditional use permit for preliminary
plan approval and regjest for preliminary plat for "Cimarron Ponds" located at the
northwest corner of Vicksburg Lane and the Luce. Line Trail. Staff further indicated
petitioner's responses to the directives of the Planning Commission arid City Council, during Concept Plan review of the project. A recommendation for approval was proposed
subject to the conditions as listed in the Staff report of October 27, 1976.
Commissioner Stewart asked if the single family dwelling lots at the north end of
the project had been changed to be 18,500 sq. ft. Mr. Dick Knutson, petitioner's
engineer, Stated that the Pots were now 14,500 sq. =fit.
Commissioner Stewart further expressed concern that petitioner, in his opinion, had
not responded to two other requests at -the time of Concept Plan review, i.e. a`plan
for buffering the residents on 9th Avenue North to the south of the project ftom the
project via landscaping and secondly, information on the Perma-lease plan for the project.
With respect to the buffering of the residents on 9th Avenue North,. Mr. Knutson
responded that the easterly one-third of the south border of the Project would seemingly
be no problem as the grades area sufficient as a natural buffer•.. Along the remainder
of the project's southern border, however, there exists a 12-15 ft. drop on both
sides of the Luce line. Trail. He stated that the State Department of Natural Resources
PLANNING COMINISSION MEETING MINUTES -2- November 3, 1976
had given Centurion Company permission to landscape along this common border. Centurion
was proposing joint plantings on 4 ft. berms with evergreens planted similar to the
project now taking place on l2th ,Avenue North and Vicksburg Lane for the former
Bob's Plumbing building.
Mr. Richard "'--I,!uid, Centurion Company, explained the Perma-lease arrangement to the
Coin—ission.s.oner Davenport asked Mr. Nesland if Perma-lease would qualifyforFHAfinancing.. Mr. Nesllund responded that it would.
The Commission discussed the matter of provision of moderate income housing withintheproject. Staff pointed out that at no time had petitioner proposed moderate
income housing within the project.
Chairman Kroskin opened the public hearing to comments from the audience.
Mr. ;Ron Prekker, 1405 Zanzibar Lane, asked about the culvert between Lots 3 and 4
of the single family dwellings. Staff explained that the drainage was being taken
care of for the entire project on the land within the project. Most of the drainage
would be taken care of by the ponds. Mr; Prekker also questioned why several of the
east -west streets, which are generally numbered strees, were, in this project beingdesignatedasnamedstreets. He specifically referred to Black Oaks Lane, Archer Lane
and Zanzibar Lane toward the west half of the proJect. Staff stated they would discuss
the matter with petitioner.
Mr.- pave Ross, 16230 -8th Avenue North, President vf'the Birch Bripr Homeowners' Associa-
tion, stated that the homeowners in the area had several concerns: 1) the parking lot
that the State Department of Natural Resources had made of the triangle piece of propertyanditspotentialaffectonthearea; 2) traFfic on Vicksburg Lane; 3) impact of the
development on the school system; 4) screening from the development for residents on
9th Avenue North and 5) the ponding areas as to circulation to keep the water from
becoming breeding grounds for mosquitoes, etc.
Staff explained that 1) with respect to the triangle, the State Department of Natural
Resources had given the City no further indication as to the use of the property; 2)
Vicksburg Lane been designed to handle the heavy load of traffic anticipated bythisdevelopment --it is classed as a thoroughfare within the City; 3) the school system,
in this case, Wayzata District #284, is kept fully abreast of the potential impact of
the developments as they take place in the City. Staff deferred to the petitioner to
explain the remaining concerns of the homeowners' association.
Mr. Knutson stated that the petitioner would do all that was possible on the joint
property line with the State of Minnesota with respect to screening the 9th Avenue
North neighborhood from the project. Regarding the water, Mr. 'Knutson stated that the
ponds would be having ,a constant flow of water to avoid such things as mosquitoe treeding
areas or a stagnant green slime on the ponds
Maggie Swanson, 162309th Avenue North, stated that she was still not satisfied with
the proposed screening for the 9th Avenue North residents. She stated that the amount
of berming and trees from her home's location would not screen the development from
her view at all.
PLANNING COMMISSION MEETING MINUTES --3- November 3, 1976
Mr Elliot Brebner, 16315-9th Avenue North, stated that he was most concerned vi th
the,iatingle piece of property owned by the Stat: of Minnesota. He asked that the City
plans be made known to the residents as soon as possible regarding this piece of
property. Staff stated that as Soon as the State of Minnesota indicated to the City
what exactly they had. planned -fer the piece of property, the residents would be informed.
Chairman Kroskin closed the public hearing at 8;35 p',m.
MOTION was made by Commissioner Stewart, supported by Commissioner Erickson that the
Planning Commission take action on this item at this meeting.
MOTION CARRIED (5-0-1) (Commissioner Threinen abstained) MOTION CARRIED
A-698 St. Paul Companies A-698 Concept Plan and
Preliminary Plat, 'Rezoning
and General Development
Plan
Staff presented petitioner's request for two separate and distinct actions for
property located at the northwest corner ofCounty Road 18 and 49th Avenue North.
Petitioner proposed a General Development Plan, Preliminary Plat and rezoning for
approximately 35 acres proposed for industrial and b40i',?sz type development along
the eastern side of of the total site of 134 acres, 'Why remr,inder proposed as a
Concept Plan for a Residential Planned Unit Development.
At issue regarding this request were three basic points; 1) the change proposed
in the Land Use Guide Plan for the area, i-e, Industrial from Commercial Limited and
Residential (High Density) from Commercial Limite-i 2) relationship of the adjoining
land use to the proposed land use, particularly at the southEast corner of the site;
and 3) assignment of densities for the proposed residential µ•ith respect to how
the petitioner responded to the RPUD section of the Zoniig
Ordinamce. Chairman Kroskin asked petitioner if his firm had made any input to the 1972
Lane Use Guide Plan hearings. Mr. <George Lang,-.epresenti ng St. Paul Companies,
stated that no one representing his firm had done so in
1972. Commissioner Thre sated that he felt there were inconsistencies with respect
to what the developer considered ", lanning constraints" and what the City
considered planning constraints". He stated that he did not feel as the developer did,
that topography, ponding requirements and street layout were development
constraints. Mr. Dick Knutson, petitioner's engineer, stated that it was his opinion that
the amount of ponding requirement for this property was
excessive. Chairman Kroskin asked petitioner what the advantages would be for the City if
the Guide Plan was ,to be
changed, Mr. Join Gabrielson, Coldwell Banker Commer" gal Brokerage, representing
petitioner, explained the market-ng and economic reasons Behind the
PLANNING COMMISSION MEETING MINUTES -4- November 3, 1976
The Comtr,ission pointed out, several other areas within and surrounding the City where
such lard was available and going wa;;t°ing for clientele. Mr.. Gabrielson explained
that the visibility from County Road 18 was one of the major factors making this
particular piece of land desirable to the light industrial market.
Commissioner Davenport asked Mr. Gabrielson how the use of this land as. proposed
would benefit the City of Plymouth. Mr, Gabrielson stated that the fact that this
land would be absorbed into the City's tax roles and viould be producing tax revenue
would be the ,greatest value to the City.
Chairiman Kroskin opened the public hearing to the members of the audience.
Mr. Tom Berg, President of the Middle East Homeowners Association, 3820 Trenton Lane,
stated =khat he felt the Guido Plan should remain as is and not be changed. He
stated that he did not feel the higher use would be of any greater benefit to the: City.
Mr. Tom Wannus, 40-15 Trenton Lane, s,"'ated that he felt, too, that the Guide Plan should
notbe changed.
Mr. :Fred.Mengelkoch, 10440 Rockford Road, stated that he felt the higher use would'
not be a detriment to the City. He stated that he felt it would be beneficial and
that he agreed with Mr. Gabrielson's reasoning for the change.
Mr. Willard Jc•„son, 10030 Rockford Road, stated that he, -too, felt the changed Land
Use Guide Plan Wo -0 -line more beneficial to the City than the present guiding.
Chairman Kroskin stated that he felt there were inconsistencies with long-range
planning in view of short-range economic situationG.
MOTION was made by Commissioner Threinen supported by Commissioner Schneider that the
Planning Commission take action on this tiem at this meeting
MOTION CARRIED (4-0-2) (Chairman Kroskin, Commissioner Erickson against)
MOTION CARRIED
Chairman Kroskin declared a five-minute recess at; 9:40 p.m:; the meeting was reconvened
at 9:45 p.m.
A-208 Centurion Company A-208 Preliminary Plat, Conditional
Use Permit for Preliminary
Plan
MOTION was made by Commissioner Ericksonsupported by Commissioner Stewart that the
Planning Commission make the following recommendation to the City Council:
PLANNING COMMISSION, MEETING MINUTES -5- November 3 1976
That the request of Centurion Company for a conditional use permit fWr a Preliminary
Plan of RPUD 76--3 and the proposed Preliminary Piet consisting of 256 units, 228.
attached patio homes and 18 single family dwelling lots, be approved subject to
the following conditions
1. Compliance with provisions of the City Egineer's Memorandum of October 26,
1976,
2, Park Dedication stall consist of Outlots V and C (1-1 acres), Storm Plater
Drainage credit (1.16 acres) and fees--in-lieu in the amount of $10,539.31.
3. Final plat submissions shall include a plan for scrnnning the visual impact
of the project from 9th Avenue North by way of lar ;;aping on the Luce
Line Trail right-of-way in cooperation with the n ..
tnesota Department of
Natural Resources
4 Required final plat submissions shall include, a complete copy of theperma
lease document referred to in petitioner's current submissions.
MOTION TO AMEND was made by Commissoiner Schneider supported by Commissioner Stewart
that the following be added as condition #5: "The single family lots to the north
of the plat be 18,500 sq. ft. minimum to provide transition that is needed."
MOTION TO AMEND FAILED (2--3-1) (Chairman Kroskin, Commissioners Davenport and
Erickson against Commissioner Threinen abstained)
MOTION TO AMEND FAILED
The Commission then voted orr the main motion.
MOTION CARRIED (5-0-1) (Commissioner Threinen abstained) MOTION CARRIED
A-698 St. Paul Companies A-698 Concept Plan, Preliminary
Plat, Rezoning and General
Development Plan
MOTION was made by Commissioner Threinen supported by Commissioner Erickson that the
Planning Commission make the following recommendation to the City Council:
That the requests St. Paul Companies for Concept Plan, Preliminary Plat,
rezoning and Genera, Development Plan approval be denied based upon the following;
1. The rezoning request, based on marketability, is contrary to the Zoning
Ordinance, and, therefore, invalid.
2.. The constraints enumerated by the developer are not unique to this particular
piece of property,, i'.e. storm drainage requirements, thoroughfare alignments
PLANNING, COMMISSION MEETING MINUTES -6- November 3, 1975
and topography, and therefore, rezoning and density credits based on this
premise would not be considered valid.
3. The placement of the apartment buildings at the southeast corner of the
project in such close proximity and adjacent to the Planned Industrial
areas of the proposal is inconsistent with Goal A, Objective 3, Criteria
5 regarding protection of residential areas from encroachment by industrial
development and is inconsistent with Goal C, Objective 2, Criteria 4
regarding transition between radically different land uses.
4. The 85% ponus for density as requested by the developer for the residential
areas proposed as a Residential Planned Unit Development is not warranted
by the plan as proposed.
MOTION CARRIED (6-0-0) (All' in favor) MOTION CARRIED
A-453 Hicks Bros. Furniture United Freight Sales` A-453 Conditional Use Permit
Renewal
Staff presented petitioner's request for renewal of a conditional use permit to operate
a furniture store in a B-3 Zoning District. It was pointed out that the furniture
store was inconsistent with the B-3 Zoning of the parcel.
The Commission discussed with petitioner, Dave Hicks, and the owner of the building,
Al Johnson, that it had been noticed that trucks had been unloading through the front
door of the building, furniture was being sold out of trucks and there appeared also
to be sidewalk sales of furniture,. It was the consensus of the Commission that these
practices should cease if the conditional use permit was to continue.
Mr. Hicks and Mr. Johnson stated that they would see to it that these practices did
cease.
MOTION was made by Chairman Kroskin supported' by Commissioner Threinen that the
Planning Commission make the following recommendation to the City Council:
That the request of Hicks Bros. Furniture fOr a conditional use permit renewal
to continue operation of a furniture store in a B--3 Zoning District be approved
subject to the following conditions:
1. Permit be for one year.
2. Into additional signs for the use other than as approved for the former tenant,
3; There shall be no outdoor display of furytune at any time;
4. No parking of or selling from vans be allowed for the use.
NOTION CARRIED (4-2-;0) (Commissioners Schneider and Stewart. against)
MOTION CARRIED
PLANNING COMMISSION MEETING MINUTES -7- November 3 1976
Commissioners .Schneider and, Stewart stated that they did not feel the use was consistent
with the 8-3 Zoning District.
A-63.2 Clarence A. Janssorn A-6,'2 Conditional Use Permit
Renewal
Staff presented petitioner's request for a conditional .use permit renewal to operate
a truck delivery service from petitioner's residence at 1250 Highway 101. Staff
proposed a recommendation for approval .subject to conditions as listed in the Staff
report of October 29, 1976:
M, 01JON was made by Commissioner Stewart supported by Commissioner Erickson that the
Planning Commission, make the following recomn:.,ndation to tha City Council:
11hat the request of Clarence Jansson (Wa3zata Delivery Service) for a conditional
use permit renewal to operate a truck delivery service from his home at 1250
Highway 101 be approved subject to the following conditions.
1. Permit be for o,e year,
2. Petitioner be allowed. to .park two (2') passenger vans at his residence only..
muiON CARRIED (5-0-1') (Commissioner Davenport abstained) MOTION CARRIED
A-503 Forestview Comm anity Homes, Inc, A-503 Conditional Use Permit
Renewal
Staff presented petitioner's request for conditional use permit renewal to continue
operation of a home for retarded children at St. Mary's of the Lake Catholic Church.
A recommendation for approval was proposed subject to conditions as listed in the
Staff report of October 28, 1976.
MOTION was made by Commissioner Schneider supported by Commissioner Davenport that
the Planning Commission make the following recommendation to the City Council:
That the request of Porestview Community Home for renewal of a conditional use
permit fi: continue operation of a group home for retarded' children at St. Mary'softhe'-ake Church, 115 Forestview Lane, be approved subject to the followingconditions
I. Permit be for tie year. -
2. No. more than 16 children be housed at the facility without further review..
PLANNING COMMISSION, MEETING MINUTES -8 November 3,197C
MOTION CAS" IE -0 (6-0-0) (All in favor) MOTION CARRIED
i
A-575 Darkenwald Real Estate A-575 Conditional Use Permit
Renewal
Staff presented petitioner's request for a conditional use permit renewal to continue
operation of a real estate office in an I-1 District. A recommendation for approval
was proposed subject to the conditions as listed in the Staff report of October 29
19 75
MOTION was made by Commissioner Stewart supported by Cnmmissioner Erickson that the
Planning Commission make the following recommendation to the City Council:
That the request of Darkenwald Real Estate for a conditional use permit renewal
to continue operation of a real estate office in an I-1 Zoning District be
approved subject to the following;
Permit be for one year.
MOTION CARRIED (6-0-0) (All in favor) MOTION CARRIED
A-41 Peppermint Fence nursery School A-473 Conditional Use Permit
Renewal
Staff presented petitioner`s request for a conditional use permit renewal to continue
operation of a day nursery school at St. Phillip the Deacon Lutheran Church. A
recommendation for approval was proposed by Staff subject to the conditions as listed
in the Staff report of October 28, 1976.
MOTION was made by Commissioner Davenport supported by Commissione,Schneider that
the Planning Commission make the following recommendation to the City Council
That the request of Judith B. Gilster and Peppermint Fence Nursery :School for
a conditional use permit renewal to continue operation of a day nursery s.chool
at St. Phillip the Deacon Lutheran Church be approved subject to the following
cond1tions,:
1. Permit be for one year.
2 Compliance with State standards,
MOTION CARRIED (5-0-1) (Commissioner Erickson abstained) MOTION CARRIED
PLANNING COMMISSION MEETING MINUTES -9- November 3, 1976
A-699uo Construction Aµ699 Site Plan and Condit oval Use
Permit: Staff
presented petitioner's request for site plan approval and a conditional use permit to
construct an ultimate structure of 59,800 sq. ft. for manufacture of fiberglass automobile
bodies t be located at the northeast corner of Fernbrook lane and 21st Avenue
North. A recommendation for approval was proposed by Staff subject to the condi- tions
as listed in the Staff report of October27, 1976k MOTION
was made by Commissioner Threinen supported by Commissioner Stewart that the Planning
Commission make the following recommendation to the City Council: That
the request of Volp Construction for site plan approval of an ultimate structure
of 59,800 sq. ft. for the manufacture of fiberglass automobile bodies to
be located at the northeast corner of Fernbrook Lane and 21st Avenue North be
approved subject to the following conditions, 1a
Compliance with provisions of the City Engineer's Memorandurl regarding this
site of October 27, 1976. 2.
All waste and waste containers shall be stored within the structure. 3.
Park Dedication, cash fees-in=-lieu; of $1,870 shall be paid to the City prior
to building permit issuance, 4.
All site improvements shall be guaranteed by a 150% bond of a two-year term. 5.
Areas reserved for future structure or parking shall be seeded or sodded. 6.
The prt3posed structure identification sign shall be limited to 96 sq. ft. I
n
area. NR1HER,
teat a variance from 50 ft. to 45 ft. in front parking setback be approved for the
southwesterly 40 ft. of the parking area due to the unusual shape of the site. MOTTO
Nt T1t AMEND was made by Commissioner Davenport supported by Coranissioner Erickson to
reword cond'3tion #2 to read; "All. waste, waste containers androp duct shall be stored
within the structure." MOTION
TO AMEND CARRIED (6-0-0) (All in favor) MOTION TO AMEND CARRIED MOTION
TO AMEND was made by Commissioner Erickson supported by Commissioner Schneider that
rto variance be allowed for parking setback within the front yard of the project. NOTION
TO. AMEND CARRIED (5-1-0) (`Chairman Kroskin against) MOTION TO AMEND CARRIED Chairman
Kroskin stated that he did not feel it was necessary to delete the one parking space
that this action would affect.
PLANNING COMMISSION MEETING MINUTES -10- November 3 1976
The Commission then voted on the main motion as twice amended.
MOTION CARRIED (6-0-0) (All in favor) MOTION CARRIED
MOTION was made by Commissioner Threinen supported by Commissioner Stewart that the
Planning Commission make the following recommendation to the City. Council:
That the request of Volp Construction for a conditional use permit for operation
of a facility to manufacture fiberglass automobile bodies be approved,
MOTION TO AMEND was made by Commissioner Davenport supported by Commissioner Schneider
to add the following conditions to the motion: ii1. All waste containers and
product shall be stored within the structure, and'ij2. The air quality standards of
all concerned agencies be complied with.
MOTION TO AMEND CARRIED (6-0-0) (A11 in favor) MOTION TO AMEND CARRIED
The Commission then voted on the main motion as amended:
MOTION CARRIED_ (6-0--0) (All in favor) MOTION CARRIER
A-700 Rauenhorst Corporation Arctic EnterprisSite Plan
Staff presented petitioner's request for site plan approval of a 98,432 stl. ft>
structure for the warehousing/distribution of snowmobiles and accessories. No
manufacturing would be taking place. Staff proposed a recommendation for approval
subject to the conditions as listed in the Staff report of October 28, 19Y6.
The Commission discussed the outside storage and screening thereof with petitioner''s
representative, Ron Ryan of Rauenhorst Corporation. Mr. Ryan stated that five-foot
berms with evergreen plantings on the top would be used, as well as a fence around
the approximate two -acre outdoor storage. area. The items would be stacked in intkq-
locking crates reaching a height 82 feet,
Also discussed was the surfacing for the outdoor storage area. It was the consensus.
of the Commi,asion that blacktopping would be an inappropriate surface for the type of
ua4 proposed. A Class II surfacing would be appropriate and would be in accordance
with the Zoning Ordinance requirements if kept dust -free.
MOTION was made by Commissioner Threinen supported by Commissioner Stewart that the
Planning Commission Crake the following recommendation to the City Council,
That the request of Rauenhorst Corporation (Arctic Enterprises) for site plan
approval of a 98,432 sq. ft. structure for warehousing/distribution of snow-
mobiles and accessories to be located at the southwest corner of 27th Avenue
North and 28th Avenue North subject to the following conditions;
PLANNING COMMISSION MEETING MINUTES November 3, 1975
I. Substitution of maximum height berms (at 5:l slope) and 5 ft. evergreens on20ft. centers for ,the proposed 2 ft. berms and 4-5 ft.. Russian Olive
trees on 40 ft. centers as storage yard screening The: proposed fence maybereducedinheightandfreeofslats.
2. Division/combination actions to create a single parcel.
3 Signs shall not exceed. Code requirements.
4. Fire hydrants shall be located near all four corners of the main structure
and a 12 ft., 5 ton asphalt fire lane shall be constructed along the west
side of the structure.
5. Compliance with provisions of City Engineer's Memorandum of October 27
1976.
6. All waste and waste containers shall be stored within the structure.
7 Surface area of the outdoor storage area shall be allowed to be Class II
and shall be treated arnually or as required to be kept dust -free._
MOTION CARRIED (6-0-0) (All in fasor) MOTION CARRIED
REPORTS OF OFFICERS, BOARDS AND COMMISSIONS
Downtown Plymouth
The City Fall architects were present to introduce their, findings with respect to
data analysis of 1*he site for the City Hall and Civic Center to be constructed as
part of Downtown Plymouth. Also presented were examples of current architecture for
city halls and civic centers in other communities around the nation;
The Commission discussed the information and produced the following list of ideas
and comments regarding Plymouth's city hall and civic center;
a.' The architect should not be limited too closely by .a strict style.
b Building should relate to function and the character of the community
as well as to the site.
c. There should be citizen participation represented in the building(s),
d' The urban/rural nature of the City should be preserved.
e Art idea of austerity might be incorporated.
f. Openness should be incorporated insofar as citizens feeling free to en':er
and use the facilities of the building(s).
PLANNING COMMISSION MEETING MINUTES 12- November 3, 1976
g. There should be a transitional order present from t"ne surrounding uses to
the City Center use.
h. Function of the building should not be restricted by style.
MOTION TO ADJOURN was made by Commissioner Threinen supported by Commissioner Stewart.
Chairman Kroskin adjourned the meeting at 1:15 p.m,
APPROVED BY PLANNING COMMISSION November 17, 1976
Reg Kroskin, Chairman:
Plymouth Planning Commission
s 'ter d, Secreta, y
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