HomeMy WebLinkAboutJanuary 29, 1974
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Th"E REGULAR HEETIliG OF' THE GRm; To',mSHIP PLAHNIliG Arm zmm:G COEHISSIOil"
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BE HELD JAHUARY 29TH AT 7:30 P.I!. AT THE CROOXED LAKE SChOOL.
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Bruce E. f~y variance request mobile home park.
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2. John Abrahamson variance request to build on 5 acres with 312-foot
frontage. Plus discussion on Ordinance 8, page 9 minimum requirements HI
conflicts Hith page 5, 4.09 platting.
~ 3.
~ 4.
Discussion on House ;;umbers possible resolution.
Acceptance of preliminary draft of Horse Ordinance for Grow from
3teering COfu"ittee.
~5. RevieHal of neu ~oning form.
~ 6. Discussion on state snowmobile ordinances. Are they comprehensive
enough for Grmf???
7. A1 Parent variance reQuest single family dwelling Round Lake
Boulevard and Round Lake.
~8. New business from Planning Co~~ission or floor.
9. Old business.
Art iTa~or.:lki
Grow Township, Planning & Zoning
C01'lmisslon
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The regularly scheduled monthly meeting of the Grow
Township Planning and Zoning Commission was held January 29,
1974 at Crooked Lake school. Chairman Art Jaworski called the
meeting to order at 7:35 PM with Commission members Bush,
Johnson, Miles, VanderLaan and Rither present. Newell absent.
Chairman noted that agenda would be followed in
order listed.
Bruce Hay variance request. Not present.
John Abrahamson variance request. Not present.
Jaworski noted resolution which would require four
inch, reflectorized house numbers. Eugene Evans, 15752 Xenia
Ave. t~l stated that he was opposed to requirement for four
inch house numbers, noting that everyone has their number on
the mailbox. VnaderLaan noted that some mailboxes are not
located in front of the house. Ralph Kishel, 3934 l73rd Lane
NVI stated opposition to the four inch house number requirement.
Commission discussed fire numbers and their use. Rither noted
that fire numbers are no longer used now that the Township is
using the house numbering system; that~this had been confirmed
with Fire Chief Beckenbach of Anoka. Gary Sanford, 3910
Enchanted Drive ~~l stated that house numbers should be a
necessity, reflectorized, but not four inches. Johnson asked
if four inch letters were available. Commission noted that
everyone in the audience (approximately 25 persons) indicated
by a~show of hands that their property was in some manner
marked with their respective house number. Rither stated that
he agreed with the 8urpose of the requirement; that each home
owner should for his own benefit mark his property in some
fashion but expressed reservations regarding making it an
ordinance requirement; if one person has to comply, then all
should and how do you enforce it? Commission agreed that it
is in the interests of the property owner to mark his house
and it was also the property owner's choice to remain
anonymous. It was moved by Rither, seconded by Miles, that
the Planning and Zoning Commission recommend to the Grow Town-
ship Board of Supervisors that residents be encouraged to place
their house numbers on their mailboxes and homes in such manner
as their properties may be readily identified. Motion carried.
Unanimously. Chairman accepted draft of proposed horse ordinance.
Commission reviewed zoning form, noting that it was
acceptable. However, Commission agreed that all members of the
Commission should receive copies of the applications.
COffi~ission discussed snowmobile ordinance. Chairman
distributed copies of 1973-74 Minnesota Snowmobile Safety Laws,
Rules, and Regulations. Johnson asked if there had been any
problems with snowmobiles. Jaworski stated that there were none
that he had heard of. Leroy Clem, 3328 l73rd Ave Nfl asked to
go on record as being opposed to any regulations other than
adoption of the State law. Rither asked if there would be any
January 29, 1974
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objection to restrictions on the machines and their operations
in parks and park areas, particularly those parks where our
children play, skate, slide? Clem stated that there should not
be separate restrictions; we are the parks, we pay taxes to
maintain them and we should be able to use them; we will have
bikes, horses in those parks in the summer. Discussed Rum
River trail noting that the trail is no doubt responsible for
fewer complaints this year although the lack of snow was also
cited. Miles asked if it should be necessary to draw up some
regulations would those in the audience be willing to assist
in the formulat~on of the ordinance? The response was yes.
Mrs David Drevdahl, 3714 174th Ave NN asked if there would be
an ordinance for bikes if there was one for snowmobiles?
It was noted that bikes are regulated under the motor vehicle
laws. Dale Baanrud, 3754 174th Ave WN, stated that if machines
would be banned from the roads there would be no way to get to
the trail. Rither pointed out the problem of those in the
township who depend on agriculture for a living, particularly
those who are sod farmers and:the damage that has occurred in
one or two cases from someone irresponsibly using their machine
and asked what would be the solution for those people. Dennis
Wanless 3210 173rd Lane NN, stated that more money should be
allocated for trails. Holasek stated that there should be some
restrictions on speed on the streets to the effect that the
speed limit for snowmobiles should not exceed that set for
automobiles. Commission noted that representatives of the
Snow Ghosts, Snow Champs, and Snow Cruisers were in the audience.
Commission discussed enforcent, noting that it would be
difficult; noted that the Township will be contracting with
the county, 8 hours per day, $35,000; 7,653 people and
approximately 34 square miles. Rither expressed hope that
if regulations were passed there would be a minimum of that
patrol time spent on snowmobile complaints of little conse-
quence. It was moved by Jaworski that the Planning and Zoning
Commission recommend to the Grow Township Board of Supervisors
that the Minnesota Snowmobile Safety Laws, Rules and Regulations
as amended, be adopted by reference. Motion Died for lack of
a second. Eugene Olesen, ,Route 3, asked if it would be possible
to have the clubs assist the law enforcement service. Commission
noted that the Sheriff would have jurisdiction.
Bruce B. Hay appeared before the Commission. Hay
stated that he~was seeking a variance from the requirements of
Ordinance #6, Mobile Home Parks. Hay stated that he would like
to begin construction for up to 100 units in an underground
sewage system; presented letter from Minnesota State Health
Department (copy attached) stating that the Department has
authority to allow such an activity figuring 150 gallons per
unit, per day, times one hundred units represents 15,000 gallons
of discharge. Jaworski read letter. Miles referred to Grow
Township Soils Limitations Map and located property on said
map (west shore of Round Lake to 7th Ave NVl. In response to
questioning by Johnson, Hay stated that development would begin
on higher ground, as close to 7th Ave WN as possible in order
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to keep road costs down; there is a total of approximately
114 acres and the proposed 100 units would use about twenty
to thirty acres. ~tiles noted that based on the Soils Map,
something less than forty acres falls within the classification
that does not indicate severe limitations with regard to
building. Commission reviewed Ordinance #$, Section 5.04,
Variances and appeals. Miles stated that Ordinance #6 did
not provide for a variance and therefore questioned the
handling of the variance under Ordinance H8. Miles stated
that after reading Ordinance #6, Section 5, X, he did not
see how we could issue a variance without a variance section
in it. Hay stated that the variance would enable him to start
the mobile home park; the Metro Sewer Council - they lean
heavily toward temporary set-ups which will have sewer in
the near future; it is in good interests to get underway; If
I was out another three miles or so I would not ask for it.
Commission discussed variance section of Ordinance #$, noting
section on Manufactured Housing, PUD. Rither request of
Chairman to recess meeting for five minutes was granted.
After recess, Miles said that this type underground system,
this size, this close to Round Lake, would have an adverse
effect on Round Lake; we don't really know when public sewer
is coming and I don't know how we can allow it being aware
of the delays. Rither stated that he felt the variance should
be processed under terms of Ordinance #8, even though Ordinance
6 does not specifically set out~the provision for the variance;
we can grant the benefit of a doubt and resolve the legal
question before the Town Board takes action. Johnson stated
that he agreed with Miles regarding the amount of sewage
going into the ground. Hay noted that the Health department
has jurisdiction. It was moved by VanderLaan, Seconded by
Rither, that the Grow Township Planning and Zoning Commission
recommend to the Grow Township Board of Supervisors that the
application of Bruce Hay for a variance from the requirements
of Ordinance #6, Section 5, X, in order to begin construction
of a mobile home park be disapproved because of the danger of
pollution of Round Lake; Ordinance 8, Section 6, Subparagraph
6.01, R-5 Manufactured Homes; that the reasons stated for
requesting the variance do not have to do with the characteristics
of the land as stipulated in Ordinance 8, Section 5.04, Variance
and Appeals. Motion carried unanimously. Rither state~. that
the reported policy of the sewer board to allow these types of
development was in apparent contradiction to the policies
stated in the Metro Council Physical Development Guide Plan.
Hay stated that the Sewer Board likes to see interim measures -
you can talk to Doughtery - they like to facilitate development.
Miles noted that the Memo from the Health Department did not
refer to Round Lake.
John Abrahamson appeared before the Commission
regarding a variance application. Abrahamson stated that
the lot is a little over five acres, on Nightingale St mV,
and the width at the front set-back line is 312 feet; that
he was told by the Building Inspector that a variance would
be necessary because the requirement is 330 feet. In response
to questioning, Abrahamson stated that the lot could not be
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enlarged due to ownership on one side and a road easement on
the other. Commission noted Ordinance #8, Section 4.09,
Platting and fact that figure should read 330 feet vice 300
feet in width; inconsistent with 6.02 Minimum Requirements;
Commission to take necessary steps to amend 4.09. It was
moved by Miles, seconded by Johnson to recommend to the Grow
Township Board of Supervisors that the variance request of
John Abrahamson to vary the lot width at the front set-back
line from 330 feet to 312 feet be approved due to confusion
existing in Ordinance #8, and due to the existing lot size
which cannot be enlarged; there isa hardship due to the
characteristics of the land in accordance with Ordinance #8,
Section 5.04. Motion carried unanimously.
Al Parent appeared before the Commission regarding
a request for variance of lot size on property located at
15012 Round Lake Blvd Wfl. Parent stated that they bought the
property thirteen years ago, before Ordinance was adopted and
they are not running out of space; aware of 2t acres and 330
foot frontage requirement; understood they were put in some
time ago to prevent high density development on large tracts;
lot is 20 to 30 feet above the low water line area; property
to the north is the Seventh Day Adventist Church; there is
no plan for a rectory which was confirmed by the minister;
depth of lot is entire distance to lake; how far does sewage
travel and what are we trying to prevent? Chairman noted
that we are trying to prevent high density development and
ground water pollution as stated earlier. Parent noted
requirement of set-backs and 50 foot separation of well and
septic system. Holasek noted that the 50 foot separation is
horizontal, there is also a 75 foot minimum depth. Miles
noted that our soils are sandy which absorbs well but that it
doesn't hold anything either. Discussed effects of high density
development on water table; ground seepage of effluent;
hydrostatic pressure resulting from a combination of wells and
septic system; that this is discussed in the Sewer Feasibility
Study for the Township; discussed ground water movement and
the Soils Limitations Map. Parent stated that it was important
to note the development nearby which amounts to very little;
distance between property and church is some 300 feet or
better; spoke to areas residents and no objections were
received; property could be laid out in such a way that space
would be available in the future in case [the septic system]
would have to be re-done; property is approximately 3.35 acres.
Miles noted that the property is in the R-l Zoning District and
to grant the variance would be to create two substandard lots.
Parent read letter from Dallas S. Felegy, Shoreland Zoning
Administrator. Jaworski stated that he visited with Felegy on
January 28, 1974 and Felegy stated that the Shore land Zoning
requires one acre minimum but that a hardship would have to be
shown; the letter could be taken either way. Rither noted
Hall variance disapproval, south of subject property. Miles
restated concern about creating two substandard lots. Parent
stated that the conditions could be the same on two twenty
acre lots with respect to the location of the septic systems.
January 29, 1974
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Commission noted that the important difference is the density.
In response to questioning, Parent stated that the County h~d
voiced no opposition to adding another driveway to county
road #9. Commission noted that in the past the County was
somewhat concerned in that regard. Johnson noted that Parent
felt that there is a hardship with the land and agreed that
maybe a hardship does exist as a property owner in that the
family has outgrown the house that is there but asked how is
it a hardship with the land? Rither read Ordinance #8,
Section 5.04 Variance and Appeals. Johnson asked Parent to
state what hardships exist with the land to grant the variance;
that he could see a personal hardship but not any hardship :
regarding the land. Parent stated that the reason is the size
of the lot. VanderLaan noted the case of the Strand variance
and expressed the feeling that it could be precedent setting
and through successive lot splits create high density develop-
ment. Jaworski noted case of Born variance with a high degree
of personal hardship but no basis for granting the variance on
the basis of land characteristic. Commission noted that the
requirements of the Ordinance must be the criteria. Johnson
stated that he understood Parent's predicament and wished he
could tell him to go ahead but the Ordinance must be followed;
we must try to preserve Round Lake; if there is a solution to
your particular problem it would be to urge you to put on an
addition. Miles and VanderLaan expressed similar thoughts,
noting that the criteria of Ordinance #8 must be met. It was
moved by Miles, seconded by Bush, to recommend to the Grow
Township Board of Supervisors that the request of Al Parent
for a variance of lot size at 15012 Round Lake Blvd Wfl be
disapproved due to the following: (1) hardship due to
characteristics of land was not shown; (2) possible adverse
effect on adjacent land from'the additional septic system; and
(3) addition of access point to County Road #9. Motion
carried unanimously.
Chairman read letter from Anoka County Health
Department regarding proposed County Ordinance for Septic
Systems with local administration. Commission noted that
letter requested comments to be submitted by January 29, 1974.
Commission noted that letter was directed to Town Board,
therefore it was not necessary for the Commission to respond.
It was moved by Miles, seconded by Johnson, that the
minutes of the November 27, 1973 meeting be approved as
corrected. Motion carried unanimously.
Moved by Johnson, seconded by VanderLaan to adjourn.
Meeting adjourned 11:20 PM.
s~ Clerk, Planning arid Zoning Commission
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January 31, 1974
TO:
FROM:
SUBJECT:
GROW TOWNSHIP BOARD OF SUPERVISORS
GROW TOWNSHIP PLANNING AND ZONING COMMISSION
FOUR INCH, REFLECTORIZED, HOUSE NUMBERS
Gentlemen:
At a meeting held January 29, 1974, the Commission
discussed the proposed resolution to require four inch,
reflectorized, house numbers within the Township of Grow.
The Com~ission notes the following observations
regarding the proposal:
1. Citizens attending the meeting voiced opposition
to the proposal.
2. Grow Township has adopted the Metropolitan
house and street numbering system.
3. It is in the best of interests of each property
owner to identify his property but it is also
the property owner's choice to remain anonymous.
4. All residents would have to comply with the
requirement which involves an enforcement problem.
It was moved by Rither, seconded by Miles, that the
Planning and Zoning Com~ission recom~end to the Grow Township
Board of Supervisors that residents be encouraged to place
their house numbers on their mailboxes and homes in such
manner as their properties may be readily identified. Motion
carried unanimously.
Art Jaworski, Chairman, Planning and Zoning Commission
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TO:
FROM:
SUBJECT:
January 31, 1974
GROW TOVfNSHIP BOARD OF SUPERVISORS
GROVl TOWNSHIP PLANNING AND ZONING COMMISSION
VARIANCE APPLICATION - BRUCE B. HAY
Gentlemen:
At a meeting of the Commission held January 29,
1974, Bruce B. Hay appeared regarding an application for
variance from the requirements of Ordinance #6, Section 5, X,
which states: All mobile home parks must be serviced by a
municipal sewage system. No permits will be issued until
municipal sewage service is available.
1. Applicant stated that he would like to begin
construction for up to one-hundred (100) units
in an underground system on an area of from
twenty (20) to thirty (30) acres.
2. Hay presented letter from Minnesota State
Health Department stating that the Department
has authority to allow such activity figuring
150 gallons per unit per day times one hundred
units which represents 15,000 gallons of
discharge.
3. Hay stated that the variance would enable him
to start the mobile home park; that the Metro
Sewer Council leans heavily towards temporary
set-ups which will have sewer in the near future;
that it is in the good interests to get under-
way.
Commission notes the following:
1. The type and size of the system and the proximity
to Round Lake would have an adverse effect on
Round Lake.
2. Community does not know when sanitary sewer will
be available to the area.
3. Commission recognizes that Ordinance #6 does not
contain a provision for granting a variance. However,
in the absence of counsel, Commission proceeded to
process the application under the provisions of
Ordinance #8, Section 5.04, Variances and Appeals,
and applied the criteria as stated.
It was moved by VanderLaan, seconded by Rither, that
the Grow Township Planning and Zoning Commission recommend to the
Grow Township Board of Supervisors that the application of Bruce
Hay for a variance from the requirements of Ordinance #6,
Section 5, x, in order to begin construction of a mobile home
VARIANCE - .DCE Ht.
JANUARY 31, 1974
park be disapproved because of the danger of pollution of
Round Lake; Ordinance 8, Section 6, Subparagraph 6.01,
R-5 ~~nufactured Homes; that the reasons stated for
requesting the variance do not have to do with the character-
istics of the land as stipulated in Ordinance 8, Section
5.04, Variance and Appeals. Motion carried unanimously.
Art Jaworksi, Chairman, Planning and Zoning Commisslon
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January 31, 1974
TO:
FROM:
SUBJECT:
GROW TOWNSHIP BOARD OF SUPERVISORS
GROW TOWNSHIP PLANNING AND ZONING COMMISSION
VARIANCE OF LOT VlIDTH - JOHN ABRAHAMSON
Gentlemen:
Applicant appeared before the Commission at a
meeting held January 29, 1974, and stated the following:
1. Subject parcel is a little over five acres.
2. Width at the front set-back line is 312
feet where 330 feet is required.
3. Width at front set-back line cannot be
increased due to ownership of land on one
side by another party and provision of a
road easement along the opposite side lot
line.
It was moved by Miles, seconded by Johnson to
recommend to the Grow Township Board of Supervisors that
the variance request of John Abrahamson to vary the lot
width at the front set-back line from 330 feet to 312 feet
be approved due to confusion existing in Ordinance #8, and
due to the existing lot size which cannot be enlarged; there
is a hardship due to the characteristics of the land in
accordance with Ordinance #8, Section 5.04. Motion carried
unanimously.
Art Ja.'orski, Chairman, Planning and Zoning Commission
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DEPARTMENT 0;;' r;C::AL-~-H
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717 CZ:"AVJARZ 5.-^~:;7 ::i.::.
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~~uary 23~ 1974
I'.':::". Br~cc Hay
4550 C~ntral Avc~ue N.E.
~i~~e~po1is, Mir~~esoca
55421
:Dear
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F.ay:
This is to confi:~~ infor~ation given to YOQ by ~r. ~obe~t
L~shbrock L~ a telephone cccvcrsation on J8r.uary 24, 1974.
/
The Mi~1csota D8p8.rtj~c~t ci' ::e8.1 ~~ ..;..,;-,; CU~'I'2n tly r2.s:pc~s:.. ')~8
for the review and approval of pl~~s &~d z}ecifications cGve=i~3
sc~')tic tan:'..: soil abso:;:,pt::'O!l ty:.:,e SCVi8.SG t:-82.tr;le::lt and. C.i8l?O~8.l
systems which serve establisr~cents lice~s8d by ~his De~a~~~e~t.
~Dis aut~o~ity is granted th~o~3h a~ ab~ee~Gn~ vdth t~e 1~r~~~sot~
?ollution Co~trol Agency. Our design criteria l~~itG the use o~
soil absorption disposal syster:ls to a daily sewage flow of 15, oeo
g~llons or less.
In the case of mobile hOLle ,arkz, it is l1.ecessa:.--y -c;~"'C a
prospective licensee SE:c-~re loc2.1 zo:::..nG pcr--::.ission ==0:::' \'.::-:2.~evc:::
gover~ental subdivision ~~S autho~ity ~d ~cspo~sibility for
zoning in the area where the proposeQ ,ar~ is to be locateQ.
If you r~ve any questions conce~1in~ this matter~ please
comm~1icate with us.
You:cs very truly,
. /~</~ 1/ .
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C. B. ~cl~~eiaer, Section Chief
Hotels, Resorts & Restau~~~s
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January 31, 1974
TO:
GROW TOWNSHIP BOARD OF SUPERVISORS
GROW TOWNSHIP PLANNING AND ZONING COr~~ISSION
VARIANCE OF LOT SIZE - AL PARENT
FROM:
SUBJECT:
Gentlemen:
Applicant appeared before the Commission at a
meeting held January 29, 1974 and stated the following:
1. Subject parcel is located at l5012 Round Lake
Blvd. MN.
2. Parcel contains approximately 3.35 acres as
determined by survey.
3. Applicant desires to create two lots in order
to erect new home oh one of.t~ecnewly..created.
lots.
4. Applicant stated that the home presently on
the property, in which he resides, is no longer
of sufficient size for the needs of his family.
5. Parent noted the lack of development in the area;
that residents had been contacted and no objections
were raised.
Commission notes the following:
1. Parcel is located in the R-1 Zoning District.
2. Granting the variance would create two substandard
lots.
3. Applicant did not show sufficient cause to grant
the variance on the basis of land characteristics.
4. The integrity of Round Lake should be preserved.
5. Awareness of County concern with additional access
points onto County roads.
It was moved by Miles, seconded by Bush, to recommend
to the Grow Township Board of Supervisors that the request of
Al Parent for a variance of lot size at 15012 Round Lake Blvd
tnv be disapproved due to the following: (1) hardship due to
characteristics of land was not shown; (2) possible adverse
effect on adjacent land from the additonal septic system; and
(3) addition of access point to County Road #9. Motion
carried unanimously.
Art Jaworskl, Chairman, Plannlng and Zonlng Commission