HomeMy WebLinkAboutApril 30, 1974
\
I
I
, J
/
GIRVW
lfQ)W~~DiD1P
'-
/
THE SCHEDUIED NONTHLY MEETHG OF THE GROW Ta<mSHIP PIAN1JIl{1 AND ZONIl{1
COJo1NISSION WILL BE HELD APRIL 30" 7:30 AT THE GROW COl-'OOJNITY CENTER 1685
CROSsrOWN BLVD.
ADJENDA:
1. Continued PUBUC HEARIl{1 horse ordinance.
2. Continued Don Erickson Variance request.
3. PUBUC HEARIl{1 White Oaks Country Estates Lo B. Carlson, developer.
4. Tony Emmerich Sketch plan, Tentative.
5. Variance request Arlyne Johnson platH 65927 parcel # 7400 . Substandard
lot size.
6. Variance request Lawrence Blesi plat #65914 parcel #9450 and plat #65914
parcel 119450-4. TriO substandard lots", ' L (l,
7. Newsletter asignments. CJ U }J Z c.-,Co 111-4 ( -I.JI=;:J...
8. Discussion on 75% requirement proposed by Building Inspec~r Arntzen.
Art Jaworski 421 - 1087
J
~~vw
TVWNS~IP
The regularly scheduled monthly meeting of the Grow Township
Planning and Zoning Comm~ssion was held April 30, 1974 at the
Community Center. Chairman Art Jaworski called the meeting to
order at 7:45 PM with Commission members Bush, Johnson, Miles,
Rither, and VanderLaan present.
Commission continued Public Hearing on Proposed Horse
Ordinance. Reviewed April 2, 1974 Hearing. Miles discussed
the followin&:
[lJ Cut acreage to Ii acres;
[2J Allow one horse per acre versus 2i acres and one
horse per i acre;
[3J Modify rear yard set-back to allow those who have
no rear yards.
Discussion followed with Commission noting that if there is no
rear y&rd then there should be no objection to allowing it in the
front or side yard providing the granting of the variance does
not adversely affect adjacent property owners; the Horse Committee
must make their required investigation and subsequent recommendation
based on their findings. 1m must respect the feelings of the
adjacent property owners.
It was moved by r~iles seconded by VanderLaan that the Public Hearing
on the Horse Ordinance be continued to the regularly secheduled June
25, 1974 meeting. During discussion, it was noted that the Attorney
had not received the proposal in order to determine what effect it
would have on Ordinance #$. Motion carried.
Commission continued discussion on the Don Erickson
request for yariance. Commission noted that several meetings had
been held on the request due mainly to incomplete information
submitted by the applicant. Commission discussed possible ease-
ment from Coon Creek Drive to Coon Creek along the westerly edge
of the parcel. Commission noted that location with respect to and
frontage on South Coon Creek Drive is unique; that the par.cel is
in excess of five (5) acres in area; granting of the variance
would not appear to adversely affect the existinp 0r Dotential use
of adjacent land. Erickson stated that he was agreeable to the
granting of an easement to the Township of Grow along the westerly
thirty-three (33) feet in order to provide public.access from
South Coon Creek Drive to Coon Creek. It was moved by Miles,
seconded by VanderLaan that the Grow Township Planning and Zoning
Commission reco~~end to the Grow Township Board of Supervisors
that the request for variance of Don Erickson be approved.
Motion carried unanimously.
Commission conducted a Public Hearing on the Preliminary
Plat, White Oaks. Country Estates, Lawrence Carlson, Developer.
The following documents were noted presented:
1. Grading and Drainage Plan
2. Preliminary Plat
3. Final Street Grades Plan
4. Soils and Drainage Investigation for White Oaks
Country Estates, by Ronald Harless, 173 Yoho Drive
Anoka, Minn. 55303 Dated April 8, 1974.
5. Copy of ASCS Soils Report.
6. Township Engineers findings based on review of
PAGE T#O pr'~NING "TD ZONING COMMISSION APRIL ~0, 1971
Plat data.
Chairman asked for comments from the audience.
Ralph Lund, 819 89th AVe ~T discussed the proposed roads, stating
that the roads should be sixty-six feet and not fifty feet wide;
that all other communities require sixty-six feet and that Grow
should also.
Mary Wetzel, 17115 Verdin St m~ discussed whether or not the drainage
would be adequate after the plat is fully developed.
Kathy Isle, 17139 Verdin St W# discussed locations of proposed septic
systems and drainfields, asking for assurance that the drain-
fields would not be allowed in nor drain into the wetlands.
Commission noted that the Township can adopt various standards of
requirements for its roads based on anticipated use, location,
and that the fifty foot width was found to be adequate; drainage
is controlled by easement and must be adequate to serve the platted
area; septic systems and drainfields are installed under the
supervision of the Building Official. Commission reviewed Harless
report. Commission expressed concern that-there is only one
entrance notwithstanding the Engineering comment that it is not
unusual in such newly developed areas. Ccmmission discussed final
grading plan and what disposition is contemplated for the peat
and muck that is to be removed. CArlson stated that it was not
known at this time what will happen to the peat and muck; that it
will be incorporated into the final grade in some manner. Johnson
read from Ordinance #10, Section 7f noting that while the Plan
has not been adopted, it appears that to allow this development
would be defeating the orderly development of the township as
proposed in the Community Development Plan. Carlson stated that
the plat is in conformance with present ordinances. Jaworski
noted that the Plat meets present requirements. Johnson asked
if, based on present requirements, this plat represents good
planning. Rither stated that he agreed with Johnson; it probably
does not represent good planning that good planning starts with
a development plan and that unfortunately no such plan in presently
in operation. Miles noted that the plat appears to meet the
existing requirements. Discussed park area. Miles noted that
while the proposed park is ideal for the purposes as envisioned
by Carlson, is the park ideal for bur purposes? Carlson stated
that no area is suitable for a ball park within the plat.
Jaworski inquired about drainage easements. Carlson stated that
the appropriate easements would be provided on the final plat and
in accordance with the Engineers' request. Rither stated that
over the years there have been many plats come through the
Commission and nearly everyone of them dedicated park land
that was primarily swamp or wet land; that as desireable as it
is to preserve these areas they do not make good parks and that
we should either require some high land or ask for cash payment.
Carlson stated that we shouldn't throw out the wet lands and
then discussed the abundant wild life in the area. VanderLaan
asked if the Park Advisory Board had seen the property. Carlson
stated that they had. Miles stated that we must look at the
total picture; kids must have dry land on which to plat; they
cannot be in muck up to their knees. VanderLaan asked if the
Commission must formally move to have the Park Advisory Board
examine the park. Miles noted that it was not necessary, that
they should have been given a copy of the plat. Johnson noted
PAGE THREE "1LANHHTf' AND ZONING COMMISSION
AT>"IL 30 '974
that in his opinion the lack of additional access left much to be
desired. It was moved by VanderLaan, seconded by Miles, that the
Grow Township Planning and Zoning Commission recommend to the
Grow Township Board of Supervisors the approval of the Preliminary
Plat, White Oaks Country EStates, Lawrence B. Carlson, Developer,
contingent on the following:
1. Proposed park land be approved by the Grow Township
Park Advisory Board.
During brief discussion, Johnson stated that although the plat
meets the present requirements, he likes to look to the future
and according to everything we have discussed during the past
year, the plat appears to be out of context with our goal of
orderly growth. Miles asked if this would mean that prior to
the adoption of the Community Development Plan there will be a
rash of plats coming in. Rither noted that based on past
ex?erience, notably adoption of Ordinance #g, that is precisely
what can happen.
Motion carried. Aye: Bush, Miles, Rither, VanderLaan
Against: None
Abstained: Johnson
Chairman called for Tony Emmerich who was not present.
Arlyne Johnson appeared before the Commission regarding a request
for variance on Parcel 7400, Plat #65927. Johnson stated that she
purchased the lot in 1959. Commission noted that subject lot is
located in the R-3 Zoning District; lot is 170 feet wide by 231
feet deep containing 39,270 square feet. Commission noted that
subject lot meets the requirements of Ordinance #$ and is
deemed buildable.
Lawrence Blesi appeared before the Commission regarding a request
for variance. Commission reviewed minutes of Commission meetings
held November 24, 1970;April 20, 1971; April 27, 1971; and
April 24, 1974. REviewed lot drawings as submitted by Blesi.
Johnson noted that parcel or parcels are located in the R-1 District.
Discussed roads and access. Commission noted that drawings were
not clear; dimensions not clearly shown; cannot identify parcel
on the half section maps; cannot relate one parcel; description of
the parcels should be on the variance request; Parcel 9450 Plat
65914 does not have access to approved public street. Johnson
suggested and Commission agreed that Blesi should have the parcels
surveyed in order to provide accurate data on which to base a
recommendation. It was moved by Johnson, seconded by Miles, that
the Commission table the request for variance until Blesi can
bring in an up to date certificate of survey and confirmation of
approval of Sycamore street as a Township road.
Motion carried. Aye: Bush, Johnson, Miles, Rither, VanderLaan
Against: None
Abstained: None
Commission discussed Newsletter; assigned news items and set
deadline of May 22 for articles and publication date of June 26.
Commission discussed suggestion of Building Official Walter
Arntzen that each lot have at least 75 percent of its area as
high and dry land. Commission discussed lots which have a
substantial amount of swamp or wetland in one corner with a
little bit of juggling in order to get a building site.
........
. PAGE FOUR
\NNINr \ND ZONING COMMISSION APF
30, ~4.
Commission reviewed letter sent to Commission by Arntzen noting
a potential problem with many sewage systems wherein many lots
do not have adequate area to expand or replace the system
should it fail. Arntzen suggests that at least 75% of a platted
lot meet the Group I requirements of the soils limitations map.
In so doing, the letter states, this will allow expansion of the
sevmge systems, allow the property owner more room for other
types of expansion and minimize the possibility of contaminating
the surface water. During the discussion, Commission noted that
with each spin off of wetlands with each lot, the porposed green
way system isjeopardize~; it is poor use of land and planning; the
percolation rate is high in the sandy soils in the Township and
that these wetland areas are considered recharging areas for the
underground water supplies and consequently the probablilities of
pollution and contamination are increased. It was moved by Johnson,
seconded by Rither, that the Grow Township Planning and Zoning
Commission recommend to the Grow Township Board of Supervisors that
in unsewered areas, at least 75% of each building site of five (5)
acres or less in area, meet the Group 1 and -2. requirements of
the Soils Limitations Map.
Motion Carried. Aye: Bush, Johnson, Miles, Rither, VanderLaan
Against: None
Abstained: None
It was noted that in the Carlson ~hite Oaks Country Estates Plat,
no plan for resubdivision in accordance with Ordinance #10,
9.06 Lots a2, was presented.
The following meeting dates were set:
May 9, 1974 - Community Development Plan - 7:30PM Community Center
May 16, 1974 - Ordinance Discussion with Building Official and
Attorney - 7:30 PM Community Center.
It was moved by VanderLaan, seconded by Johnson, to adjourn.
Motion carried. Meeting adjourned at 1155 PM
and Zonlng Commission
c;~()W
T()WNStlIP
April 30, 1974
TO:
FRQr.T:
GR01iI TO':lNSHIP BOARD OF SUPERVISORS
PLANNING AND ZONING COt~~ISSION
VARIANCE REQUEST - DON ERICKSON
SUBJECT:
Gentlemen:
Mr. Don Erickson appeared before the Commission on three different
occasions; March 26, 1974, April 2, 1974, and April 30, 1974. The
frequency of appearances was due to incomplete information.
It was moved by Miles, seconded by VanderLaan and carried unanimously,
that the Grow Township Planning and Zoning Commission recommend to
thE Grow Township Board of Supervisors that the request for variance
of Don Erickson be approved:
1. Location with respect to and frontage on South Coon
Creek Drive is unique;
2. Subject parcel is in excess of five (5) acres in area;
3. Granting of the variance would not appear to adversely
affect the existing or potential use of adjacent land.
4. Erickson agrees to grant an easement to the Township
along the westerly t~irty-three (33) feet in order
to provide public access from South Coon Creek Drive
to Coon Creek.
Art Jaworski, Chairman, Planning and Zoning Co~~ission
f;~()W
T()WNSIiIJ>
April 30, 1974
TO:
FRmlJ::
SUBJECT:
GRO'e'T TO',\TNSHIP BOARD OF SUPERVISORS
PLANNING AND ZONING COMMISSION
PRELIMINARY PLAT - WHITE OAKS COUNTRY ESTATES
Gentlemen:
A Public Hearing was held April 30, 1974 to consider the Prelimin-
ary plat of White Oaks Country Estates, Section 9. Commission
examined plat and supplementary documents submitted; reviewed
Engineers report of April 24, 1974. Subject p18t and information
is found to be in general conformance with applicable Ordinances.
Developer stated that required drainage easements will be provided
for on final plat and as stipulated in the engineer's report to
the Township of Grow. Commission expressed concern with limited
access to the development. Commission discussed suitability of
proposed park area, noting desirability of acquiring land that is
dry, well drained and more adaptable for active park use. It was
noted that the Grow Township Park Advisory Board had not received
a copy of the plat nor had they made a formal inspection and
recommendation.
PUBLIC COMMENTS:
Mary Wetzel, 17115 Verdin St. Wn, discussed whether or not the
drainage would be adequate after the plat is fully developed.
Kathy Isle, 17139 Verdin St. Wfl, discussed locations of proposed
septic systems and drainfields, asking for assurance that the
drainfields would not be allowed in nor drain into the wetlands.
Ralph Lund, 819 89th Ave ~fl, discussed the proposed roads, stating
that the roads should be sixty-six feet and not fifty feet wide.
It was moved by VanderLaan, seconded by Miles, that the Grow Town-
ship Planning and Zoning Commission recommend to the Grow Township
Board of Supervisors the approval of the Preliminary Plat, White
Oaks Country Estates, Lawrence B. Carlson, Developer, contingent
on the following:
1. Proposed Park land be approved by the Grow Township
Park Advisory Board.
r.1otion carried:
For: Bush, Miles, Rither, VanderLaan
Against: None
Abstained: Johnson
Art Jaworski, Chairman, Planning and Zoning Commission
f3~VW
TVWNStilJ>
April 30, 1974
TO:
FROM:
SUBJECT:
GRO':l TO'.'mSHIP BOARD OF SUPERVISORS
PLANNING AND ZONING COtJIJlIISSION
PROPOSED CHANGES - ORDINANCE #10
SUBDIVIDING AND PLATTING
Gentlemen:
This report represents a consolidation of the December 8, 1973
and April 2, 1974 reports to the Board of Supervisors regarding
the changes proposed for Ordinance ij10. The Commission feels
that this consolidation will be less confusing and will enable
the Board to implement the changes without additional deferment.
Additional background information will also be found in a letter
dated October 31, 1973 written by Orren Fricke, P.E., of Consult-
ing Engineers Diversified, Township consulting engineer, to
l1illiam Hawkins, Township attorney, regarding the proposed changes.
The Commission notes that the Ordinance has been in effect for a
little over two years and that the proposed changes are ~hose
thought necessary to make the Ordinance more workable and responsive
to the practical applications of the regulations by clarifying
the language, improving the administrative procedures, implementing
additional and increased standards of performance and assuming
additional authority as granted by State law.
The Grow Township Planning and Zoning Commission, at meetings held
November 27, 1973 and March 26, 1974, unanimously recommends to
the Grow Township Board of Supervisors that the following changes
to the Subdividing and Platting Ordinance #10 be implemented as
soon as possible:
Section 7.01
Section 7.02-a
Section 7.02-e
Section 4
Section 9.02-c
Section 9.03-a
Change to read "There shall be no conveyance of
land described by metes and bounds if the con-
veyance is less than twenty (20) acres in area
and 300 feet in width."
Change to read "---at least 23 calendar days---"
Change to read "---hold a public hearing on the
preliminary plat within sixty days after---"
Change Definitions to read in part: "Sketch plan
is --- submitted to 'the clerk for consideration---".
Change to read in its entirety: No preliminary
plat shall be approved wherein lots front only on
the right-of-way of arterial roads.
Change to read in its entirety:
a. VTidths. All street rights-of-way shall be
fifty feet unless otherwise directed by the
Planning Commission, on the basis of anticipated
traffic volume, planned function of street and
character of abutting land use. The road-way
PROPOSED CH }ES T( lRDINANCE #10
Section 9.03-i
Section 9.03-p
Section 9.07
Section 10.03-a
Section 10.03-b
Section 10.09
Section 11.01-a
PAGE THC'
surface shall be in accordance with standards
and specifications which have been adopted by
resolution of the Town Board and shall be in
accordance with the anticipated function of the
street and the character of the abutting land uses.
Change to read in its entirety: Half streets shall
be prohibited except where necessary to complete
the right-of-way of an existing half street.
Change to read: "Rights-of-way of street
intersections---".
Dedication of Parks or School Sites: Change to
read: "In all new subdivisions, industrial plats,
and commercial plats, ten percent of the gross
area subdivided shall be dedicated for public
recreation space or school sites, with such ten
percent being in addition to property---". Also,
"---if no land in the subdivision is suitable for
such use, the subdivider shall be required to
pay a fee of one-hundred dollars (S100.00) per
lot---".
Change to 150 percent.
Change to 150 percent.
Add the following sentence: Drainage facilities
shall be provided to convey surface water to
publicly owned or controlled drainage facilities.
Change in part: "---, the subdivider shall file
seven (7) copies of the final plat and three (3)
copies of improvement plans and specifications
with the clerk---".
Art Jaworski, Chairman, Planning and Zoning Commission
f;~VW
TVWNSIiIJ>
May 24, 1974
TO:
FROM:
SUBJECT:
GROW TOvmSHIP BOARD OF SUPERVISORS
PLANNING AND ZONING COMMISSION
BUILDING SITE CRITERIA BASED ON SOILS LIMITATIONS MAP
Gentlemen:
The Planning and Zoning Commission has received a letter from
Mr. Walter Arntzen, Grow Township Building Official, expressing
concern over a potential problem with many sewage systems in the
Township wherein lots do not have adequate area to expand or
replace sewage systems should they fail. The>Commissio~ discussed
this situation at a meeting held April 30, 1974. The Commission
noted that due to the extensive amount of wetlands or swamps in
the Township, many lots, while containing the required dimensions
and square footage, sometimes do not have a building site which
is adequate to allow on site sewage systems, without the danger
of deepage~into the surrounding wetlands. Should these systems
fail to function, then there is the problem of relocation or
expansion due to the limited high ground available. The Commission
notes that these wetlands are considered recharge~areas for our
underground water supplies. Consequently, the chances of polluting
or contaminating these vital supplies increases in relation to
(1) the number of systems installed in an area, and (2) their. ~
proximity to the wetlands. The Commission notes that in the sandy
soil types as found in Grow, the percolation rate is rapid.
If the water supply of an area is contaminated, what then do we
do? IVhile the danger to the health and welfare of the the citizens
is paramount, the Commission also notes other aspects of this
situation. With each spin-off of these wetlands with each lot,
we lose a valuable natural resource in that it jeopardizes the
proposed green-way system for the community, resulting in poor
land use and planning. Commission notes that based on the Soils
Limitations Map for Grow Township, development will occur in the
Group 1 and 2 areas, with Groups 3,4, and 5 unsuitable due ,to
severe limitations for urban development.
Therefore, it was moved by Johnson, seconded by Rither, and carried
unanimously, that the Planning Commission recommends to the Board
of Supervisors that in unsewered areas, at least 75% of each
building site of five (5) acres or less in area, meet the Group
1 and Group 2 requirements of the Soils Limitations Map of Grow
Township.
Art Jaworski, Chairman, Plannlng and Zoning Commission