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The regularly scheduled monthly meeting of the Grow
Township Planning and Zoning Commission was held September 25,
1973 at the Crooked Lake school. Chairman Art Jaworski called
the meeting to order at 7:30 PM with Commission members Johnson,
Miles, Newell and Rither present. Minutes of the August 2$, 1973
meeting were approved as read.
Chairman Jaworski called for a Public Hearing in the
matter of application of Hays Quickstrom for a rezoning. Quick-
strom not present.
Chairman Jaworski called for a Public Hearing in the
matter of application of Trueman Hulegaard to rezone the property
as described on the attached Certificate of Survey, LeRoy H.
Winner, Land Surveyor Job No. 66-4$ Dated August 1, 1966.
Hulegaard stated that he was asking for the property to be
rezoned to the Neighborhood Business District with the intended
purpose of doing business as a dairy store, grocery store and .
possibly a hardware store; the parcel contains approximately
seven acres and the entire parcel would be rezoned, including
the lake frontage on Round Lake; that no definite plans were
developed for the lake frontage but that a playground or picnic
area had been considered, that it would be for the use of the
customers but not public in the sense that it would, at the
present time, be intended for public dedication as a park.
Glen Sipe, 14462 Round Lake Blvd asked what effect the proposal
would have on the volume of traffic in the area noting that the
traffic volume is already high and that a business would have
a definite increase in that volume. Hulegaard stated that the
traffic on the road is increasing by leaps and bounds the way
it is and it will continue to increase without the store.
John Lofstrom, 360$ 144th Ave NW noted that the land in the area
is low and if it is built up with a building and parking lot
where will the run off go? Hulegaard referred to the existing
code which requires that any building must be at least 1$ inches
above the road grade. Lofgren referred to the drainage problem
just to the south on the west side of County 9 noting that the
reason given for the drainage problem in there is the fact that
Round Lake is higher in elevation than the surrounding land.
Hulegaard agreed noting that with regard to his proposal, some
special measures such as a seepage arrangement or holding pond
would be necessary. Ken Posterick, 346$ South Coon Creek Drive W#
noted that while he didn't have definite figures it is known that
the intersection of South Coon Creek Drive and Round Lake Blvd is
accident prone; that the reported vehicle count at that point is
approximately 6,000 cars per day; that the sight lines along that
particular section of the Blvd is poor; that any additional
traffic at the intersection would jeopardize the safety of the
children in the area. Hulegaard stated that the entry into the
store would add only one access point to what already exists; that
the kids will be there regardless; that under good conditions at
45 MPH it takes 100 feet or less to stop the vehicle and under
wet or slippery conditions the distance is increased by one third
that amount; that from 144th to the south is about 600 feet.
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f3rvw T vwn~hip Page 2 SEPTEMBER 25, 197:
Alan Jontz, 345$ South Coon Creek Drive mv asked for a definition
of the zoning classification and inquired as to how the proposal
meets the comprehensive plan that the Commission is working on.
Chairman explained the uses permitted in the NB District as listed
in Ordinance #$, Section 7; noted that while the Township
recognizes the need for planning, the policy statements and
goals regarding development have not been fully developed and
consequently would have no application in this case. Jontz asked
how limited the zoning classification would be and what would
happen to the excavating business. Commission reviewed permitted
uses noting that the excavating business would remain as a non-
conforming use in accordance with Ordinance #$, Section 4.03.
Swan Westlund, 724 Polk St, Anoka, Minn. stated that while he was
not a resident of the area, he owned property just south of the
Hulegaard parcel and would see the store as an improvement to
the areas as long as no liquor is brought in. Dick Martin,
3552 141st Lane WN, discussed the present road right of way
noting that the county has indicated plans to increase the width
from 66 feet to 120 feet; that when they built on 141st adjacent
to Round Lake Blvd, their surveyor told them to build well off
Round Lake Blvd. Commission discussed the relatively poor
access to the parcel, noting that all traffic would be into one
point resulting in congested traffic flow with respect to Round
Lake Blvd. Doris Lofstrom, 360$ 144th Ave WN stated that it is
a residential area; that it is the wrong place for a business;
they would be able to look right into a parking lot from their
living room; there are lots of trees there. Hulegaard stated
that the trees would remain, that a park would possibly be
developed there. Newell discussed the provisions of Anoka
County Ordinance No. 72-1, Shoreland Zoning Ordinance noting
that Round Lake is classified as a Recreational Development
lake and that the proposed use is not a permitted use as listed
in Section 2.3, paragraph 2.32 but would be governed under the
Conditional uses as listed in Section 2.33 (f); that where the
Township ordinance is in conflict with another ordinance the
more restrictive would apply [Ordinance #$, Section 4.01BJ.
Miles noted Section 4.3, Shoreland Alterations of Anoka County
Ordinance 72-1. In response to questioning by Johnson, Hulegaard
stated that some of the land would have to be filled in. Glen
Sipe, 14462 Round Lake Blvd expressed concern with the increase
in traffic and placement of any proposed stop sign in the
intersection. Mrs. Glen Sipe, 14462 Round Lake Blvd, stated that
the store and playground would attract children and asked if
the area would be fenced; expressed concern with safety of
children. Hulegaard stated that fencing would be put in; that
good shore is low, water table is low, it would require a
tremendous amount of fill and that most of it is waste if some-
thing isn't done with it. Rither noted that all land is useful,
the determination must be made what constitutes the best use
based on its topography, location and other physical limitations;
that due to the points brought out during the discussion, the
proposed use didn't appear to be the best use for the parcel.
Newell reviewed Ordinance #$, Section 2 - Intent and Purpose.
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SEPTErIDER 25, 1973
It was moved by Newell and seconded by Miles that the Grow Town-
ship Planning and Zoning Commission recommend to the Grow Town-
ship Board of Supervisors that the request for Rezoning submitted
by Trueman Hulegaard be disapproved for the reason that the
additonal traffic caused by this business would be detrimental
to the health and safety of the adjacent residents and other
users of Anoka County Road #9. Motion carried unanimously.
Chairman Jaworski called for a Public Hearing on the
matter of Hayes O. Quickstrom to rezone the Lots 1;2;19;20 of
Block 1, Quickstrom Addition from the R-1 District to the NB
(Neighborhood Business) District. In response to questioning
by the Commission, Quickstrom stated that the parcel is about
360x230 (Dimensions as shown on the application are 341.61 feet
along Round Lake Blvd; 204.70 feet along 142nd Ave rnq; assumed
dimension of 341.61 feet along the easterly lines of lots 2 and
19; and 214.49 along 141st Ave mv.); a service road would be
constructed parallel to County Road #9; a six foot cyclone fence
would be constructed between neighbors and building; parking
area of 100x200 would be blacktopped; proposed building would be
40x$0 for a total floor area of 3200 square feet; one story
building, cement block construction with a mansard front similar
to the building on l$lst Ave ffiv in Oak Grove Township. Dick
Martin, 3552 141st Lane ffiv, stated that he lived across the street
from the property and that the, same considerations for traffic
volume, congestion, safety of children would apply in this
rezoning situation. Herbert Hess, 3532 142nd Ave Mv, expressed
concern over the possible drainage problem that would result
noting that the area has problems with'drainage the way things
are now; that last spring the water was ponding in the street
and the traffic flow through the area had shifted up into the
front lawn in order to get around the ponding area; that the
Township finally closed off the road. Rither confirmed this to
be the case noting that it was he who, as a Supervisor at that
time, had ordered the barricade put in place, in response to a
request from the residents on the street. Rither stated that
there is no doubt that such a business service is needed in the
area but that against the considerations of traffic on County
Road 9 and the limited access, it would appear to be a poor
location for such a use; that the Comprehensive Plan for the
South Area indicates that the intersection of County 9 and
Bunker Lake Blvd is the optimum location for such a service;
that the proposed Comprehensive Plan supports that location.
In response to questioning by Johnson, Hess stated that he
would not be in favor of having a dairy store at the location .
as proposed by Quickstrom. Miles noted that Ordinance #$,
Section 6.02, Minimum Requirements, requires a minimum lot area
of two acres for the Neighborhood Business Zoning District
Classification; according to his calculations, two acres would
require a minimum of $7,120 square feet of lot area; the proposed
site contains about 71,000 square feet, less than the requirement.
It was moved by tliles and seconded by Johnson, that the Planning
and Zoning Commission recommend to the Grow Township Board of
Supervisors that the request of Hayes O. Quickstrom to rezone
Lots 1;2;19; and 20 of Block 1, Quickstrom Addition from R-1
to NB be disapproved in as much as the lot size is under the
requirements of Ordinance #8, Section 6.02; ad~erse effe~t on
traffic conditions on County Road #9 and abutt~ng Townsh~p streets not
in accordance with Ordinance #$, Section 2.
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T vwn~hlpPage 4 September 25, 1973
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Motion carried unanimously.
Harold Wilber appeared before the Commission regarding
an application for a Special Use Permit to park a mobile home
trailer on Lot 2, Watts Garden Acres. In response to questioning
by Johnson, Wilber stated that the trailer is to be used as an
office for his fence business and the wrecking yard; that right
now he is using his house and when the men come in for their checks
the grease and dirt gets tracked allover the floor; the fence
business has been there for about ten years; a septic system is
on the land nearby; mayor may not use the tank for the trailer.
Commission discussed definitions of mobile home and dwelling
unit, noting that dwelling units are not permitted in the GB
District; that the permit application is made because it represents
a modification of an existing non-conforming use; that Ordinance #6
Section 2 prohibits the parking of mobi1ehomes within the township
except in approved mobile home parks or on a temporary permit as
provided therefore. Miles stated that it was not clear how the
special use permit could be sustained under Section 2 of Ordinance
$0, nor how the "structure" could be considered anything but a
mobile home in view of the furnishings in the trailer. Wilber
stated that he did not wish to alter the inside of the trailer,
that it could or would be used as a lake cabin later on; that if
one goes, they all should go throughout the township. It was
moved by Johnson, seconded by .Newell to recommend to the Grow
Township Board of Supervisors that the application of Harold
Wilber for a Special Use Permit to park a mobile home on Lot 2
Watts Garden Acres be disapproved due to the provisions of
Section 2, Ordinance 6 which states that mobile homes shall be
located within a mobile home park. Motion carried unanimously.
Bruce Hay appeared before the Commission regarding the
development of a mobile home park. Hay stated that he had had
lunch with the Township Engineer and learned that it would be
at least three years before sanitary sewer would be available
at the proposed park site; that he was trying to get a variance
from the ordinance to get a partial, 100 unit, construction of
the park started; the State Department of Public Health has
jurisdiction over underground systems and has power to o.k. -
up to 100 units - if they have tests that prove that it can be
done successfully; the Pollution Control Agency has jurisdiction
over the surface; the proposed construction would cover the next
year or two - 50 to 100 units - and designed so that it would be
easy to hook into sanitary sewer at a later date. In addition,
Hay stated that it is costing him money to hold on to the property
and if partially operative it would be advantageous; not asking
to endanger the health, safety, or welfare of anyone; asking if
the Planning and Zoning Commission would give its approval to the
proposal so that they could approach the State Department of Public
Health and ask if it is healthy and feasible to develop on the
site with an underground percolation system. In conclusion, Hay
stated that they would put in a tank and drain field to serve all
100 units and when the trunk came, the tank and drain field would
be removed; sewer is just over the horizon and you can make
interim provisions.
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f7rvw T vwn~hipPage 5 September 25,1973
During the discussion, Rither noted Ordinance 6, Section 5 (x)
which states, "AII mobile home parks must be serviced by a
municipal sewer system. No permits will be issued until
municipal sewage service is available." Hay noted that the
township permits individual sewage systems with tanks and drain
fields. Rither agreed, noting that the township is also discovering
that these systems are failing and that the present method of
disposal is not a good one, that sanitary sewer is the only way
to service the disposal of waste. Miles noted that the Metro-
politan Sewer Board has jurisdiction in the seven county area;
that we are supporting the philosophy that no in ground affluent
should be allowed. Newell noted that a variance is a request
to do something that should not be done; referred to the sanitary
sewer feasibility study and the suggested approaches to sewering
the township. Johnson stated that he saw nothing which would
provide for a variance from the ordinance. Miles noted that the
only variance provision is located in Ordinance #$. Hay stated
that there must be some provision for a variance. Johnson stated
that the Town Board and the Commission has been working on a
Comprehensive Plan and it is felt that utilities, roads, and the
like should move with the development, it should be integral;
development will be better; we must try to control the development
so that services are expanded and extended together. Hay stated
that variances have degrees and asked how much closer must he be
to Anoka, which has sewer. Rither stated that the ordinance says
you must have sewer; it is not a question of almost having it.
Johnson stated that sewer, streets should all go in at the same
time and then the park shall develop. Rither asked if possibly
the Commission was getting into the position whereby the Township
would be played off against the State Health Department and
maybe even the other way around. Miles stated that we are opposed
to a system which puts effluent into the ground versus a tank
which is used as a holding tank. Newell reviewed meeting with
township counsel and the advice to read the law literally. In
addition, Newell stated that we have not concluded the planning
of the township; we have an imminent sewer problem as supported
by the Building Inspection Department data and that no definite
decision on sanitary sewer service has been made. Hay stated that
he did not want to develop the entire park, only to see if it was
possible to proceed as proposed; will you let me do it; will you
let me do it, as a favor we could stipulate that a set amount of
50 units a year would be developed, even when sewer is here.
It was moved by Johnson, seconded by Newell that the Commission
cease discussion in so far as (1) No formal variance application
is before the Commission, and (2) If a variance is wanted then
the proper procedures should be followed. Motion carried
unanimously. Hay asked as to how the Commission felt regarding
the matter and could the Commission indicate how it felt.
Chairman Jaworski stated that it was impossible to give an answer
in the absence of a formal application for a variance.
It was moved by Rither, seconded by Newell, to adjourn.
Meeting was adjourned at 10:30 PM.
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Skip Ritner, Clerk, Planning and Zoning Commission
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C~Ruur:uCAY~ or; SURVC:V
LEGAL DESCRIPTION
7h~~ p(l~t of Government lot ~our(4)o Section T~cnty-nlnc (29):
i'o,';~:;i)P Thirty-t\'lo (:32)0 Range 'I\Jet1'i:y~ focI' (2l,)0 C;cscrlbocl uS
';'\!J:C'~')C:l ~~o-~'Ji'\:: Frcli1 ~ po~n~~ (~~-..on) u., t~lC intcrcoction of tt:c SCt!'::~:
~~~G of G3~d Lot 4 and tile c211~eri~nQ of n County road r;~o~n es Ro~~C
Lc:::~ ~o~j Northeasterly on ',he cen'~crl ine of sold road u distcncc 0-:
:::; j:: :~uncrccJ 'i:\'IGt1ty-n U no feet {G290) 0 thenca t!orthc::u:;tel" I y on the
c~o~j 0; the curve of scld cen~er!lne a dlstunce of t~o hun~r0j feet
t 0C "'":>,,., .... . , ." rr . , . d . ..,., .... f., J, A . ~
"-.;:. 0":) .('~~QnCG con-"inu.n{1 on '~f'C Gx'(.en 0(.1 ~~ne 0'( snuG Crl0r-u Co (J'~C""
.....,"',.,-.0.> ,"l""y "r.. ~'.n.e'. (r;o'~" ''-0'' po'ln" "'I.''''1CG r'Or"~"'''I""h'''rr" ~.., ..,~
,*\"'/'..,..~ II ui^1,. -Cl~" ..... .. "" /I l... U 11..00 \,0 1,.:, ".. ~IH\';u..."': ~./ (,..,1.,. -.-."
J~~c:~ai analo of 75 deG~eQs n ~0G~once of four hundred th~rty feet
(~30~) core or less to a poInt on tho West line of saId Lot 4 sn5d
DO~~~ bGJno the actua~ p~acQ 01 booinninoe 1hQ~cC ~cturni~9 ~~ana
said jlnc Southeasterly a distance of four hundred thlrty-soven feet
(437J) ~o~e or less oxtendino to a po~nt at the centerline of oa~d
Rou:.ci !..c.:~e Road~ 'chanco rJortl1cas'~erly u!cng sold cent<:lrl'lne ~ C;';G~
taneD 0; ~nree hundred thirty-ana fee~ (3310) ~ore or Ieee to c po:~~
~ calj po~nt lying and befngfifty-one feet (5~0) Southwesterly of c
',' ,-,r.-," t"JCH~) "n ~h" C"l)':'''r 0,7 "'.'-, l"""'."OC,.rO'" o'? "a'd Round L"'.c ~~..,(..
-"" ~J"""..':" ",.",\...o'H ~ 100 ~ \.,; \.o\,; ',l"....\,.; '.III..O"';Ii...... ...~ Iii , \01 I f,.,i.... .~.....~
~nd ~ To~n road kno~n as the Andover Rond~ thence Northwesterly at
rtG~~ an]les a distance of t~o hundred fifty feot (250'), thence
.sou.::.r~~'j2:)'~erly at right angles <.1 dls'cance of ninety feet (91)')~ t:lcr.ce
~o:~~~es~erly at an Internal onglo of 9S~ degrees a distance of two
li:Ji1ci;'2d -{arty-two feet (242') 0 thence Northeaster I y at an I nterr.c!
anolo 07 92} degrees a distance of two hundred fifty-seven feet
(2370) r:'Oi'(l or less to the shore of Cl lake knO\'Jn as 80und L~!:c:;
t~cnce D2sterly along the shoreline of said lake a distance of three
hunC:od fjfteen feet (31SQ) ~ore or less to n point on the Went
~cu~(~ry line of said Lot 4g thence Southerly alonD the said Wee~
boundary Jine a distance of six hundred feet (6001) more or leGG to
tho octual place of beginnlng and contaJnlng seven (7) acres more or
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I $urvoyc t..o p:'o;>~rty CSCfit.iC OOOy~ C~(j ti::-:- ~.-.;)
cbovo plo' i: a correct rc;:>ro:ontat;c:1 of ::c:G ::";7VC:'.
. . ,~ ;C:-.//!f//;'://J!-;f _
. . LAND SURV'2YOR REG. No, C:':/;
,I~-d P?~Z44vteJ ';,.~~~....Je; Z5;/973 ~~
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October 6, 1973
TO;
FROM:
SUBJECT:
Board of Supervisors
Planning and Zoning Commission
Rezoning - Trueman Hulegaard
Gentlemen:
The following is submitted for your consideration.
1. A Public Hearing was held September 25, 1973
regarding the application of Trueman Hulegaard to rezone the
property as described on the attached Certificate of Survey
from the R-1 Zoning District to the NB Neighborhood Business
District.
2. Applicant stated that the intended use is
general business purposes, i.e., dairy or grocery store and
possibly a hardware store, and that the parcel to be rezoned
contains approximately seven acres.
3. Commission noted the existing drainage problems
in the Round Lake area, particularly that the elevation of the
lake is higher than the surrounding land and that the site
would require filling in order to maintain the proper
elevation as required by Ordinance #17.
4. Commission notes that the present right of way
/ '\ on Round Lake Blvd, also known as Anoka County Highway #9, is
~ 66 feet and that the Anoka County Highway Department proposes
to increase that right of way width to 120 feet; that said
road is a major north - south thoroughfare carrying a high
volume of traffic and that the proposed rezoning and subsequent
business development will tend to increase that volume.
5. Commission notes that with but one exception,
all property owners appearing at the Hearing voiced opposition
to the proposal citing the existing traffic conditions on
Round Lake Blvd, its intersection with South Coon Creek Drive,
and the increased congestion resulting from the traffic going
into the business. In addition, testimony was heard regarding
the fact that the aforementioned intersection is accident
prone due to the poor sight lines. Commission. notes that
many of those appearing expressed concern for the safety and
welfare of pedestrians, particularly children, who would be
attracted to the business.
6. Commission discussed the provisions of Anoka
County Ordinance 72-1, Shoreland Zoning noting Sections 2.3
which classifies Round Lake as a Recreational Development
lake and would permit the proposed use only as a conditional
use and not a permitted use and Section 4.3 which addresses
the matter of shoreland alterations.
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Page 2
October 6,
Rezoning -
1973
Hulegaard
7. Commission notes that access to the site is
from either Round Lake Blvd. or South Coon Creek Drive which
is considered, in terms of efficient traffic flow, restrictive.
It was moved by Newell, seconded by Miles, that the
Grow Township Planning and Zoning Commission recommend to the
Grow Township Board of Supervisors that the request for
Rezoning submitted by Trueman Hu1egaard be disapproved for
the reason that the additional traffic caused by this business
would be detrimental to the health and safety of the adjacent
residents and other users of Anoka County Road #9. Motion
carried unanimously.
Art Jaworski, Chairman, Planning and Zoning Commission
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f7rvw Tvwn~hip ~
October 6, 1973
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TO:
FROM:
SUBJECT:
Board of Supervisors
Planning and Zoning Commission
Rezoning - Hayes O. Quickstrom
Gentlemen:
The following is submitted for your consideration.
:"J
1. A Public Hearing was held September 25, 1973
regarding the application of Hayes O. Quickstrom to rezone
lots 1;2;19;20 of Block 1, Quickstrom Addition from the
R-1 Zoning District to the NB Neighborhood Business District.
2. Applicant stated that the intended use of the.
property would be for the operation of a grocery store.
3. Commission notes that Round Lake Blvd., also
known as Anoka County Road #9, carries a right of way width
of 66 feet and that the Anoka County Highway Department
proposes to increase that right of way width to 120 feet.
4. Commission notes that Round Lake Blvd. is a
major north - south thoroughfare and that 141st Lane NVl and
142 Ave m~ have no other outlet except for that on Round
Lake Blvd.
5. Commission notes that the Comprehensive Plan
for the South Area recommends that business development occur
in the area of the intersections of Round Lake Blvd and Bunker
Lake Blvd.
6. Commission notes that the parcel contains about
71,000 square feet of lot area, insufficient to meet the
minimum requirement of 2 acres ($7,120 square feet) as required
by Ordinance #$, Section 6.02, Minimum Requirements.
7. Resident property owners testifying at the Hearing
were generally opposed to the development voicing their concern
over the anticipated increase in traffic and its effect on the
safety and welfare of the area residents. In addition, attention
was drawn to the existing drainage problem in the area noting
that the proposed building and parking lot would increase the
run-off and add to the present problem.
It was moved by Miles, seconded by Johnson, that the
Planning and Zoning Commission recommend to the Grow Township
Board of Supervisors that the request of Hayes O. Quickstrom to
rezone lots 1;2;19;20 of Block 1, Quickstrom Addition from R-1
to NB be disapproved in as much as the lot size is under the
requirements of Ordinance #$, Section 6.02; adverse effect
on traffic conditions on County Road #9 and abutting Township
streets, not in accordance with Ordinance #$, Section 2.
Motion carried unanimously.
'0
Art Jaworski, Chairman, Planning and Zoning Commission
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(7rvw Tvwn~hip -'
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October 6, 1973
TO:
FROM:
SUBJECT:
Board of Supervisors
Planning and Zoning Commission
Special Use Permit (Amended) - Harold Wilber
Gentlemen:
The following is submitted for your consideration.
~J
1. Harold Wilber appeared before the Commission
regarding an application for a Special Use Permit (Amended)
to park a mobile home on Lot 2, Watts Garden Acres which is'
located in the General Business District.
2. Applicant stated that the mobile home would
be used as an office for his wrecking yard and fence business;
that the office was presently located in his house.
3. Applicant stated that a septic tank is located
on the property and that it mayor may not be used for the
trailer.
4. Referring to Ordinance #$, Section 3.02,
Definitions, Commission discussed definitions of mobile home
and dwelling unit noting that without extensive alteration
of the interior of the structure to be moved onto lot 2, Watts
Garden Acres, said structure would be considered a dwelling.
5. Commission notes that dwelling units are not
permitted in the General Business District in accordance with
Ordinance #$, Section 7.01. .
6. Commission notes that Ordinance #6, Section 2
prohibits the parking of mobile homes within the township
except in approved mobile home parks or on a temporary permit
as provided therefore.
It was moved by Johnson, seconded by Newell, to
recommend to the Grow Township Board of Supervisors that the
application of Harold Wilber for a Special Use Permit [Amended]
to park a mobile home on Lot 2, Watts Garden Acres be disapproved
due to the provisions of Section 2, Ordinance 6 which states
that mobile homes shall be located within a mobile home park.
Motion carried unanimously.
Art Jaworski, Chairman, Planning and Zoning Commission
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