HomeMy WebLinkAboutPlanning Commission Packet 02-10-1988REPORT DATE:
FILE NO.:
PETITIONER:
REQUEST:
LOCATION:
CITY OF PLYMOUTH COM14UNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
January 2.8, 1988
87129
Daniel and Dee Mertes
5-A
COMMISSION MEETING DATE: February 10, 1988
Planned Unit Development (PUD) Amendment and Lot Division to create
one additional lot within the Mission Hills Park 8th Addition PUD
11400 42nd Avenue North
GUIDE PLAN CLASS: LA -1 (low density ZONING: RPUD 81-3
residential)
BACKGROUND:
This lot was created in 1981 through the plattinq of the Mission Hills Park 8th
Addition Planned Unit Development. The City Council approved the preliminary plat on
Ouly 7, 1981 through Resolution No. 81-400 allowing for 33 lots on 18.5 acres of land.
A waiver of the PUD minimum size was approved along with a maximum of 33 units inde-
pendent of any bonus points (none were assigned).
The public hearing notice has been published in the legal newspaper and property owners
within this PUD and 500 ft. outside the PUD have been notified.
ANALYSIS:
1. The proposed PUD amendment and Lot Division relate to the addition of one lot for
this PUD. The proposed lot sizes are 8,557.8 and 9,802.2 sq. ft. The minimum lot
size for this PUD is 10,043 sq. ft.
2. The petitioner's statement explaining the proposed division and the reasoning for
adding one additional lot to the PUD is attached.
3. Park dedication requirements would be cash fees in lieu of land dedication, if this
were approved.
3. Attached is an area map identifying this parcel and other parcels within the PUD.
4. The Physical Constraints Analysis identifies the property is in the Bassett Creek
Drainage District. The site does not contain any major woodlands or severe
slopes. The property appears suitable for urban compatibility with public sewers.
PLANNING STAFF COMMENTS:
1. Staff finds the proposal inconsistent with the approved Planned Unit Development
and the character of the lots in this area. The minimum lot size for this PUD is
10,043 sq. ft.
2. The PUD Attributes are not evident in the proposed action, i.e., the net open space
would be dimnished and the density would exceed the maximum for this area, while
no bonus points were assigned.
Page two
Planning Staff Report 87129
Planning Commission Meeting February 10, 1988
January 28, 1988
RECOMENDATION:
Staff recommends denial of the Planned Unit Development Amendment and Lot Division
request as submitted.
Should the Planning Commission recommend approval, it should be subject to at least
those conditions as stated in the draft recommendation.
Submitted by:
Blair Tremere, Community Development Director
Attachments:
1. Draft Recommendations
2. Location Map
3. Proposed Division
4. Petitioner's Statement
5. Area Map
6. Engineer's Memorandum
RECOMMENDATION TO DENY PLANNED UNIT DEVELOPMENT AMENDMENT AND LOT DIVISION FOR DANIEL
AND DEE MERTES (87129). FEBRUARY 10, 1988 PLANNING COMMISSION MEETING
1. The Division is not consistent with the approved Planned Unit Development nor with
the character of lots in the area.
2. The Planned Unit Development Attributes are not evident and the net open space
would be diminished.
3. The density would exceed the maximum for this area.
res/feb(mertesdeny)1
PLANNING COMMISSION RECOMMENDATION FOR DANIEL AND DEE MERTES FOR PLANNED UNIT
DEVELOPMENT AMENDMENT AND LOT DIVISION FEBRUARY 10, 1988 MEETING (87129)
SETTING CONDITIONS TO BE MET PRIOR TO FILING AND REGARDING LOT DIVISION
WHEREAS, the City Council has approved a Planned Unit Development Amendment and Lot
Division for Daniel and Dee Mertes for property located at 11400 42nd Avenue North,
under Resolution No. ;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does direct the following conditions to be met
prior to filing of and regarding said Lot Division:
1. Compliance with the City Engineer's Memorandum.
2. No yard setback variances are granted or implied.
3. Payment of park dedication fees -in -lieu of dedication prior to issuance of
Building Permit in accordance with City Policy in effect at the time of filing of
the Division.
4. No Building Permit to be issued until the Lot Division is filed with Hennepin
County.
5. Submittal of all necessary utility easements prior to filing Lot Division with
Hennepin County.
6. The Division is consistent with the approved Planned Unit Development and its
Attributes.
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SATHRE-BERGOUIST, INC. x A
prepared for:
106 SOUTH BROADWAY • WAYZATA. MN 55791 64 52
DAN M ER T ESRllfMO,
TELEPHONE 612-4704000 5713- I
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42 nD AVENUE par«l A: 9802.7- -41.4f.f IORTH Parcel 8= 8557.8 sq.ft.
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I hereby certify that this is a true and correct representation of the boundaries
of:
LOT 3, BLOCK 3, MISSION HILLS PARK 8TH ADDITION, according to the recorded plat
thereof.
PARCEL A
The west 96.10 feet of LOT 3, BLOCK 3, MISSION HILLS PARK 8TH ADDITION.
PARCEL B
LOT 3, BLOCK 3, MISSION HILLS PARK 8TH ADDITION, according to the recorded plat
thereof, except the west 96.10 feet thereof.
And of the location of all buildings, if any, thereon, and all visible encroach-
ments, if any, from or on said land. As surveyed by me this 21st day of July
1987.
J i
Thomas S. Bergquist
Registered Land Surveyor, Minn. Lic.No. 7725
SATHRE-BERGOUIST, INC. x A
prepared for:
106 SOUTH BROADWAY • WAYZATA. MN 55791 64 52
DAN M ER T ESRllfMO,
TELEPHONE 612-4704000 5713- I
SAHR, KUNERT & TAMBORNINO
ATTORNEYS AT LAW
1800 500 LINE BUILDING
105 SOUTH FIFTH STREET
ROGER T. SAHR
MINNEAPOLIS, MINNESOTA 55402
PAUL KUNERT
JOHN L TAMBORNINO ( 612) 333 3225
JAYNE KUHAR
STANFORD P. HILL
January 14, 1988
Mr. Ray Anderson
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
Re: Block Division and
Conditional Use Permit
Your File No: 87-129
Our File No: 86-196
Dear Mr. Anderson:
LEWIS W CHILD
1899 1983
JAN
a
This letter is written in response to yours of December
29, 1987. Enclosed is a current list of property
owners within Mission Hills Park Eighth Addition
together with a map and mailing labels. This letter
is also to serve as the requested written narrative
explaining why applicants Daniel G. Mertes and Dee
L. Mertes feel they should be allowed to subdivide
existing Lot 3, Block 3, Mission Hills Park Eighth
Addition.
Applicants should be allowed to put their land to
its most beneficial and reasonable use. The western
half of applicants' land is currently not being put
to use. The most beneficial and reasonable use of
this land is to build a single-family residence upon
it. Proposed Parcel A is of sufficient size to allow
a single family residence to be built which will meet
current set -back requirements. The proposed use of
applicants land for a single-family residence conforms
to the use of land in this subdivision which consists
of single family residences.
Lots 1, 2, 4, 5, 6 and 7, Block 3, Mission Hills Park
Eighth Addition are subject to a drainage easement
for ponding. A pond does exist which covers portions
SAHR, KUNERT & TAMBORNINO
Mr. Ray Anderson
January 14, 1988
Page 2
of each of these lots. Applicants' lot is not subject
to this drainage easement and the existing pond does
not cover any portion of applicants lot. The square
footage of lots 1 and 2, Block 3, exclusive of the
area within the ponding easement is less than the
minimum square footage approved for this Planned Unit
Development. Exclusive of the area within the easement,
Lot 1 is approximately 7,608 square feet and Lot 2
is approximately 8,746 square feet. The area of
proposed Parcel A is 9,802.2 square feet and that
of proposed Parcel B is 8,557.8 square feet.
The 42nd Avenue frontage of each proposed parcel will
conform to that of adjoining lots 1 and 2, Block 3.
The 42nd Avenue frontage of each proposed parcel will
also conform to that of the lots on the south side
of 42nd Avenue.
Allowing the lot division and the building of a single-
family residence on proposed Parcel A will improve
the appearance of continuity along 42nd Avenue. The
lot division will eliminate the present appearance
of a vacant lot on this parcel. The lot division
will thus improve the existing appearance of the
subdivision and allow applicants to make the most
beneficial and reasonable use of their property.
Yours very truly,
SAHR, KUNERT & TAMBORNINO
Jayne Kuhar
JK/tt
APPLICATION FOR CONDITIONAL USE PERMIT
Applicants, Daniel G. Mertes and Dee L. Mertes, request
that the City of Plymouth Planning Commission grant them
a Conditional Use Permit allowing the lot division of
existing Lot 3, Block 3, Mission Hills Park 8th Addition,
according to the recorded plat thereof, into two parcels.
The proposed legal descriptions of the two parcels are
as follows:
PARCEL A:
The West 96.10 feet of Lot 3, Block 3,
Mission Hills Park 8th Addition.
PARCEL B:
Lot 3, Block 3, Mission Hills Park 8th Addition,
according to the recorded plat thereof, except
the West 96.10 feet thereof.
A single family dwelling exists on proposed Parcel
B. The dwelling on proposed Parcel B does meet current
set back requirements. Proposed Parcel A is of sufficient
size to allow a single family dwelling to be built on that
parcel which will also meet current set back requirements.
Proposed Parcel A will have more 42nd Avenue frontage
than do existing Lots 1 and 2, Block 3, and Lots 2, 3,
4, 5, 6, 7 and 8, Block 1, Mission Hills Park 8th Addition.
Proposed Parcel B will have more 42nd Avenue frontage than
do existing Lots 3 and 4, Block 1, and will be in conformity
with the frontage of the other lots in Block 1, Mission
Hills Park 8th Addition.
Each of the proposed parcels is of sufficient size
so as to be in conformity with the Comprehensive Plan.
The square footage of each proposed parcel closely
approximates the square footage of the existing lots in
Block 1. Taking the size of the existing pond on Block
3 into consideration, the square footage of each proposed
parcel also approximates and is in conformity with the
square footage of adjoining Lots 2 and 4, Block 3, Mission
Hills Park 8th Addition.
Granting applicants a Conditional Use Permit will
allow the applicants to make full, reasonable and beneficial
use of their property. The proposed lot division will
be in conformity with the existing Comprehensive Plan.
The lot division will not be detrimental to the public
welfare nor will it have any adverse affect upon the
surrounding properties.
Respectfully submitted.
Dated this day of % /%;,. - 1987 .
SAHR, KUNERT & TAMBORNINO
J e Kuhar
orney for Applicants
1800 Soo Line Buildinq
Minneapolis, MN 55402
612) 333-3225
Attorney I.D. #58865
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City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: February 3, 1988
FILE NO.: 87129
PETITIONER: Daniel & Dee Mertes, 11400 -42nd Ave. N., Plymouth, Mn. 55441
LOT DIVISION/CONSOLIDATION:Lot 3, Block 3, Mission Hills Park Eighth Addn.
LOCATION:
N/A Yes No
1• - - X_
3. _ X
4
11400 42nd Ave. North
Watermain area assessments have been levied based on proposed use.
Sanitary sewer area assessments have been levied based on proposed
use.
SAC and REC charges will be payable at the time building permits are
issued.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Lot Division/Consolidation approval: Watermain Are a
Assessment based on 1 unit = $670.00. Sanitary Sewer Area Assessment
based on 1 unit = $375.00.
Additional assessments estimated: None.
5. _ X_ Complies with standard utility/drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required,
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any building
permits.) A 6 foot drainage and utility easement shall be yrovided in
recordable form along the east line of Parcel A and the west line o
Parcel B
6. X _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100 year
high water elevation and conformance with the City's Comprehensive
Storm Drainage Plan.
N/A Yes No
7. _ X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following:
Parcel A - Minimum elevation 942.0.
8. X _ All standard utility easements required for construction
The following easements will be required for construction of
utilities
9. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This vacation is not an automatic
process in conjunction with the platting process. It is entirely
dependent upon the City receiving a petition for the vacation from
the property owner; therefore, it is their responsibility to submit a
petition as well as legal descriptions of easements proposed to be
vacated.
10. _ _ X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. _ X _ All existing street rights-of-way are required width -
Additional right-of-way will be required on
12. A. This plat was just recently approved and no services were provided since
another lot was not anticipated. Approval of this division would
require disturbing a new street. The Engineering Department
therefore recommends denial.
12. B. It this division is approved by the City Council, the developer shall be
responsible for extending the water and sanitary sewer service from the main
lines to the property line of Parcel A.
12. C. 42nd Avenue shall be restored to City Specifications.
Submitted by. i
City neer
K
7A
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: January 28, 1988 COMMISSION MEETING DATE: February 10, 1988
FILE NO.: 87087
PETITIONER: Al Hamel, Gaughan Land, Inc.
REQUEST: Rezoning, Preliminary Plat, Conditional Use Permit, and Site Plan for
Glendalough Gables" to divide approximately 15.05 acres into 66
multi -family residential lots which will include 152 units consisting
of 62 coach homes, 55 townhomes, and 35 apartment units. The rezoning
application is to reclassify the property from FRD (future restricted
development) to R-4 (high density multiple residence) District. The
Conditional Ilse Permit is required for attached housing.
LOCATION: Southeast corner of I-494 and County Road 9
GUIDE PLAN CLASS: LA -4 (high density ZONING: FRO (future restricted
residential) development)
BACKGROUND:
On February 6, 1984, the City Council, under Resolution 84-74 approved a Lot Division
and Variances for this property. The Lot Division created 3 parcels, the parcel under
consideration is one of these.
The Planning Commission held the public hearing on this item on November 24, 1987 and
deferred this application to allow the petitioner to resolve his concerns on this
project.
ANALYSIS:
1. The General Development Plan contemplates six coach homes (condominium buildings),
two 10 -unit buildings, and one 6 -unit building; 10 townhome buildings, with six 6 -
unit buildings, three 4 -unit buildings, and one 7 -unit building; and, a 35 -unit
apartment building. Lot 61, Block 1 is proposed for a future 4-plex once the
existing family home is vacated.
2. The number of units has been reduced by 48 in order to comply with the Ordinance
standards for each of the three separate areas. Lot area credits were not assigned
for the coach homes or the townhomes, but were assigned for the apartment site.
Section 7, Subdivision E, allows for lot area "credits". Each of these three areas
are within the allowed densities allowed by Ordinance.
3. Each townhome unit and coach home building is platted on an individual lot with
access to a public roadway (Xenium Lane) via a private drive.
4. The Site Plan complies with the Ordinance provisions for lot size and dimensions;
building setback; number of parking spaces (within the building and surface park-
ing); parking design and layout; rooftop equipment (none); trash receptacles (with-
in the building); lot coverage by structure; building height; and illumination
requirements (exterior illumination is not visible at the property lines).
Page 2
Staff Report for Planning Commission Meeting February 10, 1988
Al Hamel, Gaughan Land, Inc.
January 28, 1988
5. Park dedication will be cash fees in lieu of land dedication.
6. The Physical Constraints Analysis identifies that this property is located in the
Bassett Creek Drainage District. It is not in a Shoreland Management District, and
does not contain any wetlands. It has no major woodlands nor severe slopes. The
soils appear suitable for urban compatibility with public sewers.
PLANNING STAFF COMMENTS:
1. The rezoning request is consistent with the Comprehensive Plan and Ordinance
provisions.
2. The proposed preliminary plat complies with the Subdivision Code requirements for
the R-4 Zoning Ditrict. There is public street access to all parts of the
development.
3. The site plan and conditional use permit comply with the Ordinance minimum
standards and the density is now within the Ordinance standards.
RECOMMENDATION
We recommend approval of the Rezoning, Preliminary Plat, Conditional Use Permit, and
Site Plan requests subject to those conditions as stated in the draft recommendation.
Submitted by:
Blair Tremere, Director of Community Development
Attachments
1. Recommendation
2. Location Map
3. November 24, 1987 Planning Commission Minutes
4. Petitioners' Correspondence
5. Engineers' Memorandum
6. Large Plans
PLANNING COMMISSION RECOMMENDATION FOR FOR PRELIMINARY PLAT FOR AL HAMEL, GAUGHAN LAND,
INC. FEBRUARY 10, PLANNING COMMISSION MEETING (87087)
WHEREAS, Al Hamel, Gaughan Land, Inc., has requested approval for a Rezoning and
Preliminary Plat for "Glendalough Gables" for the development of approximately 15.05
acres for 66 multi -family residential lots for a total of 152 units comprised of 62
coach homes, 55 townhomes, and 35 apartment units at the southeast corner of I-494 and
County Road 9; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends ;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the Preliminary Plat for Al Hamel,
Gaughan Lane, Inc. for "Glendalough Gables" located at the southeast corner of I-494
and County Road 9, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's expense.
3. No Building Permits shall be issued until a Contract has been awarded for sewer
and water.
4. Payment of park dedication fees -in -lieu of dedication in accordance with the
Dedication Policy in effect at the time of filing the Final Plat; except for the
apartment building which shall be paid at issuance of Building Permit.
5. Street names shall comply with the City Street Naming System.
6. Rezoning shall be finalized with filing of the Final Plat.
7. No Building Permits shall be issued until the Final Plat is filed and recorded
with Hennepin County.
S. Appropriate legal documents regarding Homeowner Association documents, covenants
and restrictions as approved by the City Attorney shall be filed with the Final
Plat.
res/feb(glendarec)l
PLANNING COMMISSION RECOMMENDATION FOR AL HAMEL, GAUGHAN LAND, INC. FOR SITE PLAN AND
CONDITIONAL USE PERMIT FEBRUARY 10, 1988 MEETING (87097)
WHEREAS, Al Hamel, Gaughan Land, Inc. has requested approval of a Site Plan and
Conditional (Ise Permit for the construction of multi -family attached housing to be
located at the southeast corner of I-494 and County Road 9; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called Public
Hearing and recommends ;
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 for Al Hamel, Gaughan
Land, Inc. for a Site Plan and Conditional Use Permit to construct multi -family
attached housing to be located at the southeast corner of I-494 and County Road 9,
subject to the following conditions:
1. Compliance with City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with the
Dedication Policy in effect at the time of Building Permit issuance for the
apartment building; all other park dedication fees will be paid at the time of
filing the Final Plat.
3. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements.
4. Any signage shall be in compliance with the Ordinance.
5. Any subsequent phases or expansions are subject to required reviews and approv-
als per Ordinance provisions.
6. Compliance with the Ordinance regarding the location of fire hydrants and fire
lanes.
7. All waste and waste containers shall be stored within the structure and no outside
storage is permitted.
8. An 8 1/2 x 11 inch "As -Built" Fire Protection Plan shall be submitted prior to
the release or reduction of any site improvement bonds per City Policy.
9. No Building Permit to be issued until the Final Plat is filed and recorded with
Hennepin County.
res/feb(glendasp)1
Page 2:;1
Planninq Commission llinut(:s
November 24, 19S7
Chairman Steigerwald intrOduCed t request by Gaughan La rid
Company and readinq of the Novemher 13, 1957 staff report
was waived.
Chairman Steigerwald introduced Mr. Al Hamel, Gaughan Land
Company, and asked if there were questions or comments on
the staff report.
Mr. Hamel stated they had enjoyed a good relationship with
City staff during the review of plans; however, there were
concerns relative to the Engineer's Memorandum. Mr. Hamel
explained the curb cut alignment which causes difficulty on
the site; and, it is their belief that making the
recommended drive alignment changes will cause awkward
vehicle movement.
Chairman Steigerwald asked for further explanation of these
concerns. Mr. Hamel stated that executing a right turn from
the "hill" could be a problem and he does not believe the
drives would create a hardship or problem if they were on to
Xenium Lane.
Public Works Director Fred Moore explained that Xenium Lane
is classified as a Major Collector on the Citv's
Thoroughfare Guide Plan, it is not a local residential
street, it will be well traveled and will access Northwest
Boulevard. The drives as proposed could generate a
conflict. The recommendation was made that the drives be
aligned with 36th and 37th Avenue North. The public street=_
were planned for this area prior to this development; they
contemplate the traffic that will be generated.
Commissioner Plufka acknowledged that Xenium Lane will be
heavily traveled; however, in looking at the bulk of
construction on that roadway, he wonders how much more can
be "poured on" that street.
Director Moore reviewed the future roadway improvements in
this area; the outlet to the gravel roadway and the
right -in only to County Road 9; and, that as other
properties develop, Xenium Lane will continue to Northwest
Boulevard.
Commissioner Marofsky inquired about the highway property.
Director Moore explained that the property is part of the
Interstate, and cannot be vacated until Xenium Lane is
closed; at that time, the parcel could be purchased.
AL HAMEL, GAUCHAH
LAND COMPANY, INC.
REZONING, PRELIMINARY
PLAT, CONDITIONAL USE
PERMIT AND SITE PLAN
87087)
Paqe 264
Planninq Commission Minutes
November 24, 1957
Mr. Hamel stated that mocinq the northerly drive wnuld br
easier to accomplish than the realignment of Che southerlc
drive.
Director Moore further explained the elevations per Sheet 3
of the submitted plans.
Commissioner Stulberg inquired if these concerns had been
discussed at the Development Review Committee meetings?
Coordinator Anderson stated they had discussed the offset of
the drives. He explained the development plan for three
distinct areas. Platting the area as one development, with
a single drive access could be an option. The development
would then be served with internal streets and one access,
which would resolve the problem of the offset drives and
would tie the development together.
He also discussed the densities, notinq that each proposed
site cannot stand alone. He gave the example of, and the
density calculations for the apartment site. He noted the
open space required for the site. The apparent unified site
is actually three sites when the proposed plat is
considered.
Coordinator Anderson suggested an addition to the staff
recommendation regarding the Site Improvements Performance
Agreement (SIPA) financial guarantee; that, each subsequent
phase (coach homes, townhomes, and apartment site) will be
subject to review and approval when proposed.
Chairman Steioerwald inquired about the reason for this
addition? Coordinator Anderson stated that the SIPA would
not cover the entire parcel at this time: the Agreements
would be prepared for each site; and, the Site Plan approval
would be in effect for one year only.
Commissioner Stulberg inquired if the two roads were to
align with the curb cuts, is there room, under Ordinance
standards, to put in the curve to get back to the buildings?
Coordinator Anderson stated there is 20 ft. between the
building and drive aisles, and 20 ft. between the drive and
the street.
Commissioner Stulberg stated he is uncomfortable with taking
action on these applications, since it looks as though the
Commission does not have all the facts to make the
appropriate recommendation. He is especially concerned
about completion of site improvements on each site.
Pace 265
Planninq Commission 11iiiutes
November 24, 1987
Director Tremere stated the petitioner is requesting a
preliminary plat for three legal parcels; arid, if it were
looked at as one site, perhaps there would be no need for
three curb cuts. He further explained the densities and
phasing of development.
Commissioner Stulberg inquired if the request is approved as
submitted, would there be a requirement for a Site
Improvements Performance Agreement for the total site?
Director Tremere explained that the petitioner may request
permits for each site. Mr. Hamel confirmed that would be
the case.
Commissioner Marofsky stated that if the petitioner is
looking at the site as three separate developments, they
could sell off parts of the site. He inquired whether the
unit numbers, when computed for 15.5 acres, include the
existing home?
Coordinator Anderson stated this was not included on the
Site Plan and is not part of the calculations.
Commissioner Marofsky stated concern regarding the 64 ft. to
the south property line which appears to have no purpose.
Coordinator Anderson stated the petitioner and property
owner had given no explanation for this area.
Chairman Steigerwald inquired about the petitioner's
intentions with regard to phasing.
Mr. Al Hamel stated they intend to begin the townhome
construction; the coach home construction to begin in the
Sprinq. The apartment buildinq will depend upon the
extension of Xenium Lane to the north, and until then, that
lot will be platted as an outlot and will be replatted at
the time of development. Without the street extension, the
building may not be constructed for some time.
Chairman Steigerwald inquired about the Site Improvements
Performance Agreement, would there be separate Agreements
for the coach homes and the condominiums? Mr. Hamel
answered affirmatively, it would not make sense to require
this agreement on an undeveloped outlot.
Commissioner Plufka inquired if the apartment building would
be under one ownership and noted concern regarding the open
space for the tenants of the rental units and the
condominium owners. The use of open space may be adequate
for the townhomes; but, is not adequate for the coach homes
or apartment units.
Page Zrv;
Planning Commissioii Minutes
Hovember 24, 1957
Chairman Steigerwald opened the Public Hearinq, as there was
no one present to speak on this itme, the Public Hearing was
closed.
Commissioner Plufka inquired about sufficient space with re-
alignment of the northerly drive to 37th/38th Avenue.
Director Moore answered affirmatively; there would be
approximately 180 ft. from centerline to centerline.
MOTION by Chairman Steigerwald, seconded by Commissioner
Marofsky to defer, allowing for further review of the appli-
cation to resolve the concerns expressed by the petitioner
and the Commission.
Roll Call Vote. 7 Ayes. MOTION carried.
Director Tremere recommended that the Commission consider
various aspects of the application now, so that staff and
the petitioner have direction.
Coordinator Anderson stated that the Homeowner Association
documents could reflect the common open space to be used by
all residents to ensure everyone's access and use of the
open space.
Chairman Steigerwald stated that those who pay the Associa-
tion dues may be unhappy with that.
Commissioner Plufka stated there could be a question of
liability.
Commissioner Wire inquired whether there had been thought
given for PUD status for this development? Director Tremer"
stated the site does not meet the size requirement for a
Planned Unit Development. The applicant did not seek a
waiver.
Commissioner Plufka stated that the PUD criteria for open
space would require major redesign.
Further discussion ensued regarding achievable density.
Commissioner Marofsky reiterated his concern regarding the
64 ft. which is not utilized and which should be tied in to
the development. He is concerned with the questionable
parking shown in front of the existing garages; the plans
show 93 parking spaces which would block the garages; arid,
which would not be suitable for guest parking. He asked for
an explanation on the portion of the property marked "not
acquired"; how would this tie into the development plan? He
also questioned that occupants in four of the units would
have to walk to their garages.
MOTION TO DEFER
VOTE - MOTION CARRIED
Pace 2"7
PIannino Commission Hirwtes
November 24, 1937
Mr. Al Hamel explained the price differential of those units
where the garage space would riot he as convenient. He
explained that the property owner, Mrs. Fullmer, is
retaining the property to the south for her existing home.
Commissioner Marofsky also stated concern with the lighting
for the site, which does not seem to be adequate and should
receive further study.
Commissioner Wire did not support the densities submitted,
based upon three separate sites.
Chairman Steigerwald summarized the Commission concerns:
Drive alignment: parking design and access; alleviate
the confusing factors that surround the common open
space for the individual property owners and apartment
dwellers; the coach homes detached garages; an
explanation of how the Fullmer property ties into the
site planning; arid, calculation of density for each
proposed parcel.
Chairman Steigerwald expressed his disappointment in
receiving the application for Planning Commission
consideration with these items unresolved.
Director Tremere explained this was the result of the
proposed plat, and he inquired, if the internal property
lines were not visible; and, if it were a sinqular site plan
and platted as one lot, would these concerns be diminished?
Chairman Steigerwald responded negatively.
Discussion ensued regarding homeowner associations and
maintenance and use of common areas.
Commissioner Plufka stated that even a unified development
with one Homeowners Association can be problematical if the
common areas are not well defined and appropriatelylocated. Common sense and practical experience has shown
that common open space should be reasonably distributed;
and, this is especially true for the north end of this
property.
Chairman Steigerwald stated that if there were one overall
Association, he would be more comfortable with the internal
street circulation whereby the development areas are tied
together so that prospective buyers could see this up front.
Commissioner Plufka concurred and rioted there needs to be
better distribution so that the resident can look around
them and know it is for their use.
Page 205
Planninq Commission Minutes
November 24, 1997
Mr. Al Hamel stated the development is not intended to have
a combined Association and they may need to delete the
apartment building. He noted that "a tiered system" of one
development will not work. He stated he plans to meet the
City's requirements. He stated he can try to accommodate
the concerns expressed, but his main concern is the sale of
the condominiums and townhomes with a need for simplicity
for the buyer.
Mr. Hamel noted the apartment site could be converted to
townhomes; but, his main concern is to have a plan that
works well for the area to be developed.
Commissioner Pauba stated he also sees the importance of the
buyer coming onto the site and seeing_ the overall
development plan.
Chairman Steigerwald stated he is most uncomfortable with
the density points for this area where the owners would need
to give up property rights for the apartment dwellers, and
this should not work this wav•
Mr. Al Hamel stated he wants the site to work well and would
have had to go back to make the drives work. He will meet
with staff to resolve the concerns. He is concerned that
this be done in an expedient manner so to be ready for
spring construction.
Director Tremere stated that working through these concerns
will bring about an improved plan; and, this can be
accomplished in a timely manner.
NEN' BUSINESS
Chairman Steigerwald introduced the request by James. M.
Kaufman, MTI Distributing Company. There was no one present
to represent the petition.
MOTION by Commissioner Marofsky, seconded by Commissioner
Pauba, to recommend approval of the Site Plan and Variance
for MTI Distributing Company for a building addition,
deleting Condition No. 8.
Commissioner Marofsky stated that the setback variance
should be granted for the east side of the building addition
as well as for the north and west sides of the building
addition.
The Commission discussed the setbacks and green space.
DAMES M. KAUFMAN
MTI DISTRIBUTING CO.
SITE PLAN AND
VARIANCE (87113)
MOTION TO APPROVE
Vote. 7 Ayes. MOTION carried. VOTE - MOTION CARRIED
The Gaughan
Gaughan Land Incarpovo'cJ. P J Gaua',a'.. Inc..
299 Coon Bb d . Suit L, ( I
TO: City of Plymouth
FROM: The Gaughan Companies
Campani('
RE: Glendalough Gables
Conditional Use Permit Conformance Statement
The Glendalough Gables application is for a 152 unit residential
development consisting of 62 Condominium homes (estate homes),
55 townhouses and 35 apartment homes on a 14.335 acre site. The
property is designated on the City's Comprehensive Plan as high
density residential. The site is bounded by a collector street
on the east (Xenium Lane), arterial on the north (County Road 9)
and a principal arterial on the west (I-494).
The proposed development is in conformance with the City's
Comprehensive Plan. The development's site plan is sensitive to
the surrounding present and proposed land uses. It is providing
on-site parking and has consolidated the access to Xenium Lane
to two locations. The plan is in accordance with the City's
zoning requirements and efficiently and effectively utilizes a
linear -triangular shaped site.
Land Development, Construction, Propci 1c h1anagernen- —
Equal CPLnrlunir_ Empinvri
612) 786 6320
The Gaughan Companic
Gauq}ian i -and Incomoaur-d P- J Gaughan Inc . (
299 Cony Rapid B", c- S".it :;t C' P. 11
TO: City of Plymouth
FROM: The Gaughan Companies
RE: Glendalough Gables
Rezoning
Narrative
It is proposed to rezone the Glendalough Gables site from FRD
Future Restricted Development) to R-4 (High Density Multiple
Residence). The rezoning is necessary to permit the development
of the site as Glendalough Gables. This development will
include 152 housing units on a 14.335 acre site. The 152 units
consist of 62 condominium homes, 55 townhouses and 35 apartment
homes.
The City's Comprehensive Plan designates the property as LA4
High Density Residential). The requested rezoning is in
conformance with this land use designation.
Land Development. Conan], no -t Propai^c Nanaoomrn`
Equal opnorninin_
16'2) 1 ,n
The Gaughan
Gaughan Land In( orpoial, c_ I'. J. Gaughan. in -
29U Coon Rapid N3 (r . Sint(- °10_
TO: City of Plymouth
FROM: The Gaughan Companies
Companies
Gar. Iv
RE: Glendalough Gables
Preliminary Plat
Variance Narrative
A variance is required for the 55 townhouse lots ( lots 2-56) which
do not abut a public street along with five of the condominium lots
lots 62-66) which do not abut a public street.
The townhouse lots are divided into three sections to permit a
phasing of the townhouse development. Townhouse lots 2-9 and 38-49
along with common area lot 57 make up Phase One. Townhouse lots
10-13 and 50-56 along with common area lot 59 make up Phase two.
Townhouse lots 14 - 37 and common area lot 58 make up Phase three.
All the townhouse lots will abut a private drive located on the
common area lots, which common lots will be owned by the townhouse
association. All homeowners will have access rights over the common
area lots to the public street of Xenium Lane. The City of Plymouth
will have an utility easement over the common area lots to provide
City sewer and water service to each of the townhouse lots.
The condominium developemnt is also divided into sections to permit a
phasing of the condominium buildings. The condominium will be a
flexible condominium under the Minnesota Uniform Condominium Act. As
each building is developed, its lot will be added to the condominium
association and will become a common element. Each of the homeowners
will have an undivided interest and right to use the common elements.
The private drives serving the individual condominium units will be
located on the common elements and all condominium owners will have
access rights from their units to the public street of Xenium Lane.
The City of Plymouth will have an utility easement over theindividualcondominiumlotstoprovideCitysewerandwater service
to each of the condominium lots.
The variance request is in accordance with the normal means of
subdividing land for townhouse and condominium developments where a
phasing of buildings is to occur. It is also in keeping with the
means of such subdivision in other townhouse and condominium
developments in the City of Plymouth. Due to the fact that this site
is Torren's property, simplified lot and block descriptions are of
extreme importance, especially where phasing of developments isinvolved. Without such descriptions, the phasing, which requires the
input of the Hennepin County Title Examiner's office, will be
difficult to accomplish. This is also the recommended means for
phasing for FHA purposes. The townhouses and condominiums will be
FHA approved developments.
JAN ` 1pF.
Land Development Construction. Proncrry h'ianagement —
Equal OppoWUMI, I.M:l I
612; 7x66320
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
N/A Yes No
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
February 3, 1988
87087
Mr. Al Hamel - Gaughan Land Company - 299 Coon Rapids Boulevard
Coon Rapids, Minnesota 55433
Glendalough Gables (Revised)
West of Xenium Lane, East of I-494 in the South 1/2 of Section
15
1. _ _ X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watermain Area Assessment based on 152 units - .5
units previously assessed - 151.5 units x $670/unit - 9101-505,
Sanitary Sewer Area Assessments based on 152 units - 5 unit
previously assessed - 151.5/units x $375/unit = S56-812,50,,
5. Other additional assessments estimated: Deferred Assessments Proiecc
No. 505 Principal + interest through March 31 1988 9135 098.88 +
interest of 931,613.30 = 8166 712.22.
6. _ _ X Complies with standard utility/drainage easements -
The City will require utility and drainage easements ten feet (10')
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines.
1
N/A Yes No
7. _ _ X All standard utility easements required for construction are provided
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans. For the storm
newer over the North portion of the site.
8. X _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100 year
high water elevation and conformance with the City's comprehensive
storm water drainage plan.
9. X All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated. Xenium Lane may be vacated in the
future when relocated Xenium Lane is extended to Northwest Boulevard.
10. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
X MnDOT
Hennepin County
X MPCA
State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
N/A Yes No
12. _ _ X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary. The cul-de-sac street shall be named X nium Court.
13. _ X _ Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
15. _ _ --I- All existing street rights-of-way are required width -
Additional right-of-way will be required on Xanium Lane. The total
distance from centerline shall be 40 feet and shall include Lot
61 -Block 1.
16. _ X _ Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be responsible
for constructing the necessary sanitary sewer, water, storm sewer and
streets needed to serve this plat. A registered professional
engineer must prepare the plans and profiles of the proposed sanitary
sewer, watermain, storm sewer facilities and streets to serve the
development.
3
N/A Yes No
17. X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities. TW -4
catch basins shall be added where the cul-dp-sac int rsects Xenium
Lane The cul-de-sac shall intersect Xenium Lane at 9X
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
If it is their desire to have the City construct these facilities as
part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1,
of the year preceding construction.
19. Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
20. _ X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right-of-way. All water connections shall be via
wet tan.
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
24. A. Existing Xenium Lane to the North shall remain until Xenium Lane is relocated
and extended to Northwest Boulevard.
B. Plan and profile sheets along with specifications shall be submitted with the
Final Plat for Xenium Court, (the proposed cul-de-sac), sanitary sewer from the
existing manhole in Xenium Lane to the manhole on the proposed cul-de-sac, and
for the drainage way on the North portion of the site from I-494 to East of
Xenium Lane.
i
Submitted by: u
ity Enginee
5
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: February 3, 1988
FILE NO.: 87087
PETITIONER: Mr. Al Hamel - Gaughan Land Company - 299 Coon Rapids Boulevard
Coon Rapids, Minnesota 55433
SITE PLAN: Glendalough Gables (Revised)
LOCATION: West of Xenium Lane, East of I-494 in the South 1/2 of Section 15
ASSESSMENT RECORDS:
N/A Yes No
1. _ _ X Watermain area assessments have been levied based on proposed use.
2. _ _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. X SAC and REC charges will be payable at the time building permits are
issued.
4. Area assessments estimated -
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval: Watermain Area Assessment based on
152 units - .5 units previously assessed = 151.5 units x S670/unit =
S101.505. Sanitary Sewer Area Assessments based on 200 units - .5
unit previously assessed = 151 5/units x S375/unit = $56,812.50.
5. Other additional assessments estimated: Deferred Assessments
Project No. 505. Principal + interest through March 31. 1988
135.098.88 + interest of 531.613.30 = S166.712.22.
LEGAL/EASEMENTS/PERMITS:
6. X Property is one parcel -
The approval of the site plan, as proposed, requires that a lot
consolidation be approved by the City Council and the necessary
resolution should be processed at the same time as the site plan
approval. Requires Final Plat approval.
1
N/A Yes No
7. _ _ X Complies with standard utility/drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.) Will comply when the Final Plat is filed with
Hennepin County.
8. X _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities. See Item No. 7.
10. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated. Xenium Lane may
be vacated to the North when Xenium Lane is extended to Northwest
Boulevard.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2
UTILITIES AND TRAFFIC:
N/A Yes No
12. _ _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
X MN DOT
Hennepin County
X MPCA
State Health Department
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
13. X Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
14. _ _ X Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance. See Item J.
15. X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
16. _ _ X Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existine fire hydrants
inoperable. Place the Post Indicator Valve between the hydrant and
the buildine.
3
N/A Yes No
17. X
18. X
19. X
Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per City
Engineering Guidelines Detail Plate No. W-2. This plate should be
referenced on the site plan.
Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of 100 foot intervals.
Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
20. _ _ X All existing street right-of-ways are required width -
Additional right-of-way will be required on Xenium Lane 40 feet
from centerline.
21. X _ Complies with site drainage requirements -
The City will not permit drainage onto a City street from a private
parking lot; therefore, the site plan shall be revised accordingly.
4
N/A Yes No
22. _ X _ Curb and gutter provided -
The City requires B-612 concrete curb and gutter at all entrances
and where drainage must be controlled, Curb Stone may be used where
it is not necessary to control drainage. For traffic control either
B-612 or curb stone is required around the bituminous surfaced
parking lot. The site plan shall be revised to indicate compliance
with this requirement.
23. X _ Complies with parking lot standards -
The City will require that all traveled areas within the parking
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard City design with six inches of Class 5 100% crushed
limestone and three inches of 2341 wear or five and one-half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 100% crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements.
STANDARDS:
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right-of-way. All connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water
service and storm sewer as-builts for the site prior to occupancy
permits being granted.
26. X The site plan complies with the City of Plymouth's Engineering
Standards Manual dated 1985. See Items 4 5. 7. 9. 10, 12, 13, 14,
15, 16, 17, 18, 20, 28A. B. C. D. E. F. G. H. I. J. K.
5
SPECIAL CONDITIONS REQUIRED:
27. A. Drainage calculations shall be provided for storm sewer design capacity.
B. Cross easements for the storm sewer and watermain will be required.
C. The Developer shall obtain an easement from the Stone Hill Development for the
storm water drainage in the Southwest 1/4 of the site.
D. Fire flow calculations shall be provided.
E. All connection to the City watermain, where existing stubs are not provided
shall be wet -tapped.
F. Xenium Lane to the North shall remain until Xenium Lane is extended to
Northwest Boulevard.
G. Additional Gate Valves.
1. Coach Homes - Gate valves shall be required East, North and South of the
cross.
2. Town Homes - Gate valves shall be required south of the tee at the
intersection of Xenium Court cul-de-sac and Xenium Lane and north and
south of the tee of the north/south interior watermain.
3. A valve shall be placed at the common property line of Lots 1 and 57.
H. Show the existing valves and water service (8") on Xenium Lane at the
intersections to the site.
I. The service for the 35 unit apartment building along with the post indicator
valve and Fire Department connection shall be shown on the site plan.
J. Additional or Relocated Fire Hydrants.
1. Add a Fire Hydrant north of the south Fire Lane access for the 35 unit
apartment building.
2. Relocate the hydrant north of Lot 7 to the intersection of the drive aisle
and Xenium Court.
3. Relocate the hydrant east of Lot 14 to the intersection of the Drive
Aisles.
4. Add a Fire Hydrant between Lots 31 and 32.
5. Add a Fire Hydrant at the northeast corner of the Coach Home located on
Lot 62.
0
K. A flared end section shall be added where the on site storm sewer outlets in
to the existing ditch at the north plat line.
J. Private street lights cannot be installed on Xenium Court. If the owner wants
street lighting he shall petition the City for public street lights.
a
Submitted by.
C engineer
7
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