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HomeMy WebLinkAboutJune 26, 1973 u l- e<. 3. Y. s". ~, :J 7. K, q, / -... o o o I)~e.'()do.. Cord-; l'lu.ed --p(4.bli e. J.leo..f:'o~ ~ Y (' e I: rr'\~nt1l'~ "P I~~ - [YI~J6wc,j G.-row Oct kv;ew F..s-J.o.1-e ~ -P"e.I;m;nA.1'"1P/..f Kb/,'d- Hea.r-:'j 13u..'('\-ke.~ L",kc:. Es.!aJ-es Prel;mirlA.,.~ vl,,+ NJoC"dm/U'kD.rJe. Yre/;m;"...,.~ P/q,-r 'P/A.b/,'e-He......r:J fY'I />rR..LOw ~+I''''N'b \Jo..r;AY\t! e.. fY);c\..Q.e..1 ~ef'l'\ Vo"'("';/).....Cl.e... 'RO-b<e.ro't- ""Pe...rs Va.-r:d....<-e- C.O'l'\Y\.e.- "'Pe-l-ers 0,", Sk~{<!.", "\=>1...'1\ )./d-l-or\ cI "Rowe. S' ke.+c.l, "-P/4.1'l ~ (-) ( \ 6rf)w Tf)wn~hip '-~ The regularly scheduled monthly meeting of the Grow Township Planning and Zoning Commission was held June26, 1973 at Crooked Lake school. Chairman Art Jaworski called the meeting to order at 7:30 PM with Commission members Miles, Moen, Newell, and Rither present. uaworski announced that pursuant to action taken by the Commission on June 6, 1973, the Public Hearing for the Prelimianry Plat, Meadowood by Gold Medalion Corporation would be continued. David Fricke, representing Gold Medalion Corp. appeared and presented a revised plat of said proposed subdivision. Commission noted that the deficiencies noted at the Hearing held June 6, 1973 had been revised to conform with Township Ordinances. However, it was noted that no lot dimension was shown for Lot 2, Block 9. Fricke indicated that the omission was an oversight~and would be provided. Fricke indicated that the street names should probably be revised. Commission agreed noting that the alphabet is drawn from names of Indian tribes rather than Indian names. Commission agreed to provide suggested names of Iridian tribes. Fricke noted that access to park area would, because of the terrain, probably be limited to pedestrian traffic. Commission noted that this would present no problem indicating a desire to keep motorized traffic away from the river area. In response to questioning, Fricke stated that soil borings have been taken and the infor- mation is on file. No objections to the proposed development were heard. Jaworski noted that in checking with the Township engineer, the road section would remain the same, i.e., black- topped surface with integral curb. It was moved by Rither, seconded by Miles, that the Commission recommend to the Grow Township Board of Supervisors that the Preliminary Plat, Meadowood, be approved and that the street names be revised to conform with the current street naming plan. Motion carried unanimously. Chairman called for representative of A & R Development Corporation regarding Public Hearing for Grow Oakview Estates Preliminary Plat. No representative present. Page one June 26, 1973 . \ U , , 'J Chairman called for representative of the Gate Company regarding Preliminary Plat. Bunker Lake Estates. Commission noted that the "preliminary plat", a six unit apartment building exists. Jaworski reviewed letter from Township engineer regarding subject plat noting that the engineer reviewed the proposal as a new development rather that an existing development which is proposed to be, in effect, replatted. Jaworski read letter from Walter R. Arntzen, Grow Township Building Official. dated June 13, 1973 which discussed the on-site sewage systems on the property. A copy of the letter to be attached to the minutes of the Commission and also to become a part of the Commission repovt to the Town~Board of Supervisors. Commission discussed proposed parking area noting that it does not comply with Ordinance #$, paragraph $.O$(E). Commission indicated that said parking area should be improved with a good base and blacktopped. Jaworski noted that counsel noted that building is there, () ( " (7rf)W T()wn~hip 0 Page two June 26, 1973 ~J it is an existing use, and that the advantage would possibly be better maintenance of the property. Commission noted that present sewage systems should be inventoried and that said systems should comply with the recommendations as outlined in the letter from the Township Building Official, Walter Arntzen. It was moved by Rither, seconded by Miles that the Commission recommend to the Grow Township Board of Super- visors that the preliminary plat of Bunker Lake Estates be approved provided: (1) Off street parking must be provided in accordance with Ordinance #8, paragraph 8.08(E), (2) Off street parking for residents and guests shall be stabilized with a good base and hard surfaced, and (3) subdivider shall comply with all recommendations as proposed in the letter received from Walter Arntzen, Grow Township Building Official. Motion carried with Newell abstaining. ~J Dick Cherrier, representing A & R Development, appeared before the Commission regarding preliminary plat, Grow Oakview Estates, pursuant to notice of Public Hearing. Commission reviewed engineering letter from C.E.D., Township engineers. Commission notes that no access to park area is provided, suggesting that a fifty foot easement be provided from the cul-de-sac at the end of Eldorado street then in an easterly direction along. the southerly boundary thence in a northerly direction along the easterly boundary up to the area designated as park. Commission noted that the approach grade on 173rd Avenue NW is greater than the three percent maximum permitted by Ordinance #10 paragraph 9.03(c). Cherrier noted that there would be no problem in meeting the requirements. It was moved by Newell, seconded by Miles and carried, that the Commission recommend to the Grow Township Board of Supervisors that the Preliminary Plat of Grow Oakview Estates be approved provided: (1) Approach grade on 173rd Avenue NW be redesigned to conform with Ordinance #10 paragraph 9.03(c) and (2) Developer to provide a fifty foot strip along the southerly line and a fifty foot strip along the easterly line of the proposed sub- division for access to park area and that said fifty foot strips be incorporated as part of the park dedication. <J James Moen and Keith Graham appeared regarding the Public Hearing for Preliminary Plat. Njordmark Dale. Commission reviewed letter from C.E.D.. Township engineer. regarding plat data. It was moved by Newell, seconded by Johnson and carried that the Commission recommend to the Grow Township Board of Supervisors that the preliminary plat of Njordmark Dale be disapproved due to the following: (1) Half street on 179th Avenue must be revised to eliminate the half street. (2) Grading plan must be provided. (3) Proposed typical road cross section must be provided. (4) Property owners within three hundred feet of the plat must be shown. (5) Consideration of park dedication not made. (6) No indication of buildable lots made. It was suggested by Johnson that we recommend payment in lieu of park dedication in that the development is small and that there is a definite disadvantage in having numerous, small, and scattered tot lots. Commission agreed, with Johnson suggestion. Moen indicated that either land or payment would make very little difference. r ' " \ , \ , ' f7tf)W T f)wn~hip ,,-) Page three June 26, 1973 ~J It was moved by Rither. seconded by Newell and carried, that the Public Hearing for the preliminary plat of Njordmark Dale be continued to July 31, 1973. Marlow Strand appeared before the Commission regarding a variance from Ordinance #10. Strand proposes to split a lot on a metes and bounds parcel of approximately 4.$ acres within Section 1$. Jaworski referred to the Variance and Hardship sections within Ordinance #10 and noted that Strand had applied to the Town Board for a variance from the platting requirements. Commission discussed the impact of lot splits in terms of the ability of the community. to extend streets, utilities, public transportation and other services; that these extensions would become more difficult as the community, through the subdivision regulations having been "varied" lost the control of urban growth and development. It was noted that the community could, through successive lot splits, wind up with density zoning down to the lot size minimum allowed within each zoning district. Strand noted that the variance is to be used to get out from under the code; that it allows the use of common sense in applying the code. Commission noted that the variance does that but only in terms of the provisions of the Ordinance. namely, that the conditions must have to do with the characteristics of the land and that granting of the variance "does not adversely affect the adjacent property owners and Comprehensive Plan or the spirit and intent of this ordinance", as stated in Section 17.01. It was moved by Newell, seconded by Rither that the Planning and Zoning Commission recommend to the Board of Supervisors that the proposed lot split by Marlow Strand be disapproved. Motion carried unanimously. ~J , \ '-~ Keith Graham of Leroy Winner and Associates appeared before the Commission and stated the following: A loan survey was made on Lot 2, Block 4, Red Oaks MANOR 4th Addition on May 1$, 1971 and that the iron monuments marking the corners of said lot were improperly placed. The house subsequently erected on said lot was sited in accordance with the monuments so placed. The result of said placement is that the house is located approximately six feet from the actual lot boundary line and that part of the septic system is located on the adjoining lot 3. Gerald TheIl proposes to build a house on lot 3 and in order to do so the owner of lot 2, Michael Fern, proposes to exchange deeds of resulting triangles in order to square off boundaries of subject lots. Graham noted that formal application for the variance to permit such conveyance has not been made to the Town Board. Jaworski noted that the owner, Michael Fern would have to submit all necessary data and an accompaning written request to the Town Board. Commission noted that the procedure in this case is reversed from the requirements of Ordinance #10 and agreed that nothing could be gained by having the applicant start over and coverthe same ground a second time. However, the Commission agreed that the procedure should be tightened up in the future so that the business of the Board and the Commission remain in the proper sequence .. Page four ( ) U June 26, 1973 6rf)w Tf)wn~hip ~) and in accordance with Township Ordinances. The Commission noted that the criteria for granting a variance appear to have been met in that "...by reason...of other physical conditions strict compliance with these requirements could cause an exceptional and undue hardship...." Commission noted that the "physical condition" is the situation arising out of an improper survey. As a result of this error, the house located on lot 2 is improperly sited and the septic system encroaches on lot 3. It would appear that to require any other course than the granting of a variance would indeed cause an "exceptional, and undue hardship." It was moved by Johnson, seconded by Miles, that when Michael Fern appears before the Board of Supervisors regarding the variance, it should be noted by the Board that the Planning and Zoning Commission has examined the situation and recommends that the variance be approved. Motion carried with Newell abstaining. ~J Robert Pears appeared before the Commission regarding the erection of a pole building in Watts GArden Acres, on Bunker Lake Blvd. Commission notes that the area is currently a junk yard with used auto parts sales and that proposed use will bean intensification of a non-conforming use. Applicant indicated that he had a form for a special use permit but had not submitted it to the Township Clerk. Commission instructed Pears to complete the application form, pay. the required fee and submit both to the Clerk along with the required information. Chairman noted that it was 11:11 PM and that there were still two items left on the agenda and that one of the parties was in the audience. It was moved by Johnson, seconded by Miles to adjourn. Motion defeated. Chairman called for Connie Peterson sketch plan. Peterson not present. Hutton and Roe appeared regarding sketch plan on Erickson property on Andover Blvd. Commission noted that subject area is zoned Light Industrial and subsequently residential uses are not permitted. Owner notified that if residential building was to take 'place the area would have to be rezoned. No action necessary. Chairman noted that the agenda was completed. Gerald Windschitl appeared before the Commission regarding a variance from the requirements of Ordinance #10. Chairman noted that application would have to be made to the Town Board. No action necessary. ~ Motion carried. ROb&:~r, to adjourn. Zoning Commission '\ '. ./ ,J ~) . . U f7rC)w T()wn~hip OFFICE OF BUILDING INSPECTOR 16110 CROSSTOWN BLVD. ANOKA, MINNESOTA S5303 r '\ \..J Art Jaworski, Chairman Planning & Zoning Commission 3230 173rd Lane N.I';. Anoka, Minnesota 55303 June 13, 1973 Mr. Chairman: In reference to the proposed townhouse situation \lith Bunker Lake Lstates. At the present time there are three sewage systems that have been installed in the parking area, and all three have failed due to inadequate evaporation because of the parking over them and poor instalation. I met with the owners of the property and explained would be required to bring these systems up to standard. complete agreement from all indication, as I see it. in detail exactly what The owners are in Following is a detailed list of what would be required to bring these systems up to standards. 1. Each system shall have a 1250 gallon tank, a distribution box, and 400 sq. ft. of evaporation area. 2. Parking shall be discontinued over sewage system, and area shall be sodded. 3. A fence shall be installed to prevent occupants from attempting to use the area for parking in the future. The area in which the system will be installed is approximately 81 above water table and I see no reason to require the owner to go through the expense of soil borings. I conferred with you about this some time ago, and it was my understanding at that time that we agreed to'waive the soil testing. Sincerely, ~cdf) I~ #} Walter L. Arntzen Building Official July 7, 1973 TO: FROM: SUBJECT: GROW TOWNSHIP BOARD OF SUPERVISORS PLANNING AND ZONING COMMISSION PRELIMINARY PLAT - NJORDMARK DALE - JAMES MOEN GENTLEMEN: A Public Hearing was held June 26, 1973 to consider the preliminary plat, Njordmark Dale, as proposed by James Moen. The following is a result of that hearing. 1. Half street on 179th Ave NW must be revised to eliminate the half street. 2. Grading plan must be provided. 3. Proposed typical road cross section must be provided. 4. Property owners within three hundred feet of the plat must be shown. 5. Consideration of park dedication not made. 6. No indication of buildable lots made. On a motion by Newell, seconded by Johnson and carried, the Commission recommends to the Grow Township Board of Super- visors that the preliminary plat of Njordmark Dale be disapproved. It was moved by Rither, seconded by Newell and carried that the Public Hearing for the preliminary plat of Njordmark Dale be continued to July 31, 1973. Art Jaworski, Chairman Planning and Zoning Commission July 7, 1973 TO: FROM: SUBJECT: GROW TOWNSHIP BOARD OF SUPERVISORS PLANNING AND ZONING COMMISSION PRELIMINARY PLAT - GROW OAKVIEW ESTATES - A & R DEVELOPMENT GENTLEMEN: A Public Hearing was held June 26, 1973 to consider the preliminary plat of Grow Oakview Estates as proposed by A & R Development. The following is submitted for your consideration. Commission reviewal of proposed preliminary plat data indicates that proposal is in conformance with Township requirements with the following exceptions: 1. Approach grade on 173rd Avenue NW is greater than the three (3) percent maximum allowed by Ordinance #10 paragraph 9.03(c) 2. No access to park area is provided. ON a motion by Newell, seconded by Miles and carried, the Commission recommends to the Grow Township Board of Super- visors that the Preliminary Plat of Grow Oakview Estates be approved provided: (1) approach grade on 173rd Avenue NW be redesigned to conform with Ordinance #10 paragraph 9.03(c) and (2) Developer to provide a fifty foot strip along the southerly line and a fifty foot strip along the easterly line of the proposed subdivision for access to park area and that said fifty foot strips be incorporated as part of the park dedication. Art Jaworski, Chairman Planning and Zoning Commission July 7, 1973 TO: FROM: SUBJECT: GROW TOWNSHIP BOARD OF SUPERVISORS PLANNING AND ZONING COMMISSION PRELIMINARY PLAT - BUNKER LAKE ESTATES GENTLEMEN: A Public Hearing was held June 26, 1973 to consider the Preliminary Plat, Bunker Lake Estates, as proposed by the Gate Company. The following report is submitted for your consideration. 1. Commission notes that proposed "preliminary plat", a six unit apartment building, exists. 2. Gate'~Company proposes to "subdivide" the existing six apartment units into individually owned units in a manner similar to townhouses or condominiums, with the surrounding areas designated "Outlot A" held in common by a non-profit corporation of individual deed holders in the subdivision. 3. Commission reviewed letter from Walter Arntzen, Grow Township Building Official which is attached to this report. 4. Proposed parking area does not meet requirements of Ordinance #g, paragraph g.Og(E). On a motion by Rither, seconded by Miles, and carried the Commission recommends to the Grow Township Board of Supervisors that the preliminary plat of Bunker Lake Estates be approved provided: (1) Off street parking must be provided in accordance with Ordinance #g, paragraph g.Og(E), (2) Off street parking area for residents and guests shall be stabilized with a good base and hard. surfaced, and (3) subdivider shall comply with all recommendations as proposed in the letter received from Walter Arntzen, Grow Township Building Official. Art Jaworski, Chairman Planning and Zoning Commission July 7, 1973 TO: FROM: SUBJECT: GROW TOWNSHIP BOARD OF SUPERVISORS PLANNING AND ZONING COMMISSION PRELIMINARY PLAT - MEADOWOOD - GOLD MEDALION CORP. GENTLEMEN: David Fricke, representing Gold Medalion Corporation, appeared before the Commission on June 6, 1973 and June 26, 1973 at a Public Hearing called to consider the proposed residential subdivision known as Meadowood. The following report on those Hearings is submitted for your consideration. AT the Hearing held June 6, 1973, the Commission examined the preliminary plat data and noted the following deficiencies: 1. Sixty five of sixty nine lots substandard as to dimensions. Ordinance #e, paragraph 6.02. 2. Outlots are prohibited by Ordinance #10 para- graph 9.01(d). 3. Insufficient road frontage on Lots 1 and 2, Block 5. Ordinance #10 paragraph 9.06 (A2). A motion by Newell, seconded by Rither, to disapprove the preliminary plat, Meadowood, of Gold Medalion Corporation was carried unanimously. Commission Chairman Jaworski advised Mr. Fricke that in order to obtain a favorable recommendation from the Commission, the deficiencies noted would have to be brought into conformance with:the applicable Ordinances. On a motion by Rither, seconded by Newell and carried unanimously, the Public Hearing was continued to June 26, 1973. AT the continued Public Hearing held June 26, 1973, the Commission examined the revised preliminary plat of Meadowood and noted the following: 1. All deficiencies noted on June 6, 1973 had been brought up to Township Ordinance standards and requirements. 2. No lot dimension shown on Lot 2, Block 9. 3. Soil Boring data is available. July 7, 1973 Preliminary Plat Meadowood 4. Commission noted that proposed street names do not conform to the existing street naming plan, i.e., all north/south streets within this particular alphabet named after Indian tribes. Using The American Indian Today, Edited by Stuart Levine and Nancy O. Lurie, as a resource, the < i following names are submitted: K. Kaw Kickapoo Kiowa Kittitas Klamath Klikitat L. Lumbees M. Menomini Mescalero Mesquakie Mingo Mohawk Micmac Mohican 5. No objections to the proposed subdivision were heard. On a motion by Hither, seconded by Miles, and carried unanimously, the Commission recommends to the Grow Township Board of Supervisors that the Preliminary Plat, Meadowood be approved and that the street names be revised to conform with the current street naming plan. Art Jaworski, Chairman Planning and Zoning Commission , July 7, 1973 TO: GROW TOWNSHIP BOARD OF SUPERVISORS FROM: PLANNING AND ZONING COMMISSION SUBJECT: VARIANCE - SUBDIVISION OF LOTS GENTLEMEN: On June 26, 1973, Keith Graham of LeRoy Winner and Associates appeared before the Commission and stated the following: 1. A loan survey was made on Lot 2, Block 4, Red Oaks Manor 4th Addition on May 1$, 1971. 2. Iron monuments marking corners of said lot were improperly placed. 3. House was sited in accordance with placement of iron monuments;. 4. House is located approximately six feet from actual lot boundry line with part of septic system located on the adjoining lot 3. 5. Gerald TheIl proposes to build house on lot 3. 6. Owner of lot 2, Michael Fern, proposes to exchange deeds of resulting triangles in order to square off boundries of subject lots. Although formal application for a variance has not been made, the Commission notes that the criteria for the granting of a variance appear to have been met in that "...bYoreason... of other physical conditions strict compliance with these require- ments could cause an exceptional and undue hardship...." Commission notes that in this case the "physical condition" is the situation arising out of an improper survey. As a result of this error, the house located on lot 2 is improperly sited and the septic system encroaches on lot 3. It would appear that to require any other course than the granting of a variance would indeed cause an "exceptional and undue hardship." Graham was instructed to have the owner, Michael Fern, submit appropriate maps, drawings, and appear before the Grow Township Board of Supervisors and state his case, in writing. July 7, 1973 Variance Graham/Fern It was moved by Johnson, seconded by Miles and carried, that when Michael Fern appears before the Board of Supervisors regarding the variance, it should be noted by the Board that the Planning and Zoning Commission has examined the situation and recommends that the variance be approved. It shall be noted that the Commission recognizes that the procedures followed in this instance are reversed from the requirements of Ordinance #10. However, the Commission is of the majority opinion that nothing is to~be gained by having the applicant appear before ,the Town Board only to have him reappear before. the Planning and Zoning Commission and then reappear before the Town Board. The Commission notes that in the future more careful administrative procedures. will be used in order to maintain the business of the Commission and the Town Board in proper sequence and in accordance with Township Ordinances. Art Jaworski, Chairman Planning and Zoning Commission July 7, 1973 TO: FROM: SUBJECT: GROW TOWNSHIP BOARD OF SUPERVISORS PLANNING AND ZONING COMMISSION LOT SPLIT - MARLOW STRAND GENTLEMEN: On June 26, 1973, Marlow Strand appeared before the Commission regarding a lot split concerning a metes and bounds parcel of approximately 4.$ acres within Section 1$. The Commission notes that at the present staging of development in Grow Township, it is necessary to assess the full impact of the proposed lot split and, by implication, others similar to it. The Commission deems it : reasonable to, assume that the Community could, through successive lot splits, end up with density zoning. That is, lot splits could continue down to the minimum lot size permitted within each Zoning District. Such an event would, of course, defeat the purpose and intent of the subdivision:'regulations. The co~munity would encounter difficulty in exercising sufficient control over urban development in order to assure the reasonable and economic installation of public utilities, extension of streets and transportation systems, and other essential community services. It was moved by Newell, seconded by Rither, that the Planning and Zoning Commission recommend to the Board of Supervisors that the proposed lot split by Marlow Strand be disapproved. Art Jaworski, Chairman Planning and Zoning Commission o u o c ') ) ~ C f3rf)W T()wn~hip OFFICE OF BUILDING INSPECTOR 16110 CROSSTOWN BLVD. ANOKA, MINNESOTA SS303 Art Jaworski, Chairman Planning & Zoning Commission 3230 173rd Lane N.~. Anoka, 11innesota 55303 June 13, 1973 ~. Chairman: In reference to the proposed townhouse situation Hith Bunker Lake Estates. At the present time there are three sewage systems that have been installed in the parking area, and all three have failed due to inadequate evaporation because of the parking over them and poor instalation. I met with the owners of the property and explained in detail exactly what would be required to bring these systems up to standard. The owners are in complete agreement from all indication, as I see it. Following is a detailed list of what would be required to bring these systems up to standards. 1. Each system shall have a 1250 gallon tank, a distribution box, and 400 sq. ft. of evaporation area. 2. Parking shall be discontinued over sewage system, and area shall be sodded. 3. A fence shall be installed to prevent occupants from attempting to use the area for parking in the future. The area in which the system will be installed is approximately 8' above water table and I see no reason to require the owner to go through the expense of soil borings. I conferred "lith you about this some time ago, and it was my understanding at that tine that we agreed to waive the soil testing. Sincerely, (.rf~ / # Halter L. Arntzen Building Official \. .I '\ ) I=D consulting engineers diversified inc, P.O. BOX J. OSSEO. MINNESOTA 55369_(612)425_2181 J CIVIL MUNICIPAL PLANNING ENVIRONMENTAL LANO SURVEYING SOIL EXPLORATION July 3, 1973 Mr. Art Jaworski, Chairman Grow Township Planning & Zoning 2240 - 140th Avenue N.W. Anoka, Minnesota 55303 Re: Grow Oak View Estates Dear Mr. Jaworski: \ ) The referenced preliminary plat has been revised as of June 27. 1973. made are in accordance with comments of my letter dated June 20, 1973 access to the park along the south and east property line as well. Soil borings have been received which demonstrate the site's suitability for septic tank disposal systems. The reV1Slons and provide Sincerely, CONSULTING ENGINEERS DIVERSIFIED INC. m51/t-<-c'd; Orren Fricke, P.E. CC: Dick Cherrier Mrs. Pat Dahl, Clerk File: GT2:15-8 '. ) KEITH CASWELL JR- MYRON LANOECKER_ DARRELL SCHNEIDER _ RICHARD SHA_ EUGENE HAKANSON_ORION BUAN