HomeMy WebLinkAboutPlanning Commission Packet 05-20-2020Planning Commission 1 of 2 May 20, 2020
CITY OF PLYMOUTH
AGENDA
Regular Planning Commission
May 20, 2020, 7:00 PM
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
1.1 Instructions to participate in virtual Planning Commission Meeting
2. PUBLIC FORUM
3. APPROVE AGENDA
4. CONSENT AGENDA
4.1 Planning Commission Meeting Minutes April 15, 2020
041520
5. PUBLIC HEARINGS
5.1 Rezoning, PUD General Plan, and Preliminary Plat for a 44-unit townhome
development to be called "Perl Gardens" for the roughly 9.5-acre site located at 3735
and 3855 County Road 101 (2020-026 -- Rachel Development, Inc.)
Location Map
Aerial Photo
Plan
Sample Building Elevation
5.2 Request for zoning ordinance text amendments to the I-1, I-2 and I-3 zoning districts.
Planning Commission Report
Draft Ordinance
Draft Resolution Approving Findings of Fact
Applicant's Narrative
5.3 Conditional use permit to allow a commercial use operated in conjunction with a
brewery and accessory taproom in the I-2 (general industrial) zoning district.
Planning Commission Report
Resolution
Location Map
Aerial
Notification Area Map 1
Planning Commission 2 of 2 May 20, 2020
Applicant's Narrative
CUP Standards
Site Plan
Outdoor Patio Layout
6. NEW BUSINESS
6.1 Site plan amendment for parking upgrades at Kimberly Lane Elementary School at
17405 Old Rockford Road.
Report
Resolution
Site Map
Aerial Map
Notification Map
Plans
7. ADJOURNMENT
2
Regular
Planning
Commission
May 20, 2020
Agenda
Number:1.1
To:Dave Callister, City Manager
Prepared by:Laurie Hokkanen, Administrative Services Director
Reviewed by:Laurie Hokkanen, Administrative Services Director
Item:Instructions to participate in virtual Planning Commission
Meeting
1. Action Requested:
The Chair provides instructions for the public to participate in the meeting by phone or online.
2. Background:
Planning Commission meetings will be conducted virtually (via Zoom webinar/conference call) due
to the state of local emergency for the COVID 19 pandemic. Members of the Planning Commission
and staff will participate in this meeting via telephone/video conference.
To Watch the Meeting:
- Online at https://ccxmedia.org/ccx-cities/plymouth
- Cable Channel 16 (CCX Media)
Written comments may be submitted for inclusion in the Planning Commission packet by emailing
planning@plymouthmn.gov. You may also request that comments of up to one page be read into
the record by the Planning Manager.
You may speak during the meeting via telephone or via Zoom Conferencing Service at no cost.
Please notify Planning Manager at planning@plymouthmn.gov if you wish to speak to an item at the
meeting or if you have questions about connecting to speak during the meeting. We ask that
provide notification at least one hour prior to the meeting time to ensure message is received. The
password to the meeting will be provided to you at that time.
To Call In to the Meeting: (312) 626-6799
Using Zoom to Participate: https://zoom.us/join
• Meeting ID: 814 0239 4132
• Password will be needed - obtain from staff at least one hour prior to meeting
3. Budget Impact:
N/A
4. Attachments:
3
4
Regular
Planning
Commission
May 20, 2020
Agenda
Number:4.1
To:Planning Commission
Prepared by:Barb Thomson, Planning Manager
Reviewed by:Steve Juetten, Community Development Director
File No:
1. Applicant:
2. Proposal:
3. Location:
4. Guiding:
5. Zoning:
6. School District:
7. Review Deadline:
May 20, 2020
8. Brief Description:
9. Attachments:5
041520
6
Proposed Minutes 1 of 7 Meeting of April 15, 2020
Proposed Minutes
Planning Commission Meeting
April 15, 2020
Chair Anderson called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in
the Council Chambers of City Hall, 3400 Plymouth Boulevard, on April 15, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan
Saba, David Witte, Michael Boo and Julie Jones
COMMISSIONERS ABSENT: Commissioner Justin Markell
STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Kip Berglund, Senior
Planner Lori Sommers, City Engineer Chris LaBounty and Laurie Hokkanen, Director of
Administrative Services
OTHERS PRESENT: Councilmember Ned Carroll
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Witte, and seconded by Commissioner Oakley, to approve
the agenda. With Oakley, Saba, Witte, Boo, Jones and Anderson voting in favor, the motion
carried.
Consent Agenda
Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to adopt the
Consent Agenda that included the following item:
(4.01) Planning Commission minutes from meeting held on March 18, 2020.
With Oakley, Saba, Witte, Boo, Jones and Anderson voting in favor, the motion carried.
Public Hearings
(5.01) Public hearing on site plan amendment and conditional use permit for the Parks
and Recreation Department for the Plymouth Creek Center located at 14800 34th Avenue.
(2020016)
7
Proposed Minutes 2 of 7 Meeting of April 15, 2020
Senior Planner Sommers reviewed the staff report.
Commissioner Boo asked for input on the process to ensure that the traffic study is completed
and how that information is reviewed.
City Engineer LaBounty stated that the city’s traffic study consultant will look at historic data
from earlier this year when the schools were active. He anticipated that information would be
available to review later this summer. He stated that the report from 2018 did not anticipate
significant increases from this development. He explained that the new report would identify if
any improvements would be needed.
Chair Anderson asked if the timeframes for the study would be different than rush hour traffic.
City Engineer LaBounty explained that the busy time for a community center would differ from
typical rush hour times and the consultant is taking that into account. He stated that staff will
review the level of service for intersections and the ratio of volume to capacity.
Commissioner Jones stated that she visited the site and was pleased to see the number of people
using the park, including the disc golf course. She stated that the disc golf course seems to be in
an area that would be replaced with parking and asked if that feature will be reconfigured during
this process. She asked where the 144 trees would be relocated. She asked if there have been
discussions related to this level of parking at a facility of this nature. She commented that there
may be a need for an electric vehicle charging station at this facility. She stated that even if the
City were not going to install that feature now, the conduit could be run at this time to make it
easier in the future.
Senior Planner Sommers replied that she is unsure where the trees will be replanted, but noted
that she could reach out to the city forester for that information. She stated that she is not aware
if the disc golf course would be modified, but advised that the bocce ball will be relocated as that
is in the path of the addition. She stated that at this time there are no electric vehicle charging
stations planned for this site, but noted that the City could look into that as an option in the
future.
Chair Anderson introduced Diane Evans, Director of Parks and Recreation, who stated that the
consultant team, including Andrew Holmgren, Erik Hansen and Nancy Blankford with HGA
Architects would be making the presentation. Director Evans responded that infrastructure will
be installed for electric vehicle charging. She stated that the trees would mostly be relocated to
the greenway area and the disc golf course will be restructured and remain.
Andrew Holmgren, HGA Architects, stated that he is present to support the project and address
any questions.
Chair Anderson asked for details on the construction timeline and whether the facility can be
used during that time.
8
Proposed Minutes 3 of 7 Meeting of April 15, 2020
Mr. Holmgren stated they are hopeful that everything moves forward as planned and reviewed
the timeline, which would start construction in August or September. He stated that construction
is estimated at two years, and the plan would be to keep the facility open and functional during
that time, although some areas may be closed during certain periods of construction.
Chair Anderson opened the public hearing.
Chair Anderson noted that one e-mail was received and asked Director of Administrative
Services, Laurie Hokkanen for details.
Director Hokkanen read the e-mail aloud that raised concerns about the current mid-block
crosswalk between City Hall and the entrance to the Creek Center. The e-mail stated that many
drivers ignore that today and with more traffic from an expanded facility, safety could be further
impacted.
City Engineer LaBounty stated that the City does not yet have an answer to that question and
would review the results of the traffic study, noting that staff can look at the details for that
specific area as requested by the resident.
Chair Anderson closed the public hearing.
Chair Anderson stated that the City has a facility that is well-used, and the expansion has been
planned for some time and will provide additional amenity.
Commissioner Witte stated that he would be interested in hearing results of the traffic study
during certain events, such as winter soccer or a craft show, rather than one season. He also
referenced a blind curve on 34th Avenue, which could present problems with high volumes of
traffic entering and exiting the site. He stated that this is a wonderful addition, and he will
support the project.
Commissioner Boo stated that he also supports the project and has been impressed with the site
and its activity to date. He agreed there could be an issue with traffic looming because of the
increased activity that would occur. He encouraged the City to think about the elements
mentioned by Commissioner Witte related to high volume times for the facility.
Motion was made by Commissioner Witte, and seconded by Commissioner Boo, to
recommend approval of site plan amendment and conditional use permit for the Parks and
Recreation Department for the Plymouth Creek Center located at 14800 34 th Avenue. With
Oakley, Saba, Witte, Boo, Jones and Anderson voting in favor, the motion carried.
New Business
(6.01) Public meeting on site plan amendment for Anderson-Johnson Associates, Inc. for
parking upgrades at Wayzata High School located at 4955 Peony Lane. (2020021)
Senior Planner Sommers reviewed the staff report. 9
Proposed Minutes 4 of 7 Meeting of April 15, 2020
Commissioner Witte asked if this project involves the road before someone would turn into the
parking area and whether there would be a boulevard or median planned for the intersection.
Senior Planner Sommers replied that there is a median when turning in, to separate the entering
and exiting traffic. She explained that a previous study was done to review the intersection and
the City Council approved moving forward with the roadway improvements, which will tie into
the project. She confirmed that the project timelines will run concurrently.
Chair Anderson explained that the commission is looking at the site plan, as the road
improvements have been approved by the City Council.
Commissioner Jones referenced the tree relocation and noted that 21 of the 32 trees would be
maple trees. She asked if the City could encourage the applicant to use a wide variety of trees
rather than a majority of maple trees.
Planning Manager Thomson replied that staff could speak with the applicant to determine if they
would be willing to make changes on the types of trees.
Chair Anderson introduced Jon Deutsch, representing the applicant, who stated staff did a great
job of presenting the request and noted that he is present to address any questions.
Commissioner Witte asked the parking capacity that would be provided with this expansion.
Senior Planner Sommers replied that with this project the total number of parking stalls at the
high school would be 2,058.
Chair Anderson stated that he is pleased with the road work that will occur to eliminate the
crosswalk from the bus entrance/exit area along with lane reassignments.
Chair Anderson welcomed any comments from the public.
There were none.
Motion was made by Commissioner Witte, and seconded by Commissioner Boo, to
recommend approval of site plan amendment for Anderson-Johnson Associates, Inc. for
parking upgrades at Wayzata High School located at 4955 Peony Lane. With Oakley, Saba, Witte,
Boo, Jones and Anderson voting in favor, the motion carried.
(6.02) Public meeting on home occupation license for Sara Bidler to operate therapy
services from the home located at 6065 Kirkwood Lane. (2020005)
Senior Planner Berglund reviewed the staff report.
Chair Anderson asked the hours of operation.
10
Proposed Minutes 5 of 7 Meeting of April 15, 2020
Senior Planner Berglund replied that the majority of the clients would come during general
daytime hours with the exception of one client that would come in the evening and a few clients
that would come during daytime hours every other Saturday.
Commissioner Jones stated that this request is within her ward and neighborhood. She stated
that despite some of the negative reactions the applicant has had from this neighborhood, she has
moved into a nice neighborhood. She suspected that what is occurring is that neighbors are
simply reacting to a neighbor moving out and a new person moving in with a license request.
She said she hoped that she would be well welcomed into the neighborhood. She commented
that there are some problems with traffic in the neighborhood, with drivers cutting through to
avoid construction in other places. She stated that the problem with traffic would not be a result
of the home business, but with drivers attempting to avoid traffic and construction in other areas.
She encouraged residents in the neighborhood to reach out to Hennepin County staff through the
transportation website page and share their input for a potential future improvement in that area.
She stated there are many things other than this home occupation that could impact the value of
homes in the neighborhood that could be addressed through the City’s code enforcement process,
for example, outdoor storage. She stated that she would support approval of this request.
Commissioner Witte asked the process the City follows for this type of request, specifically
whether City Council approval is needed as well.
Senior Planner Berglund replied that this item will go forward to the City Council, which will
make the ultimate decision. He stated if approved, the license would be valid for one year from
the date of approval, and after that time the applicant can request an extension of the license for
three-year periods. He stated that at the one-year review, staff reviews records to determine if
any issues have arisen.
Commissioner Witte stated he was aware the applicant would be conducting therapy sessions and
asked if the applicant would also be completing marriage counseling.
Senior Planner Berglund confirmed that the applicant would be serving clients for both the
therapy element and marriage counseling. He noted that the applicant also has another part-time
home occupation that does not involve working with clients.
Commissioner Witte asked the safeguards the City would have to ensure that the business would
not expand past the scope approved.
Senior Planner Berglund stated that the City responds on a complaint basis. He stated if the
conditions of the resolution are not met, the license would be reviewed and possibly revoked.
Commissioner Witte stated he is concerned with introducing commercial activity into a
neighborhood. He referenced the comment in the staff report that as long as this remains a small
portion of the use of the property, it would not impact property values.
Senior Planner Berglund confirmed that language to be true, noting that given the limited number
of clients and prohibition of any type of exterior advertising of the business, there would be no
impact on adjacent property values. 11
Proposed Minutes 6 of 7 Meeting of April 15, 2020
Commissioner Oakley stated he understands that a general standard would be applied to any
applicant and asked if the parking standard specified is general or specifically applied to this
applicant.
Senior Planner Berglund replied that staff has included a condition in the draft resolution that
goes above the general standard to prohibit on-street parking because of concerns from the
neighborhood and the availability for clients to park in the driveway. He stated that the applicant
is in agreement with the condition as proposed.
Chair Anderson introduced Sara Bidler, the applicant, who stated that her license is as a marriage
and family therapist. She stated that typically she conducts individual therapy, but sometimes a
client would have their partner or parent come to a session, but they would travel in the same
vehicle. She stated she is well aware that change produces anxiety for people and recognized
that the first letter mentioned up to eight clients per day, but did not include the maximum of 12
clients in one week. She stated that after speaking at the Planning Commission’s March open
forum, she was able to talk to some of the neighbors and has been able to make some good
connections. She stated she has a strong vested interest in this going well and therefore will do
everything she can to ensure that this activity does not disrupt the neighbors.
Commissioner Oakley asked if the prohibition of on-street parking concerns the applicant.
Ms. Bidler replied that she has one vehicle and a three-car driveway, therefore she is comfortable
with clients parking in her driveway.
Chair Anderson asked Senior Planner Berglund to read the letter that was received after the
packet was sent to the commissioners. He noted the request that the letter be read aloud at the
meeting.
Senior Planner Berglund read the letter received from John and Carol Meyers, 6045 Kirkwood
Lane. The Meyers stated this neighborhood is set off from the rest of Plymouth, and thus is quiet
and safe. That is important to them as they have a non-verbal speaking special needs child.
Adding more strangers and cars will compromise the current level of safety, which is why this
request should be denied.
Ms. Bidler stated that she visited the Meyers’ home, but was not able to talk to them about their
concerns as of yet. She stated that through meeting some of the neighbors she became aware that
there are others conducting home employment, but they did not receive licensing, and therefore
the process of receiving notification from the City was alarming for some residents.
Commissioner Jones confirmed that there are many other businesses being operated in the
neighborhood, and she said she is not aware of any of those having a license, therefore she is
comfortable with this licensed activity because the City has control in terms of enforcement.
Commissioner Boo stated that this request meets the city code and the applicant has been very
forthcoming in her request and comments. He stated that he will support this request.
12
Proposed Minutes 7 of 7 Meeting of April 15, 2020
Commissioner Witte stated that he sympathizes with some of the neighbors concerned with
commercial activity, but noted that this is not a VRBO property and is instead a low key
professional business. He noted if the applicant had a large family with teenagers that could be
more of a driving safety risk than this type of business activity. He stated if approved by the City
Council, the term would be one year, and the City would review the activity after that time to
ensure the activity has been appropriate, and therefore any concerns he had have been alleviated.
Commissioner Oakley stated he will also be supporting the request. He noted he would like to
see the no parking on the street condition eliminated as that is not typically a condition from the
City, but also noted that because the applicant does not oppose the condition, he will support the
request as proposed.
Motion was made by Commissioner Jones and seconded by Commissioner Oakley, to
recommend approval of a home occupation license for Sara Bidler to operate therapy services
from the home located at 6065 Kirkwood Lane. With Oakley, Saba, Witte, Boo, Jones and
Anderson voting in favor, the motion carried.
Adjournment
Chair Anderson adjourned the meeting at 8:30 p.m.
13
Regular
Planning
Commission
May 20, 2020
Agenda
Number:5.1
To:Planning Commission
Prepared by:Shawn Drill, Senior Planner
Reviewed by:Steve Juetten, Community Development Director
File No:2020026
1. Applicant:
Rachel Development, Inc.
2. Proposal:
Rezoning, PUD general plan, and preliminary plat for a 44-unit townhome development to be called
"Perl Gardens" for the roughly 9.5-acre site located northwest of Medina Road and County Road 101.
3. Location:
3735 and 3855 County Road 101
4. Guiding:
LA-2 (living area 2)
5. Zoning:
Current zoning is RMF-1 (multiple family residential 1)
6. School District:
ISD #284 (Wayzata)
7. Review Deadline:
August 20, 2020
8. Brief Description:
Open the public hearing and continue the matter to the June 3, 2020 Planning Commision meeting.
The continuance would allow the time needed to address engineering design aspects of the
proposed plan. The staff report will be presented on June 3.14
9. Attachments:
Location Map
Aerial Photo
Plan
Sample Building Elevation
15
P-I
LA-2
County Road 101M
edina R
oad
38th Ave
SITE
37353855LA-2
LA-2
LA-3
P
eace Lutheran
LA-1
P-I
P-I
NSP/XCEL
CITY WATER
TOWER
LA-2
LA-3
LA-3
B
all Field
P-I
Green
w
ood Ele
m.
S
chool LA-1
39th Pl
40th Ave
39th Ave
LA-2Troy Lane2020-026
Rachel Development, Inc.
3735 & 3855 County Road K
500 0 500 1,000250
Feet
City of
Plymouth, Minnesota
16
SITE
M
edina R
oad County Road 1013 9 t h A v e
38th Ave
39th Pl
2020-026 -- Aerial Photograph K3300330660165
FeetCity of
Plymouth, Minnesota
17
18
19
Regular
Planning
Commission
May 20, 2020
Agenda
Number:5.2
To:Planning Commission
Prepared by:Kip Berglund, Senior Planner
Reviewed by:Steve Juetten, Community Development Director
File No:2020018
1. Applicant:
Hops Craft Brewing Company, LLC
2. Proposal:
Zoning ordinance text amendments request to the I-1, I-2 and I-3 zoning districts.
3. Location:
N/A
4. Guiding:
N/A
5. Zoning:
I-1, I-2 and I-3 zoned properties
6. School District:
N/A
7. Review Deadline:
July 14, 2020
8. Brief Description:
The applicant has proposed zoning ordinance text amendments to allow by conditional use permit a
commercial use operated in conjunction with a brewery and accessory taproom in the industrial
zoning districts.
20
9. Attachments:
Planning Commission Report
Draft Ordinance
Draft Resolution Approving Findings of Fact
Applicant's Narrative
21
Agenda Number
File 2020018
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO:Plymouth Planning Commission
FROM:Kip Berglund, Senior Planner (509-5453) through Barbara Thomson,
Planning Manager
MEETING DATE:May 20, 2020
APPLICANT:Hops Craft Brewing Company, LLC
PROPOSAL:Text amendments to the I-1, I-2 and I-3 zoning districts
REVIEW DEADLINE:July 14, 2020
DESCRIPTION OF REQUEST:
The applicant has proposed zoning ordinance text amendments to allow the following commercial
use by conditional use permit in the I-1, Light Industrial District, I-2, General Industrial District
and I-3, Heavy Industrial District: A commercial use operated in conjunction with a brewery and
accessory taproom, with a floor area less than the combined brewery and accessory taproom floor
area, which would terminate operations in the event the brewery and accessory taproom cease
operation.
Notice of the public hearing was published in the city’s official newspaper.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a high level of discretion in approving amendments to the zoning ordinance.
Amendments to the zoning ordinance must be consistent with the City’s comprehensive plan and
compatible with other policies, uses and provisions of the zoning ordinance.
22
2020018
Page 2
ANALYSIS OF REQUEST:
The applicant has proposed zoning ordinance text amendments to allow the following commercial
use by conditional use permit in the I-1, Light Industrial District, I-2, General Industrial District
and I-3, Heavy Industrial District: A commercial use operated in conjunction with a brewery and
accessory taproom, with a floor area less than the combined brewery and accessory taproom floor
area, which would terminate operations in the event the brewery and accessory taproom cease
operation.
This change would allow the Hops Brewing Company and an associated bike shop to locate in a
building in the I-2 zoning district by approval of a conditional use permit. The applicant states
that the new use would be known as Luce Line Brewing Company and be a bicycle-themed
brewery focused on providing a community gathering spot.
The applicant states that a commercial use operated in conjunction with a brewery and accessory
taproom reinforces the vision of the Comprehensive Plan and is consistent with its policies and
provisions.
The applicant also states the request would meet the purpose and intent of the ordinance in the
following ways:
Promotes economic health through redevelopment of currently unused space;
Responds to the emerging trends and changing needs of its residents and businesses;
Meets the needs of all age groups within the city, with a focus on young people and the
aging population; and
Enhances and strengthens the sense of community.
Proposed Text Amendments:
In 2013, staff was directed by the City Council to research and provide information related to
breweries and taprooms. At the time, taprooms, breweries, and brew pub businesses were
establishing in other communities in the area and Plymouth did not address those types of uses
in the city code. In 2014, the City Council approved amendments to the definition section of
the ordinance to include brewpub restaurants and to establish zoning districts in which
breweries, with or without an accessory taproom could be located. At this time, the City of
Plymouth does not have any breweries or taprooms.
Breweries with or without an accessory taproom are listed as a permitted use within the
industrial zoning districts. However, the zoning ordinance limits retail activity in these districts.
It is limited to up to 10 percent of the gross floor area of its associated principal use, to a
maximum of 5,000 square feet, as a permitted use. If the retail use is in excess of 10 percent of
the gross floor area of the associated principal use, such use may be allowed by conditional use
permit if it is limited to no more than 25 percent of the gross floor area of its associated principal
use, or more than 5,000 square feet, whichever is less. In addition, the associated commercial
activities operating in conjunction with breweries and accessory taprooms (i.e. bike or running
shops, arcades, escape rooms, bowling alleys, etc.) are typically named permitted uses within the
commercial zoning districts. Therefore, the applicant is requesting the text amendment to allow 23
2020018
Page 3
commercial uses operating in conjunction with a brewery and accessory taproom through a
conditional use permit in order to establish reasonable conditions for approval.
The proposed text amendment for each district is as follows:
I-1 zoning district:
21560.07. Conditional Uses: Subd. 7.Commercial use operated in
conjunction with a brewery and accessory taproom, with a floor area less
than the combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory
taproom cease operation.
I-2 zoning district:
21565.07. Conditional Uses: Subd. 8.Commercial use operated in
conjunction with a brewery and accessory taproom, with a floor area less
than the combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory
taproom cease operation.
I-3 zoning district:
21570.09. Conditional Uses: Subd. 8.Commercial use operated in
conjunction with a brewery and accessory taproom, with a floor area less
than the combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory
taproom cease operation.
When considering a text amendment to the zoning ordinance, the Planning Commission must
determine whether or not the proposed use would: 1) be compatible with other permitted and
conditional uses of the district; 2) be consistent with the purpose and intent of the district; and 3)
have adequate infrastructure.
Staff finds the following with respect to the proposed use:
The industrial zoning districts currently allows breweries with or without an accessory
taproom as a permitted use and limited accessory retail.
Breweries and associated taprooms businesses often operate in conjunction with associated
commercial uses.
Appropriate measures/conditions would be put in place with the associated commercial use
through the conditional use permit process,including ensuring parking regulations are met
and requiring termination of the commercial use in the event the brewery and accessory
taproom cease operation.
There is adequate infrastructure available to serve the proposed use.
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2020018
Page 4
RECOMMENDATION:
Community Development Department staff recommends approval of the text amendment related
to commercial uses operating in conjunction with breweries and associated taprooms through the
issuance of a conditional use permit, subject to the findings listed in the attached ordinance and
resolution.
If new information is brought forward at the public hearing, staff may alter or reconsider its
recommendation.
ATTACHMENTS:
1. Draft Ordinance of Text Amendments
2. Draft Findings of Fact for Text Amendments
3. Applicant’s Narrative
25
CITY OF PLYMOUTH
HENNEPIN COUNTY, MINNESOTA
ORDINANCE NO. 2020-
ORDINANCE AMENDING CHAPTER 21 OF THE PLYMOUTH CITY CODE,
ENTITLED THE PLYMOUTH ZONING ORDINANCE (2020018)
THE CITY OF PLYMOUTH ORDAINS:
SECTION 1.Amendment. Section 21560.07 of the Plymouth City Code (LIGHT INDUSTRIAL
DISTRICT – Conditional Uses) is amended by the following:
21560.07. CONDITIONAL USES: The following are conditional uses in the I-1 District
and require a conditional use permit based upon procedures set forth in and regulated by Section
21015 of this Chapter. Additionally, besides the specific standards and criteria which may be cited
below for respective conditional uses, each request for a conditional use permit shall be evaluated
based upon the standards and criteria set forth in Sections 21015.02, Subd. 5 and 21015.04 of this
Chapter.
Subd. 1.Accessory retail, accessory rental, or accessory service activities in excess
of 10 percent of the gross floor area of its associated principal use (other than those uses otherwise
allowed as a permitted use or conditional use within this Section), provided that:
(a) Such accessory use is allowed as a permitted use in a business district.
(b) Such accessory use does not occupy more than 25 percent of the gross floor area of
its associated principal use, or more than 5,000 square feet, whichever is less.
(c) Such accessory use is completely enclosed within a principal structure.
(Amended by Ord. No. 2007-05, 01/23/07) (Amended by Ord. No. 2011-05, 02/22/11)
Subd. 2.Automobile repair—servicing of motor freight vehicles and heavy
construction equipment; directly related accessory materials and parts sales for such repair and
servicing (not including new or used vehicle sales); and accessory materials and parts warehousing
which is related to and dependent upon such uses provided that:
(a) All servicing of vehicles and equipment shall occur entirely within the principal
structure.
26
(b) To the extent required by State law and regulations, painting shall be conducted in
an approved paint booth, which thoroughly controls the emission of fumes, dust, or other
particulate matter.
(c) Storage and use of all flammable materials, including liquid and rags, shall conform
to applicable provisions of the Minnesota State Fire Code.
(d) Parking, driveway, and circulation standards and requirements shall be subject to
the review and approval of the City and shall be based upon the specific needs of the
operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks.
(e) The storage of damaged vehicles and vehicle parts and accessory equipment must
be completely inside a principal or accessory building.
(f) The sale of products other than those specifically mentioned in this Section shall be
subject to a separate conditional use permit.
Subd. 3.Buildings in excess of height limitations as specified in Section 21560.13
of this Chapter, provided that:
(a) For each additional five feet in height above the maximum building height specified
in this district, the front and side yard setback requirements shall be increased by one foot.
(b) The construction does not limit solar access to abutting and/or neighboring
properties.
Subd. 4.Commercial and public radio and television transmitting antennas, and
public utility microwave antennas, as regulated by Section 21175 of this Chapter.
Subd. 5.Commercial, private and public satellite dish transmitting or receiving
antennas in excess of two meters in diameter, as regulated by Section 21175 of this Chapter.
Subd. 6.Commercial recreation, indoor (e.g., bowling alleys, roller rinks).
Subd. 7.Commercial use operated in conjunction with a brewery and accessory
taproom, with a floor area less than the combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory taproom cease operation.
Subd. 8.Day care facilities, accessory, provided that the use complies with Section
21150 of this Chapter.
Subd. 9.Essential services and structures requiring a conditional use permit pursuant
to Section 21160 of this Chapter.
Subd. 10.Helistops, as regulated by Section 21193 of this Chapter.
27
Subd. 11.Limited motor vehicle sales or leasing as a principal or accessory use,
provided that:
(a) There shall be no outside storage or display of vehicles for sale or lease.
(b) Not more than five vehicles for sale or lease shall be on the premises at any given
time.
(c) Notwithstanding any other provision of this Chapter, signage related to motor
vehicle sales or leasing shall be limited to 24 square feet.
(d) No temporary signage/advertising devices (e.g., portable signage, banners,
pennants, spotlights, skytrackers, inflatables, balloons) shall be allowed.
Subd. 12.Outdoor service, sales or rental as an accessory use, provided that:
(a) The use does not take up parking space as required for conformity to this Chapter.
(b) The area is hard surfaced to control dust.
Subd. 13.Outside storage as an accessory use when abutting any residentially zoned
or used property other than vacant FRD property classified for non-residential use by the Land Use
Guide Plan, provided that:
(a) The storage area is blacktop or concrete surfaced unless specifically approved by
the City Council.
(b) The storage area does not take up parking space or loading space as required for
conformity to this Chapter.
(c) All requirements of Section 21105.11 of this Chapter are met.
Subd. 14.Sports and fitness clubs.
Subd. 15.Truck or trailer rental operations, provided that:
(a) Rental vehicles and trailers shall be parked on a paved surface that conforms to
Section 21135 of this Chapter.
(b) Parking, driveway, and circulation standards and requirements shall comply with
Section 21135 of this Chapter.
(c) There shall be no outside repair or maintenance of vehicles or trailers.
(d) No outside storage of parts, equipment, or damaged vehicles or trailers shall be
allowed.
28
(e) Rental vehicles and trailers shall not be parked or stored within a required front
yard area.
Subd. 16.Other uses similar to those allowed in this section, as determined by the
City.
(Amended by Ord. No. 2002-32, 11/26/02) (Amended by Ord. No. 2003-35, 11/25/03) (Amended
by Ord. No. 2004-32, 12/14/04) (Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord.
No. 2009-07, 05/12/09) (Amended by Ord. No. 2009-15, 10/13/09) (Amended by Ord. No 2011-
05, 02/22/11) (Amended by Ord. No. 2019-01, 02/12/19)
SECTION 2.Amendment. Section 21560.07 of the Plymouth City Code (LIGHT INDUSTRIAL DISTRICT
– Conditional Uses) is amended by the following:
21565.07. CONDITIONAL USES: The following are conditional uses in the I-2 District
and require a conditional use permit based upon procedures set forth in and regulated by Section
21015 of this Chapter. Additionally, besides the specific standards and criteria which may be cited
below for respective conditional uses, each request for a conditional use permit shall be evaluated
based upon the standards and criteria set forth in Sections 21015.02, Subd. 5 and 21015.04 of this
Chapter.
Subd. 1.Accessory retail, accessory rental, or accessory service activities in excess
of 10 percent of the gross floor area of its associated principal use (other than those uses otherwise
allowed as a permitted use or conditional use within this Section), provided that:
(a) Such accessory use is allowed as a permitted use in a business district.
(b) Such accessory use does not occupy more than 25 percent of the gross floor area of
its associated principal use, or more than 5,000 square feet, whichever is less.
(c) Such accessory use is completely enclosed within a principal structure.
(Amended by Ord. No. 2011-05, 02/22/11)
Subd. 2.Automobile repair—servicing of motor freight vehicles and heavy
construction equipment; directly related accessory materials and parts sales for such repair and
servicing (not including new or used vehicle sales); and accessory materials and parts warehousing
which is related to and dependent upon such uses provided that:
(a) All servicing of vehicles and equipment shall occur entirely within the principal
structure.
(b) To the extent required by State law and regulations, painting shall be conducted in
an approved paint booth, which thoroughly controls the emission of fumes, dust, or other
particulate matter.
29
(c) Storage and use of all flammable materials, including liquid and rags, shall conform
to applicable provisions of the Minnesota State Fire Code.
(d) Parking, driveway, and circulation standards and requirements shall be subject to
the review and approval of the City and shall be based upon the specific needs of the
operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks.
(e) The storage of damaged vehicles and vehicle parts and accessory equipment must
be completely inside a principal or accessory building.
(f) The sale of products other than those specifically mentioned in this Section shall be
subject to a separate conditional use permit.
Subd. 3.Automotive towing businesses with outdoor tow yard, provided that:
(a) The towing business shall be located at least 500 feet from any residential
property line.
(b) Towed vehicles shall be parked on a paved surface that conforms to Section
21135 of this Chapter.
(c) Towed vehicles shall be located in the rear or side yard, shall be screened with
materials of at least 90 percent opacity, and shall screen views from adjoining properties
and public streets.
(d) There shall be no outside repair or maintenance of vehicles.
(e) No crushing, stacking, or dismantling of vehicles shall be allowed.
(f)There shall be no outside storage of parts or equipment.
(g) Any leaking fluids from damaged vehicles shall be collected in the tow yard and
shall be disposed of in an approved manner.
(h) All tow trucks or service vehicles related to the business shall be parked within
the designated tow yard.
(i) Vehicles stored in the tow yard shall be parked in the designated parking stalls
identified on the approved site plan for the tow yard.
(j) The tow yard shall not take up parking space as required for conformity to this
Chapter.
(k) Impounded vehicles shall not be located in a tow yard for a period exceeding 90
days, unless a longer time frame is required by a governmental agency.
30
(Amended by Ord. No. 2006-16, 06/27/06)
Subd. 4.Buildings in excess of height limitations as specified in Section 21565.13
of this Chapter, provided that:
(a) For each additional five feet in height above the maximum building height specified
in this district, the front and side yard setback requirements shall be increased by one foot.
(b) The construction does not limit solar access to abutting and/or neighboring
properties.
Subd. 5.Commercial and public radio and television transmitting antennas, and
public utility microwave antennas, as regulated by Section 21175 of this Chapter.
Subd. 6.Commercial, private and public satellite dish transmitting or receiving
antennas in excess of two meters in diameter, as regulated by Section 21175 of this Chapter.
Subd. 7.Commercial recreation, indoor (e.g., bowling alleys, roller rinks).
Subd. 8.Commercial use operated in conjunction with a brewery and accessory
taproom, with a floor area less thanthe combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory taproom cease operation.
Subd. 9.Day care facilities, accessory, provided that the use complies with Section
21150 of this Chapter.
Subd. 10.Dog day/overnight boarding use, provided that:
(a) The dog daycare/overnight boarding business is located at least 500 feet from any
residential property line.
(b) An eight foot high solid fence is constructed to fully enclose any outdoor play areas.
(c) Dogs are kept indoors for overnight boarding.
(d) A kennel license is obtained for the site, pursuant to Section 915 of the City Code.
(Amended by Ord. No. 2007-11, 05/22/07)
Subd. 11.Essential services and structures requiring a conditional use permit pursuant
to Section 21160 of this Chapter.
Subd. 12.Helistops, as regulated by Section 21193 of this Chapter.
Subd. 13.Limited motor vehicle sales or leasing as a principal or accessory use,
provided that:
31
(a) There shall be no outside storage or display of vehicles for sale or lease.
(b) Not more than five vehicles for sale or lease shall be on the premises at any given
time.
(c) Notwithstanding any other provision of this Chapter, signage related to motor
vehicle sales or leasing shall be limited to 24 square feet.
(d) No temporary signage/advertising devices (e.g., portable signage, banners,
pennants, spotlights, skytrackers, inflatables, balloons) shall be allowed.
Subd. 14.Outdoor service, sales or rental as an accessory use, provided that:
(a) The use does not take up parking space as required for conformity to this Chapter.
(b) The area is hard surfaced to control dust.
Subd. 15.Outside storage as an accessory use when abutting any residentially zoned
or used property other than vacant FRD property classified for non-residential use by the Land Use
Guide Plan, provided that:
(a) The storage area is blacktop or concrete surfaced unless specifically approved by
the City Council.
(b) The storage area does not take up parking space or loading space as required for
conformity to this Chapter.
(c) All requirements of Section 21105.11 of this Chapter are met.
Subd. 16.Retail commercial activities, personal services and food service (cafeteria,
delicatessen, coffee house) as an accessory use within a building that contains over 50 percent
office use, provided that:
(a) Personal services are limited to those uses and activities which are allowed as a
permitted or permitted accessory use within the C-1 Zoning District.
(b) The activity is located within a structure whose principal use is not commercial
sales.
(c) All such activities are conducted in a clearly defined area of the principal building
reserved exclusively for such use. Said area must be physically segregated from other
principal activities in the building.
(d) The area devoted to such activity shall not occupy more than 15 percent of the gross
floor area of the building.
32
(e) Hours of operation are limited to 6:00 AM to 10:00 PM unless specifically modified
by the City Council.
(f) No directly or indirectly illuminated sign or sign in excess of 10 square feet
identifying the name of the business shall be visible from the outside of the building.
(g) No signs or posters of any type advertising products for sale or services shall be
visible from the outside of the building.
Subd. 17.Sports and fitness clubs.
Subd. 18.Truck or trailer rental operations, provided that:
(a) Rental vehicles and trailers shall be parked on a paved surface that conforms to
Section 21135 of this Chapter.
(b) Parking, driveway, and circulation standards and requirements shall comply with
Section 21135 of this Chapter.
(c) There shall be no outside repair or maintenance of vehicles or trailers.
(d) No outside storage of parts, equipment, or damaged vehicles or trailers shall be
allowed.
(e) Rental vehicles and trailers shall not be parked or stored within a required front
yard area.
Subd. 19.Other uses similar to those allowed in this section, as determined by the
City.
(Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord. No. 2009-07, 05/12/09) (Amended
by Ord. No. 2009-15, 10/13/09) (Amended by Ord. No. 2011-05, 02/22/11) (Amended by Ord.
No. 2019-01, 02/12/19)
SECTION 3.Amendment. Section 21560.07 of the Plymouth City Code (LIGHT INDUSTRIAL DISTRICT
– Conditional Uses) is amended by the following:
21570.09. CONDITIONAL USES:The following are conditional uses in the I-3 District and
require a conditional use permit based upon procedures set forth in and regulated by Section 21015
of this Chapter. Additionally, besides the specific standards and criteria which may be cited below
for respective conditional uses, each request for a conditional use permit shall be evaluated based
upon the standards and criteria set forth in Sections 21015.02, Subd. 5 and 21015.04 of this
Chapter.
33
Subd. 1.Accessory retail, accessory rental, or accessory service activities in excess
of 10 percent of the gross floor area of its associated principal use (other than those uses otherwise
allowed as a permitted use or conditional use within this Section), provided that:
(a) Such accessory use is allowed as a permitted use in a business district.
(b) Such accessory use does not occupy more than 25 percent of the gross floor area of
its associated principal use, or more than 5,000 square feet, whichever is less.
(c) Such accessory use is completely enclosed within a principal structure.
(Amended by Ord. No. 2011-05, 02/22/11)
Subd. 2.Automobile repair—servicing of motor freight vehicles and heavy
construction equipment; directly related accessory materials and parts sales for such repair and
servicing (not including new or used vehicle sales); and accessory materials and parts warehousing
which is related to and dependent upon such uses provided that:
(a) All servicing of vehicles and equipment shall occur entirely within the principal
structure.
(b) To the extent required by State law and regulations, painting shall be conducted in
an approved paint booth, which thoroughly controls the emission of fumes, dust, or other
particulate matter.
(c) Storage and use of all flammable materials, including liquid and rags, shall conform
to applicable provisions of the Minnesota State Fire Code.
(d) Parking, driveway, and circulation standards and requirements shall be subject to
the review and approval of the City and shall be based upon the specific needs of the
operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks.
(e) The storage of damaged vehicles and vehicle parts and accessory equipment must
be completely inside a principal or accessory building.
(f) The sale of products other than those specifically mentioned in this Section shall be
subject to a separate conditional use permit.
Subd. 3.Automotive towing businesses with outdoor tow yard, provided that:
(a) The towing business shall be located at least 500 feet from any residential
property line.
(b) Towed vehicles shall be parked on a paved surface that conforms to Section
21135 of this Chapter.
34
(c) Towed vehicles shall be located in the rear or side yard, shall be screened with
materials of at least 90 percent opacity, and shall screen views from adjoining properties
and public streets.
(d) There shall be no outside repair or maintenance of vehicles.
(e) No crushing, stacking, or dismantling of vehicles shall be allowed.
(f) There shall be no outside storage of parts or equipment.
(g) Any leaking fluids from damaged vehicles shall be collected in the tow yard and
shall be disposed of in an approved manner.
(h) All tow trucks or service vehicles related to the business shall be parked within
the designated tow yard.
(i) Vehicles stored in the tow yard shall be parked in the designated parking stalls
identified on the approved site plan for the tow yard.
(j) The tow yard shall not take up parking space as required for conformity to this
Chapter.
(k) Impounded vehicles shall not be located in a tow yard for a period exceeding 90
days, unless a longer time frame is required by a governmental agency.
Subd. 4.Buildings in excess of height limitations as specified in Section 21570.15
of this Chapter, provided that:
(a) For each additional five feet in height above the maximum building height specified
in this district, the front and side yard setback requirements shall be increased by one foot.
(b) The construction does not limit solar access to abutting and/or neighboring
properties.
Subd. 5.Commercial and public radio and television transmitting antennas, and
public utility microwave antennas, as regulated by Section 21175 of this Chapter.
Subd. 6.Commercial, private and public satellite dish transmitting or receiving
antennas in excess of two meters in diameter, as regulated by Section 21175 of this Chapter.
Subd. 7.Commercial recreation, indoor (e.g., bowling alleys, roller rinks).
Subd. 8.Commercial use operated in conjunction with a brewery and accessory
taproom, with a floor area less than the combined brewery and accessory taproom floor area, which
would terminate operations in the event the brewery and accessory taproom cease operation.
35
Subd. 9.Day care facilities, accessory, provided that the use complies with Section
21150 of this Chapter.
Subd. 10.Essential services and structures requiring a conditional use permit pursuant
to Section 21160 of this Chapter.
Subd. 11.Helistops, as regulated by Section 21193 of this Chapter.
Subd. 12.Outdoor service, sales or rental as an accessory use, provided that:
(a) The use does not take up parking space as required for conformity to this Chapter.
(b) The area is hard surfaced to control dust.
Subd. 13.Outside storage as an accessory use when abutting any residentially zoned
or used property other than vacant FRD property classified for non-residential use by the Land Use
Guide Plan, provided that:
(a) The storage area is blacktop or concrete surfaced unless specifically approved by
the City Council.
(b) The storage area does not take up parking space or loading space as required for
conformity to this Chapter.
(c) All requirements of Section 21105.11 of this Chapter are met.
Subd. 14.Sports and fitness clubs.
Subd. 15.Storage, use, or manufacturing of gasoline, crude oil, bulk fuel or similar
liquid storage as a principal use, provided that:
(a) A drainage system subject to the approval of the City shall be installed.
(b) There be no outside storage except as allowed under the conditional use permit,
provided compliance with Section 21105.11 of this Chapter would be met.
Subd. 16.Truck or trailer rental operations, provided that:
(a) Rental vehicles and trailers shall be parked on a paved surface that conforms to
Section 21135 of this Chapter.
(b) Parking, driveway, and circulation standards and requirements shall comply with
Section 21135 of this Chapter.
(c) There shall be no outside repair or maintenance of vehicles or trailers.
36
(d) No outside storage of parts, equipment, or damaged vehicles or trailers shall be
allowed.
(e) Rental vehicles and trailers shall not be parked or stored within a required front
yard area.
Subd. 17.Waste facilities, provided that:
(a) All applicable federal, state and/or county permits are obtained including, but not
limited to:
(1) The Federal Environmental Protection Agency (EPA).
(2) The Minnesota Pollution Control Agency (MPCA).
(3) The Minnesota Department of Natural Resources (DNR).
(b) Any applicable environmental review requirements outlined in Section 21040 of
this Chapter are satisfactorily met.
(c) A financial guarantee in a form deemed acceptable by the City Attorney is provided
to ensure the following minimum activities:
(1) Completion of site improvements.
(2) Emergency clean up and correction.
(3) Closure and post closure activities.
(d) The facility is subject to periodic monitoring as determined by the City.
(e) The facility is provided a minimum of two independent emergency access escape
routes, neither of which may traverse residentially zoned areas.
(f) The facility is set back a minimum 1,000 feet from all storm water holding areas,
natural drainage facilities and wetlands.
(g) All storm water runoff is held on site prior to release into natural drainageways and
the City’s storm drainage system.
(h) The outside storage of materials, containers or disposal facilities involving
hazardous waste is prohibited.
(i) The outside storage of materials, containers or disposal facilities involving non-
hazardous materials is enclosed and screened as outlined in Section 21130 of this Chapter.
37
(j) The loading and/or unloading of waste materials is conducted within buildings and
upon an impermeable floor surface.
(k) All development, operation, maintenance and closure/conversion plans are subject
to City approval.
(l) A sign indicating the facility’s inventory of waste materials by type and location is
posted at the main entrance of the site.
(m) All hazardous waste materials stored on the site are clearly designated.
(n) All facility employees are subject to emergency training programs, the procedures
and techniques of which are subject to City approval.
(o) Emergency preparedness plans which:
(1) Establish procedures for handling ruptures, spills and the like.
(2) Alert applicable agencies and area property owners.
(3) Establish provisions for emergency evacuation that are provided to and
approved by the City.
(p) All containers used for the outside storage of waste materials are properly cleaned
prior to storage and maintained in a clean manner so as not to attract vectors or cause
objectionable odors.
Subd. 18.Other uses similar to those allowed in this section, as determined by the
City.
(Amended by Ord. No. 2001-06, 02/13/01) (Amended by Ord. No. 2008-09, 03/25/08) (Amended
by Ord. No. 2009-07, 05/12/09) (Amended by Ord. No. 2011-05, 02/22/11) (Amended by Ord.
No. 2019-01, 02/12/19)
SECTION 4.Effective Date. This Ordinance shall be in full force and effect upon its passage.
APPROVED by the City Council on this *** day of *******.
__________________________________
Jeffry Wosje, Mayor
ATTEST:
_______________________________
Sandra R. Engdahl, City Clerk 38
CITY OF PLYMOUTH
RESOLUTION 2020-____
APPROVING FINDINGS OF FACT FOR ZONING ORDINANCE TEXT AMENDMENTS TO
SECTIONS 21560, 21565,AND 21570 OF THE ZONING ORDINANCE (2020018)
WHEREAS, Hops Craft Brewing Company, LLC has initiated amendments to uses allowed by
conditional use permit in the light industrial, general industrial and heavy industrial districts; and,
WHEREAS, the Planning Commission has reviewed the proposed text amendmentsat a duly called
public hearing and recommends approval of the text amendments.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby approve the zoning ordinance text amendments to allow as a
conditional use a commercial use operated in conjunction with a brewery and accessory taproom, with a
floor area less than the combined brewery and accessory taproom floor area, which would terminate
operations in the event the brewery and accessory taproom cease operation, in the light industrial,
general industrial and heavy industrial zoning districts, based upon the finding that the proposed
amendments would be consistent with the city’s comprehensive plan and with the purpose and intent of
the city’s ordinances and policies.
ADOPTED by the City Council the _____ day of ____________, 2020
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
_____________________, 2020 with the original thereof on file in my office, and the same is a correct
transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this _____________ day
of ________, 2020.
______________________________
City Clerk
39
APPENDIX A: ZONING ORDINANCE TEXT AMENDMENT
DIGITAL VERSION OF A DESCRIPTION
AND CONDITIONAL USE SUPPORT
Introduction
Luce Line Brewing Co., LLC is a bicycle-themed brewery focused on providing a community
gathering spot. Hops Craft Brewing Company, LLC, an affiliate of Luce Line Brewing, was
formed to acquire and hold the real estate for Luce Line Brewing. We are contemplating
establishing operations at 12901 16th Avenue North, Plymouth, MN 55441.
Amendment Language
In order to support the brewery’s bicycle themed business plan and secure a craft brewery in
the community, the proposed Zoning ordinance text amendment to add a conditional use in the
I-1, I-2 and I-3 districts is suggested:
Commercial use operated in conjunction with a brewery and accessory taproom that has a floor
area less than the combined brewery and accessory taproom floor area, which would terminate
operations in the event the brewery and accessory taproom cease operation.
Request Reasons
The reasons for the request are that it reinforces the vision of Plymouth’s Comprehensive Plan
and meets the purpose and intent of the ordinance in the following ways:
Promotes economic health through redevelopment of currently unused space.
Responds to the emerging trends and changing needs of its residents and businesses.
Meets the needs of all age groups within the city, with a focus on young people and the
aging population.
Enhances and strengthens the sense of community.
The request is also consistent with the policies and provisions of Plymouth’s Comprehensive
Plan.
Adequate Available Infrastructure
In discussions with Planning we developed a set of expected requirements for the brewery
based on the requirements in other cities expectations of their breweries coupled with existing
requirements within Plymouth. These expectations were applied to the expected circumstances
of Luce Line Brewing. The summary results and explanation follow:
Parking Summary
Brewery and Bicycle Operation: 61 spaces
Manufacturing Operation: 3 spaces
Total Spaces Required: 64 spaces
Spaces Available: 78 spaces (53 spaces onsite, 25 neighbor property)
Parking in Excess of Requirement: 14 spaces
40
Luce Line Brewing Parking Calculation (Based on Minnetonka Micro-Brewery
Requirements)
Brew House 1/1000 GSF
6,000/1000=6 stalls
Office 1/250 GSF
500/250=2 stalls
Restrooms, Game Room, Conference Room, Tap Room, 1/150 GSF
4,500/150=30 stalls
Parking Required inside: 38 stalls
Plymouth Outdoor seating requirement 1/40 GSF
10’x20’=200 GSF/40=5 stalls required
Estimated Parking Requirements for Luce Line Brewing:
38 stalls inside plus 5 stalls outdoor = 43 stalls required. This would leave 21 stalls available for
the other users of the building.
Estimated Parking for the Bicycle Operation
The adjacent space which enhances the bike-theme of the brewery is a retail and service
business with less than 50 percent or more of the gross floor area devoted to storage,
warehouses, or industry. The description from the code and explanation of parking impact
follow.
Retail Commercial
Uses, Except as
Prescribed Herein
One space for each 200 square feet of floor area for the first 100,000
square feet, plus one space for each 350 square feet of floor area
thereafter. The number of parking spaces provided shall not exceed
the minimum requirement by more than 10 percent, unless authorized
under Section 21135.12.
1 * (3,575/200) = 17. Required parking for this operation is 17 parking spaces.
Warehousing One space for each two employees of the largest shift or one space for each
2,000 square feet of floor area, whichever is greater.
1* (2/2) = 1 or 3,425 / 2000 = 1. Required parking for this operation is 1 parking space.
Together the retail and warehousing operation require 18 parking spaces.
41
Estimated Parking for the Manufacturing Operation
We expect the remaining space to be taken by a light manufacturer that employs 3 people and
has no company motor vehicles. The description from the code and explanation of parking
impact follow.
Manufacturing One space for each employee on the major shift or one space for each 350
square feet, whichever is less, plus one space for each company motor
vehicle on the premises.
The required parking for this operation for employees is 1*3=3. Parking for company motor
vehicles are 1*0=0. Required parking for this operation is 3 stalls. The hours of brewery
operations would which are typically 3pm to 11 pm weekdays and certain weekend hours do
not conflict with the manufacturing operation’s expected hours of 7am to 3pm weekdays.
Adequate Transition and Buffer Provided
The operation is more than 200 feet from any residential property. In addition, many natural and
man-made features such as wetlands, trees, ravines and the railroad tracks separate the uses,
provide a natural barrier between the two uses and provides a greater separation in distance
than standard zoning setback requirements.
Adequate Parking
The property across the street from the brewery known as Jet 55 located at 12755 State
Highway 55, Plymouth MN 55441 has verbally offered to be a supportive neighbor. They are in
the process of a formal response to our written request for use of 25 parking places. This
involves a vote of all investors which is currently in process.
Aaron Wittkamper, our Architect, has developed 6 brewery concepts along with many other
hospitality projects. His experience suggests that the parking onsite with additional parking
sourced from a neighbor for peak requirements as proposed will meet patron needs and
efficiently uses the parking available for lease in neighboring lots.
Conditional Use Request
We also request that a conditional use permit be issued that provides Hops Craft Brewing
Company (the Landlord) the ability to lease space to Trailhead Cyclery a bicycle shop currently
located in Champlin, MN ( www.trailheadcycling.com). Doing so will secure the Luce Line
Brewing Co., LLC for our community.
42
Regular
Planning
Commission
May 20, 2020
Agenda
Number:5.3
To:Planning Commission
Prepared by:Kip Berglund, Senior Planner
Reviewed by:Steve Juetten, Community Development Director
File No:2020019
1. Applicant:
Hops Craft Brewing Company, LLC
2. Proposal:
Conditional use permit request to allow a commercial use to operate in conjunction with a brewery
and associated taproom.
3. Location:
12901 16th Avenue North
4. Guiding:
IND (industrial)
5. Zoning:
I-2 (general industrial)
6. School District:
Wayzata (284)
7. Review Deadline:
July 14, 2020
8. Brief Description:
The applicant is requesting approval of a conditional use permit to allow a bike shop to operate in
conjunction with a brewery and accessory taproom, with a floor area less than the combined
brewery and accessory taproom floor area.43
9. Attachments:
Planning Commission Report
Resolution
Location Map
Aerial
Notification Area Map
Applicant's Narrative
CUP Standards
Site Plan
Outdoor Patio Layout
44
Agenda Number
File 2020019
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO:Plymouth Planning Commission
FROM:Kip Berglund, Senior Planner (509-5453) through Barbara Thomson,
Planning Manager
MEETING DATE:May 20, 2020
APPLICANT:Hops Craft Brewing Company, LLC
PROPOSAL:Conditional use permit to allow a commercial use operated in
conjunction with a brewery and accessory taproom in the I-2 (general
industrial) zoning district
LOCATION:12901 16th Avenue North
GUIDING:IND (industrial)
ZONING:I-2 (general industrial)
REVIEW DEADLINE:July 14, 2020
DESCRIPTION OF REQUEST:
The applicant is requesting approval of a conditional use permit to allow a bike shop to operate in
the I-2 zoning district in conjunction with a brewery and accessory taproom. The bike shop would
have a floor area less than the combined brewery and accessory taproom floor area, and would
terminate operations in the event the brewery and accessory taproom cease operations.
Notice of the public hearing was published in the city’s official newspaper and mailed to all
property owners within 500 feet of the site. A copy of the notification area map is attached.
Development signage is posted on the property.
45
File 2020019
Page 2
CONTEXT:
Surrounding Land Use and Zoning
Adjacent Land Uses Guiding Zoning
North (across 16th
Avenue)
Office/Industrial – Jet
55 building
IND I-2
South (across
Luce Line
Trail/Railroad)
City of Plymouth open
space and single-family
homes
LA-1 RSF-1
East Office/warehouse IND I-2
West Railroad property and
office/warehouse
IND I-2
Previous Actions
In 1987, the City Council approved a site plan for a 24,130 square-foot office/warehouse building.
The building was constructed that same year.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city’s discretion in approving or denying a conditional use permit is limited to whether or not
the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards,
the city must then approve the permit. However, the level of discretion is affected by the fact that
some of the standards may be open to interpretation.
ANALYSIS OF REQUEST:
In order to allow the bike shop in conjunction with the brewery and taproom, the applicant has
requested the text amendment that is also on the commission’s agenda. The proposed amendment
states that a commercial use operated in conjunction with a brewery and accessory taproom, with
a floor area less than the combined brewery and accessory taproom floor area, which would
terminate operations in the event the brewery and accessory taproom cease operation, shall be an
allowed conditional use within the general industrial zoning district.
The applicant’s specific conditional use permit request is to allow a bike shop to operate in
conjunction with a brewery and associated taproom to be known as the Luce Line Brewing
Company. The applicant states that the proposed businesses would be a bicycle-themed brewery
focused on providing a community gathering spot. The property is located within close proximity
to the Three Rivers Park District Luce Line Trail, which runs along the north side of the railroad
tracks just south of the property.
Breweries with or without an accessory taproom are listed as a permitted use within the I-2
zoning district. However, the zoning ordinance limits retail activity in these districts. If the
retail use is in excess of 10 percent of the gross floor area of the associated principal use,such 46
File 2020019
Page 3
use may be allowed by conditional use permit if it is limited to no more than 25 percent of the
gross floor area of its associated principal use, or more than 5,000 square feet, whichever is less.
Staff notes that the associated commercial activity (bike sales and repair) is a named permitted
use within the C-2 (neighborhood commercial), C-4 (community commercial) and CC-R & E
and CC-OT & R (city center retail and entertainment and office/technical and retail) zoning
districts.
The applicant has provided an architectural site plan and written summary of the proposed tenant
spaces square-footages for the proposed brewery with associated taproom and bike shop. The bike
shop would contain less square footage (3,575 square feet) than the brewery and associated
taproom (10,500 square feet). The size of the proposed bike shop tenant space would meet the
zoning ordinance requirement. A condition is included in the attached resolution that would
require the bike shop to terminate operations in the event the brewery and accessory taproom cease
operations.
Parking
Currently, there are no breweries with or without a taproom located in Plymouth. The zoning
ordinance does not contain a specific parking standard for breweries with associated taprooms.
Therefore, staff computed parking requirements on the same basis as required for similar listed
uses, consulting parking reference materials prepared by the American Planning Association and
Institute of Transportation Engineers, and consulting other communities in the area.
Examples for parking requirements for similar uses from the “Parking Area Standards” prepared
by the American Planning Association are as follows:
Microbrewery in Yonkers, New York, one parking space per 600 square feet of gross floor
area
Brewery in Bloomington, Indiana, one space per employee of the largest shift, plus one
space per 4 seats in any tasting room or other visitor facility open to the general public
Brew pub in Winona, Minnesota, one per 200 square feet of floor area
Brew pub in Summit Township, Michigan, one space for each three patrons of maximum
seating capacity, plus one space for each two employees
Brewery in Minnetonka, Minnesota, one parking space per 1,000 gross square feet and one
per 150 square feet of taproom area
The proposed uses within the building would consist of: 1) brewery and associated taproom with
game room and conference room; 2) bike sales and repair shop; and 3) vacant light manufacturing
use. The applicant calculated the parking requirements for the brewery and taproom using the
same standards as the City of Minnetonka and Plymouth parking requirements for the outdoor
patio area and other proposed uses. Based on the proposed square footage for each use, there
would be a total of 64 on-site parking spaces required. The zoning ordinance allows a reduction
in parking demand if the applicant can demonstrate that fewer spaces would be needed. The
applicant has requested 53 spaces be allowed. The applicant states that the future manufacturing
use within the building and the office/manufacturing building where the off-site parking spaces
would be located would have different hours of operation than the brewery and taproom. Staff 47
File 2020019
Page 4
also notes that the application is proposing to provide a shared parking agreement with the
neighboring property to the north, across 16th Avenue, consisting of an additional 25 parking
spaces for a total of 78 spaces between the on- and off-site spaces.
Staff would support the proposed parking plan if an approved pedestrian route between properties
is shown on an updated site plan that would consist of a pedestrian route, signage and approved
walkways leading to 16th Avenue from both properties. A condition is included in the resolution
related to this requirement. A condition is also included that states if parking issues occur, or if
the needs of the property owner change, additional on-site parking shall be added and reviewed
under a separate site plan amendment process.
Exterior Site Changes
The architectural site plan shows the addition of four parking stalls in the northeast corner of the
site by adding parking lot striping, parking lot directional arrows for traffic flow, and the addition
of an outdoor patio area located outside the northwest corner of the building where the proposed
brewery and taproom would be located. The outdoor patio would need to meet setback
requirements from parking spaces and the drive aisle and the applicant would be required to obtain
the appropriate liquor license in order to serve alcohol both inside the building and on the patio.
The proposed changes would be reviewed in further detail through an administrative site plan
amendment. The applicant would be required to identify the total proposed area of disturbance,
provide an erosion control plan and no variances would be allowed for the proposed exterior
changes.
The Planning Commission must review this request for compliance with the conditional use permit
standards, as outlined in the zoning ordinance. A copy of the standards is attached. Staff used
these standards to review the request and finds that it meets all the applicable standards.
Specifically, the proposal: 1) would be consistent with the comprehensive plan; 2) would not
endanger the public health or safety; 3) similarly, would not be injurious to other properties in the
vicinity or the city as a whole; and 4) would not impede the normal and orderly development of
nearby properties. In addition, the site is adequately served by public facilities.
RECOMMENDATION:
Community Development Department staff recommends approval of the conditional use permit
for property located at 12901 16th Avenue North, subject to the conditions outlined in the attached
resolution.
If new information is brought forward at the public hearing, staff may alter or reconsider its
recommendation.
48
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Page 5
ATTACHMENTS:
1. Draft Resolution Approving Conditional Use Permit
2. Location Map
3. Aerial Photo
4. Notification Area Map
5. Conditional Use Permit Standards
6. Applicant’s Narrative
7. Site Graphics
P/Planning Applications/2020/2020019
49
CITY OF PLYMOUTH
RESOLUTION NO. 2020-___
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT
TO OPERATE A COMMERCIAL USE IN CONJUNCTION WITH A BREWERY AND ACCESSORY
TAPROOM IN THE I-2 (GENERAL INDUSTRIAL) ZONING DISTRICT FOR PROPERTY LOCATED
AT 12901 16
TH AVENUE NORTH (2020019)
WHEREAS, Hops Craft Brewing Company, LLC has requested approval of a conditional use permit
for the site located at 12901 16Th Avenue North, legally described as follows:
Lot 3, Block A, Plymouth Orchards, except the westerly 30.00 feet thereof.
And
That part of vacated Orchard Avenue as dedicated in Plymouth Orchards, Hennepin Co., MN,
According to the recorded plat thereof, which lies west of the southerly extension of the east line
of Lot 3, Block A, of said Plymouth Orchards, Hennepin Co. MN, and which lies east of a line 30.00
feet east of and parallel with the west line of said Lot 3, Block A, and its southerly extension; and
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Hops Brewing Company, LLC for a
conditional use permit to allow a bicycle shop to operate in conjunction with a brewery and accessory
taproom, in the I-2 (general industrial) zoning district, for property located at 12901 16th Avenue North,
subject to the following conditions:
1. The requested conditional use permit is approved to allow a bicycle shop to operate in conjunction
with a brewery and accessory taproom, with a floor area less than the combined brewery and
accessory taproom floor area, in accordance with the application and plans received by the city on
March 16, 2020, and May 12, 2020, except as amended by this resolution.
2.A separate building permit is required prior to the commencement of the project.
3.Prior to the issuance of a building permit, the applicant shall:1) receive approval of any proposed
exterior changes, including but not limited to any parking lot reconfiguration, pedestrian routes or
outdoor patio area, though a separate administrative site plan amendment application review
process; 2) submit a written parking agreement with an adjacent property that would provide the
minimum number of parking spaces required (53 spaces provided on-site where 64 spaces are
required); and 3) update the site plan to show an approved pedestrian route from the shared parking
area to the subject property.
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Res. 2020-
File 2020019
Page 2
4. If the proposed businesses require a higher parking demand, or the needs of the property owner
change, the applicant shall expand parking on the site if parking shortages occur. Any parking
expansion shall be reviewed by a separate application and all parking dimensions, setbacks, curb and
gutter and other related requirements shall apply.
5. The bicycle shop shall terminate operation in the event the brewery and accessory taproom cease
operation.
6. The applicant shall obtain any necessary liquor licenses prior to serving any beverages containing
alcohol.
7. The requested conditional use permit is approved with the findings that the applicable conditional
use permit standards would be met as outlined in Section 21015 of the zoning ordinance.
8. Standard Conditions:
a. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
b. The conditional use permit shall expire one year after the date of approval, unless the property
owner or applicant has started the project, or unless the applicant, with the consent of the
property owner, has received prior approval from the city to extend the expiration date for up to
one additional year, as regulated under section 21015.07 of the zoning ordinance.
ADOPTED by the City Council on *******.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
*******, with the original thereof on file in my office, and the same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this _________day of
___________________.
__________________________________
City Clerk
51
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Rosewood LnSycamore Ln15th Av
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2020019
Hops Craft Brewing Company, LLC
12901 16th Avenue North
Request for a Conditional Use Permit
K
375 0 375 750187.5
Feet
Legend
C, Comercial
CC, City Center
CO, Commercial Office
IP, Planned Industrial
w w LA-1, Living Area 1
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LA-4, Living Area 4
LA-R1
LA-R2
LA-R3
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P-I, Public/Semi-Public/Institutional
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SITE
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16th Ave
15t h Ave
CH IC A GO & NO
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2020019 -- Aerial Photograph K2500250500125
Feet
53
Hennepin County Locate & Notify Map
0 410 820205 Feet
Date: 5/5/2020
Buffer Size:500
Map Comments:
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
54
APPENDIX A: ZONING ORDINANCE TEXT AMENDMENT
DIGITAL VERSION OF A DESCRIPTION
AND CONDITIONAL USE SUPPORT
Introduction
Luce Line Brewing Co., LLC is a bicycle-themed brewery focused on providing a community
gathering spot. Hops Craft Brewing Company, LLC, an affiliate of Luce Line Brewing, was
formed to acquire and hold the real estate for Luce Line Brewing. We are contemplating
establishing operations at 12901 16th Avenue North, Plymouth, MN 55441.
Amendment Language
In order to support the brewery’s bicycle themed business plan and secure a craft brewery in
the community, the proposed Zoning ordinance text amendment to add a conditional use in the
I-1, I-2 and I-3 districts is suggested:
Commercial use operated in conjunction with a brewery and accessory taproom that has a floor
area less than the combined brewery and accessory taproom floor area, which would terminate
operations in the event the brewery and accessory taproom cease operation.
Request Reasons
The reasons for the request are that it reinforces the vision of Plymouth’s Comprehensive Plan
and meets the purpose and intent of the ordinance in the following ways:
Promotes economic health through redevelopment of currently unused space.
Responds to the emerging trends and changing needs of its residents and businesses.
Meets the needs of all age groups within the city, with a focus on young people and the
aging population.
Enhances and strengthens the sense of community.
The request is also consistent with the policies and provisions of Plymouth’s Comprehensive
Plan.
Adequate Available Infrastructure
In discussions with Planning we developed a set of expected requirements for the brewery
based on the requirements in other cities expectations of their breweries coupled with existing
requirements within Plymouth. These expectations were applied to the expected circumstances
of Luce Line Brewing. The summary results and explanation follow:
Parking Summary
Brewery and Bicycle Operation: 61 spaces
Manufacturing Operation: 3 spaces
Total Spaces Required: 64 spaces
Spaces Available: 78 spaces (53 spaces onsite, 25 neighbor property)
Parking in Excess of Requirement: 14 spaces
Introduction
55
Luce Line Brewing Co., LLC is a bicycle-themed brewery focused on providing a community
gathering spot. Hops Craft Brewing Company, LLC, an affiliate of Luce Line Brewing, was
formed to acquire and hold the real estate for Luce Line Brewing. We are contemplating
establishing operations at 12901 16th Avenue North, Plymouth, MN 55441.
Amendment Language
In order to support the brewery’s bicycle themed business plan and secure a craft brewery in
the community, the proposed Zoning ordinance text amendment to add a conditional use in the
I-1, I-2 and I-3 districts is suggested:
Commercial use operated in conjunction with a brewery and accessory taproom that has a floor
area less than the combined brewery and accessory taproom floor area, which would terminate
operations in the event the brewery and accessory taproom cease operation.
Request Reasons
The reasons for the request are that it reinforces the vision of Plymouth’s Comprehensive Plan
and meets the purpose and intent of the ordinance in the following ways:
Promotes economic health through redevelopment of currently unused space.
Responds to the emerging trends and changing needs of its residents and businesses.
Meets the needs of all age groups within the city, with a focus on young people and the
aging population.
Enhances and strengthens the sense of community.
The request is also consistent with the policies and provisions of Plymouth’s Comprehensive
Plan.
Adequate Available Infrastructure
In discussions with Planning we developed a set of expected requirements for the brewery
based on the requirements in other cities expectations of their breweries coupled with existing
requirements within Plymouth. These expectations were applied to the expected circumstances
of Luce Line Brewing. The summary results and explanation follow:
Parking Summary
Brewery and Bicycle Operation: 61 spaces
Manufacturing Operation: 3 spaces
Total Spaces Required: 64 spaces
Spaces Available: 78 spaces (53 spaces onsite, 25 neighbor property)
Parking in Excess of Requirement: 14 spaces
Luce Line Brewing Parking Calculation (Based on Minnetonka Micro-Brewery
Requirements)
Brew House 1/1000 GSF
6,000/1000=6 stalls
Office 1/250 GSF
56
500/250=2 stalls
Restrooms, Game Room, Conference Room, Tap Room, 1/150 GSF
4,500/150=30 stalls
Parking Required inside: 38 stalls
Plymouth Outdoor seating requirement 1/40 GSF
10’x20’=200 GSF/40=5 stalls required
Estimated Parking Requirements for Luce Line Brewing:
38 stalls inside plus 5 stalls outdoor = 43 stalls required. This would leave 21 stalls available for
the other users of the building.
Estimated Parking for the Bicycle Operation
The adjacent space which enhances the bike-theme of the brewery is a retail and service
business with less than 50 percent or more of the gross floor area devoted to storage,
warehouses, or industry. The description from the code and explanation of parking impact
follow.
Retail Commercial
Uses, Except as
Prescribed Herein
One space for each 200 square feet of floor area for the first 100,000
square feet, plus one space for each 350 square feet of floor area
thereafter. The number of parking spaces provided shall not exceed
the minimum requirement by more than 10 percent, unless authorized
under Section 21135.12.
1 * (3,575/200) = 17. Required parking for this operation is 17 parking spaces.
Warehousing One space for each two employees of the largest shift or one space for each
2,000 square feet of floor area, whichever is greater.
1* (2/2) = 1 or 3,425 / 2000 = 1. Required parking for this operation is 1 parking space.
Together the retail and warehousing operation require 18 parking spaces.
Estimated Parking for the Manufacturing Operation
We expect the remaining space to be taken by a light manufacturer that employs 3 people and
has no company motor vehicles. The description from the code and explanation of parking
impact follow.
57
Manufacturing One space for each employee on the major shift or one space for each 350
square feet, whichever is less, plus one space for each company motor
vehicle on the premises.
The required parking for this operation for employees is 1*3=3. Parking for company motor
vehicles are 1*0=0. Required parking for this operation is 3 stalls. The hours of brewery
operations would which are typically 3pm to 11 pm weekdays and certain weekend hours do
not conflict with the manufacturing operation’s expected hours of 7am to 3pm weekdays.
Adequate Transition and Buffer Provided
The operation is more than 200 feet from any residential property. In addition, many natural and
man-made features such as wetlands, trees, ravines and the railroad tracks separate the uses,
provide a natural barrier between the two uses and provides a greater separation in distance
than standard zoning setback requirements.
Adequate Parking
The property across the street from the brewery known as Jet 55 located at 12755 State
Highway 55, Plymouth MN 55441 has verbally offered to be a supportive neighbor. They are in
the process of a formal response to our written request for use of 25 parking places. This
involves a vote of all investors which is currently in process.
Aaron Wittkamper, our Architect, has developed 6 brewery concepts along with many other
hospitality projects. His experience suggests that the parking onsite with additional parking
sourced from a neighbor for peak requirements as proposed will meet patron needs and
efficiently uses the parking available for lease in neighboring lots.
Conditional Use Request
We also request that a conditional use permit be issued that provides Hops Craft Brewing
Company (the Landlord) the ability to lease space to Trailhead Cyclery a bicycle shop currently
located in Champlin, MN ( www.trailheadcycling.com). Doing so will secure the Luce Line
Brewing Co., LLC for our community.
58
(forms/cupsta)
ZONING ORDINANCE
CONDITIONAL USE PERMIT STANDARDS
21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an
application for a conditional use permit shall be approved or denied within
sixty(60) days from the date of its official and complete submission unless
extended pursuant to Statute or a time waiver is granted by the applicant. If
applicable, processing of the application through required state or federal agencies
shall extend the review and decision-making period an additional sixty (60) days
unless this limitation is waived by the applicant.
Subd.5. The Planning Commission shall consider possible adverse effects
of the proposed conditional use. Its judgment shall be based upon (but not limited
to) the following factors:
1. Compliance with and effect upon the Comprehensive Plan, including
public facilities and capital improvement plans.
2. The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be
detrimental to or endanger the public health, safety, morals, or comfort.
3. The conditional use will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purpose already
permitted, nor substantially diminish and impair property values within
the neighborhood.
4. The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the district.
5. Adequate public facilities and services are available or can be reasonably
provided to accommodate the use which is proposed.
6. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
7. The conditional use complies with the general and specific performance
standards as specified by this Section and this Chapter.
Section 21015-Plymouth Zoning Ordinance
59
60
61
Regular
Planning
Commission
May 20, 2020
Agenda
Number:6.1
To:Planning Commission
Prepared by:Lori Sommers, Senior Planner
Reviewed by:Steve Juetten, Community Development Director
File No:2020027
1. Applicant:
Anderson-Johnson Associates, Inc.
2. Proposal:
Site plan amendment for parking upgrades at Kimberly Lane Elementary School
3. Location:
17405 Old Rockford Road
4. Guiding:
P-I (Public/Semi-Public/Institutional)
5. Zoning:
RSF-1 (Single Family-Detached 1)
6. School District:
Wayzata (ISD 284)
7. Review Deadline:
August 7, 2020
8. Brief Description:
The applicant is requesting approval of a site plan amendment to allow parking upgrades at
Kimberly Lane Elementary School. Upgrades would include: 1) a new parking lot layout; 2) site
lighting; and 3) sidewalks.
62
9. Attachments:
Report
Resolution
Site Map
Aerial Map
Notification Map
Plans
63
CONTEXT:
Surrounding Land Uses
Adjacent Land Use Guiding Zoning
North Single-family homes (Wyndemere
Farms Subdivision)LA-1 PUD
West Single-family homes (Rockford
Glen and Rockford Glen 2nd)LA-3 PUD
East Single-family homes (Kimberly
Woods Subdivision)LA-1 RSF-1 (single-family 1)
South Vacant land and State Highway 55 LA-3 FRD (future restricted
development)
Natural Characteristics of Site
The site is located in the Bassett Creek drainage district. The southern portion of the site contains
high quality wetlands and floodplain. The project will not impact the wetlands or the floodplain.
The site does not contain any land within the shoreland overlay.
Previous Actions Affecting Site
In 1990, the City Council approved a site plan, conditional use permit, and rezoning to construct
Kimberly Lane Elementary School.
In 1995, the City Council approved a site plan amendment to construct a playground on the site.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City’s discretion in approving or denying a site plan amendment is limited to whether or not
the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the City must approve the site plan amendment.
ANALYSIS OF REQUEST:
Site Plan Amendment
The zoning ordinance contains specific standards for approval of a site plan for development in
the RSF-1 (Single Family-Detached 1) zoning district. Staff used these standards to review the
proposal. The specific standards that apply are as indicated on the following table.
64
2020027
Page 2
Standards for Educational Facilities in the RSF-1 District
Specified Proposed Complies?
Parking Setbacks:
--From Lot Lines:20 ft. (min.)57 ft.Yes
Drive Aisle Width:26 ft.26 ft.Yes
Drive Aisle Setbacks:
--Front (along Jewel Lane)10 ft. (min.)25.5 ft.Yes
Parking Spaces:108 132 Yes
--Stall size 18.5’ x 9’18.5’ x 9’Yes
Landscaping:52 new trees 53 new trees Yes
Lighting (LZ1):
--Fixture Height 25 ft. (max.)15 ft.Yes
--Lumens/sq. ft.1.25 (max.)1.22 Yes
--Color Rendering
Index (CRI)
70 (min.)70 Yes
--Correlated Color
Temperature (CCT)
4100 (max.)4000 Yes
The requested site plan amendment involves parking upgrades that include modifications to the
parking lot layout to improve traffic flow coming into the site and within the parking areas. The
plan also provides for new site lighting and sidewalks for improved pedestrian circulation.
Parking
The parking requirement for an elementary school is three parking spaces per classroom with
adequate space provided for the dropping off and/or picking up of students as determined by the
Zoning Administrator. There are four to five dedicated classrooms per grade level (K – 5) for a
total of 30 classrooms. There are also rooms for art, music, and Special Education for an additional
six classrooms. Consequently, the city regulations require 108 spaces for this use.
A total of 134 parking stalls exists on the site. A total of 2 parking stalls will be removed from the
existing main parking lot. The proposed changes to the parking lot would bring the total to 132
parking stalls. The proposal would comply with City regulations relating to parking requirements.
Access
A portion of the existing main parking lot would be reconfigured (dotted area) to improve vehicular
flow and pedestrian movements through the site. The existing parking lot entrance would be
widened to accommodate the additional traffic. An internal driveway will be removed (red area)
to provide better traffic flow within the site.
65
2020027
Page 3
Lighting
The project is located in lighting zone 1 (LZ-1) and must meet the requirements under section
21105.06 of the zoning ordinance. The applicant submitted a lighting plan showing the proposed
location, mounting height, fixture details, and proposed lighting output that meets the LZ-1
lighting zone requirements. The proposal would comply with City regulations relating to lighting
requirements.
Landscaping
Section 21130 of the zoning ordinance states that any non-residential use that abuts a property
zoned for residential use shall provide screening along its boundary with the residential property.
The applicant has submitted a plan showing 53 trees within the site to replace the 52 trees that
would be removed. The majority of the landscaping will be planted on the east side of the parking
lot to buffer the parking lot from the residential homes to the east. The proposal would comply
with City regulations relating to landscaping requirements.
Stormwater
The City of Plymouth’s water quality requirements state that if one acre or more of new impervious
surface is disturbed, then the City’s requirements would need to be met. A condition in the
ProposedExisting
66
2020027
Page 4
attached resolution requires that the plans be reviewed and approved by the Engineering
Department, and that the applicant obtain any required permits from other agencies, including the
watershed district.
Conclusion on Site Plan Amendment
Staff finds that with the proposed conditions, the site plan amendment would comply with all City
regulations.
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment for
Anderson-Johnson Associates, Inc. for parking upgrades at Kimberly Lane Elementary School,
subject to the conditions listed in the attached resolution. If new information is brought forward
at the public meeting, staff may alter or reconsider its recommendation.
67
CITY OF PLYMOUTH
RESOLUTION NO.2020-___
RESOLUTION APPROVING SITE PLAN AMENDMENT FOR ANDERSON-JOHNSON ASSOCIATES INC.
FOR KIMBERLY LANE ELEMENTARY SCHOOL LOCATED AT 17405OLD ROCKFORD ROAD
(2020027)
WHEREAS, Anderson-Johnson Associates, Inc. has requested approval of a site plan amendment for
upgrades to the parking lot and related site improvements at Kimberly Lane Elementary School, at 17405
Old Rockford Road, legally described as follows:
That part of the West Half of the Northwest quarter of Section 17, Township 118, Range 22,
described as beginning at the Southwest corner of said West Half of the Northwest Quarter;
thence East along the South line thereof to a point 654.4 feet West along said South line from
the Southeast corner of said West Half of the Northwest Quarter; thence North parallel to the
East line of said West Half of the Northwest Quarter to the center line of County Road 9, thence
Westerly along the center line of said road to the West line of said West Half of the Northwest
Quarter; thence South along said West line to the point of beginning, according to the
Government Survey thereof in Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Anderson-Johnson Associates, Inc.
for a site plan amendment for parking upgrades and related site improvements at Kimberly Lane
Elementary School at 17405 Old Rockford Road, subject to the following conditions:
1. A site plan amendment is approved to allow parking upgrades at Kimberly Lane Elementary School
in accordance with the plans received by the City on March20, 2020, April 14, 2020, May 4, 2020,
with additional information received on May 5, 2020, except as may be amended by this resolution.
2.Prior to starting project,the applicant shall fulfill the requirements, submit the required information,
and revise the plans as indicated below, consistent with the applicable city code, zoning ordinance,
and engineering guidelines:
a. Complete a site improvement performance agreement and provide the related financial
guarantees and fees pursuant to Section 21045.10 of the zoning ordinance.
b. Obtain city approval of final construction plans.
c. Obtain Bassett Creek watershed district approval.
3.Revise the plans to meet fire requirements as follows:
a. Provide fire lane signs in approved locations.
b.Identify the PIV and FDC locations.
c. Provide details on gate opening operation for approval.
68
Resolution 2020-
File 2020027
Page 2
d. Provide the school district’s policy for the removal of vehicles on fire lanes in an emergency for
approval.
e. All drives and fire lane repairs and reconstruction must be in compliance with the city fire lane
construction requirements.
f. Relocate the northeast hydrant to an approved location.
4.Revise the plans to meet engineering requirements as follows:
a. Provide the required stormwater maintenance agreement.
b.Revise plans to include city project #2020-027 on all sheets.
c.Add SWPPP to the plans.
5. Silt fence shall be installed prior to any construction on the site.
6. All construction parking shall be located on-site.
7. Standard Conditions:
a. Any signage shall receive separate sign permits and comply with section 21155 of the zoning
ordinance.
b. Any new proposed exterior lighting fixtures shall meet current zoning ordinance standards
pursuant to section 21105.06.
c. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
d. The site plan amendment shall expire one year after the date of approval, unless the property
owner or applicant has started the project, or unless the applicant, with the consent of the
property owner, has received prior approval from the City to extend the expiration date for up
to one additional year, as regulated under section 21045.09 of the zoning ordinance.
APPROVED by the Plymouth City Council this ________dayof ______, 2020.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
________ 2020, with the original thereof on file in my office, and the same is a correct transcription
thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this ________day of
______________________, ____________.
__________________________________
City Clerk
69
K
SITE
Hw
y
5
5Peony Ln.2018022
Greenway North
18405, 18515, and 18535 County Road 47,
6035 Troy Ln N, and 5945 Troy Ln N
Request for Requiding and Sketch Plan
Old Rockford Rd.Jewel Ln.2020027
17405 Old Rockford Rd. Kimberly Lane Elem.
Request for Site Plan Amendment Holly Ln.70
K
SITE
2018022
Greenway North
18405, 18515, and 18535 County Road 47,
6035 Troy Ln N, and 5945 Troy Ln N
Request for Requiding and Sketch Plan
Old Rockford Rd.Jewel Ln.2020027
17405 Old Rockford Rd. Kimberly Lane Elem.
Request for Site Plan Amendment
71
Hennepin County Locate & Notify Map
2020027
0 410 820205 Feet
Date: 5/4/2020
Buffer Size:200
Map Comments:
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
72
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R6
SALVAGE BENCH FOR REINSTALLATION
P1
P1
P1
PROTECT ALL PLAY
AREA ITEMS
(EQUIPMENT, CURB,
SURFACE, ETC.)
PROTECT ALL PLAY
AREA ITEMS
(EQUIPMENT, CURB,
SURFACE, ETC.)
PROTECT UNDERGROUND FUEL TANK
AND ALL RELATED COMPONENTS
P2
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P2P1 P2
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PROTECT FLAG POLE
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P9P8P7
PROTECT POST INDICATOR VALVE
P10
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REMOVE MONUMENT SIGN
P4
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PROTECT
UNDERGROUND
UTILITY
PROTECT
UNDERGROUND
UTILITY
PROTECT
UNDERGROUND
UTILITY
R2
X2
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R3R1
X2
X2
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.11
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANREMOVALS
NOTES:
LEGEND
CONCRETE PAVEMENT REMOVALS
CONCRETE CURB AND GUTTER REMOVALS
BITUMINOUS PAVEMENT REMOVALS
FENCING REMOVALS
UTILITY REMOVALS
TREE REMOVALS
SAWCUT
PROPERTY LINE
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. MINIMIZE DISTURBANCE TO SITE AND PROTECT EXISTING VEGETATION AND SITE FEATURES
(CURBS, WALKS, PAVEMENTS, OVERHEAD AND UNDERGROUND UTILITIES, SIGNAGE, FENCING,
ROADWAYS, ETC.) WHICH ARE TO REMAIN.
3. REPAIR OR REPLACE EXISTING PROPERTY AND SITE FEATURES, INCLUDING GRASS AND
VEGETATION, WHICH IS TO REMAIN THAT IS DAMAGED BY THE WORK, TO OWNER'S
SATISFACTION AND AT NO ADDITIONAL COST TO THE OWNER.
4. VISIT THE SITE PRIOR TO BIDDING; BE FAMILIAR WITH ACTUAL CONDITIONS IN THE FIELD.
EXTRA COMPENSATION WILL NOT BE ALLOWED FOR CONDITIONS WHICH COULD HAVE BEEN
DETERMINED OR ANTICIPATED BY EXAMINATION OF THE SITE, THE CONTRACT DRAWINGS AND
THE INFORMATION AVAILABLE PERTAINING TO EXISTING SOILS, UTILITIES AND OTHER SITE
CHARACTERISTICS.
5. THE CONTRACTOR SHALL HIRE THE SERVICES OF A UTILITY LOCATOR COMPANY TO LOCATE
ALL PRIVATELY OWNED UTILITIES THAT MAY BE DISTURBED BY CONSTRUCTION OPERATIONS.
0 15 30
KEY NOTE LEGEND
REMOVE CONCRETE PAVEMENT
REMOVE CONCRETE CURB AND GUTTER / VALLEY GUTTER
REMOVE BITUMINOUS PAVEMENT
REMOVE FENCING (INCLUDING FOOTINGS AND GATES)
REMOVE TRAFFIC CONTROL SIGN AND POST
REMOVE TREE
REMOVE WATERMAIN
REMOVE HYDRANT
REMOVE GATE VALVE
REMOVE STORM SEWER STRUCTURE
SAWCUT
PROTECT CONCRETE PAVEMENT
PROTECT CONCRETE CURB AND GUTTER / VALLEY GUTTER
PROTECT BITUMINOUS PAVEMENT
PROTECT FENCING (INCLUDING FOOTINGS AND GATES)
PROTECT TRAFFIC CONTROL SIGN AND POST
PROTECT TREE
PROTECT WATERMAIN
PROTECT HYDRANT
PROTECT GATE VALVE
PROTECT STORM SEWER
PROTECT STORM SEWER STRUCTURE
PROTECT SANITARY SEWER
PROTECT SANITARY SEWER STRUCTURE
PROTECT LANDSCAPING (MULCH, SHRUBS, ETC.)
REFER TO SHEET UTILITY PLAN FOR TREATMENT
REFER TO ELECTRICAL PLANS FOR TREATMENT
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MATCH EXISTING CURB STYLE
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REFER TO 1 / C1.31 FOR FOAM LAYOUT
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CONFIRM LOCATION WITH OWNER
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5
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ADJUST HANDHOLE STRUCTURES
TO FINISH GRADE. POUR WALK
AROUND EXISTING STRUCTURES.
2" INSULATION (2 SHEETS)
1.5" INSULATION (2 SHEETS)
1" INSULATION (2 SHEETS)LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.31
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANSITE
0 15 30
NOTES:
LEGEND
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
PROPOSED CONCRETE WALK
PROPOSED BITUMINOUS PAVEMENT
PROPOSED TRAFFIC CONTROL SIGN
PROPOSED RETAINING WALL
PAINTED ACCESSIBLE SYMBOL
PROPOSED MANHOLE (MH)
PROPOSED CATCH BASIN (CB)
PROPOSED HYDRANT (HYD)
PROPOSED GATE VALVE (GV)
PROPERTY LINE
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. CHECK ALL PLAN AND DETAIL DIMENSIONS AND VERIFY SAME BEFORE FIELD LAYOUT.
3. ALL DISTURBED AREAS WHICH ARE NOT DESIGNATED TO BE PAVED SHALL RECEIVE AT LEAST
6" OF TOPSOIL AND SHALL BE SODDED.
4. WHERE NEW SOD MEETS EXISTING TURF, EXISTING TURF EDGE SHALL BE CUT TO ALLOW FOR
A CONSISTENT, UNIFORM STRAIGHT EDGE. JAGGED OR UNEVEN EDGES WILL NOT BE
ACCEPTABLE. REMOVE TOPSOIL AT JOINT BETWEEN EXISTING AND NEW AS REQUIRED TO
ALLOW NEW SOD SURFACE TO BE FLUSH WITH EXISTING.
5. FAILURE OF TURF DEVELOPMENT: IN THE EVENT THE CONTRACTOR FAILS TO PROVIDE AN
ACCEPTABLE TURF, THE CONTRACTOR SHALL RE-SOD ALL APPLICABLE AREAS, AT NO
ADDITIONAL COST TO THE OWNER, TO THE SATISFACTION OF THE ENGINEER.
1
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1
C1.31
FOAM INSULATION LAYOUT
SCALE: 1" = 10'
EXISTING PARKING COUNTS = 134 TOTAL STALLS
PROPOSED PARKING COUNTS = 132 TOTAL STALLS (2 STALL REDUCTION)
ACCESSIBLE PARKING STALL REQUIREMENTS = 5 STALLS
ACCESSIBLE PARKING STALLS PROVIDED = 5 STALLS
SITE STATISTICS:78
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19
21 21
20
9' x 18.5' STALLS (TYPICAL)
4" WIDE PAINT STRIPE @ 3' O.C. (TYPICAL)
PAINTED ACCESSIBLE SYMBOL (TYPICAL)
YELLOW PAINTED CURB
4" WIDE PAINT STRIPE (TYPICAL)
4" WIDE PAINT STRIPE @ 3' O.C. (TYPICAL)
YELLOW PAINTED CURB
YELLOW PAINTED CURB
YELLOW PAINTED CURB
13.00'13.00'13.00'
4" WIDE SINGLE WHITE PAINT STRIPE
4" WIDE DOUBLE YELLOW PAINT STRIPE
2' WIDE PAINTED 'STOP' BAR (TYPICAL)
4" WIDE SINGLE WHITE PAINT STRIPE
4" WIDE DOUBLE YELLOW PAINT STRIPE
PAINTED DIRECTIONAL ARROW (TYPICAL)
4" WIDE DOUBLE
YELLOW PAINT STRIPE
15.00
'
15.00
'
2' x 8' CROSSWALK PANELS @ 4' O.C. (TYPICAL)
CENTERED ON PEDESTRIAN RAMPS
11
C2.12A
7
C2.12
4" WIDE PAINT STRIPE @ 3' O.C. (TYPICAL)
B
B
B
B
B
B
13.00'
4" WIDE SINGLE WHITE PAINT STRIPE
DC
DC
A
11
C2.11
11
C2.11
DC11
C2.11
DC
DC11
C2.11
11
C2.11
DC11
C2.11
4" WIDE PAINT STRIPE @ 3' O.C. (TYPICAL)
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.32
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANSTRIPINGSIGNAGE AND
0 15 30
NOTES:
LEGEND
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. CHECK ALL PLAN AND DETAIL DIMENSIONS AND VERIFY SAME BEFORE FIELD LAYOUT.
3. SIGNAGE SHALL GENERALLY BE INSTALLED 18" BEHIND THE BACK OF CURB.
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
PROPOSED TRAFFIC CONTROL SIGN
SIGNAGE KEY NOTE
PAINTED ACCESSIBLE SYMBOL
PAINTED DIRECTIONAL ARROW - PER MnDOT PMA-1 (42"x114") AND PMA-2 (72"x96")
2' x 8' CROSSWALK PANELS @ 4' O.C.
4" WIDE PAINT STRIPE @ 3' O.C.
PROPOSED YELLOW PAINTED CURB
PROPERTY LINE
1
C2.11
A
SIGNAGE KEY NOTES
MnMUTCD R1-1
(30"x30")A
SIMILAR TO
MnMUTCD R7-1
(12"x18")
B
7
C2.12
8
C2.12
9
C2.12
10
C2.12
11
C2.12
8
C2.12
9
C2.12
MnMUTCD S1-1
(30"x30")C
MnMUTCD W16-7P
(24"x12")D
79
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X
998999 999100010001001100110011
0
0
2
03.8 ME
10021
0
0
21003
10031003100310041004100410041005100602.7
1003
10041001100298.9
01.7 ME
01.5
00.8
98.9
00.8 00.8
01.3
00.1
03.1
03.0
99.6
98.3
99.9
01.9
01.6
01.0
00.3
01.0
02.3
02.8
99.8
99.0
97.9
99.2 ME
99.9 ME
02.2 ME
01.1 ME
01.8 ME
03.0 ME
02.8
00.5 ME
02.5 ME
03.0
03.1
03.7
03.2
04.0
03.8
03.3
03.0 ME
02.5 ME
02.2 ME01.0 ME 00.1 ME00.7 ME
98.4
03.3
98.5
98.499.0
98.1
97.5
97.3
99.5
02.9
02.8
02.6
02.5
03.203.7
03.8
02.4
02.7
02.5
02.2
04.2
04.1
04.1
03.903.603.5
03.8 ME03.5 ME03.4 ME03.3 ME03.2 ME
03.2 ME
04.0
04.1
02.6
02.4
02.2
01.9
01.2
00.9
00.6
1000.0
97.7 ME
97.8
97.9 ME
98.1
03.9 ME
04.2 ME
04.4 ME
06.2 ME
04.3 ME
04.5 ME
04.3 ME
04.2 ME
04.1 ME
04.2 ME
04.3 ME
03.9 ME
03.9 ME
04.0 ME
04.1 ME
03.4 ME
03.5 ME
03.7 ME04.4 ME
04.5 ME
04.5 ME
05.1 ME
05.1 ME
04.1 ME 03.5 ME
04.0 ME
03.8 ME
03.0 ME
03.3 ME
02.3 ME
98.0 ME
97.8 ME
97.3 ME
97.2 ME
98.3 ME 97.7 ME
98.7
99.3 98.6 ME
99.0 ME
99.4 ME
98.4 ME
03.9 ME
03.7 ME
03.4 ME
02.7 ME
02.4 ME
02.2 ME
02.7 ME
05.5 ME
05.4 ME
04.7 ME
03.6 ME 01.3 ME
01.5 ME
01.3 ME
01.3 ME
01.1 ME
02.0 ME
01.3 ME
01.8 ME
01.5 ME
01.5 ME
01.8 ME
02.1 ME
02.5 ME
01.9
01.9
01.5
04.5
04.5
04.3
04.4
03.4
03.5
03.303.3
03.4
03.3
03.9
03.2
03.4
03.2
02.4
03.1
03.9
03.8
04.804.8 03.5
03.0
01.7 00.8 00.2
98.8
03.4
02.8 ME02.8 ME03.8 ME
04.4 ME
04.4 ME
03.7 ME 04.1 ME
03.5 ME
03.4 ME
04.2 ME
04.7 ME
04.5 ME
04.2 ME
04.0 ME
04.1 ME
04.4 ME
03.8 ME
03.2 ME
02.9 02.9
03.9
04.5
04.2
03.9
03.0
03.5
03.3
03.1
03.2 ME
01.5 ME
01.5 ME
03.0 ME
01.2 ME
00.9 ME
00.5 ME
00.3 ME 00.6 ME
02.5 ME
03.3 ME
01.0
00.6
01.3
02.6 ME
03.0 ME
02.6 ME
02.9 ME
03.1 ME
02.6 ME
02.7 ME
02.9 ME
03.9
04.5
04.3
04.2
02.9 ME
03.0 ME
03.8 ME
03.6 ME
01.9 ME
02.7 ME
03.8
03.9 ME
03.7 ME
03.5 ME
03.9
PROTECT EXISTING WETLAND. NO GRADING, TRAFFIC,
MATERIAL STORAGE, OR OTHER DISTURBANCE PERMITTED.
PROTECT EXISTING WETLAND. NO GRADING, TRAFFIC,
MATERIAL STORAGE, OR OTHER DISTURBANCE PERMITTED.
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.41
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANDRAINAGEGRADING AND
0 15 30
1. ALL CONSTRUCTION MUST COMPLY WITH APPLICABLE STATE AND LOCAL ORDINANCES.
2. THE CONTRACTOR WILL BE RESPONSIBLE FOR AND SHALL PAY FOR ALL CONSTRUCTION
STAKING / LAYOUT.
3. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL RELATED CONSTRUCTION PERMITS,
INCLUDING THE NPDES PERMIT FROM THE MPCA. SUBMIT A COPY OF ALL PERMITS TO THE
CITY.
4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TRAFFIC CONTROL SIGNAGE (CONSTRUCTION
ZONES) NECESSARY TO CONSTRUCT PROPOSED IMPROVEMENTS. ALL SIGNAGE LAYOUTS
MUST BE DESIGNED BY THE CONTRACTOR AND APPROVED BY LOCAL AUTHORITIES.
5. INSTALL CONTROL FENCING AND BARRICADING AS NECESSARY TO PROTECT THE PUBLIC.
6. INSPECT SITE AND REVIEW SOIL BORINGS TO DETERMINE EXTENT OF WORK AND NATURE OF
MATERIALS TO BE HANDLED.
7. REFER TO SPECIFICATIONS FOR DEWATERING REQUIREMENTS.
8. CHECK ALL PLAN AND DETAIL DIMENSIONS AND VERIFY SAME BEFORE FIELD LAYOUT.
9. REFER TO THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) NARRATIVE, PART OF
SECTION 01 89 13, FOR EROSION CONTROL REQUIREMENTS. SECTION 31 00 00 SHALL BE
RESPONSIBLE FOR FULL IMPLEMENTATION OF THE SWPPP.
10. MAINTAIN ADJACENT PROPERTY AND PUBLIC STREETS CLEAN FROM CONSTRUCTION CAUSED
DIRT AND DEBRIS ON A DAILY BASIS. PROTECT DRAINAGE SYSTEMS FROM SEDIMENTATION
AS A RESULT OF CONSTRUCTION RELATED DIRT AND DEBRIS.
11. MAINTAIN DUST CONTROL DURING GRADING OPERATIONS.
12. ALL EROSION CONTROL METHODS SHALL COMPLY WITH MPCA AND LOCAL REGULATIONS.
13. CONTRACTOR SHALL MINIMIZE DISTURBANCE TO SITE AND PROTECT EXISTING SITE FEATURES
(INCLUDING TURF AND VEGETATION) WHICH ARE TO REMAIN.
14. PROPOSED CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISH GRADE UNLESS
OTHERWISE NOTED.
15. PROPOSED ELEVATIONS SHOWN TYPICALLY AS 01.1 OR 01 SHALL BE UNDERSTOOD TO MEAN
1001.1 OR 1001.
16. SPOT ELEVATIONS SHOWN IN PARKING LOTS, DRIVES AND ROADS INDICATE GUTTER GRADES,
UNLESS NOTED OTHERWISE.
17. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR DETERMINING QUANTITIES OF CUT,
FILL AND WASTE MATERIALS TO BE HANDLED, AND FOR AMOUNT OF GRADING TO BE DONE IN
ORDER TO COMPLETELY PERFORM ALL WORK INDICATED ON THE DRAWINGS. IMPORT
SUITABLE MATERIAL AND EXPORT UNSUITABLE / EXCESS / WASTE MATERIAL AS REQUIRED.
ALL COSTS ASSOCIATED WITH IMPORTING AND EXPORTING MATERIALS SHALL BE INCIDENTAL
TO THE CONTRACT.
18. NO FINISHED SLOPES SHALL EXCEED 4' HORIZONTAL TO 1' VERTICAL (4:1), UNLESS
OTHERWISE NOTED.
19. ALL DISTURBED AREAS WHICH ARE NOT DESIGNATED TO BE PAVED SHALL RECEIVE AT LEAST
6" OF TOPSOIL AND SHALL BE SODDED.
20. WHERE NEW SOD MEETS EXISTING SOD, EXISTING SOD EDGE SHALL BE CUT TO ALLOW FOR A
CONSISTENT, UNIFORM STRAIGHT EDGE. JAGGED OR UNEVEN EDGES WILL NOT BE
ACCEPTABLE. REMOVE TOPSOIL AT JOINT BETWEEN EXISTING AND NEW AS REQUIRED TO
ALLOW NEW SOD SURFACE TO BE FLUSH WITH EXISTING.
21. FAILURE OF TURF DEVELOPMENT: IN THE EVENT THE CONTRACTOR FAILS TO PROVIDE AN
ACCEPTABLE TURF, THE CONTRACTOR SHALL RE-SOD ALL APPLICABLE AREAS, AT NO
ADDITIONAL COST TO THE OWNER, TO THE SATISFACTION OF THE ENGINEER.
22. ANY MANHOLE, CATCH BASIN, STORM SEWER, SANITARY SEWER, DRAINTILE OR OTHER
POTENTIAL SOURCE FOR CONTAMINATION SHALL BE INSTALLED AT LEAST 10 FEET
HORIZONTALLY FROM ANY WATERMAIN PER MINNESOTA PLUMBING CODE. THIS ISOLATION
DISTANCE SHALL BE MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF
THE CONTAMINATION SOURCE (OUTER EDGE OF STRUCTURES OR PIPING OR SIMILAR).
23. LOCATE ALL EXISTING UTILITIES, VERIFY LOCATION, SIZE AND INVERT ELEVATION OF ALL
EXISTING UTILITIES. VERIFY LOCATIONS, SIZES AND ELEVATIONS OF SAME BEFORE
BEGINNING CONSTRUCTION.
GENERAL NOTES
LEGEND
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
EXISTING CONTOUR
EXISTING SPOT ELEVATION
PROPOSED CONTOUR
PROPOSED SPOT ELEVATION
ME = MATCH EXISTING
PROPOSED GRADING LIMITS
APPROXIMATE SOIL BORING LOCATION
PROPOSED MANHOLE (MH)
PROPOSED CATCH BASIN (CB)
PROPOSED HYDRANT (HYD)
PROPOSED GATE VALVE (GV)
PROPERTY LINE
1
C2.11
1.)TOP NUT HYDRANT NEAR THE SOUTHWEST BUILDING CORNER OF KIMBERLY LANE
ELEMENTARY SCHOOL.
ELEVATION = 1003.33 FEET (NAVD 1988)
2.)TOP NUT HYDRANT IN THE NORTHEAST QUADRANT OF OLD ROCKFORD ROAD AND JEWEL
LANE.
ELEVATION = 1004.40 FEET (NAVD 1988)
3.)TOP NUT HYDRANT NEAR THE SOUTHEAST BUILDING CORNER OF KIMBERLY LANE
ELEMENTARY SCHOOL.
ELEVATION = 1004.90 FEET (NAVD 1988)
BENCHMARKS (FIELD VERIFY BEFORE USING)
1005
04.6
8
C2.11
9
C2.11
12
C2.11
11
C2.11
10
C2.11
80
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X
998999 999100010001001100110011
0
0
2
03.8 ME
10021
0
0
21003
10031003100310041004100410041005100602.7
1003
10041001100298.9
01.7 ME
01.5
00.8
98.9
00.8 00.8
01.3
00.1
03.1
03.0
99.6
98.3
99.9
01.9
01.6
01.0
00.3
01.0
02.3
02.8
99.8
99.0
97.9
99.2 ME
99.9 ME
02.2 ME
01.1 ME
01.8 ME
03.0 ME
02.8
00.5 ME
02.5 ME
03.0
03.1
03.7
03.2
04.0
03.8
03.3
03.0 ME
02.5 ME
02.2 ME01.0 ME 00.1 ME00.7 ME
98.4
03.3
98.5
98.499.0
98.1
97.5
97.3
99.5
02.9
02.8
02.6
02.5
03.203.7
03.8
02.4
02.7
02.5
02.2
04.2
04.1
04.1
03.903.603.5
03.8 ME03.5 ME03.4 ME03.3 ME03.2 ME
03.2 ME
04.0
04.1
02.6
02.4
02.2
01.9
01.2
00.9
00.6
1000.0
97.7 ME
97.8
97.9 ME
98.1
03.9 ME
04.2 ME
04.4 ME
06.2 ME
04.3 ME
04.5 ME
04.3 ME
04.2 ME
04.1 ME
04.2 ME
04.3 ME
03.9 ME
03.9 ME
04.0 ME
04.1 ME
03.4 ME
03.5 ME
03.7 ME04.4 ME
04.5 ME
04.5 ME
05.1 ME
05.1 ME
04.1 ME 03.5 ME
04.0 ME
03.8 ME
03.0 ME
03.3 ME
02.3 ME
98.0 ME
97.8 ME
97.3 ME
97.2 ME
98.3 ME 97.7 ME
98.7
99.3 98.6 ME
99.0 ME
99.4 ME
98.4 ME
03.9 ME
03.7 ME
03.4 ME
02.7 ME
02.4 ME
02.2 ME
02.7 ME
05.5 ME
05.4 ME
04.7 ME
03.6 ME 01.3 ME
01.5 ME
01.3 ME
01.3 ME
01.1 ME
02.0 ME
01.3 ME
01.8 ME
01.5 ME
01.5 ME
01.8 ME
02.1 ME
02.5 ME
01.9
01.9
01.5
04.5
04.5
04.3
04.4
03.4
03.5
03.303.3
03.4
03.3
03.9
03.2
03.4
03.2
02.4
03.1
03.9
03.8
04.804.8 03.5
03.0
01.7 00.8 00.2
98.8
03.4
02.8 ME02.8 ME03.8 ME
04.4 ME
04.4 ME
03.7 ME 04.1 ME
03.5 ME
03.4 ME
04.2 ME
04.7 ME
04.5 ME
04.2 ME
04.0 ME
04.1 ME
04.4 ME
03.8 ME
03.2 ME
02.9 02.9
03.9
04.5
04.2
03.9
03.0
03.5
03.3
03.1
03.2 ME
01.5 ME
01.5 ME
03.0 ME
01.2 ME
00.9 ME
00.5 ME
00.3 ME 00.6 ME
02.5 ME
03.3 ME
01.0
00.6
01.3
02.6 ME
03.0 ME
02.6 ME
02.9 ME
03.1 ME
02.6 ME
02.7 ME
02.9 ME
03.9
04.5
04.3
04.2
02.9 ME
03.0 ME
03.8 ME
03.6 ME
01.9 ME
02.7 ME
03.8
03.9 ME
03.7 ME
03.5 ME
03.9
HYD 1 & 6" GV
WET TAP
EXISTING 8" WM
ADJUST GATE VALVES
TO FINISH GRADE
CAP TEE / REPLACE WM
AS REQUIRED FOLLOWING
HYDRANT LEAD REMOVAL
UGS 1A
CB 1
RIM = 1000.8
INV. = 997.00
INV. = 997.30 FD (3)
48" ID
R-3067-V
58' - 12" RCP @ 0.69%
INV. = 996.60
CLEANING ROW INV. = 993.50 (6" OUTLET)
INV. = 996.00 (12" OUTLET)
MH 101
RIM = 998.8
INV. = 992.02 N/S (EXISTING - FIELD VERIFY)
INV. = 993.40 W (6" PVC)
INV. = 995.90 W (12" RCP)
48" ID
R-1642
CONSTRUCT STRUCTURE OVER EXISTING PIPE
AND PROVIDE FLEXIBLE JOINTS AT CONNECTIONS
15' - 6" PVC @ 0.67%
15' - 12" RCP @ 0.67%
SAND INV. = 993.50
BOTTOM OF CHAMBER = 993.50
6" PIPE OUT INV. = 993.50
12" PIPE OUT INV. = 996.00
HWL = 996.89
REPLACE TOP SLAB AND CASTING. ADJUST TO
FINISH GRADE AND PROVIDE NEW TOP SLAB,
ADJUSTING RINGS, AND R-1642 CASTING.
CB 3
RIM = 1003.1
INV. = 996.52 (EXISTING - FIELD VERIFY)
INV. = 999.60 FD (3)
48" ID
R-3067-V
CONSTRUCT STRUCTURE OVER EXISTING PIPE
AND PROVIDE FLEXIBLE JOINTS AT CONNECTIONS
CB 2
RIM = 998.3
INV. = 994.54
48" ID
R-3067-V
5' - 12" PVC @ 2.34%
CONNECT TO EXISTING 12" PVC
STORM PIPE AT INV. = 994.42
(EXISTING - FIELD VERIFY)
ADJUST CASTING TO FINISH
GRADE - PROVIDE ADJUSTING
RINGS AS REQUIRED.
CONNECT FD (2) @ INV. =
995.40. PROVIDE FLEXIBLE
JOINT AT CONNECTIONS.
5
C2.11
5
C2.11
10.00'
MIN
10.00'
MIN
5
C2.11
14
C2.11
15
C2.11
PROTECT EXISTING WETLAND. NO GRADING, TRAFFIC,
MATERIAL STORAGE, OR OTHER DISTURBANCE PERMITTED.
PROTECT EXISTING WETLAND. NO GRADING, TRAFFIC,
MATERIAL STORAGE, OR OTHER DISTURBANCE PERMITTED.
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.51
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANUTILITY
0 15 30
LEGEND
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED SPOT ELEVATION
ME = MATCH EXISTING
PROPOSED GRADING LIMITS
APPROXIMATE SOIL BORING LOCATION
PROPOSED STORM SEWER
PROPOSED FINGER DRAIN (FD)
PROPOSED WATERMAIN
PROPOSED MANHOLE (MH)
PROPOSED CATCH BASIN (CB)
PROPOSED HYDRANT (HYD)
PROPOSED GATE VALVE (GV)
PROPERTY LINE
1
C2.11
1005
04.6
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. ALL WATERMAIN SHALL BE AWWA C900, CAST IRON OD, DR 18, PVC PIPE INSTALLED IN
ACCORDANCE WITH ASTM D2321. ALL WATERMAIN SHALL HAVE MINIMUM 8'-0" BURY (TOP OF
PIPE TO FINISH GRADE).
3. ALL STORM SEWER PIPE SHALL BE RCP, CLASS III (MIN.), WITH FLEXIBLE WATERTIGHT JOINTS
IN ACCORDANCE WITH ASTM C-361 OR PVC PIPE (ASTM D3034, SDR 35) INSTALLED IN
ACCORDANCE WITH ASTM D2321, UNLESS OTHERWISE NOTED.
4. FLEXIBLE JOINTS AT STORM SEWER PIPE CONNECTIONS TO STRUCTURES:
a. IN ACCORDANCE WITH MINNESOTA PLUMBING CODE, PROVIDE FLEXIBLE JOINTS AT ALL
PIPE CONNECTIONS TO ALL STORM SEWER STRUCTURES.
b. ACCEPTABLE MANUFACTURERS / PRODUCTS:
i.FERNCO, “CONCRETE MANHOLE ADAPTORS” OR “LARGE-DIAMETER WATERSTOPS”
ii. PRESS-SEAL, WATERSTOP GROUTING RINGS”
iii. OR APPROVED EQUAL.
5. WATERMAIN SHALL BE INSTALLED AT LEAST 10 FEET HORIZONTALLY FROM ANY MANHOLE,
CATCH BASIN, STORM SEWER, SANITARY SEWER, DRAINTILE OR OTHER POTENTIAL SOURCE
FOR CONTAMINATION PER MINNESOTA PLUMBING CODE. THIS ISOLATION DISTANCE SHALL BE
MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE
CONTAMINATION SOURCE (OUTER EDGE OF STRUCTURES OR PIPING OR SIMILAR).
6. ANY MANHOLE, CATCH BASIN, STORM SEWER, DRAINTILE OR OTHER POTENTIAL SOURCE FOR
CONTAMINATION SHALL BE INSTALLED AT LEAST 10 FEET HORIZONTALLY FROM ANY
WATERMAIN PER MINNESOTA PLUMBING CODE. THIS ISOLATION DISTANCE SHALL BE
MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE
CONTAMINATION SOURCE (OUTER EDGE OF STRUCTURES OR PIPING OR SIMILAR).
7. LOCATE ALL EXISTING UTILITIES, VERIFY LOCATION, SIZE AND INVERT ELEVATION OF ALL
EXISTING UTILITIES. VERIFY LOCATIONS, SIZES AND ELEVATIONS OF SAME BEFORE BEGINNING
CONSTRUCTION.
8. CONTRACTOR SHALL STAKE LIMITS OF WALKS AND CURBING PRIOR TO INSTALLATION OF
GATE VALVES, CATCH BASINS AND MANHOLES. GATE VALVE AND MANHOLE LOCATIONS
SHALL BE ADJUSTED TO AVOID PLACEMENT OF THESE STRUCTURES IN WALKS AND CURB
AND GUTTER. CURB AND GUTTER SHALL BE STAKED TO ALLOW CURB INLET TYPE CATCH
BASINS TO BE PROPERLY LOCATED IN LINE WITH CURBING.
9. CONTACT CITY INSPECTOR TONY MOENING AT (612) 490 - 4874 AT LEAST 48 HOURS BEFORE
BEGINNING UTILITY WORK.
10. TRAFFIC CONTROL WILL BE REQUIRED ON SUNSET TRAIL AND TEAKWOOD LANE. TRAFFIC
CONTROL TO BE REVIEWED AND APPROVED BY CITY INSPECTOR TONY MOENING (612) 490 -
4874. RECOMMEND CONTACTING HIM AT LEAST 7 DAYS BEFORE WORK.
NOTES
5
C2.11
8
C2.11
9
C2.11
12
C2.11
11
C2.11
10
C2.11
81
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X
998999 999100010001001100110011
0
0
2
10021
0
0
21003
1003100310031004100410041004100510061003
100410011002A
A
A
A
PROPOSED TEMPORARY
DIVERSION BERM.
PROVIDE DAILY SWEEPING
OF ALL PAVED AREAS
PROVIDE DAILY SWEEPING
OF ALL PAVED AREAS
PROVIDE DAILY
SWEEPING OF ALL
PAVED AREAS
A
PROVIDE DAILY
SWEEPING OF ALL
PAVED AREAS
PROVIDE DAILY SWEEPING
OF ALL PAVED AREAS
A
A
2
C2.11
1
C2.11 1
C2.11
3
C2.11
1
C2.11
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
PROFESSIONAL ENGINEER
MINNESOTA
C1.61
1" = 30'
DAR
MET
04/17/2020
192087
40180 04/17/2020
DAVID A. REY
PLANPREVENTIONEROSIONCONTROL ANDSEDIMENT
0 15 30
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. REFER TO SWPPP NARRATIVE (SECTION 01 89 13) FOR CONSTRUCTION SEQUENCING AND
EROSION CONTROL REQUIREMENTS.
3. MAINTAIN ADJACENT PROPERTY AND PUBLIC STREETS CLEAN FROM CONSTRUCTION CAUSED
DIRT AND DEBRIS ON A DAILY BASIS. PROTECT DRAINAGE SYSTEMS FROM SEDIMENTATION AS
A RESULT OF CONSTRUCTION RELATED DIRT AND DEBRIS.
4. MAINTAIN DUST CONTROL DURING GRADING OPERATIONS.
5. ALL EROSION CONTROL METHODS SHALL COMPLY WITH MPCA AND OTHER LOCAL
REGULATIONS.
6. IF EROSION AND SEDIMENT CONTROL MEASURES TAKEN ARE NOT ADEQUATE AND RESULT IN
DOWNSTREAM SEDIMENT, THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING OUT
DOWNSTREAM STORM SEWERS AS NECESSARY, INCLUDING ASSOCIATED RESTORATION.
7. INLET PROTECTION DEVICE AT STORM SEWER INLETS. AT THE INLETS TO ALL STORM SEWER
STRUCTURES, PROVIDE A PRODUCT FROM THE FOLLOWING LIST. APPROVED PRODUCTS:
a. ROAD DRAIN "TOP SLAB", MANUFACTURED BY WIMCO
b. ROAD DRAIN "CURB & GUTTER", MANUFACTURED BY WIMCO
c. INFRASAFE "SEDIMENT CONTROL BARRIER", MANUFACTURED BY ROYAL
ENVIRONMENTAL SYSTEMS, INC.
d. INFRASAFE "DEBRIS COLLECTION DEVICE", MANUFACTURED BY ROYAL
ENVIRONMENTAL SYSTEMS, INC.
e. INFRASAFE "CULVERT INLET PROTECTOR", MANUFACTURED BY ROYAL ENVIRONMENTAL
SYSTEMS, INC.
f. DANDY SACK, MANUFACTURED BY DANDY PRODUCTS, INC.
g. DANDY CURB SACK, MANUFACTURED BY DANDY PRODUCTS, INC.
h. OR APPROVED EQUAL.
8. PRIOR TO CONSTRUCTION, DELINEATE TURF AND VEGETATED AREAS NOT TO BE DISTURBED
WITH ORANGE SNOW FENCE. NO CONSTRUCTION TRAFFIC, EQUIPMENT OR MATERIALS SHALL
BE PERMITTED TO UTILIZE, ACCESS, OR OTHERWISE ENTER THE AREAS DESIGNATED NOT TO
BE DISTURBED. MINIMIZE SOIL COMPACTION AND DISRUPTION OF TOPSOIL IN AREAS OUTSIDE
THE CONSTRUCTION LIMITS TO COMPLY WITH MN CONSTRUCTION STORMWATER GENERAL
PERMIT.
NOTES
LEGEND
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED GRADING LIMITS
PROPOSED STORM SEWER
PROPOSED MANHOLE (MH)
PROPOSED CATCH BASIN (CB)
PROPOSED SILT FENCE
PROPOSED ROCK CONSTRUCTION ENTRANCE
PROPOSED TEMPORARY DIVERSION BERM
INLET PROTECTION DEVICE AT STORM SEWER INLET
PROPERTY LINE
SILT FENCE = 320 L.F.
ROCK CONSTRUCTION ENTRANCE = 35 C.Y.
INLET PROTECTION DEVICE AT STORM SEWER INLET = 10
APPROXIMATE EROSION CONTROL DEVICE
QUANTITIES
A
1
C2.11
1005
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C2.11
9
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C2.11
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C2.11
EXCERPT FROM THE SWPPP NARRATIVE
The following is from the Storm Water Pollution Prevention Plan Narrative, Section 01 89 13 of the Project Manual. In accordance with
Section 31 00 00, the Contractor shall be responsible for full implementation of and maintenance required by the SWPPP Narrative until the
Notice of Termination is approved by the MPCA. Should differences arise between the SWPPP Narrative information described below and the
information contained within the SWPPP Narrative, bound into the Project Manual, the SWPPP in the Project Manual shall govern.
SECTION 5 GENERAL CONSTRUCTION SEQUENCE
5.1 Erosion Control Devices
Silt fence
Sediment Control Device at storm sewer inlets
Sediment log
Rock construction entrance
Rock check dams
Rip rap
Storm water treatment basins
Temporary sediment basins
Storm sewer systems
Temporary outlet pipes
Erosion control blanket
Temporary seeding
Final seeding / sodding
Temporary / permanent vegetation
and/or
Other features identified by the Minnesota Pollution Control Agency, City or Engineer as a Best Management Practice (BMP) device.
5.2 NPDES Permit
Contractor shall apply for NPDES Phase II Permit within 24 hours of award of Contract.
The Contractor shall post the permit in the job site trailer or other suitable temporary storage area.
5.3 SWPPP Review, Sequencing and Requirements
The Contractor shall review the SWPPP and notify the Engineer if site conditions, construction sequencing, or other items are different or require modification from this
written SWPPP. The Engineer will review the suggested modifications and amend the SWPPP accordingly.
5.4 SWPPP Construction Sequence
Work includes installation of erosion control devices, excavation, grading, erosion control, storm sewer, watermain, curbing, paving, sodding, seeding, landscaping, and
site restoration.
Following review of the SWPPP plans commence with the construction sequence.
1.Prior to construction, delineate turf and vegetated areas not to be disturbed with orange snow fence. No construction traffic, equipment or materials shall be
permitted to utilize, access, or otherwise enter the areas designated not to be disturbed. Minimize soil compaction and disruption of topsoil in areas outside the
construction limits to comply with MN Construction Stormwater General Permit.
2.Install perimeter silt fence where indicated on the Drawings. Silt fence shall be as specified in Section 31 25 00.
3.Locally strip topsoil and push topsoil into minimum 2 foot high temporary berms at perimeter silt fence locations for redundant erosion protection. Where possible,
leave an undisturbed vegetation strip between the temporary topsoil berm and the silt fence. Specifically along the existing wetland edge, space redundant
sediment controls (silt fence and temporary earth berm) a minimum 5' feet apart. This specific area lies within the 50' buffer from a water body and redundant
sediment controls are required. For all locations, silt fence shall be located downslope from the temporary berm.
a.Provide temporary seed and mulch on temporary berms as described herein.
4.Construct Sediment Control Devices at existing storm sewer inlets (hay bales around castings and silt fence under castings will not be acceptable).
5.Construct the rock construction entrances.
6.Have silt fence and other erosion control devices inspected by local authorities, as required by the local authority.
7.Re-install all sediment control practices that have been adjusted or removed to accommodate short-term activates, such as passage of construction vehicles or
equipment, immediately after the short-term activity has been completed. All sediment control practices shall be re-installed before the next precipitation event if the
short term activity is not complete.
8.Begin mass grading of the site, recognizing the following sequence:
a.In existing pavement areas, minimize pavement removals until earthwork operations are ready to commence. Do not leave soil exposed for periods longer
than 7 days.
b.In fill areas, strip and stockpile soils prior to placement of subsequent fill.
i.Provide temporary seed and mulch on stockpiles as described herein.
ii.Provide silt fence at the base of stockpiles, full perimeter. This silt fence may not be shown on the plans but shall be included in the Contractor’s lump
sum bid.
c.In cut areas, strip and stockpile soils prior to placement of subsequent fill.
i.Provide temporary seed and mulch on stockpiles as described herein.
ii.Provide silt fence at the base of stockpiles, full perimeter. This silt fence may not be shown on the plans but shall be included in the Contractor’s lump
sum bid.
d.Establish subgrade elevations for the parking areas, drives and walks.
e.Rough grade and establish subgrade elevation for the play field.
9.Simultaneously with mass grading work, begin installation of storm sewer system.
a.Construct Sediment Control Devices at proposed storm sewer inlets (hay bales around castings and silt fence under castings will not be acceptable).
b.Begin construction of the underground storage system.
i.Protect the underground storage system during construction.
ii.Construct the temporary berm around the excavation to prevent construction site sediment from reaching the underground storage system. The
temporary berm can be a simple wind-row of soil pushed into a berm from the adjacent area.
iii.Do not allow sediment to reach the underground system. Maintenance of Sediment Control Devices is critical until the upslope areas are stabilized.
iv.Once backfilling the underground storage system is complete, remove the temporary berm.
10.Construct the watermain.
a.Remove existing surface features (pavements, curbing, etc.). Minimize disturbance to minimize erosion potential.
b.Strip and stockpile topsoil. Provide temporary seed and mulch on stockpile as described herein.
c.Stockpile excavated soils away from drainage swales.
d.Backfill excavations at the end of each day.
11.Begin construction of the paved areas, using the following sequence:
a.Once pavement subgrade testing is complete, construct the stabilized aggregate base course. This will serve as temporary stabilization for the pavement
areas.
b.Construct curb and gutter and concrete walks. This will serve as permanent stabilization for the walk areas.
12.Complete stabilization of outlying areas.
a.Prior to spreading topsoil, till all subgrade soils that will receive topsoil to a minimum depth of 12 inches as specified in Section 31 00 00 Earthwork.
b.Spread topsoil and finish grade the outlying areas.
c.Prepare these areas for final restoration (seeding and sodding).
d.Provide final seed and erosion control blanket (where indicated on the drawings) or seed and mulch where erosion blanket is not indicated. This will serve as
permanent stabilization for the outlying vegetated areas.
13.Continue construction of the parking areas, drives and walks, using the following sequence:
a.Construct the first lift of pavement. This will serve as permanent stabilization for the parking areas and drives.
b.Sod / seed the areas surrounding the parking lots. Provide a temporary irrigation system to keep sod and seed adequately watered.
i.At this time these parking lot areas will be completely stabilized with the first lift of pavement and the sod / seed installed.
c.Install landscaping and plantings.
14.Provide final lift of pavement and pavement markings.
15.Provide final stabilization and cleanup of the site.
5.5 Erosion Control Device Inspection
Provide maintenance to erosion control devices and BMP’s to comply with the requirements of the permit.
Re-install all sediment control practices that have been adjusted or removed to accommodate short-term activates, such as passage of construction vehicles or
equipment, immediately after the short-term activity has been completed. All sediment control practices shall be re-installed before the next precipitation event if the short
term activity is not complete.
Inspect erosion control devices and provide routine maintenance as follows:
1.Inspect erosion control a minimum of once per week and after each rain event measuring 0.5" or more. Provide a rain gauge at the site and use the rain gauge to
document rainfall events. Record inspection on log posted in Contractor’s construction trailer or other suitable temporary storage area.
a.Records of each inspection and maintenance activity shall include:
i.Date and time of inspections
ii.Name of person conducting inspection
iii.Findings of inspections, including recommendations for corrective actions
iv.Findings shall include photographs, accurate description of the observations (i.e. color, odor, settled or suspended solids, oil sheen, or other pollutants),
and a map describing the locations of the observations
v.Corrective actions taken (including dates, times, and party completing maintenance activities
vi.Date and amount of all rainfall events greater than one quarter inch (0.25 inch) in 24 hours
(1)Documentation of changes made to the SWPPP as required by the NPDES General Stormwater Permit for Construction Activity (MN R100001)
b.Inspections are not required where the ground is frozen. The required inspections and maintenance schedule must begin within 24 hours after runoff occurs at
the site or 24 hours prior to resuming construction, whichever comes first.
c.Inspections of areas with permanent cover may be reduced to once per month, even if construction activity continues on other portions of the site. Once all
construction activity is complete, monthly inspections may be terminated after one year following completion of all construction activities.
2.Provide maintenance for all devices as follows:
a.Silt fences, sediment logs, and erosion control devices at storm sewer inlets shall be inspected for depth of sediment, tears, to see if fabric is securely attached
to support posts or structure, and to see that posts and devices are securely in place.
b.Silt fences, sediment logs and erosion control devices at storm sewer inlets, and other erosion control devices shall be cleaned when sediment reaches 1/3
the height of the erosion control device, within 24 hours.
c.Rock construction entrances shall be inspected for clogging of river rock. River rock that has become clogged with sediment shall be removed and replaced
with fresh river rock.
d.Repairs or replacements to all erosion control devices shall occur within 24 hours of discovery.
e.Temporary diversion berms shall be inspected and any breaches promptly repaired.
f.Tracked sediment from construction vehicles on to public streets and paved areas (including paved areas on the construction site) shall be removed within 24
hours of discovery.
g.Removal of sediment and restabilization of Surface Waters shall be accomplished within 7 days of discovery (note: surface waters include curb and gutter,
pavements, storm sewer, swales, or other similar storm water conveyance devices).
h.Inlet protection may be removed if a local unit of government directs the permitee to do so because of a specific safety concern.
3.Street sweeping (with a pickup broom only) shall be provided on a daily basis.
5.6 Temporary Soil Stockpiles
Temporary soil stockpiles shall not be placed in surface waters of the state, including surface conveyances such as curb and gutter, swales, or ditches.
Temporary soil stockpiles shall be seeded with temporary seed mix and hydromulch when stockpiles are left inactive for seven (7) days. Note, this does not apply to
aggregate stockpiles or other stockpiles without significant silt, clay or organic components (clean aggregate stockpiles, clean rock, clean sand and similar clean
aggregates).
Provide silt fence at the base of all stockpiles, including clean aggregate and similar stockpiles, full perimeter.
Denuded Areas
Stabilize denuded areas, initiated immediately, within 7 days of last construction activity (temporary or permanent) in that area except for temporary soil stockpiles.
Temporary soil stockpiles shall be treated with appropriate erosion control measure, including silt fence and temporary seeding when stockpiles are left inactive for
periods longer than 7 days.
5.7 Steep Slope Disturbances
Steep slopes, defined as slopes steeper than three feet horizontal to one foot vertical (3:1), are proposed for this project. Steep slopes shall be treated with temporary
seed and erosion blanket within 7 days of construction or prior to the next rainfall event. There are no existing slopes at 3:1 or steeper on this project.
5.8 Dewatering Practices
Provide dewatering of excavations as identified in Section 31 00 00.
5.9 Substantial Completion / Turf Establishment
1.Provide maintenance of all seeded and sodded areas until fully established.
2.Provide cleaning of storm sewer system at the completion of the project.
a.Cleaning shall include removal of accumulated sediment from all surface waters as defined by the permit (for example, curb and gutter, pavements, swales,
and storm sewer piping and structures).
3.Remove silt fence and erosion control devices at storm sewer inlets following full establishment of site vegetation. Dispose materials properly off-site.
4.Apply for Notice of Termination (NOT) with MPCA. NOT must be submitted within 30 days after:
a.Site has undergone Final Stabilization (at least 80% vegetative cover), and
b.Removal of all temporary erosion control measures (silt fence, etc.), and
c.Final cleanout and maintenance of all permanent storm water facilities, and
d.Completion of all maintenance activities and site cleanup.82
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X
1
CO
1
PC
CO
2
3
PD
AN
2
UP
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AN
1
1
GS
GS
1
UP
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QR
1
1
AN
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4
SR
TM
5
CO
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QR
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JE
3
1
JE
3
TW
QR
3
2
PD
TW
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UP
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2
UP
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PC
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2
2
GS
RESTORE LANDSCAPED AREA AS REQUIRED
LANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERING
ANDERSON - JOHNSON
ASSOCIATES,
INC.
7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427
FAX (763) 544-0531 PH (763) 544-7129
DateRegistration Number
Check
Drawn
Date:
Comm
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly Licensed
under the laws of the State of
Revisions
Description Date Num
Scale:
North
KIMBERLY LANE
ELEMENTARY
SCHOOL 2020
SITE SAFETY
IMPROVEMENTS
17405 Old Rockford Road
Plymouth, MN 55446
210 County Road 101 North
Wayzata, MN 55391
Independent School
District #284
LANDSCAPE ARCHITECT
MINNESOTA
L1.11
1" = 30'
LJD
LJD
04/17/2020
192087
53753 04/17/2020
LAURA J. DETZLER
PLANLANDSCAPING
0 15 30
NOTES:
LEGEND
REFERENCE KEY TO SITE DETAILS
DETAIL I.D NUMBER (TOP)
DETAIL SHEET NUMBER (BOTTOM)
APPROXIMATE SOD LIMITS
PROPERTY LINE
1. REFER TO SHEET C1.41, GRADING AND DRAINAGE PLAN, FOR GENERAL NOTES.
2. REFER TO SWPPP NARRATIVE FOR CONSTRUCTION SEQUENCING AND EROSION CONTROL
REQUIREMENTS.
3. LANDSCAPE ARCHITECT MUST INSPECT AND APPROVE FINISH GRADING BEFORE
CONTRACTOR PROCEEDS WITH SODDING.
4. ALL DISTURBED AREAS WHICH ARE NOT DESIGNATED TO BE PAVED SHALL RECEIVE AT LEAST
6" OF TOPSOIL AND SHALL BE SODDED.
5. WHERE NEW SOD MEETS EXISTING TURF, EXISTING TURF EDGE SHALL BE CUT TO ALLOW FOR
A CONSISTENT, UNIFORM STRAIGHT EDGE. JAGGED OR UNEVEN EDGES WILL NOT BE
ACCEPTABLE. REMOVE TOPSOIL AT JOINT BETWEEN EXISTING AND NEW AS REQUIRED TO
ALLOW NEW SOD SURFACE TO BE FLUSH WITH EXISTING.
6. FAILURE OF TURF DEVELOPMENT: IN THE EVENT THE CONTRACTOR FAILS TO PROVIDE AN
ACCEPTABLE TURF, THE CONTRACTOR SHALL RE-SOD ALL APPLICABLE AREAS, AT NO
ADDITIONAL COST TO THE OWNER, TO THE SATISFACTION OF THE ENGINEER.
7. BEGIN TURF ESTABLISHMENT IMMEDIATELY AFTER SODDING, REFER TO SPECIFICATION FOR
PROCEDURE.
8. ALL TREES TO BE BALLED AND BURLAPPED.
9. ALL TREES SHALL RECEIVE 4" DEPTH OF CLEAN SHREDDED HARDWOOD MULCH, UNLESS
OTHERWISE SPECIFIED.
10. ALL PLANT MATERIALS SHALL BE NO. 1 QUALITY, NURSERY GROWN AND SPECIMENS MUST BE
MATCHED. ALL OVERSTORY TREES ADJACENT TO DRIVE AND IN PARKING LOT SHALL BEGIN
BRANCHING NO LOWER THAN 6'.
1
C2.11
TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
AN Acer rubrum `Northwood` / Northwood Red Maple B&B 2.5"5
CO Celtis occidentalis / Common Hackberry B&B 2.5"5
GS Gleditsia triacanthos `Skyline` / Skyline Honey Locust B&B 2.5"6
QR Quercus x warei `Regal Prince` / Regal Prince Oak B&B 2.5"5
TM Tilia americana `McKSentry` / American Sentry Linden B&B 2.5"5
UP Ulmus x `New Horizon` / New Horizon Elm B&B 2.5"5
CONIFEROUS TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
JE Juniperus virginiana / Eastern Red Cedar B&B 6` H 4
PD Picea glauca `Densata` / Black Hills Spruce B&B 6` H 5
PC Pinus cembra / Swiss Stone Pine B&B 6` H 4
TW Thuja occidentalis `White Cedar` / White Cedar B&B 6` H 5
ORNAMENTAL TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
SR Syringa reticulata / Japanese Tree Lilac B&B 1.5"4
PLANT SCHEDULE
17
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C2.11
83
Planning and Zoning AppLication Form
Page 2
6.BRIEF DESCRIPTION OF REQUEST:(Attach separate sheet,if necessary)
The project is aimed at improving vehicular flow and pedestrian movements through the site.Parkingcapacityhasbeendecreasedby2stalls(from 134 existing to 132 proposed).Utilities,landscaping,andlightingaretobepartoftheprojectscope.
I hereby apply for the above consideration and declare that the information and materials submitted with this application are complete
and accurate per city code and ordinance requirements.I understand that the city will process the application once the planning
division finds that it is complete.I understand and agree that the city may place a sign on my property for purposes of notification thatanapplicationisunderconsideration.
PLEASE NOTE:If the property fee owner is not the applicant,the applicant must provide written authorization from thepropertyfeeownerinordertomakeapplication.
PROPERTY FEE OER(S)SIGNATURE(S):___________________________________________________
Ogy&odbyD.R.yDavidRevAPPLICANT(S)SIGNATURE(S):________________________________________________________________________________
DATE:/,rzt1
****************************************FOR CITY USE ONLY***********************************************
Project Name:__________________________________________Type of Project:___________
APPLICATION FEE TOTAL FEES DUE $________
SIGN FEE
WETLAMJ-RELATED
FEES
ESCROW (400-2800)
$
APPROVED FOR
DEPOSIT BY DEPARTMENT CONTACT:
0:/Ptan/Forms/Ptanning Apps/Appform
84