HomeMy WebLinkAboutPlanning Commission Packet 11-04-2020Planning Commission 1 of 2 November 4, 2020
CITY OF PLYMOUTH
AGENDA
Regular Planning Commission
November 4, 2020, 7:00 PM
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
1.1 Instructions to participate in the Virtual Planning Commission Meeting
Instructions to Participate
2. PUBLIC FORUM
3. APPROVE AGENDA
4. CONSENT AGENDA
4.1 Proposed minutes from the October 21, 2020 Planning Commission meeting.
October 21, 2020 Draft PC Minutes
4.2 Site Plan Amendment for new Fire Station II at 12000 Old Rockford Road
Report
Aerial Map
Notification Area Map
Location Map
Narrative
Site Graphics
Resolution
4.3 Site plan amendment for building addition at Plymouth Fire Station III, 3300 Dunkirk
Lane
Report
Aerial Map
Notification Map
Location Map
Narrative
Site Graphics
Resolution
4.4 Site plan amendment and variance request for parking lot changes and related site
improvements at 10300 10th Avenue North (2020064).
Planning Commission Report
Variance Standards
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Planning Commission 2 of 2 November 4, 2020
Location Map
Aerial
Notification Area Map
Narrative
Plans
Resolution
5. PUBLIC HEARINGS
5.1 2021-2030 Capital Improvement Program (CIP) (2020081)
Planning Commission Report
Projects by Department
Projects by Funding Source
5.2 Conditional use permit request by Glen Lincoln Partners LLC to allow the operation
of a tire service business at 15600 34th Avenue North (2020075).
Planning Commission Report
Location Map
Aerial
Notification Area Map
Conditional Use Permit Standards
Applicant's Narrative
Plans
Resolution
6. NEW BUSINESS
7. ADJOURNMENT
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REGULAR
PLANNING
COMMISSION
November 4, 2020
Agenda
Number:
To:Steve Juetten, Community Development Director
Prepared by:Matt Lupini, Community Development Coordinator
Reviewed by:Steve Juetten, Community Development Director
Item:Instructions to participate in the 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.
Watch the Meeting
The meeting will be live-streamed and available for replay:
Online at https://ccxmedia.org/ccx-cities/plymouth
Cable Channel 16 (CCX Media)
Online via Zoom
Public Comments
Written comments: Comments may be submitted for inclusion in the Planning Commission packet by
emailing city staff at planning@plymouthmn.gov. You may also request that comments of up to one
page be read into the record by the Community Development Coordinator.
Speaking during the meeting: The public may address the Commission regarding an item on the agenda
via Zoom conferencing service at no cost. Those who wish to speak must register online via Zoom and
indicate that they wish to provide public comment on an agenda item. Register via Zoom at:
https://us02web.zoom.us/webinar/register/WN_6VasGW2LRn2zcRJp3g-OQg
Registration will remain open and be monitored for the duration of the meeting.
3. BUDGET IMPACT:
N/A
4. ATTACHMENTS:
N/A
3
Regular
Planning
Commission
November 4, 2020
Agenda
Number:4.1
To:Dave Callister, City Manager
Prepared by:Steve Juetten
Reviewed by:
Item:Proposed minutes from the October 21, 2020 Planning
Commission meeting.
1. Action Requested:
Approve proposed minutes from the October 21, 2020 Planning Commission meeting.
2. Background:
Proposed minutes from the October 21, 2020 Planning Commission meeting
3. Budget Impact:
NA
4. Attachments:
October 21, 2020 Draft PC Minutes
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Proposed Minutes October 21, 2020
Proposed Minutes
Planning Commission Meeting
October 21, 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 October 21, 2020.
COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners David Witte, Michael
Boo, Bryan Oakley, Donovan Saba, Justin Markell, and Julie Jones
COMMISSIONERSABSENT:
STAFF PRESENT: Community Development Director Steve Juetten, Senior Planner Shawn Drill,
City Engineer Chris LaBounty, Senior Planner Lori Sommers, Senior Planner Kip Berglund and
Community Development Coordinator Matt Lupini
OTHERS PRESENT: Councilmember Ned Carroll, Matt Pacyna, SRF, Jake Walesch, Hollydale
GC Development, Dave Gonyea, Hollydale GC Development, Lori Clark, Hollydale GC
Development, Peter Coyle, Larkin Hoffman, and Mark Keefer, Braun Intertec
Chair Anderson led the Pledge of Allegiance.
Plymouth Forum
Approval of Agenda
Motion was made by Commissioner Oakley and seconded by Commissioner Boo, to approve the
agenda. With All Commissioners voting in favor, the motion carried.
Consent Agenda
(4.1) Planning Commission minutes from meeting held on September 16, 2020.
Motion was made by Commissioner Boo and seconded by Commissioner Witte, to approve the
Consent Agenda as amended. With all Commissioners voting in favor, the motion carried.
Public Hearings
(5.1) Request for reguiding, rezoning, preliminary plat, and subdivision code variance for
residential development at the former Hollydale Golf Course site (Hollydale GC
Development, Inc. -- 2020-056)
Senior Planner Drill presented the staff report.
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Chair Anderson stated that this was the most comprehensive staff report that he has seen and
commends staff for the work preparing the document.
Commissioner Oakley referenced the City Council decision in July of 2020 not to purchase the
site and asked if that decision was supported by any studies the city commissioned, such as
purchasing the site and operating it as a municipal golf course.
Community Development Director Juetten replied that Ehlers, the City’s public financial advisor,
completed a high-level overview of costs, including the purchase of the property and the
operational costs. He confirmed that was a part of the Council discussion.
Commissioner Oakley commented that most residents have suggested that this parcel be a
municipal golf course or green space and asked if there were any detailed studies on those
functions and costs.
Community Development Director Juetten stated that the review by Ehlers included a lower
quality golf course, a medium quality golf course and a higher quality course. The cost of these
options were 5, 10 and 15 million dollars of additional costs. He noted that open space was
discussed but there was not analysis completed on that alternative.
Commissioner Oakley commented that there was a development discussion a few years prior
where a landowner requested a use different than the allowed use and the city placed a
moratorium on that property in order to consider potential usage (the Four Seasons Mall).
Community Development Director Juetten replied that that was not discussed.
Chair Anderson commented that the city has considered a municipal golf course multiple times
over the past 30 years, but the answer has always been no.
Community Development Director Juetten provided background information on a previous
discussion in the early 2000’s and it was decided not to pursue any course acquisition. He
further stated that no discussion occurred as other courses closed.
Commissioner Witte stated that the city declared a state of emergency and has not held in-person
meetings during this pandemic. He asked if the council has considered placing a moratorium on
amendments to the comprehensive plan during the ongoing pandemic. Commissioner Witte
stated the comp plan includes a public process and a visionary process to development our entire
community. He stated that the public process is severely curtailed by doing this via Zoom.
Community Development Director Juetten replied that the council has not considered such
action.
Commissioner Witte asked when the first comprehensive plan was developed.
Senior Planner Drill commented that the city has had comprehensive plans since the 1970s, when
the Metropolitan Council was created.
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Commissioner Witte commented that it appears the land has been classified as PI for the past
several updates to the plan and has not been changed for at least 30 years. The reason we have a
comp plan is to have a deliberate process that involves the stakeholders and to deviate from that
it should be the exception on the rule. Even the City Council has to approve an amendment by a
2/3rds vote, not a simple majority.
Community Development Director Juetten stated that to amend the comprehensive plan the
Mayor and City Council will need a super majority, a 5/7 vote. Mr. Juetten further explained that
a process exists to request changes to the comprehensive plan. He stated that just because a
property has been guided a certain way for several years, does not mean it could not be changed.
He explained that the request should be reviewed based on the circumstances of today to
determine if that would be an appropriate change. He stated that the Commission should look at
if PI or LA-1 is the appropriate guiding.
Commissioner Witte agreed that the comp plan is a flexible document but people use the
information in the comprehensive plan to make decisions, such as whether to move to Plymouth.
He stated that the 2040 plan was recently adopted and therefore most people would not assume a
change would immediately occur. He commented that even though there have been 27
amendments to the comprehensive plan in the past, he did not believe that those instances were
property zoned PI in the center of residential properties. He stated that an amendment to the
comprehensive plan should be thoughtful and done when appropriate. He stated he has not
reached a conclusion yet.
Community Development Director Juetten replied that each amendment request is unique and
must be considered on its own merits and cannot be compared to other requests.
Commissioner Witte commented that he does not object to the cul-de-sac variance. He stated
that the length of the cul-de-sac in his neighborhood appears to be less than 750 feet not more
than 750 feet.
Commissioner Boo asked whether the city has a plan or an identified need for additional green
space, a new facility or relocation of an existing facility, or whether the school district has
identified a need for additional space that could be accommodated by this area.
Senior Planner Drill replied that the only additional park land needed in this area would be an
expansion to the existing Schmidt Woodland Park when this property is developed. He stated
that in regard to public facilities, there is not a need for land for those uses. He stated that staff
has not spoken to the school district about this parcel but was aware the district was looking for
land in Corcoran and Medina for a school.
Commissioner Witte asked whether the traffic study was done onsite or whether it was
completed with modeling.
City Engineer LaBounty stated that the update to the traffic study utilized street light data, which
uses 365 days worth of cell phone data to track driver activity. He stated that the actual EAW
was done based on physical counts in the field in September of 2019.
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Commissioner Saba referenced the council discussion in July 2020, noting that the council
discussed different land that was acquired and the cost at which that land was purchased, noting
that those lands were used for parks and fields. He stated that in this case the property owner
wants to sell the land and has successfully done that to a residential developer. He asked if there
is a difference in price for land sold for residential use and government/public uses and also
asked the market for those public uses and whether there would be clients interested in
purchasing the land for that use.
Senior Planner Drill stated that he is unsure if that aspect was discussed. He recognized the
challenge in that the site is guided PI but the market is currently driven by residential. He
commented that he did not think the land value would change based on the guiding.
Chair Anderson stated that the job of the commission tonight is to determine whether the
comprehensive plan amendment as submitted would be appropriate and whether the rezoning
request would then be appropriate. He stated that it is not the job of the commission to review
alternative uses and should focus on the plan presented.
Senior Planner Drill concurred with Chair Anderson’s statement.
Commissioner Markell asked the cost allocation for road improvements.
City Engineer LaBounty replied that there is not a defined cost split presented between the
developer and city. He stated that staff is reviewing three cost split options and will present one
to the council.
Commissioner Markell asked if the cost allocation could be a condition of the request.
City Engineer LaBounty confirmed that the cost participation for those improvements would be
part of the preliminary plat.
Commissioner Witte asked if there is a record as to why Comstock was located in a spot with
poor visibility if it was anticipated to be a major intersection in the future.
City Engineer LaBounty stated that a safety issue was identified related to Comstock and the
bridge as part of the EAW traffic study. Those safety concerns are primarily based on the actual
speeds of vehicles traveling being over the posted speed. He stated that he cannot speak as to
how Comstock was located in relation to the bridge.
Commissioner Jones stated that she visited the area and noticed firsthand what a horrendous
intersection Comstock is because of the bridge. She stated that the traffic study simply speaks to
vehicles and not pedestrians. She stated she is wondering what the City’s long range plan is to
connect to the Northwest Greenway. She stated that it is dangerous to cross at Comstock in a
vehicle and commented that she could not imagine a pedestrian or cyclist wanting to cross in that
area with the speed on the roadway. She referenced the two intersections pedestrians can
currently use in that area to reach the Northwest Greenway and asked how that problem would
be solved. She stated this will be a heavily used connection to the Northwest Greenway. She
stated that for someone to cross Schmidt Lake Road they would need to go to either Vicksburg
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Proposed Minutes October 21, 2020
Lane or Peony Lane. She acknowledged that is already a problem and is not a problem of this
development.
City Engineer LaBounty agreed that currently the two safest locations to cross would be at
Vicksburg and Schmidt Lake Road and Peony and Schmidt Lake Road. He stated that the city is
reviewing potential intersection improvements and will be reviewing pedestrian safety as well.
Commissioner Witte commented that the preliminary plat is a vast improvement from the
proposed plat submitted with the EAW. He commented that the conservation easement is a
creative idea but asked who would be responsible for ongoing maintenance and enforcement.
Senior Planner Drill replied that there are developments with similar conservation easements.
He noted that typically they fall in favor of the city with the HOA covenants or separate
agreement would be crafted addressing ongoing maintenance and enforcement.
Commissioner Witte asked how the conservation easement would impact the drainage mitigation
to the east.
Senior Planner Drill replied that there would be a pond in the northeast corner of the site which
would require some grading but otherwise the conservation easement would not be graded as the
trees are being preserved.
Commissioner Witte stated that he was pleased to see the rusty patched bumble bee habitat
addressed and included. He stated that the rusty patched bumble bee is our state bee.
Commissioner Markell asked if there are other single-family home developments that have
conservation easements similar to this request.
Senior Planner Drill provided a few examples, noting one other development that was also
previously a golf course.
Chair Anderson introduced Jake Walesch, Hollydale GC Development, Inc, 10850 Old County
Road 15, Plymouth. Mr. Walesch provided additional information on GC Development, Inc.
proposal and the feedback they have received throughout the process thus far. He commented
that the most significant thing they could do to reduce the traffic impact was to reduce the
number of homes, noting that this proposal included 90 units less than the EAW studied. He
provided details on proposed lot sizes and widths, proposed site layout, and conservation
easement including its purpose and restrictions. He reviewed proposed buffering and pedestrian
and road connections. He recognized that the existing homes were there first and therefore they
have attempted to minimize the lots that back up to those lots and in those instances,they have
increased lot size and placed the home further from the back property line in order to create
additional space between the homes. He provided details related to site cleanup activity that they
would complete as part of the project. He noted that while the EAW discussed the potential for
rusty patched bumble bees, this project would actually create that habitat. He heard the
comments of frustration from some that this would include an amendment to the comprehensive
plan. He stated that as a developer he has seen cities update their comprehensive plan frequently
outside of the typical update process. He stated that since 2000, Plymouth has updated its
comprehensive plan 27 times outside of the typical update process and 10 of those occurrences
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were within two years of the last update being completed. He stated that this comprehensive
plan amendment may be the most scrutinized amendment to date. He stated that Plymouth spent
$100,000 on traffic studies for the entire comprehensive plan update it completed whereas this
plan has already spent $50,000 on traffic studies. He reviewed the different criteria that should
be considered when reviewing a comprehensive plan amendment. He stated that the golf course
has been closed as the owners retired and the property is now requested to be developed as
single-family homes which matches the surrounding properties. He commented that they believe
that a low-density single-family home development would be the most appropriate use of the
property now that the golf course has closed. He noted that in speaking with neighboring
property owners, they do not believe the other allowed uses in PI would be appropriate uses of
the site as they would be more intensive uses.
Chair Anderson reviewed the meeting procedure that would be followed going forward for the
remainder of the meeting.
Commissioner Witte asked who owns Hollydale Land LLC and who owns the land.
Mr. Walesch stated that the LLC is owned by a number of Deziel family members. He stated
that his company owns the existing farmhouse, and the family owns the balance of the property.
Commissioner Witte asked how the average lot size would be impacted if the conservation
easement and wetlands were not included.
Mr. Walesch replied that with the conservation easement and wetlands, the average lot size
would be .58 acres. He was unsure why the conservation easement would be deducted as it is a
part of the lot owned by that homeowner. He noted that the easement would simply place
restriction as to what could be done in that area. He stated that under Plymouth code, the
wetlands are not deducted from the lot size.
Commissioner Witte commented that this appears to be a very dense proposal. He asked if the
side yard setback would be eight feet.
Mr. Walesch confirmed that to be true, noting that the code only requires six feet and eight feet,
whereas this would be provide eight feet and eight feet. He stated that in terms of density, this
proposal barely meets the minimum density range for LA-1. He stated that in order to get to 2.09
units per acre by deducting the wetlands, conservation easement and road right-of-way. He
stated that some of the lots exceed one acre and these are some of the largest lots they have
proposed for Plymouth.
Commissioner Witte stated that the members of the commission and council continue to receive
numerous emails from residents related to concerns about this proposal. He referenced a Parade
of Homes advertisement from Hanson Builders which states “Hollydale coming soon” and
commented that seemed a bit presumptuous.
Mr. Walesch agreed. He noted that Hanson Builders is a good client of theirs who purchases lots
in a number of his developments. He stated that he spoke with Hanson Builders about his dislike
of that as it brings unnecessary distraction. He stated that Hanson Builders wrote and delivered a
letter to the City Administrator explaining how the error occurring, noting that their marketing
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team did not clear the advertisement. He explained that the advertising did not make sense from
multiple standpoints as the project is not approved and Hanson Builders has home available for
purchase now in other developments in Plymouth. He stated that Hanson Builders issued an
apology for that action.
Chair Anderson briefly recessed the meeting for a short break.
Chair Anderson reconvened the meeting.
Chair Anderson explained the public hearing process and how the public can participate. Chair
Anderson opened the public hearing.
Community Development Coordinator Lupini read into the record and email from Todd Potas,
4575 Kimberly Court. The email read as follows: There originally was a park proposed in the
NW corner of the property preserving the trees there. Why has that changed to houses close to
rail road tracks and the large open notch between Holly Lane and Comstock?
Chair Anderson introduced Jora Deziel Bart, 2195 Xene Lane, stated that she is present to ask the
commission to rezone the property and approve the developer’s plan. She provided background
information on how Hollydale Golf Course was created by her grandfather and his brother. She
stated that her parents then took over the golf course in 2005. She commented on the large
amount of work that is required to operate and maintain a golf course. She stated that after 55
years of working on this business, her parents have retired as of last year and are now 68 years
old. She stated that the golf course is their 401K, their retirement fund, their investment and
their hard work and her parents have earned the right to move on. She stated that her parents
spent a substantial amount of time selecting a developer that would also take good care of the
land. She stated that the developer is known for their thoughtful approach to development and
have been able to meet the requirements of the city and address the concerns of residents. She
commented that in the past seven years, two other golf courses in Plymouth have been rezoned
and sold, with a third completing that process in 2008. She stated that those golf courses were
sold and rezoned with no problem and did not go through the scrutiny that her parents have gone
through this past year. She commented that her parents sent a letter in 2006 stating that the land
would not always remain as a golf course and the city expressed no interest in purchasing the
land earlier this summer. She asked that the commission approve this request and allow her
parents to sell their property.
Chair Anderson introduced Dr. Sohoni, 16640 39
th Place, he stated that this issue has caused civil
discord in the community. He stated that the 2040 comprehensive plan, approved in July 2019,
guides the majority of the site as PI and zoned as future restricted development. He stated that
the comprehensive plan amendment should have been considered first as that would be required
to even consider the remainder of the requests. He stated that if the council does not approve the
amendment, the extensive review of the request will have been a waste of time. He wondered
why the development sign was placed at the site before the application was reviewed. He stated
many residents have written to the council on the detrimental effects on traffic, pollution,
schools, etc. Doesn’t know if the EAW included an assessment of the cumulative effects of
pollution. He stated that goes against the desire to reduce the carbon footprint. He stated that it
was a mistake that the council voted against participating in the Green Steps program. He
commented that the overall wellbeing of the community should be considered when making
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decisions and not whether something would generate funds. He urged the commission not to
approve the comprehensive plan at this time. He stated that the incremental tax that would be
generated from this development seems minimal given the wealth of Plymouth, especially when
considering the environmental impacts to the site and neighboring properties. He stated that this
development would violate the desire for greenspace. He stated that perhaps a compromise
could be worked out with the developer if this must go forward to ensure a judicious mixture of
homes, trails, parks, and schools. He stated the council voted against a referendum to purchase
the property. He stated that he has lived in Plymouth for 25 years and opposes any changes to
the 2040 comprehensive plan, especially related to the Hollydale site.
Chair Anderson introduced Diane Slayton, 4630 Xene Lane, provided an update on the
savehollydalechange.org petition which currently has 8,400 signatures, 30 percent of those from
Plymouth area residents, along with 131 comments from Plymouth residents all in favor of
preserving the property as a golf course or greenspace and opposed to residential development.
She read the petition wording to the commission. She stated the despite the pandemic and the
stay at home orders the support of the petition has only grown. She reviewed the different
formats that residents have used to voice their opposition to the Hollydale project including
different commission and council meetings and rally. She stated that it is clear that the residents
are opposed to the development; this is not a development the residents of the city need or want.
She recognized that the family has a right to sell their property but stated that it should be at a
fair price that may not be at residential development values. She asked the commission and
council to maintain the greenspace.
Chair Anderson introduced Paul Hillen, 16130 48
th Avenue, asked that the commission
recommend to the City Council not to change the comprehensive plan just approved in July of
2019. He asked that the commission focus on the impact to the people of Plymouth and not just
the process. He stated that too often, officials have placed an importance on process rather than
the impact of those decisions on its people. He commented that Plymouth has only nine percent
of land dedicated to park and recreation activity when most other communities have at least 15
percent. He commented on the significant water issues that residents have had in three different
residential developments in that area. He stated that in this proposal the developer states that in
this request all the water issues would be solved. He noted that the previous developers stated
that same thing, but the problems still came. He stated that as Plymouth continues to experience
problems with water, development continues to be approved. He stated in 2001 the city
implemented a surface water tax to manage runoff. He stated that high quality wetlands are
replaced with retention ponds through this development process and only contribute to the
surface water problems in Plymouth. He stated that developers come in, build homes, leave and
leave residents holding the bill. He stated that residents will foot the bill of improving County
Road 47. He asked the commission to not recommend approval and instead listen to the
thousands of residents that do not want this project.
Chair Anderson introduced Mark Kraemer, 4715 Yuma Lane, expressed firm opposition to any
change in the comprehensive plan that would allow rezoning of the Hollydale property to
residential development. He stated that his family’s choice to move to Plymouth decades ago
was related to the comprehensive plan and the four golf courses found in the community. He
stated that the area in which he moved to has become the most crowded residential development
area in the community and the Hollydale course is the last remaining golf course. He read aloud
a section from the comprehensive plan related to golf courses. He stated that is important the
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work to preserve open space and public golf. He stated that the city has spent tremendous time
and resources working with the developer while the residents have remained in the dark about
the potential development. He stated that trust in the city is low with the number of closed
meetings and lack of ease in attending a meeting because of the pandemic. He stated that it is the
desire of the residents for the golf course to remain with investment in that as a recreation
opportunity. He stated that there are local economic benefits to having a golf course and
Plymouth would be the largest city in the Midwest without a golf course. He stated that he
would argue that the city would benefit in the long run from having more open space and a
public golf course. He stated that golf can be enjoyed by multiple generations at the same time.
He stated that while the trend in golf decreased in the past, it has exploded in recent years. He
stated that he heard that residents of Plymouth have multiple options to golf at surrounding
courses. He stated that given the desire to reduce travel time and fuel consumption, removing a
course in Plymouth does not make sense. He concluded by stating that if the city allows
Hollydale to develop future generations will look back and wonder who made the decision.
Chair Anderson introducedAdam Huhta, 4745 Yuma Lane, voiced his opposition to the proposed
development and asked the commission not to recommend approval of the comprehensive plan
amendment. He stated that this change would take away from the quality of life in this area. He
stated Public Institutional is the appropriate guiding of the property. He stated that there are a
number of appropriate uses for the property. He stated that he reviewed the comprehensive plan
before purchasing his home and relied on those plans when making the purchase near the golf
course. He stated that adding 229 homes would burden the Wayzata School District even further,
forcing another boundary change and forcing the need for an additional elementary school. He
stated that traffic is already an issue in this area and adding additional traffic to Schmidt Lake
Road and Old Rockford Road would be unsafe. He stated that Kimberly Lane Elementary
school does not have a bike rack because it is unsafe to ride a bicycle to that school. He stated
that extending Comstock would change the quality of life for those residents and destroy their
property values. He stated changing Schmidt Lake Road to three lanes will exasperate the
problem of traffic to and from the high school. He stated that his family chose the property
because of the open space and wildlife but if the comprehensive plan is changed and that the
property is rezoned it will remove that habitat and lower that quality of life. He stated that the
shortage of buildable lots is only bad for the developer. He stated a lower number of buildable
lots will benefit the property values of current residents. He asked the Planning commission to
take a long look at what they want this area to be and that golf and green space is a benefit to
current residents. The current comprehensive plan is what the residents want for Hollydale.
Chair Anderson introduced Tim Schneeweis, 16907 49
th Place, reviewed the four pillars of good
governance: economy, efficiency, effectiveness and equity. He stated that equity is the fair and
just distribution of public resources. He commented that in the past ten years 318 acres of green
space were sold to developers to create high end homes, noting that included three golf course
properties. He stated that allowing this property to be sold for high end homes would take
additional greenspace property and the only remaining golf course in the city. He stated that this
project would benefit three property owners and wealthy land developers. He commented that
taking public land and turning into homes that only benefit the wealthy is not fair and equitable.
He asked the commission to unanimously vote to leave Hollydale as a non-residential greenspace
and deny this request. He asked the Planning Commission vote to deny the application to
reguide Hollydale.
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Chair Anderson introduced Kent Johnson, 16717 49
th Place, stated that he spoke before the
commission in February of this year with a focus on the lack of access to the development. He
referenced the proposed access from Comstock, which is a huge issue for the development and
should not be taken lightly in the review process. He stated that there is a website from
residents, savehollydale.org and invited the commission to play the short two-minute video,
which will give a sense of the vehicle speeds and troubling sightlines at that location. He stated
that this would add a busy road and traffic that would go right through the center of his existing
townhome community, noting that the cul-de-sac/easement has been vacant for over 20 years.
He provided details on the issues that they already have coming out of his neighborhood, which
would only be expanded, and safety decreased for the residents. He asked that the commission
think of the residents and not cave to the requests of a developer and one family.
Chair Anderson introduced Gery Haag, 4960 Comstock Lane, discussed practical safety issues at
the Comstock and Schmidt Lake Road intersection. He commented on the pedestrian activity in
that area and believed that putting additional vehicles in that area will be a safety problem. He
did not think the speed issue could be controlled because of the bridge. He stated that this is a
safety concern in this area and a problem for those with children and provided an example. He
asked that the commission not approve the comprehensive plan amendment or zoning change.
Chair Anderson introducedAnn Marie Catapano, 4405 Jewel Court, asked the commission not to
change the 2040 comprehensive plan, to not change the Hollydale zoning, and to not approve the
residential development request. She asked that the commission instead consider the input of
thousands of residents that have spoken or made their voice heard in opposition of the request.
She asked why the comprehensive plan would be changed one year after adoption simply at the
request of a builder that does not even live in Plymouth. She asked why Hollydale greenspace
would be destroying in order to add more homes and vehicles in a landlocked area. She stated
that the school districts are already overcrowded, and boundaries have changed three times
within the past seven years. She stated that Plymouth is at nine percent for its dedication of park
and recreation land while the national average is 15 percent. She commented that she has
walked down Holly Lane for the past 20 years and could not imagine this level of increase to
traffic. She asked the commission to think of the trust that the residents place in commission and
council members and support their request to deny these requests.
Chair Anderson closed the public hearing.
Senior Planner Drill identified the location of Schmidt Woodlands and the seven acres of
parkland that would be dedicated to the city through the plat. He stated that the idea would then
be to have a trail come down Holly Lane to connect through.
Commissioner Markell discussed the trail connections from Holly Lane through the proposed
development.
Chair Anderson asked that the Commission first discuss the comprehensive plan amendment and
then, after a decision is made on that, the commission should discuss the rezoning and
preliminary plat.
Commissioner Witte commented that he appreciates all the hard work that has gone into this
process and the input from the residents. He stated that from his perspective nothing has
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Proposed Minutes October 21, 2020
changed from the time the comprehensive plan was adopted. He stated that he does not
begrudge the family their ability to retire and sell the property as it is currently zoned. He stated
that no one has the ability to say how their individual property should be zoned in order to get
more money from the sale. He stated that he would recommend denial of the comprehensive
plan amendment.
Commissioner Boo stated that he agrees that the commission does not have the responsibility to
maximize the value of the property for the seller or the development capability for the developer.
He commented that real concerns related to safety have been expressed. He stated that the
change in circumstance is that there is not a golf course in operation on the property today. The
council has chosen to not pursue purchasing the property for that purpose and has also concluded
that it would not be prudent to pursue park acquisition in this location. He stated that the
commission is left with the question as to whether there is sufficient change in circumstance to
approve the amendment and whether there are alternatives that should be considered given the
change in circumstance. He stated that given the position of the city in not wanting to pursue the
property, he believes that low density residential housing would be the least impactful
development of this property.
Commissioner Oakley stated that he agrees with the statements of Commissioner Witte in
relation to changing the comprehensive plan and also agrees with Commissioner Boo that the
highest and best use of the property may be housing, if there is not another use. He stated that he
has not seen a report or study of alternatives. He recognized that it is not the duty of the
commission to find an alternate use, but if there is not a public use interested in the parcel, he
believes that housing would be the best option. He stated that he would like to see a study
completed similar to the Four Seasons site as to the use of this site. He stated that for a site of
this size and potential, he would want to ensure that the city gets this right and therefore would
not support the request to amend the comprehensive plan. He commented that he does like the
development proposal and would support it if it were proposed for a site zoned residential. He
stated he is leaning towards approving this application at this time.
Commissioner Markell asked the type of assessment or analysis that would be prudent and help
guide the decision of Commissioner Oakley.
Commissioner Oakley replied that the city completed a market analysis for the Four Seasons site
and believed a similar analysis could be completed that contemplates different uses. He stated
that the purpose of the analysis is to evaluate which ideas would have potential. He stated that it
would not reject the idea of residential housing but would need to show justification for that
change to the comprehensive plan.
Commissioner Jones stated that this is a tough topic and she has struggled with the city’s
statement within the parks and recreation section of the comprehensive plan which states that the
city would strive for public ownership of private golf courses. She stated that this is the last
private golf course in Plymouth. She stated that it seemed clear that the community was split
between whether residents live on the east or west side of the city. She stated that when she
moved to Plymouth 30 years ago, she had a beautiful natural area behind her home which has
since become a four-lane road, which is part of development and progress. She stated that it is
unfortunate to lose greenspace, but it happens. She stated that there is a lot of park land
distributed throughout the city, especially in the northwest quadrant, and believed that the
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Proposed Minutes October 21, 2020
commission should take that into consideration. She stated that of the potential public
institutional uses she did not believe that any of the allowed uses would be interested in
purchasing a 160-acre piece of land. She stated that if this is not approved, she believes that this
will sit vacant for a long time and could become a problem. She believed that single family
residential would be the best fit for this location. She stated that she will support the amendment
because she believes it would be the best fit for the neighborhood. She recognized that people
have spoken against the request but does not believe that those people are aware of the potential
things that could be developed on that property. She noted that this request includes elements
that go above the requirements including the conservation easement, additional tree planting,
parkland, and increased storm water management. She believed that additional thought should
occur related to Comstock, as she believes that issue should be fixed in order for the
development to be a success. She is favoring amending the comprehensive plan for this
development.
Commissioner Saba stated that there are a lot of great neighborhoods and families around the
golf course that would be impacted. He commented that it was disheartening to hear the
comments that if the commission does not vote a certain way, it would mean certain things. He
stated that the job of the commission is to reflect the population that live amongst and therefore
there is some flexibility when reviewing development requests. He stated that he supports the
comments of Commissioner Oakley, in that this would be running to the solution without
considering other things. He noted that perhaps a portion of the property is purchased by the city
for use as park/open space and the remainder developed as residential. It may not be a golf
course but he thought it should go to a vote of the public at a referendum.
Commissioner Markell stated that he will be recommending approval of the comprehensive plan
amendment, noting that the times have changed. He stated that this property is not a golf course
anymore and therefore the next best option must be considered, and he believes that to be
residential. He stated that anyone that goes onto the property now would be trespassing. He
stated that the people that have spoken tonight and rallied support are those that live adjacent to
the golf course. He stated that if there is a desire for something else, those people should rally
another group to purchase the property or they could purchase the property. He stated that a list
of alternatives that could be developed under this zoning was reviewed and did not believe that
any of those uses would be supported or appropriate for this parcel. He stated that the developer
came before the city in February for feedback, took in that input and made changes to their
proposal in order to address concerns that were expressed. He stated that he will support the
comprehensive plan amendment and zoning change.
Chair Anderson stated that he has been through the comprehensive plan amendment process
several times, both as a commissioner and as a developer. He stated that the process seemed
backwards as the sketch plan and EAW were introduced prior to the request for a comprehensive
plan amendment. He noted that the comment has been made that all the other golf courses have
closed and been redeveloped by residential homes. He stated that the difference in this instance
is that this parcel is surrounded by existing and established residential neighborhoods whereas
the others were adjacent to undeveloped land. He stated that there have been many emails and
comments from the public in opposition of the project, and only one comment in support from
the owner’s daughter. He stated that he visited the property, and the developer has done an
amazing job to minimize the impact that this development would have on adjacent properties.
He stated that some of the people that have objected to the project through email in the last 24
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Proposed Minutes October 21, 2020
hours are the same properties that would have drainage problems solved, extra land and
conservation easements buffering their property. He stated that it is not the job of the
commission to determine the best use, only to determine whether this is a good plan that would
be good for the city and residents. He stated that the residents have spoken against the project.
He commented that perhaps some residential would be appropriate but not this number of homes,
noting the problems with the Comstock intersection and potential changes to Schmidt Lake
Road. He stated that the comments regarding bike racks at the school and walking to the school
are correct. Any future studying of options would require denial of the proposed comp plan
amendment. He is hearing the residents saying no at this time.
Commissioner Saba commented that it is important to note that the residents of Plymouth have
spoken and stated that a lot of people have also reached out to him stating that they do not
believe the city should operate a golf course or purchase greenspace at a city cost and support the
project.
Motion was made by Commission Oakley, and seconded by Commissioner Witte, to recommend
approval of a resolution denying the request to reguide roughly 156.8 acres from PI to LA-1 for
the former Hollydale Golf Course site (Hollydale GC Development, Inc. –1020-056). With
Commissioners Anderson, Witte, Oakley and Saba voting for, and Commissioners Jones,
Markell and Boo voting against the motion. Motion passed on a vote of 4 in favor and 3 against.
Commissioner Oakley stated that the intention of the denial is to kick it back to the city to
develop better information than what has been presented including market information.
Commissioner Oakley commented that what he does not want to do is deny the plat so that it
cannot be brought back in the future.
Community Development Director stated that at this point the application for rezoning and
preliminary plat is premature and that an application could come back after a six month delay.
Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to
recommend denial to the request for rezoning, preliminary plat and subdivision code variance for
residential development at the former Hollydale Golf Course site (Hollydale GC Development,
Inc. – 1020-056).
Commissioner Boos stated that he is reluctant to make a motion to the City Council that implies
that the Planning Commission fully considered all of the elements of the plat. Commissioner
Boo further stated that they are not considering it because they think it is premature.
Commissioner Oakley amended his original motion. Commissioner Witte seconded the
amendment.
Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to
recommend denial to the request for rezoning, preliminary plat and subdivision code variance for
residential development at the former Hollydale Golf Course site (Hollydale GC Development,
Inc. – 1020-056) because the rezoning, preliminary plat and subdivision code variance is
premature with the current guiding.
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Proposed Minutes October 21, 2020
With Commissioners Anderson, Witte, Oakley, Boo and Saba voting for, and Commissioners
Jones and Markell voting against the motion. Motion passed on a vote of 5 in favor and 2
against.
New Business
Chair Anderson adjourned the meeting at 10:46 p.m.
18
Regular
Planning
Commission
November 4, 2020
Agenda
Number:4.2
To:Planning Commission
Prepared by:Matt Lupini, Community Development Coordinator
Reviewed by:Steve Juetten, Community Development Director
File No:2020-079
1. Applicant:
CNH Architects
2. Proposal:
Site plan amendment for Plymouth Fire Station II
3. Location:
12000 Old Rockford Road
4. Guiding:
P-I
5. Zoning:
P-I
6. School District:
ISD 281 (Robbinsdale)
7. Review Deadline:
February 5, 2021
8. Brief Description:
CNH Architects, on behalf of the City of Plymouth, is requesting a site plan amendment to allow
construction of a new 19,937 square foot Fire Station II facility located at 12000 Old Rockford Road
19
9. Attachments:
Report
Aerial Map
Notification Area Map
Location Map
Narrative
Site Graphics
Resolution
20
Agenda Number
File 2020079
DESCRIPTION OF REQUEST:
The applicant is requesting approval of a site plan amendment to allow the construction of a new
19,937 square foot Fire Station II facility located at 12000 Old Rockford Road.
Notice of the public meeting was mailed to all property owners within 200 feet of the site. A copy
of the notification area map is attached. Development signage has also been posted on the property.
CONTEXT:
Surrounding Land Uses
Adjacent Land Use Guiding Zoning
North Townhomes (West Ridge)LA-1 RMF-1
West Mt. Olivet Lutheran Church of Plymouth LA-1 P-I
Southwest Parkside Apartments of Medicine Lake LA-4 RMF-4
South Single-family homes (Mission View)LA-1 RSF-2
East West Ridge Townhome Association LA-1 RMF-1
Natural Characteristics of Site
The site is located within the Bassett Creek Watershed District. A portion of a high quality wetland
is located in the northwestern corner of the site. The parcel to the north is also primarily a high
quality wetland. The project as proposed will not impact the wetlands. The site is not subject to
the Tree Preservation Ordinance in the Zoning Ordinance because the project does not involve a
new plat.
Previous Actions Affecting Site
In August 1970, the City Council approved the location of Fire Station II.
In October 1976, the City Council approved the site plan and a conditional use permit for Fire
Station II.
In 1977, Fire Station II opened.
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.
21
2020079
Page 2
ANALYSIS OF REQUEST:
Site Plan Amendment
The zoning ordinance contains specific standards for approval of a site plan amendment for
development in the P-I (Public/Semi-Public/Institutional) zoning district. Staff used these
standards to review the proposal. The specific standards that apply are as indicated on the
following table.
Standards for the P-I District
Specified Proposed Complies?
Building Setbacks:
--Front (along Old Rockford Rd.) 75 ft. (min.)75 ft.Yes
--Side (east side) 75 ft. (min.)198 ft.Yes
--Side (west side) 50 ft. (min.)52 ft.Yes
--Rear (north side) 75 ft. (min.)185 ft.Yes
Parking Setbacks:
--From Building:10 ft. (min.)18 ft.Yes
--From Lot Lines: closest parking 20 ft. (min.)29 ft.Yes
Building Height:45 ft. (max.)44 ft.Yes
Drive Aisle Setbacks:
--Side 15 ft. (min.)20 ft.Yes
Drive Aisle Width:26 ft.26 ft.Yes
Parking Spaces:38 38 Yes
--Stall size 18.5’ x 9’18.5’ x 9’Yes
Landscaping:32 45 Yes
Lighting: (LZ-1 District)
--Fixture Height 25 ft. (max.)25 ft.Yes
--Lumens/sq. ft. 1.25 (max.)3.44 No*
--Color-Rendering Index (CRI) 70 (min.)70 Yes
--Correlated Color Temp. (CCT) 4100 (max.)3000 Yes
* - See “Lighting” section below
22
2020079
Page 3
The requested site plan amendment involves demolition and replacement of Plymouth Fire Station
II. The project will provide adequate space for current functions as well as account for future
growth. It will include offices for administrative staff and firefighters, an indoor fitness area,
residential spaces, apparatus bay space, and both interior and exterior training space. The proposed
project will be completed in phases so fire service is not interrupted during demolition and
construction. There is an existing wellhouse on the north side of the property that will not be
impacted by this project.
Parking
The new fire station as proposed would be 19,937 square feet, not including a 1,080 square foot
well house on the north portion of the site. The station as proposed would have an apparatus bay
totaling roughly 6,016 square feet, and a command vehicle garage totaling roughly 2,336 square
feet. Removing these portions of the building gives a usable square footage of 11,586. Fire stations
are not a named use in the zoning ordinance for the purpose of determining minimum parking
requirements. In calculating the minimum parking required, staff used the Community Center use
(one space per 300 square feet of floor area). The Community Center use requires 38 spaces.
With the demolition and construction of the new building, 38 parking stalls are proposed. The 38
stalls proposed would meet City parking requirements for Community Center uses based on one
space per 300 square feet of floor area. The Community Center use more accurately represents
true parking need for this particular site based on the anticipated use of the site. Given the usable
square footage of the building, the level of parking proposed is adequate for the use of the site as
a Fire Station.
Building Materials
The primary building materials for
Fire Station II would include brick
masonry and calcium silicate
masonry unit banding. The proposal
would comply with City regulations
relating to building materials and
design.
Access
The site would undergo significant access changes as part of the proposed project. Presently, the
site has two access points (see aerial image below) – one for automobile traffic on the southeastern
side of the site, and another for fire trucks further west along Old Rockford Road. The new layout
would keep the existing access points, but would change the use of each. The east-most access
drive on Old Rockford Road (highlighted in yellow) would specifically be for automobiles. The
western access drive on Old Rockford Road (highlighted in green) would be for command
vehicles, as that drive would lead directly to the command vehicle garage. Finally, the drive aisle
off of Larch Lane (highlighted in orange) would specifically be for fire trucks and other equipment,
which would lead directly to the apparatus bay.
23
2020079
Page 4
Landscaping
Section 21130 of the zoning ordinance states that a new non-residential development requires the
greater of one new overstory tree per 1,000 square feet of gross building floor area, or a minimum
of one new overstory tree per 50 lineal feet of site perimeter. The site perimeter is 1,585 lineal feet,
so this project would require that 32 overstory trees or equivalency be planted on the site.. Under
the plan, 45 overstory trees or equivalents would be provided. The site is not subject to the Tree
Preservation Ordinance in the Zoning Ordinance because the project does not involve a new plat.
The proposal would comply with City regulations relating to landscaping.
Wetland/Buffering
As mentioned previously, the site consists of two parcels, one on either side of Larch Lane. The
western parcel is predominantly a high quality wetland and will not be impacted by this
development. The eastern parcel has a portion of a high quality wetland on its northern edge. The
zoning ordinance requires that natural buffer strips be provided adjacent to wetlands in order to
protect them. For high quality wetlands, the ordinance requires a buffer strip averaging 50 feet in
width from the wetland edge in addition to a 15-foot structure setback. A condition has been
included in the attached resolution that requires the plans showing the wetland buffer locations be
reviewed and approved by the Engineering Department prior to obtaining a grading or building
permit.
Stormwater
Existing Proposed
24
2020079
Page 5
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 has been
included in the attached resolution that requires the final plans be reviewed and approved by the
Engineering Department, and that the applicant obtain any required permits from other agencies,
including the watershed district.
Lighting
The site is located in the Lighting Zone 1 (LZ1) district, which is typical to low and medium
density residential areas. This district specifies a maximum lumens per square foot of 1.25 for
exterior lighting. The plans submitted do not meet this allowance, as the proposed lumens/sf would
be 3.44. A condition has been included in the attached resolution that requires new proposed
exterior lighting fixtures meet current zoning ordinance standards, and be reviewed and approved
by the Planning Division prior to issuance of a building permit.
Conclusion on Site Plan Amendment
With the proposed conditions outlined in the attached resolution, the site plan amendment would
comply with all City regulations.
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment for
demolition and construction of a new Plymouth Fire Station II for the property located at 12000
Old Rockford Road, 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.
25
SITE
2020079
Plymouth Fire Station 2 - 12000 Old Rockford Rd.
Request for Site Plan Amendment
K
26
Hennepin County Locate & Notify Map
0 100 20050 Feet
Date: 10/19/2020
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
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42nd A ve MagnoliaLnGoldenr
o
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L
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41st AveHemlockLnOldRo ckfordR d42nd Ave
G oldenrodLnMagnolia
PlI
vesLnSITESITE
2020079
City of Plymouth
12000 Old Rockford Road (Fire Station 2)
Site Plan Amendment
K
240 0 240 480120
Feet
Legend
C, Comercial
CC, City Center
CO, Commercial Office
IND
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LA-3, Living Area 3
LA-4, Living Area 4
LA-R1
LA-R2
LA-R3
LA-RT
P-I, Public/Semi-Public/Institutional28
P:\PROJECTS\2019\19112\2 - DESIGN\CITY PLANNING REVIEW (SITE, CUP)\PLANNING SUBMITTAL\STATION #2\PROJECT NARRATIVE - STATION #2.DOCX
7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431 - 4433
October 7, 2020
Project Narrative: Plymouth Fire Station #2
The proposed new Plymouth Fire Station #2 for the city of Plymouth will replace the existing
station located at 12000 Old Rockford Road that is not currently meeting the needs of the Plymouth
Fire Department. The existing station is undersized, inefficient and is detrimental to firefighter
health. The new station will provide adequate space for current functions as well as future growth.
It will house offices for the administrative staff and firefighters, meeting spaces for department and
public use, an indoor fitness area to meet firefighter physical fitness needs, quiet and relaxing
residential spaces conducive for firefighters mental health, appropriate apparatus bay space to
house all of the various apparatus and equipment, and interior and exterior training features
allowing firefighters to train for certification while on site.
The site consists of 278,059 square feet (6.38 acres) that is split into two sites, one located on the
west side of Larch Lane and one on the east side of Larch Lane. For the purpose of this project,
only the property on the east side of Larch Lane is being impacted. The east portion of the site
consists of 159,192 square feet (3.65 acres). The existing fire station building will be demolished
and replaced with a new two-story fire station. The building footprint consists of 19,937 square
feet making up 12.5% of the site. There is an existing well house located on the site with a building
footprint of 1,080 square feet. The total building footprint on site is 21,017 square feet making up
13.2% of the site which meets the 50% maximum structural coverage requirement. The total
impervious area on the site consists of 65, 957 square feet making up 41.4% of the site.
The building consists of two levels that exit onto grade at each level. As defined by the
international building code, the average grade elevation between the two levels is 3.04 feet above
the first floor elevation. The height of the hose / training tower is designed at 43’-8” above the
average grade elevation meeting the 45’-0” building height maximum. The first floor consists of
a fitness room, three pull through apparatus bays, storage rooms, a truck wash/SCBA room,
decontamination restroom / showers, a gear wash room for cleaning equipment, a turnout gear for
storing firefighter gear, a hose / training tower, mechanical and electrical rooms, and the firefighter
living quarters that include individual dorm rooms and restrooms, a laundry room, a kitchen and
dining area, and a dayroom for relaxation. The second floor consists of the main office area,
conference rooms, an EOC / classroom, and a five bay command vehicle garage for administrative
staff parking.
The project is currently in the design development phase and will be presented to City Council in
November for design review and approval. Upon that approval the project will wrap up the
construction document phase and will be seeking approval from City Council to go out for bids in
December with a slated construction start of spring 2021.
29
P:\PROJECTS\2019\19112\2 - DESIGN\CITY PLANNING REVIEW (SITE, CUP)\PLANNING SUBMITTAL\STATION #2\PROJECT NARRATIVE - STATION #2.DOCX
In conclusion, the proposed new Plymouth Fire Station #2 will meet the current and future needs of the
Plymouth Fire Department by providing a functional and efficient fire station designed to improve
firefighter operations, response time, safety, training and overall firefighter health as well as provide a
welcoming and inviting building for public use. The new fire station will not only benefit the fire
department but will enhance the service the department is able to provide to the surrounding community.
Respectfully submitted,
Quinn Hutson, AIA, LEED AP
REG: 21234
Principal
CNH Architects, Inc.
qhutson@cnharch.com
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CITY OF PLYMOUTH
RESOLUTION NO.2020-___
RESOLUTION APPROVING SITE PLAN AMENDMENT FOR CNHARCHITECTS FOR PLYMOUTH FIRE
STATION II LOCATED AT 12000OLD ROCKFORD ROAD (2020079)
WHEREAS, CNH Architects has requested approval of a site plan amendment for a new building and
related site improvements at Plymouth Fire Station II at 12000 Old Rockford Road, legally described as
follows:
Outlot I, West Ridge Estates First Addition, According to the Recorded Plat Thereof, Hennepin
County, Minnesota, together with that part of the Southeast Quarter of the Northwest Quarter
of Section 14, Township 118, Range 22, Hennepin County, Minnesota, lying Easterly of the Easterly
Right of Way Line of Larch Lane, and its Southerly Extension thereof, described as follows:
Commencing at a point on the West line of said Southeast Quarter of the Northwest Quarter,
247.50 feet North of the Southwest corner thereof, said West line having an assumed bearing of
North 00 degrees 05 minutes 58 seconds East; thence North 86 degrees 08 minutes 46 seconds
east, 198.00 feet to the point of beginning; thence South 07 degrees 11 minutes 03 seconds East,
264.00 feet to a point on the South line of said Southeast Quarter of the Northwest Quarter,
distant 231.00 feet easterly of said Southwest corner; thence South 89 degrees 43 minutes 20
seconds East along said South line of the Southeast quarter of the Northwest quarter, 547.07 feet
to the intersection with the centerline of County Road No 9; thence Northwesterly along said
centerline a distance of 365.02 feet; thence North 21 degrees 56 minutes 42 seconds West, 383.00
feet to the Southeast corner of said Outlot I; thence South 68 degrees 03 minutes 18 seconds
West, along the South line of said Outlot I and its westerly extension, 350.00 feet; thence South
78 degrees, 47 minutes 51 seconds West, 462.01 feet to the point of beginning, subject to County
Road No 9, also known as Rockford Road.
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 CNH Architects for a site plan
amendment for a new building and related site improvements at Plymouth Fire Station 2 at 12000 Old
Rockford Road, subject to the following conditions:
1. A site plan amendment is approved to allow an approximately 19,937 square foot new Fire Station II
building and related site improvements, in accordance with the plans received by the City on
October 8, 2020, except as may be amended by this resolution.
2.A separate building permit is required prior to the commencement of the project.
3.Prior to issuance of a building permit,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:
46
Resolution 2020-
File 2020079
Page 2
a. Obtain city approval of final construction plans, including any stormwater requirements.
b. Obtain Bassett Creek watershed district approval.
c. Obtain NPDES permit.
4.Revise the plans to meet building requirements as follows:
a. A Sewer Availability Charge (SAC) Determination letter from the Metropolitan Council is required.
b.Identify the accessible route (max slope of 1:20) on the plans from the accessible parking spaces
to the accessible entry.
c. A sewer and water disconnect permit is required to be obtained before the demolition permit will
be issued.
d. A separate demolition permit is required before any demolition work begins.
5.Revise the plans to meet engineering requirements as follows:
a. Revise plans to include a title sheet.
b.Include city project #2020-079 on all sheets.
c.Add SWPPP to the plans.
6.Revise the plans to meet fire requirements as follows:
d. Identify fire department connection and post indicator valve location.
e.Submit fire flow calculations.
f. Fire lane construction per City Engineering details required.
g. Identify fire lane signs in approved locations.
h. Identify additional or relocated fire hydrants in approved locations.
i. Identify water main location and size.
7. All construction parking shall be located on-site.
8.Standard Conditions:
a. Silt fence shall be installed prior to any construction on the site.
b.All retaining walls over four feet shall require issuance of a building permit, a 42-inch fence
installed on top of the wall, and structural engineer design.
c. Any signage shall receive separate sign permits and comply with section 21155 of the zoning
ordinance.
d. Any new proposed exterior lighting fixtures shall meet current zoning ordinance standards
pursuant to section 21105.06, including but not limited to lumens per square foot and BUG
rating.
e. Any landscaping shall meet current zoning ordinance standards pursuant to section 21130.03.
f. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
g. 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.
47
Resolution 2020-
File 2020079
Page 3
APPROVED by the Plymouth City Council this 24
th day of November, 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
November 24th, 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
48
Regular
Planning
Commission
November 4, 2020
Agenda
Number:4.3
To:Planning Commission
Prepared by:Matt Lupini, Community Development Coordinator
Reviewed by:Steve Juetten, Community Development Director
File No:2020-080
1. Applicant:
CNH Architects
2. Proposal:
Site plan amendment for building addition and site improvements at Fire Station III
3. Location:
3300 Dunkirk Lane
4. Guiding:
P-I (Public/Semi-Public/Institutional)
5. Zoning:
P-I (Public/Institutional)
6. School District:
ISD 284 (Wayzata)
7. Review Deadline:
February 5, 2021
8. Brief Description:
CNH Architects, on behalf of the City of Plymouth, is requesting approval of a site plan amendment
to allow a 5,590 square foot building addition and other site improvements to the Plymouth Fire
Station III facility, located at 3300 Dunkirk Lane.
49
9. Attachments:
Report
Aerial Map
Notification Map
Location Map
Narrative
Site Graphics
Resolution
50
Agenda Number
File 202080
CONTEXT:
Surrounding Land Uses
Adjacent Land Use Guiding Zoning
North City of Plymouth (Plymouth Station)C PUD
Northwest Plymouth Station Planned Unit Development C PUD
West Single-family homes (Seven Ponds 6th Subdivision)LA-1 RSF-2
South City of Plymouth (Dunkirk Meadows)
Single-family homes (Spring Arbor)
P-I
LA-1
P-I
RSF-1
East City of Plymouth (Dunkirk Meadows)P-I P-I
Natural Characteristics of Site
The site is located within the Minnehaha Creek Watershed District. A portion of a high quality
wetland is located in the eastern portion of the site. The parcels to the east and north are primarily
high quality wetlands. The project will not impact the wetlands. The site is not subject to the Tree
Preservation Ordinance in the Zoning Ordinance because the project does not involve a new plat.
Previous Actions Affecting Site
In February 1987, the City Council approved the issuance of bonds for the construction of Fire
Station III.
In April 1988, the City Council approved the site plan for Fire Station III.
In 1989, Fire Station III opened.
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 complieswith 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 amendment for
development in the P-I (Public/Semi-Public/Institutional) zoning district. Staff used these
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2020080
Page 2
standards to review the proposal. The specific standards that apply are as indicated on the
following table.
Standards for the P-I District
Specified Proposed Complies?
Building Setbacks:
--Front (along Dunkirk Lane)75 ft. (min.)88.5 ft.Yes
--Side (north side) 75 ft. (min.)100 ft.Yes
--Side (south side) 75 ft. (min.)87.5 ft. Yes
--Rear (east side) 75 ft. (min.)180 ft. Yes
Parking Setbacks:
--From Building:10 ft. (min.)37 ft.Yes
--From Lot Lines: closest parking 20 ft. (min.)20 ft.Yes
Building Height:45 ft. (max.)34.5 ft.Yes
Drive Aisle Setbacks:
--Side 15 ft. (min.)40 ft.Yes
Drive Aisle Width:26 ft.26 ft.Yes
Parking Spaces:30 (min.)52 Yes
--Stall size 18.5’ x 9’(18.5’ x 9’)Yes
Landscaping:15 17 Yes
Lighting: (LZ-2 District)
--Fixture Height 30 ft. (max.)25 ft.Yes
--Lumens/sq. ft. 2.5 (max.)2.32 Yes
--Color-Rendering Index (CRI) 70 (min.)70 Yes
--Correlated Color Temp. (CCT) 4100 (max.)3000 Yes
* - See “Parking” section below
The requested site plan amendment includes a 5,590 square foot addition and interior and exterior
remodeling to Plymouth Fire Station III. The project will provide adequate space for current
functions as well as future growth. It will include offices for the firefighters, meeting spaces, an
indoor fitness area, residential spaces for firefighters, and both interior and exterior training space.
Parking
The total new building area is proposed to be 15,847 square feet. The Fire Station has roughly
4,788 square feet of apparatus bay space, as well as 1,872 square feet of apparatus storage that is
part of the proposed addition. Removing these spaces from the total building area results in a usable
square footage of 9,187. Fire stations are not a named use in the zoning ordinance for the purpose
of determining minimum parking requirements. In calculating the minimum parking required,
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2020080
Page 3
staff used the Community Center use (one space per 300 square feet of floor area). With the
proposed building area, the Community Center use requires 30 spaces.
The existing parking lot would be reconfigured to accommodate the building addition, specifically
on the east side of the existing building, as well as to improve traffic flow. The proposed parking
lot would contain 52 parking stalls. The total number of stalls proposed (52) would meet City
parking requirements for Community Center uses.
Building Materials
The primary building materials for the
addition to Fire Station 3 would include
brick masonry and calcium silicate
masonry unit on CMU. The proposal
would comply with City regulations
relating to building materials and design.
Access
Access to the site would remain the same, with the main drive aisle off 33rd Avenue designated for
all vehicles, and a second drive aisle off Dunkirk Lane designated for emergency vehicles only. A
portion of the existing main parking lot would be reconfigured, specifically by removing existing
parking stalls closest to the building (highlighted in green below). The purpose of this change is to
widen the drive aisle on the east side of the building. All drive aisles meet minimum width
requirements as set forth by the zoning ordinance.
Existing Proposed
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Page 4
Landscaping
Section 21130 of the zoning ordinance states that an expansion to existing non-residential
development requires a minimum of one new overstory tree per 1,000 square feet of expanded
gross floor area. This project would require that five overstory trees or equivalency be planted on
the site. Additionally, the project proposes the removal of ten trees as part of the work. Under the
plan, 17 new overstory trees or equivalents would be provided. The site is not subject to the Tree
Preservation Ordinance in the Zoning Ordinance because the project does not involve a new plat.
The proposal would comply with City regulations relating to landscaping.
Wetland/Buffering
The site includes a portion of a high quality wetland lying on the east side of the site. The zoning
ordinance requires that natural buffer strips be provided adjacent to wetlands in order to protect
them. For high quality wetlands, the ordinance requires a buffer strip averaging 50 feet in width
from the wetland edge in addition to a 15-foot structure setback. A condition has been included in
the attached resolution that requires the plans showing the wetland buffer locations be reviewed
and approved by the Engineering Department prior to obtaining a grading or building permit.
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
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
With the proposed conditions outlined in the attached resolution, the site plan amendment would
comply with all City regulations.
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment for
a building addition and related site improvements for the property located at 3300 Dunkirk Lane,
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.
54
33rdAve
SITE
2020080
Plymouth Fire Station 3 - 3300 Dunkirk Ln.
Request for Site Plan Amendment
K
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Hennepin County Locate & Notify Map
0 200 400100 Feet
Date: 10/19/2020
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
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33 r d A v eSITESITE
2020080
City of Plymouth
3300 Dunkirk Lane (Fire Station #3)
Site Plan Amendment
K
140 0 140 28070
Feet
Legend
C, Comercial
CC, City Center
CO, Commercial Office
IND
w w w
w w w LA-1, Living Area 1
w w w w
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w w w w
LA-2, Living Area 2
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w w w w w w w w
LA-3, Living Area 3
LA-4, Living Area 4
LA-R1
LA-R2
LA-R3
LA-RT
P-I, Public/Semi-Public/Institutional57
P:\PROJECTS\2019\19112\2 - DESIGN\CITY PLANNING REVIEW (SITE, CUP)\PLANNING SUBMITTAL\STATION #3\PROJECT NARRATIVE - STATION #3.DOCX
7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431 - 4433
October 7, 2020
Project Narrative: Plymouth Fire Station #3
The proposed remodel and addition of Plymouth Fire Station #3 for the city of Plymouth will
expand the existing station located at 3300 Dunkirk Lane North that is not currently meeting the
needs of the Plymouth Fire Department. The existing station is undersized, inefficient and is
detrimental to firefighter health. The new station will provide adequate space for current functions
as well as future growth. It will house offices for the firefighters, meeting spaces for department
use, an indoor fitness area to meet firefighter physical fitness needs, quiet and relaxing residential
spaces conducive for firefighters mental health, and interior and exterior training features allowing
firefighters to train for certification while on site.
The site consists of 157,764 square feet (3.62 acres). The existing fire station building will be
remodeled and additions added to the east, north and southwest portions of the existing building.
The building footprint consists of 15,847 square feet making up 10.0% of the site which meets the
50% maximum structural coverage requirement. The total impervious area on the site consists of
56,209 square feet making up 35.6% of the site.
The building consists of three levels including an existing basement level. The basement consists
of the mechanical / electrical room, storage rooms, and firefighter training rooms. The first floor
consists of three pull through apparatus bays, shop, storage rooms, a truck wash/SCBA room,
decontamination restroom / showers, a gear wash room for cleaning equipment, a turnout gear for
storing firefighter gear, a hose / training tower, mechanical and electrical rooms, and the firefighter
living quarters that include individual dorm rooms and restrooms, a laundry room, a kitchen and
dining area, and a dayroom for relaxation. The second floor consists of the main office area, a
conference room, training room, and a fitness room.
The project is currently in the design development phase and will be presented to City Council in
November for design review and approval. Upon that approval the project will wrap up the
construction document phase and will be seeking approval from City Council to go out for bids in
December with a slated construction start of spring 2021.
In conclusion, the proposed new Plymouth Fire Station #3 will meet the current and future needs of the
Plymouth Fire Department by providing a functional and efficient fire station designed to improve
firefighter operations, response time, safety, training and overall firefighter health as well as provide a
welcoming and inviting building for public use. The new fire station will not only benefit the fire
department but will enhance the service the department is able to provide to the surrounding community.
58
P:\PROJECTS\2019\19112\2 - DESIGN\CITY PLANNING REVIEW (SITE, CUP)\PLANNING SUBMITTAL\STATION #3\PROJECT NARRATIVE - STATION #3.DOCX
Respectfully submitted,
Quinn Hutson, AIA, LEED AP
REG: 21234
Principal
CNH Architects, Inc.
qhutson@cnharch.com
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CITY OF PLYMOUTH
RESOLUTION NO.2020-___
RESOLUTION APPROVING SITE PLAN AMENDMENT FOR CNHARCHITECTS FOR PLYMOUTH FIRE
STATION III LOCATED AT 3300DUNKIRK LANE (2020080)
WHEREAS, CNH Architects has requested approval of a site plan amendment for addition to the existing
building and related site improvements at Plymouth Fire Station IIIat 3300 Dunkirk Lane,legally described
as follows:
Lot 1, Block 1, Dunkirk Meadows 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 CNH Architects for a site plan
amendment for a building addition and related site improvements at Plymouth Fire Station III at 3300
Dunkirk Lane, subject to the following conditions:
1. A site plan amendment is approved to allow an approximately 5,590 square foot building addition to
Plymouth Fire Station III and related site improvements, in accordance with the plans received by
the City on October 8, 2020, except as may be amended by this resolution.
2.A separate building permit is required prior to the commencement of the project.
3.Prior to issuance of a building permit,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. Obtain city approval of final construction plans.
b. Obtain Minnehaha Creek watershed district approval.
c. Obtain NPDES permit.
4.Revise the plans to meet building requirements as follows:
a. A Sewer Availability Charge (SAC) Determination letter from the Metropolitan Council is required.
b.Add one additional accessible parking space, for a total of three.
c.Identify the accessible route from the accessible parking spaces to the accessible entry.
5.Revise the plans to meet engineering requirements as follows:
a. Revise plans to include a title sheet.
b.Include city project #2020-080 on all sheets.
c.Add erosion control details to plans.
d. Add SWPPP to the plans.
76
Resolution 2020-
File 2020080
Page 2
6.Revise the plans to meet fire requirements as follows:
e. Identify fire department connection and post indicator valve location.
f. Submit fire flow calculations.
g. Fire lane construction per City Engineering details required.
h. Identify fire lane signs in approved locations.
i. Identify additional or relocated fire hydrants in approved locations.
j. Identify water main location and size.
7. All construction parking shall be located on-site.
8.Standard Conditions:
a. Silt fence shall be installed prior to any construction on the site.
b.All retaining walls over four feet shall require issuance of a building permit and a 42-inch fence
installed on top of the wall.
c. Any signage shall receive separate sign permits and comply with section 21155 of the zoning
ordinance.
d. Any new proposed exterior lighting fixtures shall meet current zoning ordinance standards
pursuant to section 21105.06, including but not limited to lumens per square foot and BUG
rating.
e. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
f. 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 24
th day of November, 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
November 24th, 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
77
Regular
Planning
Commission
November 4, 2020
Agenda
Number:4.4
To:Planning Commission
Prepared by:Kip Berglund, Senior Planner
Reviewed by:Steve Juetten, Community Development Director
File No:2020064
1. Applicant:
Civil Site Group, Inc.
2. Proposal:
Site plan amendment and variance request for parking lot changes and related site improvements
3. Location:
10300 10th Avenue North
4. Guiding:
IND (industrial)
5. Zoning:
I-2 (general industrial)
6. School District:
Hopkins (270)
7. Review Deadline:
January 19, 2021
8. Brief Description:
The applicant is requesting a site plan amendment for parking lot and related changes and a variance
to the side yard setback for parking for 6 feet to the property line where 20 feet is required.
78
9. Attachments:
Planning Commission Report
Variance Standards
Location Map
Aerial
Notification Area Map
Narrative
Plans
Resolution
79
Agenda Number
File 2020064
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO:Plymouth Planning Commission
FROM:Kip Berglund, Sr.Planner(509-5453) through Steve Juetten, Community
Development Director
MEETING DATE:November 4, 2020
APPLICANT:Civil Site Group, Inc.
PROPOSAL:Site plan amendment and variance for parking lot changes and related
site improvements
LOCATION:10300 10th Avenue North
GUIDING:IND (industrial)
ZONING:I-2 (general industrial)
REVIEW DEADLINE:January 19, 2021
DESCRIPTION OF REQUEST:
The applicant is requesting approval of the following to allow parking lot changes:
Site plan amendment to redesign the existing entrance from 10
th Avenue and parking lot in
order to increase the number of on-site parking spaces from 24 to 38 (14 additional spaces);
and
Variance to allow parking spaces to be located where the drive aisle is currently located which
is 6.6 feet from the east property line where 20 feet is required for parking.
Notice of the public meeting was mailed to all property owners within 200 feet of the site.
Development signage is posted on the property. A copy of the notification area map is attached.
80
2020064
Page 2
CONTEXT:
Surrounding Land Uses
Adjacent Land Use Guiding Zoning
North (across wetland
and RR tracks)Single family homes on Medicine Lake LA-1
RSF-1 and
RSF-2
East Industrial buildings IND I-2
South (across 10th
Ave)
The Village at Bassett Creek townhomes
and industrial building
LA-3 &
IND
PUD &
I-2
West (across wetland)Trenton Ponds townhomes LA-3 RMF-2
Natural Characteristics of Site
The site is located in the Bassett Creek drainage district. The site contains land in a floodplain,
shoreland overlay district for Plymouth Creek, and the majority of the property contains a high-
quality wetland. There are mature trees on the site, but the request is not subject to tree
preservation.
Previous Approvals
In 2002, the City Council approved a site plan, conditional use permit for office space in the I-2
zoning district, interim use permit for reduced parking and variances for building setback, drive
aisle setback and fire lane for the construction of a 8,043 square foot office building.
The building was constructed 2003.
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 proposalcomplies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the city must approve the site plan amendment.
The city’s discretion in approving or denying a variance is limited to whether or not the proposal
meets the standards for a variance. The city has a relatively high level of discretion with a variance
because the burden of proof is on the applicant to show that they meet the standards for a variance.
ANALYSIS OF REQUEST:
The applicant is requesting approval of a site plan amendment to redesign the existing entrance
into the property and parking lot layout in order to increase the number of parking spaces by 14.
In addition, the applicant is requesting a variance in order to allow parking spaces to be located
along the existing drive aisle on the east side of the parking lot which is 6.6 feet from the east side
property line where 20 feet is required.
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2020064
Page 3
SITE PLAN AMENDMENT
The zoning ordinance contains specific standards for approval of development in the I-2 zoning
district. Staff used these standards to review the proposal. The specific standards that apply are
as indicated on the following table.
Applicable Standards for Properties in the I-2 District
Specified Proposed Complies?
Parking Setbacks:
--From east property line 20 ft.6.6 ft.No*
On-Site Parking Spaces:29 34 Yes**
Compact Car Spaces Up to 20 percent Over 20 percent No**
Landscaping:
--Required for replacement 4 3 No**
Lighting:Unknown No***
--Height 30 ft. (max.)
Unknown
Unknown
No***
No*** --Color-Rendering Index (CRI)70 (min.)
-- Correlated Color Temp. (CCT) 4,100K (max.)Unknown No***
--Backlight, Uplight, Glare (BUG) B4-U0-G2 (max.)Unknown No***
* Variance requested
**Discussion follows
***Condition included in the attached resolution
Parking
In 2002, an interim use permit (IUP) was approved for reduced on-site parking on the subject
property. The IUP allowed the installation of 24 spaces rather than the required 29 parking spaces.
The zoning ordinance specifies that office buildings require one space for each 250 square feet of
floor area for the first 100,000 square feet. The building contains roughly 8,000 total square feet.
Based on the current uses within the building, the zoning ordinance would require 29 spaces. The
proposed site plan amendment would add 14 spaces for a total of 38 spaces. Consequently, the
proposed number of parking spaces would meet the zoning ordinance requirements for parking.
The applicant is proposing to utilize compact car spaces. Section 21135.07 of the zoning ordinance
specifies that up to 20 percent of the parking spaces in a parking lot may be permanently marked
for compact cars only. A condition in the resolution addresses the 20 percent limit for compact
car spaces.
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2020064
Page 4
View from 10th Avenue looking north
Parking Lot
The proposed changes to the parking lot includes relocating the existing entrance from 10th Avenue
(shown above) roughly 16 feet west. This would allow for additional parking spaces along the
existing drive aisle on the east side of the parking lot. The existing landscape medians would be
removed and replaced in order to allow for additional parking spaces.
Lighting
The proposed plans show the existing light poles to be removed and relocated. Section 21105.06
of the zoning ordinance specifies that all outdoor lighting fixtures shall be installed in conformance
with the provisions of the exterior lighting regulations. A condition in the resolution requires the
applicant to submit specific fixture details in conformance with the current exterior lighting
regulations prior to the issuance of a grading permit.
Stormwater Runoff
The proposed relocated driveway entrance would encroach into an existing stormwater pond that
was constructed as part of the original site plan approvals to address stormwater treatment at the
time. The applicant has submitted an updated stormwater plan that has been reviewed and
approved by water resources staff. The final site and grading plan submitted for watershed
approval and grading plan issuance shall meet all city and watershed stormwater runoff
requirements. Staff included a condition to this effect in the attached resolution.
Landscaping
The proposed site plan shows the removal of four trees that were planted in order to address the
original landscaping requirements. The applicant has submitted a plan showing the replacement
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2020064
Page 5
of three of those trees. A condition is included in the attached resolution that requires the applicant
to submit a revised landscaping plan showing the installation of four trees pursuant to section
21130.03 of the zoning ordinance.
VARIANCE
Aerial photo of subject property Proposed parking lot layout
Parking Setback
Currently, the drive aisle is located 6.6 feet from the east property line where 15 feet is required.
As previously mentioned, variances were approved in 2002 to allow both a building setback and
drive aisle setback to be within 6 feet of the east property line where 15 feet was required for each.
Section 21135.07 of the zoning ordinance requires all parking for industrial uses to be set back 20
feet from side property lines. The applicant is requesting that 14 parking spaces be allowed to be
located along the existing drive aisle.
The applicant has indicated that they need to further expand the number of parking spaces on site
to accommodate the needs of the business. As previously discussed, an interim use permit for
reduced parking was approved in 2002. EMKAT, the current business located on the subject
property, was not the original business that received the reduced parking. They have been in the
building since 2016. The applicant states that the parking needs have changed due to the business
expanding. Staff notes that the ability to expand the parking lot is limited due to the amount of
wetland on the subject property. In addition, on-street parking is prohibited along both sides of
10th Avenue.
Variance Standards
Staff used the attached variance standards to review the request and finds it would meet all of the
applicable standards. Specifically, the requested variance: 1) would be consistent with the
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2020064
Page 6
comprehensive plan; 2) proposed to confront the unique, practical difficulty of the majority of the
property being located on a high-quality wetland; 3) would not be injurious to other land or
improvements in the neighborhood; 4) would not impair an adequate supply of light and air to the
adjacent properties, nor increase traffic congestion, endanger public safety, or impact property
values; and 5) would be the minimum action required to address or alleviate the practical
difficulties.
RECOMMENDATION:
Community Development Department staff recommends approval of the request for a site plan
amendment and variance for Civil Site Group, Inc. for parking lot changes and related site
improvements for property located at 10300 10
th Avenue North, subject to the conditions listed in
the attached resolution.
ATTACHMENTS:
1. Draft Resolution Approving the Site Plan Amendment and Variance
2. Variance Standards
3. Location Map
4.Aerial Photo
5. Notification Area Map
6. Applicant’s Narrative
7. Site Graphics
85
Forms: ZOvariancestds.docx
Community Development Department
3400 Plymouth Boulevard
Plymouth, MN 55447
(763)509-5450
FAX (763) 509-5407
ZONING ORDINANCE
VARIANCE STANDARDS
The City Council or Zoning Administrator may approve a variance application (major or
minor, respectively) only upon finding that all of the following criteria, as applicable,
have been met:
1. The variance, and its resulting construction or project, would be in harmony with the
general purposes and intent of this Chapter, and would be consistent with the
comprehensive plan.
2. The variance applicant has satisfactorily established that there are practical difficulties
in complying with this Chapter. “Practical difficulties” means that:
a. the applicant proposes to use the property in a reasonable manner not permitted by
this Chapter;
b. the plight of the landowner is due to circumstances unique to the property that
were not created by the landowner; and
c. the variance, if granted, would not alter the essential character of the locality.
3. The variance request is not based exclusively upon economic considerations.
4. The variance, and its resulting construction or project, would not be detrimental to the
public welfare, nor would it be injurious to other land or improvements in the
neighborhood.
5. The variance, and its resulting construction or project, would not impair an adequate
supply of light and air to adjacent properties, nor would it substantially increase traffic
congestion in public streets, increase the danger of fire, endanger the public safety, or
substantially diminish property values within the neighborhood.
6. The variance requested is the minimum action required to address or alleviate the
practical difficulties.
Section 21030-Plymouth Zoning Ordinance
86