HomeMy WebLinkAboutCity Council Packet 03-20-2007 SpecialAgenda
City of Plymouth
Special City Council Meeting
Tuesday, March 20, 2007
6:00 p.m.
Council Chambers
1. Call to Order
2. Land Use Plan
3. Adjourn
TO: Laurie Ahrens, City Manager
FROM: Barbara Senness, Planning Manager through Steve Juetten,
Community Development Director
SUBJECT: Comprehensive Plan Update—Land Use in the Existing Urban
Service Area (2005050)
DATE: March 13, 2007 for the Joint Planning Commission/City Council
Meeting of March 20, 2007
1. PROPOSED ACTIONS:
a. Identify which land use guide plan amendments should go forward to a public
meeting process.
b. Direct staff to initiate a public meeting process for the selected amendments.
2. BACKGROUND:
On February 8, 2007, the City Council and Planning Commission held a joint working
session to begin discussion of what areas within the current urban area may warrant a
change in land use guiding in the Comprehensive Plan update.
At that meeting, staff presented 13 areas for discussion. The Council and Commission
asked staff to provide additional information and/or recommendations on 10 of the areas.
The Prudential site, the area at County Roads 101 and 6 and miscellaneous industrial sites
in the Highway 55 corridor were dropped from further consideration.
Staff hashas prepared a set of materials for each area. At a minimum, this includes a map of
the existing guiding, a corresponding aerial, a map with proposed guiding if applicable,
background data on the area (the same as or similar to the data included in the staff report
for the February 8 meeting) and a staff recommendation. In several instances, the
recommendation is for a text change only and not a change to the land use guide plan
map. Staff has also included additional supporting materials for two of the areas—the
industrial area south and east of Medicine Lake and City Center.
4. RECOMMENDATION:
Community Development Department staff recommends that the City Council and
Planning Commission:
a. Identify which land use guide plan amendments should go forward to a public
meeting process.
b. Direct staff to initiate a public meeting process for the selected amendments.
ATTACHMENTS:
1. Supporting materials for each discussion area
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Proposed Land Use Guide Plan Amendment, Area B
Plymouth Comphrehensive Plan Update, March 2007
Land Use Guiding
l Commercial (C)
Living Area 1 (LA 1)
Living Area 2 (LA 2)
Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
Public/Semi-Public/Institutional (P-1)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
WETLANDS
City of
Plymouth, Minnesota
Site Background:
In 2000, the City Council reguided the largest of the three parcels from
Living Area 2 to Living Area 4. The two smaller parcels were not
considered for a change in guiding at that time.
Abutting uses include Len Busch Roses and single family homes on
Urbandale Court. At the present time, the City is not anticipating urban
development of the Len Busch property in the foreseeable future. Uses
across Highway 55 include existing (Peony Promenade) and future
commercial uses (eventual redevelopment of three existing single family
homes).
Development of this area is complicated by wetlands and the requirement
in the City's Transportation Plan for a frontage road connecting the area to
the west to County Road 101. Site access would not be further affected by
the current draft plan for a grade -separated Highway 55.
With its location at a major intersection on Highway 55, this area has
excellent visibility and good access from the planned frontage road.
Park Nicollet owns the largest parcel and is in the early planning stages to
develop a new clinic. Two other development groups are interested in
developing senior housing and affordable family housing, respectively on a
portion of this parcel and potentially, the remaining two parcels. The
owner of the larger parcel to the north of the driving range site may be
willing to work cooperatively with Park Nicollet and a residential developer.
This plan has the potential to qualify as a Mixed Use.
Recommendation: Add the following text to the Land Use Plan.
Development of this area will be complicated by the location of wetlands and the
need for a frontage road connecting the area to the west to County Road 101.
Consequently, optimum development of these three parcels can only occur if the
property owners work together on a single master plan for the site. Given site
visibility and good access from the planned frontage road on County Road 101,
the City could support a Mixed Use (higher density residential and commercial)
classification for these three parcels.
0
500 250 0 500 1,000 1,500
Feet
Proposed Land Use Guide Plan Amendment, Area C
Plymouth Comphrehensive Plan Update, March 2007
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i
Land Use Guiding
Commercial (C)
Living Area 1 (LA 1)
O Living Area 2(LA 2)
0 Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
Public/Semi-Public/Institutional (P-1)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
WETLANDS
Pcityof
Plymouth, Minnesota
Site Background:
Four residential properties west of West Medicine Lake Drive (11414,
11624 and 11710 Highway 55 and 1120 Ives Lane) have direct access to
Highway 55.
The primary function of a principal arterial is to provide mobility;
consequently, there should be no direct land access to a principal arterial.
Both Mn/DOT and the City have an interest in eliminating existing direct
access points to Highway 55 to improve highway safety and function.
Recommendation: Add the following text to the Transportation Plan.
The City supports consolidation or elimination of direct access to Highway 55
in order to improve the safety and function of this principal arterial. The City
will use redevelopment proposals as the avenue to identify and implement
alternate access for any parcel that currently has direct access.
500 250 0 500 1,000 1,500
Feet
Proposed Land Use Guide Plan Amendment, Area D
Plymouth Comphrehensive Plan Update, March 2007
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i
Land Use Guiding
Commercial (C)
Living Area 1 (LA 1)
Living Area 2 (LA 2)
0 Living Area 3 (LA 3)
0 Living Area 4 (LA 4)
Living Area Rural (LAR)
l Public/Semi-Public/Institutional (P-1)
Commercial office (Co)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
WETLANDS
of
Plymouth, Minnesota
Site Background:
The City Council reguided the northeast corner of this area from Industrial
to Commercial Office as part of the last Comprehensive Plan update. This
area was considered a gateway to the City and as such, it should have a
presence more like the West Health campus than the single story
individual and multi -tenant buildings currently in the area.
In 2005, United Properties approached the City about potential
redevelopment of northeast corner. They were proposing an office, hotel
and retail commercial project. They approached land owners in the area,
but did not receive positive response from a large enough number of
landowners to make the project feasible. Since that time, several other
developers have made inquiries. To date, no one has moved forward with
either a sketch or an actual application.
According to Assessing Division records, most of the buildings are of
average construction quality and in fair condition.
The upgrading of the intersection of Fernbrook Lane and Highway 55 may
enhance the desirability of the larger area for redevelopment.
Recommendation: Add the following text to the Land Use Plan.
The upgrading of Fernbrook Lane may spur redevelopment in the southwest
quadrant of 1-494 and Highway 55. If redevelopment does take place, since this
area is a gateway to Plymouth, the City will encourage high profile, multi -story
buildings with high quality finishes.
500 250 0 500 1,000 1,500
Q Feet
LA -1
LAKE
Proposed Land Use Guide Plan Amendment, Area E
Plymouth Comphrehensive Plan Update, March 2007
Little Penninsula Proposed Land Use Guide Plan
MEDICINE LAKE
BUILDABLE AREA
Land Use Guiding
Commercial (C)
Living Area 7 (LA 1)
0 Living Area 2 (LA 2)
Living Area 3 (LA 3)
0 Living Area 4 (LA 4)
Living Area Rural (LAR)
Public/Semi-Public/Institutional (P -I)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
Wetlands
city of
Plymouth, Minnesota
LA -1
400 200 0 400 800 1,200
Feet
MEDICINE LAKE
BUILDABLE AREA
LA -3
LAKE
Site Background:
This property is currently guided Living Area 2.
Homestead Village, the developer of an extended stay hotel on Highways
55 and 169 (the hotel was never built), acquired the property in 1998 for
use as off-site wetland mitigation for their project.
The peninsula is roughly 11.6 acres in size, of which 8.2 acres are existing
wetlands.
The Department of Natural Resources has indicated that it will not grant
access to the site unless there is public street access. While the site has
access, it is not public access. Access is through the adjoining townhome
development.
Any utility service would need to be extended from the adjoining
condominium development.
The environmental constraints, the limited potential to extend utilities to
the site and the lack of public access all indicate that there is very limited
development potential on the peninsula. The guiding should reflect the
low development potential.
Recommendations:
Change the guiding of the Little Peninsula from LA -2 to LA -1.
Carry over the policy from the existing Comprehensive Plan that states:
Consider acquiring areas of unique, high-quality open space or natural
resources that are not adequately protected by regulations."
Proposed Land Use Guide Plan Amendment, Area F
Plymouth Comphrehensive Plan Update, March 2007
Southwest corner of Rockford Road and Highway 169 Proposed Land Use Guide Plan
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Land Use Guiding
Commercial (C)
Living Area 1 (LA 1)
Living Area 2 (LA 2)
Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
Public/Semi-Public/Institutional (P-1)
0 Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
Wetlands
City of
Plymouth, Minnesota
500 250 0 500 1,000 1,500
Feet
LA -4
LA -4
LA -4
V
Li
CITY OF
NEW
HOPE
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Site Background:
This site is guided Commercial.
The Planning Commission and City Council looked at this site during the last Comprehensive
Plan update. They decided that while the existing center was not thriving, the guiding for the site
was appropriate.
The shopping center currently has several vacancies, accounting for roughly 21 percent of the
leasible area. However, the owner has secured tenants for the large space vacated by Erickson's
SuperValu. These tenants have long term (10 -year) leases.
The City operates a park and ride lot on the south end of this property. In 2003, the City explored
the idea of relocating and expanding the park and ride facility on the narrow portion of the site that
extends west to the Nathan Lane/County Road 9 intersection. The City abandoned this idea
when it became apparent that the parking area could not be adequately screened from the
residential neighborhood to the south. Given the City's transit service area and route structure,
this area remains a good location for an expanded park and ride facility.
Since 2000, the property owner had some redevelopment discussions with a big box user.
Nothing came of these discussions. City staff has also had several conversations with the
property owner about potential redevelopment in conjunction with upgrading the park and ride
facility. Without substantial financial participation from others, the property owner is not motivated
to move ahead with redevelopment.
This site has good visibility from Highway 169, but the access is circuitous.
Any potential redevelopment may be complicated by the fact that part of the site was wetland
before the building was constructed.
Recommendations:
Change the guiding of the Four Seasons Shopping Center from Commercial to Commercial
Office.
Add the following text to the Transportation Plan: The City supports maintenance and potentially
expansion of a park and ride facility on the site of the current Four Seasons Shopping Center.
Proposed Land Use Guide Plan Amendment, Area G
Northwest quadrant of H
Plymouth Comphrehensive Plan Update, March 2007
55 and Countv Road 9 Proposed Land Use Guide Plan
LA -2
11
Land Use Guiding
j- Commercial (C)
O Living Area 1 (LA 1)
O Living Area 2 (LA 2)
Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
PubliGISemi-Public/institulional (P-1)
O Commercial Office (Co)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
Wetlands
Site Background:
CO
The two parcels on the west side of Rockford Road are guided
Commercial. They abut a townhome development to the north. All other
adjacent uses are non-residential. The three parcels on the east side of
Rockford Road are guided Commercial Office. Two are owned by the City
of Plymouth and the third is owned by the Sugar Hills Townhomes HOA.
All three are largely wetland.
The City considered the two commercial parcels for a change in use in
1999. Both the Planning Commission and City Council ultimately
determined not to make any change to this area. At the time, the owner of
Tri-State Drilling indicated that they planned to remain at their site
indefinitely. Both the Tri-State owner and the owner of Dundee Nursery
indicated that changing the guiding would present a hardship if anything
happened to their buildings or if they tried to sell.
City of § Redevelopment of the commercial parcels would result in the elimination
Plymouth, Minnesota of direct access to Highway 55. The existing street network could not
aoo zoo o aoo soo 1,200
support more intense commercial use on these parcels.
Feet Recommendations:
Change the guiding on the eastern parcels from Commercial Office to
PublialInsututional to better reflect their status as pnmanly wetland.
Change the guiding on the western parcels from Commercial to
Commercial Office to better reflect the long-term potential for these
parcels.
Proposed Land Use Guide Plan Amendment, Area H
Plymouth Comphrehensive Plan Update, March 2007
North of Highway 55, west of Highway 169 Proposed Land Use Guide Plan
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MEDICINE LAKEr—r — on
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Land Use Guiding
Commercial (C)
Living Areal (LA 1)
Living Area 2 (LA 2)
Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
Public(Semi-Public/Institulional (P-1)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
1-1 Wetlands
Pcityof
Plymouth, Minnesota
500 250 0 500 1,000 1,500
Feet
MEDICINE LAKE
LA -3
CO
CITY OF
Site Background:
Except for the undeveloped Waterford site that is guided Commercial Office, all of the properties in this area are guided
Industrial.
The City considered the part of this area north of W Avenue for a change in use in 1999. Area property owners documented
substantial investments in their properties, convincing the Commission and Council that the area should remain in industrial use.
However, consideration was given to studying land use in this area in the future.
The average date of construction for buildings in this area is 1972. According to Assessing Division records, most of the
properties are of average to fair quality of construction and they have been maintained in average condition (see table below).
The four homes remaining in this area were built between 1949 and 1952. According to Assessing Division records, they are of
substandard construction quality and in poor to average condition (see table below).
Many of the buildings in this area are single tenant. The Minnesota Leasing Guide showed that in the fourth quarter of 2006, the
multi -tenant buildings in the area had the following vacancies: A 154,000 square foot building had 21, 069 square feet vacant
and a 46, 939 square foot building had 13,700 square feet vacant.
Several changes have occurred in this area since the 2000 plan.
o The City extended Revere Lane to 10'° Avenue, providing more direct access from this area to Highway 55.
o Owners of the former Minter Weisman property on Nathan Lane indicated a desire to develop the southwestern comer of
the site for residential use. For the time being, they have dropped the idea.
o There have been numerous proposals for high density development on the vacant parcel north of the Waterford
development. This site lacks good highway visibility and has poor soils, which has reduced its desirability as a
commercial site. On the other hand, the low density industrial uses to the north and east of the site would become non-
conforming if the site developed with residential use.
o Staff recently met with a developer interested in constructing a 230,000 to 245,000 square foot office,
office/showroom/wamhouse development in four buildings on the Waterford site. This proposal could be consistent with
the current CO guiding of this site.
Many older industrial buildings cannot satisfy the demands of the existing industrial market. During the span of the 2030
Comprehensive Plan, some of the industrial buildings in this area and other parts of the City will become less competitive in the
market.
This area is located adjacent to one of the City's greatest natural assets, Medicine Lake, as well as an extensive park and trail
system. In addition, the area has good highway access, but many of the properties are located such that they are not negatively
impacted by highway noise.
Recommendations:
Change the guiding of the area south of 10' Avenue from Planned Industrial to Commercial Office.
Change the guiding of the four parcels north of the railroad and west of Highway 169 from Planned Industrial to Commercial
Office.
Change the guiding on the three parcels closest to Medicine Lake from Planned Industrial to Living Area 4.
Parcel Information, Area H
Plymouth Comphrehensive Plan Update, March 2007
Land Use Guiding
Commercial (C)
Living Area 1 (LA 1)
Living Area 2 (LA 2)
Living Area 3(LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
Public/Semi-Public/Institutional (P-1)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
Wetlands
r2
City of
Plymouth, Minnesota
500 250 0 500 1,000 1,500
Feet
Parcels Table:
Lot Year Built Quality of Construction Building Condition Property Improvements'
A 1964 Remodeled/Average Good 102,900
B 1965 Low Average 136,400
C 1967 Average Average 247,500
D 1968 Remodeled/Low Average 406,000
E 1968 Remodeled/Fair Fair 39,300
F NA" NA NA NA
G 1973 Above Average Average 241,000
H 1968 Fair Average 1,628,800
1 1950" Remodeled/BelowAverage Average NA
J 2003 Good Good 769,000
K 1973 Remodeled/Average Average 223,500
L 1975 Remodeled/Average Average 95,700
M 1975 Remodeled/Average Average 27,000
N 1973 Remodeled/Good Good 3,891,500
O NA"'
P 1951 Substandard Average NA
Q 1951 Substandard Poor NA
R 1949 Substandard Average 16,000
S 1952 Substandard Poor 600
T 1973 Low Average 82,800
U 1959 Remodeled/Average Average NA
V 1977 Above Average Average 669,400
W 1957 Low Quality Average NA
X 1975 Above Average Average 9,000
Y 1978 Above Average Average 279,500
Z 1977 Fair Average 3,000
Al 1981 Above Average Average 61,800
A2 1977 Above Average Average 92,300
A3 1977 Above Average Average 56,400
A4 1976 Remodeled/Average Average 21,000
Total over last 10 years; numbers are rounded
Utility property
Consolidated with Parcel N
Proposed Land Use Guide Plan Amendment, Area I
Plymouth Comphrehensive Plan Update, March 2007
Southwest quadrant of Highway 55 and Vicksburg Lane Proposed Land Use Guide Plan
0
H
No 55
QJ
Land Use Guiding Hw N 55
Commercial (C)
Living Area I (LA 1)
Living Area 2 (LA 2)
Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR) _
tM Public/Semi-Public/Institutional (P -I)
0 Commercial Office (CO)
City Center (CC)'
K
Planned Industrial (IP)
City of Medicine Lake
Wetlands
rloobw
City of
Plymouth, Minnesota
400 200 0 400 900 1,200
Feet
Site Background:
This area is guided Industrial.
The Council analyzed this area assuming future commercial land use as part
of the traffic study for the CSM project directly opposite on the west side of
Vicksburg Lane. The traffic study found that with the installation of the traffic
signal at 32nd Avenue and the addition of left and right turn lanes, the
intersection of 32nd and Vicksburg would operate at an acceptable level of
service.
Three of the quadrants of the intersection of Highway 55 and Vicksburg Lane
are commercial; this quadrant is industrial.
Staff has had inquiries about the possible redevelopment of these lots.
The age, condition and improvement history of each of the three lots are
illustrated in the table below.
Lot Year Quality of Building I Maintenance Tenant
Built I Construction Condition 11 Im rovements* 11 Improvements*
A 1958 Remodeled/Fair Average NA 402,600
B 1991 Good Good 3,300 18,000
C 1974 Average Average 134,000 NA
Total over last 10 years; numbers are rounded
Recommendation: Change the guiding from Industrial to Commercial.
Proposed Land Use Guide Plan Amendment, Area J
Plymouth Comphrehensive Plan Update, March 2007
Land Use Guiding
Commercial (C)
0 Living Area i (LA 1)
0 Living Area 2 (LA 2)
0 Living Area 3 (LA 3)
Living Area 4 (LA 4)
Living Area Rural (LAR)
PubliGSemi-Public/Institutional (P-1)
Commercial Office (CO)
City Center (CC)
Planned Industrial (IP)
City of Medicine Lake
Wetlands
Plymouth, Minnesota
Site Background:
The City Center plan is 11 years old. The plan's vision was to establish an
identity in the City Center that would symbolize the area as the heart of the
community. The plan called for a mix of uses and for building design that
helped reinforce a pedestrian environment and a sense of permanence.
The plan also recognized the significant natural features in the area and
the importance of connecting those features to natural features in the rest
of the City.
There are only a handful of lots remaining to be developed. However,
several lots are being redeveloped or have the potential for
redevelopment. These include the library site, which will be undergoing
redevelopment by 2008, the State Farm site, the cable site at the corner of
Rockford Road and Vicksburg Lane and the northern portion of the funeral
home site.
Creating a unique, identifiable image is one of the keystones of the City
Center Plan. Over the past several years, the City has added a number of
public features to help identify City Center. These include the ornamental
street lighting, landscaping of two of the medians on Plymouth Boulevard
and the City Center sign at Highway 55 and Vicksburg Lane. These
features have been implemented in phases and none are complete at this
time.
City Hall, LifeTime Fitness, the Ice Center and Hilde Center are all
destinations within City Center. Do these fulfill the need for destination
locations within the area? Should the City encourage or develop any
further destination location in City Center?
Has the current plan achieved what the City was looking for in the City
Center? Should the City consider changes to the plan goals or changes in
how the City hopes to achieve the plan goals?
900 400 0 900 1,600 2,400
Feet
City Center Materials:
Section on City Center from 2000 Comprehensive Plan
Section on City Center Streetscape Plan from 2000 Plan Appendix
Illustrative Site Plan of City Center: comparison to actual development
City Center background
List of City Center uses and year built
Map of City Center uses
List of City Center public improvements
Map of City Center public improvements
Recent informal development/redevelopment discussions
City Center questions
March 9, 2007 Star Tribune article on City Center
4.4.2 CITY CENTER
For many years, Plymouth identified an area of about 75 acres near the center of the community
as its "downtown." For most of that time nothing happened that would provide any sense of it
being a downtown. Recognizing this, the City Undertook a process that culminated in the
adoption of City Center Concept Plan and Design Guidelines in January 1996. Three years later
in June 1999, the City Council adopted a Streetscape Element to complement the 1996 plan.
This section incorporates the vision, guiding principles and concepts from the 1996 plan. The
detailed plan strategies as well as the public space design guidelines and supporting graphics
from the Streetscape Element are included in Appendix 4-13.
4.4.2.1 Site Context
Plymouth's City Center is located about one mile west of I-494 on Trunk Highway 55. The
district is bounded on the south by Highway 55, on the west by Vicksburg Lane, on the north by
CSAR 9 (Rockford Road) and the east by Plymouth Boulevard. Wooded areas and wetlands
occur to the west, east and within the site, creating a cormnercial center surrounded by natural
environment.
Land ownership is
divided among many
individuals, with no
single owner
controlling a majority
of the City Center area.
Land adjacent to City
Center is fully
developed with the
exception of one
vacant parcel on the
west side of Vicksburg
north of Trunk
Highway 55. Adjacent
uses include single
family homes,
townhomes,
apartments and light
industrial uses across
Highway 55.
Plymouth Land Use Plan — August 8, 2000 4 - 1
4.4.2.2 City Center Vision and Guiding Principles/Concepts
City Center will be a blend of cultural, recreational, civic and entertainment uses that encourage
interaction of the entire community, especially families. It will be built around an infrastructure
that provides goods and services for residents and that allows for casual meetings and organized
community -wide events. In all facets, the City Center will orient to people.
Plymouth's City Center will not be a "downtown" in the traditional sense, but it will not be
merely a "shopping center" either.
Identity Related to Place. An identity will be established that is meaningful to the community,
symbolizing the area as the heart of the community and reflecting the spirit of the people and the
place. This identity must be recognizable from the edges of City Center and from within.
Elements used to tie the center together need to reflect both the urban and natural qualities of the
community.
The best opportunities for creating a distinct City Center will be in its public components (which
are controlled by the City). Buildings like City Hall and the Plymouth Creels Center are strong
civic elements. However, streetscape elements, such as lighting, landscaping, signage and street
furniture will play a greater role in 1) unifying the City Center area through consistent design,
2) creating a unique and identifiable image for City Center and 3) emphasizing pedestrian -
friendly streets that encourage walking through the center.
Recognition of Natural Resources. Forests, wetlands, topography and other features of the
natural environment will be recognized as elements that lend identity to City Center, as a means
to connect City Center to areas at its edges and as a force that shapes patterns of development.
Significant patterns of the natural landscape need to be integrated into new development, so that
they become amenities for new development rather than the space left over. Emphasis will be
placed on creating a seamless landscape, without break across the lines that might otherwise
divide the private from the public area of the center.
A Mix of Uses. City Center will contain a blend of activities, including commercial, office and
public uses, with no single use dominating. The public elements will include public facilities,
such as City Hall, the amphitheater, the ice arena and the Hennepin County Library, but also
includes parks, plazas and community -oriented open space. Mixing may occur vertically within
a building, with offices over commercial uses. Mixing will occur horizontally, so that a range of
uses occurs along the length of a street. However, mixing needs to respect the specific character
of the land and resources and to consider the character of the City Center's neighbors.
Retail entertainment and retail uses will be focused in the areas north of Highway
55. Convenience retail will occur at the southeast corner of Vicksburg Lane and CSAH 9
Rockford Road).
Office and office -technical uses will occur in the central portion of City Center. Traditional
office uses are encouraged, but office -technical uses would also be appropriate. This type of use
is in higher demand in the region and would be entirely compatible with other uses of City
Plymouth Land Use Plan —August 8. 2000 4-20
Center. Office -technical uses resemble traditional offices, have similar service/loading and
parking requirements, can have the same level of aesthetic enhancement, but provide space for
research and testing in addition to office functions. They do not contain warehouse spaces, but
might have showroom function as a minor part of the development.
Higher density residential uses could occur on several sites within City Center.
Streets as Spaces. Streets are the public spaces and the common ground of City Center. To be
active as public spaces, they cannot be used for cars alone; pedestrians must be an integral part of
the street environment. Development along streets will not be so much a part of the private
realm, but instead will feel like an extension of the public space of the street. Community and
civic uses will front on major streets and buildings will address streets instead of parking lots.
Circulation patterns throughout City Center will be planned to allow for people to move about
without their cars, to allow people to park once and shop twice and to coordinate with future
changes -to larger transportation systems. Streets will be planned to create comfort and interest
for pedestrians, with cars moving at speeds that allow for recognition of more than the generic
symbols of the retail environment.
The existing pattern of streets in the center serves as a good foundation for the structure of City
Center. Vicksburg Lane and Plymouth Boulevard define the west and east boundaries, while
cross streets break the center into discrete blocks.
Parking for People. The land in City Center is too valuable to cover with asphalt and cars. In
order to provide focus on the architecture and activities of the center, parking will be moved out
of the "front yard" and shared among a variety of uses. To enliven the street, on -street parking
will be encouraged on Plymouth Boulevard north of 35th Avenue and on the cross streets (35th,
36th and 37th Avenues). All parking will be developed to relate to people as well as to cars.
Design of Buildings. Development of City Center needs to generate intensity and permanence
and set a hierarchy of building types, including the establishment of landmarks. Consistently
high standards will be set for building materials and construction to achieve an architecture that
is meant to last. City Center will be developed in ways that use the land to its highest potential,
not in ways that simply await the next development opportunity.
Buildings will unify City Center in the ways they address the street, responding to the pedestrian
environment and reinforcing adjacent structures. Buildings will be set close to the street,
resulting in the buildings becoming the focus rather than parking lots. Buildings close to the
streets will also shield neighboring residential areas from parking areas and lights and create a
sense of density for City Center. Commercial buildings will provide for walk-in trade from
nearby residential areas and adjacent civic facilities, as well as for customers who chive.
Connection to, frons and within City Center. Strong connections are needed between City Center
and the neighborhoods that surround it, and extending into more distant neighborhoods by
continuous and convenient trails. In addition, City Center must be walkable—no more than a
ten-minute walk between major features. To facilitate pedestrian movement through the center,
developers need to establish north -south mid -block connections through the center. Transit is
Plymouth Land Use Plan — Auvust 8, 2000 4 -21
also a method of connection; transit needs will be considered as development proposals are
reviewed.
Orientation to Families. Plymouth's center will have an orientation to families, with activities
and events that build a sense of community across generations. Activities will be encouraged
that make City Center active in the evenings as well as during the day, and for civic and
entertainment reasons as well as for shopping or work.
Plymouth Land Use Plan — August 8. 2000 4-22
PUBLIC SPACE DESIGN GUIDELINES
Develop a streetscape hierarchy
Plymouth -Boulevard should be a parkway
Vicksburg should be Plymouth's "Main Street
Use 36th Street as link from Vicksburg to Park
Create lively streets
Allow parking on the streets
Avoid blank building facades
Screen parking and service areas
Reinforce pedestrian aspect of streets with street. trees,
pedestrian lights and other pedestrian scaled amenities
Pedestrian environment should be.icomfortable,• safe, convenient
and accessible
Implement traffic calming measures
Require sidewalks from. all buildings out to public sidewalk
Create pedestrian walkways through parking lots.
Develop a strong streetscape
Tie streetscape into the wooded areas on the east -and west side
of the City Center
Utilize. the same plant materials of the streetscape in private
development plantings
Plant shade trees in parking lots
Create usable open spaces within the City Center to encourage
gathering and interaction
Develop transit stops
Create plazas at front of large private buildings
Illustrative Site Plan
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The Concept Plan for Plymouth's City Center shows patterns of development that support the principles and vision
defined through meetings with the community. while the exact configuration of development should be expected to
change, it will be within the context of a set of design guidelines created to further define plan components.
City Center Design Guidelines
City of Plymouth. Minnesota A Plan for a City Center. Page 10
City Center Background
Most buildings were constructed in the last 10 to 12 years. Exceptions include
US Bank, the liquor store building, Cub Foods, the Automall, the Comcast utility
building and the BP station.
With the Streetscape Plan, the City adopted an ambitious plan for public
improvements to mitigate for the multi -owner reality of City Center. In short, the
public realm is the primary tool the City has to create a sense of unity and place in
City Center. Major elements envisioned in the plan that are still lacking include
signage (thinking beyond just the entry monuments) and street furniture (the
twinkle lights in the boulevard trees are an example of the effectiveness of
seemingly small improvements).
The redevelopment of the library represents an opportunity to expand and
reinforce pedestrian movement north/south and also east/wegt, tying to the
residential areas to the east and west and the public areas to the east.
Staff has seen some activity in development/redevelopment in City Center, but
not all of the proposals may fit the City's vision for the area (for example: a bank
at the corner of Vicksburg Lane and 37`h Avenue).
City Center has a strong office component, particularly along the west side of
Plymouth Boulevard.
There is very little consumer goods retail in City Center and limited options to
introduce this type of retail, which thrives on visibility, access and proximity to
other similar types of retail.
City Center Uses
1983/Cable facility
1997/Daycare
1991/Gas/convenience store
1996/Funeral home
2002/Multi-tenant medical office building
1995/Insurance service center (for sale)
Vacant parcel
Vacant parcel
2003/2 multi -tenant office buildings
2002/Multi-tenant office building, including medical/dental uses
2000Bank with drive through
1995/Library
1991/Grocery store
2004/Office condominiums, including some quasi -retail uses
1997/2 multi -tenant retail buildings, including
Two sit-down restaurants
Coffee shop
Sandwich shop
Spa
Service businesses
2000/2 Restaurants
2000Bank
2000/Restaurant
1997/Theater
1985/Multi-tenant retail building with liquor store
1999/Vacant restaurant
1999/Retail building with Karate center and second hand clothing
1994/Automall
2001/Multi-tenant medical office building
2001/Multi-tenant office building, including bank with drive through
Vacant parcel (approved for realty office)
1997/Bank with drive through
1998/2 multi -tenant retail buildings
1981/Bank with drive through
1995/Ice center
1995/Fitness center
1978/1992/1995/2006/City Hall
1980/Post Office
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Public Improvements in City Center
Primary Gateway Monuments
The Streetscape Plan shows four signs: Highway 55/Plymouth Boulevard,
Highway 55/ Vicksburg Lane east, Highway 55/Vicksburg Lane west, Plymouth
Boulevard/County Road 9.
In 2006, the City constructed one sign at Highway 55/Vicksburg Lane west at
a cost of roughly $111,000.
Landscape Medians
The Streetscape Plan designated Plymouth Boulevard as a parkway. To help
reinforce the parkway designation, the City contracted with a consultant to
prepare landscape plans for eight of the nine medians on Plymouth Boulevard
between Highway 55 and County Road 9. The City determined not to add
landscaping on the median closest to Highway 55.
In 2002, the City redesigned the two medians north of 35th Avenue at a cost
of roughly $240,000.
In 2006, the City added blue and white decorative lighting to the trees on
these two medians.
Due to the high cost of redesigning the medians, staff is proposing to alter the
plan for the remaining medians to 1) maintain the existing trees, 2) add stamped
concrete at the ends of the medians as done on the two redesigned medians and 3)
plant annuals at either end of the medians, consistent with the plantings on the
two redesigned medians.
When there is sufficient funding to extend power to other medians, the decorative
lighting will be extended to other medians. This may occur during the 2007
construction season.
Street Lighting
The Streetscape Plan called for street lights throughout City Center.
In 2000, the City installed decorative street lights along Plymouth Boulevard
from Highway 55 to County Road 9 and on 341h Avenue from Plymouth
Boulevard to Plymouth Creek Center. In 2006, the City expanded the area
with street lighting to include 36`h Avenue from Plymouth Boulevard to
Vicksburg Lane and Vicksburg Lane from Highway 55 to 36th Avenue.
Street lights are assessed against abutting properties.
Street Light Banners
The Streetscape Plan called for the inclusion of banners on the street lights in City
Center.
The Plymouth Arts Council issued has issued an RFP soliciting artists to
design and paint original banners for City Center. Winners will be
announced at Primavera in April 2007. Initially, there will be roughly 15
banners. This program will continue over several years until there are
banners to cover all the light poles in City Center. In addition, over the next
two years, the City may allocate CIP funds to purchase a set of winter
banners and a set of Music in Plymouth banners. The three sets of banners
will rotate seasonally each year.
Parking Bays
The Streetscape Plan called for narrowing the right of way on Plymouth
Boulevard from 34'h Avenue to County Road 9 to help transform it into a
parkway.
This proved to be an expensive proposition, so the City altered the concept to
create bump outs between 35`h and 37`h Avenues. The bump outs were
constructed in 2001.
Sidewalks/Pedestrian Spine
Sidewalks are required on both sides of all streets within City Center. However,
the sidewalk on Vicksburg Lane adjacent to the funeral home was inadvertently
constructed 10 feet wide instead of the standard 5 feet wide. There is no sidewalk
on the northern half of the funeral home property and on the Comcast property at
the corner of County Road 9 and Vicksburg Lane.
In addition to sidewalks, the City Center Plan called for a pedestrian spine
running mid -block from County Road 9 to the theater area.
Sidewalks have been installed with each new development in City Center.
The only portion of the pedestrian spine that has been constructed is in the
form of a trail between the library and the Citizen's Bank.
The City could consider working with the funeral home and Comcast to construct
5 -foot wide sidewalks along their street frontages.
Staff is working with Hennepin County to expand the spine in the area adjacent to
the library and has also contacted the property area to the north about extending
the spine through that area as well.
Street Furniture
The Streetscape Plan calls for a variety of street furniture including benches, trash
receptacles and planters.
The Parks Department has selected a bench that can be used throughout City
Center when required in conjunction with the construction of private plazas.
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Informal Development/Redevelopment Discussions
State Farm site: A developer is preparing plans to 1) redesign the existing building
for multi -tenant use, 2) construct three 2 -story office buildings
along Plymouth Boulevard and 3) construct a plaza along
Plymouth Boulevard to provide views to the State Farm building.
John Day site: The Day's are seeking to divide a one -acre lot from the four -acre
site at the southeast corner of 37`h Avenue and Vicksburg Lane.
They are working with a bank that wants to construct a bank
building with drive through on the one -acre lot. From preliminary
site plans, variances would be required for allowing a building
without an entrance on a street and for allowing fewer than the
required number of stacking spaces for the drive through. Staff has
required that the Day's provide a master plan showing that it
would be feasible to develop the remaining three acres of the site,
assuming a bank at the corner. Staff has also discussed extension
of a pedestrian corridor on the eastern portion of this site. The
Day's have indicated their willingness to support this concept.
Library: Hennepin County is working with an architect on design
development for a new library that would replace and double the
size of the existing facility. The architect is incorporating City
Center design guidelines into the new building. In addition, staff is
working with the County on enhancing the pedestrian corridor
through the library site.
Cub site: Staff has had several informal meetings about potential additional
uses on the site. Cub has indicated that they would like to add gas
pumps on the north side of the building adjacent to 36`h Avenue.
This is an allowed conditional use in the City Center -Retail zoning
district. Cub has also indicated they would like to add a retail
building along Vicksburg Lane. Depending on the amount of
additional square footage, there would be sufficient parking for an
additional building.
City Center Questions
What do like about City Center?
o Sidewalk system
o Ease of access
o Office development on Plymouth Blvd.
o Public uses—City Hall, Hilde Center, library, post office
o Casual restaurants, coffee house
o Movie theater
o Services—spa, cleaners, minute clinic
o Overall mix of uses
o Decorative lighting
o Landscaped islands
o Twinkle lighting in trees
What do dislike about City Center?
o Sidewalk system
o Auto access
o Office development on Plymouth Blvd.
o Public uses—City Hall, Hilde Center, library, post office
o Casual restaurants, coffee house
o Movie theater
o Services—spa, cleaners, minute clinic
o Overall mix of uses
o Lack of businesses selling consumer goods
o Decorative lighting
o Landscaped islands
o Twinkle lighting in trees
Based on the 1996 City Center plan, what should City Center look like today—
types of land uses, ease of pedestrian and/or vehicular access, public amenities?
o Does what has occurred meet the goals stated in the 2000 Comp Plan?
o The 2000 Comp Plan includes a goal to "Establish a strong community-
wide focal point in City Center with a mix of civic, recreation,
entertainment and commercial activities." Do you agree with this goal? If
not, what would you change?
o What does this goal mean to you?
Is the City's goal for City Center to bring more businesses and people to a central
place or is it to create a place where people want to come (this could be
accomplished with many different uses)?
Considering what is located in City Center already, the amount and location of
land available for additional development and current market considerations, what
additional uses should we try to attract to City Center? What uses can be attracted
to City Center, based on these same considerations?
With the sizable office population, there is a lot of weekday daytime activity in
City Center. Is the activity in the evening and on weekends at the level desired?
If not, what uses would help attract more users on evenings and weekends? Can
the City develop these uses or would it require private developers?
Should the boundaries of City Center be expanded? A recent Star Tribune article
included Plymouth Marketplace and the Shops at Plymouth Creek in City Center.
Do you view them as part of City Center?
o If City Center is formally expanded, what if anything is needed to make
the entire area look and function as a cohesive development?
How high a priority is pedestrian movement throughout City Center? Seniors at
Towne Square have repeatedly raised safety issues about crossing Plymouth Blvd.
Would you be willing to alter the street design at 36`h or 37'h Avenue to create a
safe zone for pedestrians to cross?
Do all street crossings need to be pedestrian friendly? What pedestrian
connections are the most achievable/realistic:
o east/west at 35`h and Vicksburg,
o cast/west at 36`h and Vicksburg,
o east/west at 36`h and Plymouth Blvd
o north/south at Highway 55?
To support development and/or redevelopment in City Center that meets the goals
of the City, should the City be prepared to invest additional public money? Are
the desires strong enough to support the use of public money to entice specific
uses, if market conditions have not attracted thein to date?
If public money is used to continue to enhance City Center, should this money be
used for:
o public projects such as signage, street furniture, sidewalks/trails, road
improvements, etc.,
o private development/redevelopment (TIF assistance to get what we want)
or
o both public and private projects?
2
Assuming there is a role for public investment in development/redevelopment, is
City Center the area where the City would get the most return on investment or
are there other areas that should receive higher priority (e.g. areas where the
buildings are older and in need of redevelopment)?
o Would you have chosen to use public financial assistance to improve City
Center before choosing to put public money in the redevelopment of
Plymouth Shopping Center as Plymouth Crossroads Station?
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StarTribune.com MINNEAPOLIS -ST. PAUL, MINNESOTA
Last update: March 09, 2007 — 6:06 PM
Plymouth is building its own downtown area
Yelena Kibasova
Kim and Karen Bonander moved to Plymouth from Sioux Falls, S.D., last
November largely because the northwest suburb is only 15 to 20 minutes from
theirjobs in downtown Minneapolis.
But they don't have to stray even that far from home for shopping and dining.
Since the late'90s, Plymouth has been chiseling out a downtown at Hwy. 55
and Vicksburg Lane, where there now is a Lunds grocery store and a few chain
restaurants and salons in addition to the longstanding Mann Plymouth 12 movie
theater and Cub Foods.
Plymouth also has amenities such as a community center, ice skating complex
and library, which Mayor Kelli Slavik said will undergo a two-year expansion
project starting next year.
On the retail front, the newest development along the south side of Hwy. 55
includes a Lowe's home -improvement store, Michaels arts and crafts store and
various chain restaurants.
The Bonanders said they do most of their shopping at the nearby Ridgedale
Center in Minnetonka and Arbor Lakes in Maple Grove.
A quick drive east of Lowe's on Hwy. 55 reveals a freshly leveled site near the
WestHealth Building that will be developed into a small retail strip mall.
In terms of residential development, Coldwell Banker Burnet agent Mark Geier
said many "pocket developments," with clusters of eight to 12 houses, are being
built in older neighborhoods developed in the 1960s and 1970s.
In 2006, the average sale price of residences in Plymouth was $324,175,
according to the Minneapolis Area Association of Realtors, a slight increase
over the previous year.
The rural northwest corner of the city will also be developed. The city is putting
together a comprehensive plan to deliver sewer and water to the area to
accommodate more housing.
Slavik said the city also has plans for a greenway in the area to help preserve
natural space.
That area of Plymouth has a lot of hills and wetlands," she said. "There's a lot
of opportunities to do land preservation there."
For Geier, a Plymouth resident, the city's parks and lakes provided plenty of
opportunities for outings with his children.
http://www.startribune.com/417/v-print/story/I044026.htm1 3/12/2007
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We used to go out to Baker Park, which is five minutes from my home, and
we'd camp overnight in a tent," he said. "If the weather got bad or the ghost
stories were too scary, we'd come home."
Nearby parks include French Regional Park, Medicine Lake and Parkers Lake.
The Bonanders' two-story home sits directly across from a small neighborhood
park, where 5 -year-old daughter Allie plays often.
Easy access to parks and walking/biking paths, such as the Luce Line Trail,
which starts in Plymouth and extends 63 miles to Winsted, Minn., has the family
looking forward to warmer weather.
In the meantime, Karen Bonander said her daughter goes sledding with
neighborhood friends. "There are two little girls that are two doors down that are
within two years of her age," she said.
Because Allie will be heading off to kindergarten this fall, the Bonanders are
exploring school options. Their house is located in the small part of Plymouth
served by the Osseo school district, one of four that serves Plymouth. The
others are Wayzata, Robbinsdale and Hopkins.
Geier said more private schools are settling into Plymouth, giving parents even
more choices.
Yelena Kibasova is a University of Minnesota student reporter on assignment for
the Star Tribune.
02007 Star Tribune. All rights reserved.
http://www.startribune.com/417/v-print/story/1044026.htmi 3/12/2007
Sandy Engdahl
From: Laurie Ahrens
Sent: Tuesday, March 20, 2007 1:28 PM
To: Sandy Engdahl
Subject: Fw: Dunkirk Development
Please have copies for tonight. Thanks. L.
Original Message -----
From: Kathleen Murdock
TO: Council Members
Sent: Tue Mar 20 13:07:56 2007
Subject: FW: Dunkirk Development
Following is some additional information I had requested for tonight's meeting. -Kathleen
From: Steve Juetten
Sent: Tue 3/20/2007 11:36 AM
To: Kathleen Murdock
Subject: FW: Dunkirk Development
Here is additional information on the zoning of the property and where churches can go.
Steve
From: Shawn Drill
Sent: Tuesday, March 20, 2007 11:34 AM
To: Steve Juetten
Cc: Barb Senness
Subject: RE: Dunkirk Development
Steve
This site was zoned R -O until July 31, 1980 --when the City adopted a new Zoning Ordinance.
At that time the R -O nomenclature was replaced with "FRD"--which became an equivalent
zoning district. At that time, all properties that had been zoned R -O (including this
church site) were placed in the then new FRD zoning classification. There have been no
other interim zonings for this property.
Religious institutions are allowed by conditional use in all of the single-family and
multi -family residential districts (i.e., RSF-1, RSF-2, RSF-3, RSF-4, RMF -1, RMF -2, RMF -3,
RMF -4).
Religious institutions are also allowed as a permitted use in the O (Office), C-3 (Highway
Commercial), C-4 (Community Commercial), C-5 (Commercial/Industrial), B -C (Business
Campus), and P -I (Public/Institutional) districts, and by conditional use in the C-2
neighborhood Commercial) and CC (City Center) districts.
As you can see, there are a number of corresponding zoning districts where religious
institutions are allowed. That said, the majority of religious institutions in Plymouth
happen to be located in the RSF-1 district. Besides this church, there's one other church
located in the FRD district. That church is St. Joseph's (located SW corner of Rockford
and Northwest Blvd.)
Thanks, Shawn
1
From: Steve Juetten
Sent: Tuesday, March 20, 2007 10:24 AM
To: Shawn Drill
Subject: FW: Dunkirk Development
Shawn,
Can you provide me the information that Kathleen is asking?
Thank you.
Steve
From: Kathleen Murdock
Sent: Tuesday, March 20, 2007 10:18 AM
To: Steve Juetten
Subject: RE: Dunkirk Development
Steve,
I do have a couple follow-up questions. We could chat on phone but I would like the
responses in writing in case I want to forward to rest of council members. In terms of
zoning, the site was zoned R -O in the 1968 zoning map. So when was it changed to FRD and
were there interim zonings? Also, what zoning is typically used in the city for a church?
I know a church is an acceptable use in LA -1 (as well as other more occasional type uses
besides residential) but what is the corresponding zoning? Thanks. -Kathleen
From: Steve Juetten
Sent: Tue 3/20/2007 9:32 AM
To: Kathleen Murdock
Subject: FW: Dunkirk Development
Kathleen,
This should give you an idea of the land use and zoning timing for the Westside Church
Call with questions.
Steve
Original Message -----
From: Shawn Drill
Sent: Monday, March 19, 2007 3:30 PM
To: Steve Juetten
Cc: Barb Senness
Subject: RE: Dunkirk Development
Steve:
The "LA" (Living Area) nomenclature was first introduced in the July 1973 Comp. Plan
Update. The City was becoming more "suburbanized", so the plan needed to become more
refined. As a result, the old nomenclature --"Single Family Neighborhood (Generalized)"
was no longer being used. This property --which had been guided for low density
residential use --was given the "LA -1" designation at that time, because LA -1 was the
corresponding lowest density residential guiding classification under the new naming
system that was provided for at that time.
Shawn.
2
Original Message -----
From: Steve Juetten
Sent: Monday, March 19, 2007 3:06 PM
To: Shawn Drill
Cc: Barb Senness
Subject: RE: Dunkirk Development
Shawn
When did the City guide the site LA -1?
Original Message -----
From: Shawn Drill
Sent: Monday, March 19, 2007 1:45 PM
To: Steve Juetten
Cc: Barb Senness
Subject: RE: Dunkirk Development
Steve:
The 1965 Land Use Plan was in effect when the church was built in 1972. There were only
two residential guiding classifications at that time:
1) Single Family Neighborhood (Generalized); and
2) High Density Development.
The 1965 Plan show the church site guided as "Single Family Neighborhood (Generalized).
The 1968 Zoning Map & Ordinance was in effect when the church was built. The property was
zoned R -O (Open Residence District). Churches were included as "permitted" uses in the R -
O district. In 1973, the City issued a Conditional Use Permit (CUP) for a daycare center
within the existing church building. The CUP was renewed a number of times over the
years. That's the extent of records we have for the site.
Thanks, Shawn.
Original Message -----
From: Steve Juetten
Sent: Monday, March 19, 2007 11:05 AM
To: Barb Senness; Shawn Drill
Subject: FW: Dunkirk Development
Barb and Shawn,
Can someone look this up (we need it for tomorrow night) -
Did the Church come first or the LA -1 land use?
Was the Church approved with a CUP? What approvals did they get?
Steve
Original Message -----
From: Laurie Ahrens
Sent: Monday, March 19, 2007 10:37 AM
To: Steve Juetten
Subject: Fw: Dunkirk Development
Original Message -----
From: Kathleen Murdock
To: Laurie Ahrens
Sent: Mon Mar 19 10:29:18 2007
3
Subject: RE: Dunkirk Development
Laurie,
For tomorrow's meeting, can we get an answer to the question of whether the church
property or the LA -1 guiding came first? Thanks. -Kathleen
From: Laurie Ahrens
Sent: Fri 3/16/2007 1:47 PM
To: 'jiversarch@comcast.net'
Cc: Kathleen Murdock
Subject: RE: Dunkirk Development
I will get this information to the City Council and Planning Commission. Thanks. Laurie
Ahrens
From: jiversarchgcomcast.net [mailto:jiversarchWcomcast.net]
Sent: Friday, March 16, 2007 12:26 PM
To: Laurie Ahrens
Cc: Kathleen Murdock
Subject: Dunkirk Development
Dear Ms. Ahrens,
We hope we're in time to get this email request for Tuesday's Planning Commisision/Council
meeting put in the Council's packet.
Please let me know if you have any questions, or comments.
Thank you.
Jackie Ivers Archbold
Dear Mayor and Council,
Our neighborhood group would like to urge you to put the Westside Church parcel up for
consideration when discussing additional parcels at the Tuesday, March 20th meeting. It
came across clearly at the March 13 Council meeting that our neighborhood uses this site
extensively; I need to emphasize that in my informal useage study, I certainly saw
neighbors using the site, but I did not know most of the people participating in
activities on the site. There was such a great diversity in age and gender among the
users of this green space, that it opened my eyes to the potential of the site for many
Plymouth residents.
We feel strongly that this parcel deserves a good thoughtful look at Tuesday's meeting due
to the benefits it would provide the community at large, as well as our neighborhoods.
This unique 5 acre plot has the potential to connect many neighborhoods, parks, retail
areas (Plymouth's "Downtown" and the Rainbow complex), the new Goddard preschool,Vicksburg
Commons, a large wetland with trails, the fire station that provides us with so many
community events, the Dunkirk trail system, all along with a green space that can be used
for community identity events. It is also accessible to the freeway system and does not
require users to drive through residential areas.
This connectivity contributes to Plymouth residents' quality of life, following the
nationwide model of getting people out of their cars and coming together as citizens. What
a legacy to leave Plymouth residents; to have a Council that not only took great
deliberation and care in developing our newest area, the Nothwest Greenway, but also in
creating a true Plymouth downtown, enhancing the image of Plymouth as a desirable place to
live, work, and play.
To develop this property without thought to its potential cuts off many options.We urge
you to consider the Westside Church parcel when meeting on Tuesday, March 20th.
Thank you for your time.
Jackie Ivers Archbold
16915 32nd Ave North
4