HomeMy WebLinkAboutPlanning Commission Packet 03-31-1988CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT TO PLANNING COMMISSION
AND CITY COUNCIL
REPORT DATE: March 31, 1988 MEETING DATE: April 13, 1988
FILE NO.: 88015
PETITIONER: Wally Anderson for ARADCO
REQUEST: Planned Unit Development Concept Plan, Comprehensive Plan Amendments
to both the Sanitary Sewer Element and the Staged Growth Element for
the development of approximately 51 acres for 93 single family detached residential
units and 148 units of attached multi -family residential units, and a public park. As
part of the proposed development, the petitioner requests approval of an amendment to
the Comprehensive Plan, Sanitary Sewer and Staged Growth Elements to allow for the
servicing of a portion of the 51 acres which is within the Post -1990 Urban Service
Area, with sanitary sewer.
LOCATION: East of 42nd Avenue North and Fernbrook Lane
GUIDE PLAN CLASS: LA -3 (high medium density ZONING: FRO (future restricted
residential) development)
BACKGROU14) :
A portion of this 51 acres was reviewed by the City a couple of years ago and the
application was denied on the basis that the proposed density and housing type did not
meet the intent of the Comprehensive Plan.
A Public Informational Hearing for the Planned Unit Development Concept Plan has been
scheduled; a public hearing notice has been published in the legal newspaper for the
proposed Comprehensive Plan amendment to both the Sanitary Sewer and Staged Growth
Elements; and, property owners within 500 feet have been notified of the requests. A
development sign was also placed on this property.
PRIMARY ISSUES AND ANALYSIS:
1. The proposal calls for the property to be developed within the Planned Unit
Development provisions of the zoning ordinance. The proposal is described in
the first two pages of the project narrative. The natural amenities of the
project are identified and the design goals are described.
2. The zoning ordinance directs the Planning Commission to consider the following
when reviewing a Concept Plan:
A. The relationship of the proposal to the surrounding neighborhood. The
adjoining property to the east is designated LA -3 (high medium density
residential) and contains one single family home. The adjoining
properties to the south are LA -3 and are developed with older single
family homes. The adjoining property to the west is LA -1 (low density
residential) and is developed with sinqle family homes. The adjoining
property to the north is LA -3 and is developed with a single family home.
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Wally Anderson, ARADCO
April 13, 1988 Planning Commission Meeting
March 31, 1988
B. Compliance with the City Ordinance and the Comprehensive Plan.
1) It is at this stage that the Planning Commission is to determine if
the proposal meets the expected Attributes for a Planned Unit Develop-
ment (PUD) as stated in Section 9, Subdivision 0 of the Zoning Ordin-
ance. A copy of the Attributes is attached for reference. It is
suggested that the Planning Commission, for purposes of making this
decision, answer the following questions. If one or more of these is
answered negatively, through discussion, then the merits of this
design as a PUD is not warranted.
a) Are there benefits of new technology and building design,
construction and development?
b) Did the petitioner use trained and experienced professionals to
prepare the plans?
c) Is the layout more efficient and effective in streets, utilities,
and lesser cost?
d) Is there more useable and suitably located recreational facilities
and other public and common facilities than would otherwise be
provided under conventional land development procedures?
e) Does the layout preserve and enhance desirable and natural site
characteristics?
2) The petitioner is requesting the allocation of two bonus points based
on the project size, and on the provision for a variety of housing
types, detached single family with attached -- 40% or less. This
would allow a density of 6 units per acre for that land above the 100 -
Year High Water Elevation, which is approximately 241 units.
3) The Thoroughfare Guide Plan identifies that Berkshire Lane is a minor
collector running through the eastern portion of this site.
4) The Comprehensive Park Plan calls for a portion of a neighborhood park
to be located in the northeast portion of the subject property, with a
snowmobile trail located along I-494.. The proposed concept plan
designates the required park and trail; 12.9 gross acres (5.5 net
acres) are proposed for dedication.
5) The petitioner requests approval of two Comprehensive Plan amendments
which are essential to the proposed PUD and its staging. One involves
the Sanitary Sewer Element and one the Staged Growth Element to re-
direct sanitary sewer flow from the North Central District to the
Northwest District and, to service land in the Post -1990 Urban Service
Area by using the utilities located within the Northwest District.
Approximately 30 of the 51 acres are located within this area. The
remaining portion of the property is located within the Northwest
District and is not within the Urban Service Area or served with
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Wally Anderson, ARADCO
April 13, 1988 Planning Commission Meeting
March 31, 1988
sanitary sewer. Thus, only about 21 acres could be platted and
developed now without these amendments.
It is anticipated that property located within the North Central -11
Sub -District, in the Post -1990 Urban Service Area, will have trunk
sanitary sewer service after 1992.
The basis for locating a portion of this property in the North Central
District in the Post -1990 Urban Service Area, was in part the
separation of the North Central Sewer District and the Northwest Sewer
District. Refer to the Engineer's Memorandum which reviews the pro-
posed amendments in the context of serving land from a different sewer
district.
The City Council has approved (and the Metropolitan Council has
concurred) Staged Growth Plan amendments when it was demonstrated the
property could be served by gravity (not lift station) sewer from
existing trunk lines. This is possible here, only if the sewer plan
is amended to allow a "switch" in Districts, which seems feasible.
6) The Northwestern Bell building would remain within this Planned Unit
Development on approximately 3.9 acres. It is allowed as an essential
services building.
PLANNING STAFF COMMENTS:
1. The proposed Planned Unit Development does demonstrate that unusual and worth-
while natural features of the property have been considered as part of this
planning. The expected PUD Attributes have been positively addressed.
Specifically, demonstrated benefits of new technology and building design
construction, and land development; a more efficient use of streets, utilities,
and public facilities; useable and suitably located recreational facilities;
and, preservation and enhancement of the natural site characteristics have been
demonstrated as merits for PUD status.
2. The PUD Preliminary Plan/Plat application should address screening and trans-
ition along County Road 9 and the northern portions of the single family
development which will eventually abut multi -family development.
3. We concur with the Engineer's recommendation that there is merit in amending
the Sanitary Sewer Element, and thus, the Staged Growth Element in redirecting
the sewage flow from one District to another.
4. The detached housing is allowed in LA -3/R-3 areas only by virtue of the PUD,
and, thus, can be viewed as discretionary as to location and amount in
consideration of the design and attributes.
5. The Commission should review the concept that includes the exception parcels to
determine whether the possible development shown is reasonable. The City can-
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Wally Anderson, ARADCO
April 13, 1988 Planning Commission Meeting
March 31, 1988
not mandate that the other owners participate in the development; however, it
is appropriate to have feasible planning concepts prepared which can be shared
with the other owners, neighbors, and the future developers and residents.
This is consistent with past actions involving similar circumstances. It is
particularly significant here since, now, the existing single family dwellings
are non -conforming under LA -3/R-3.
RECOMMENDATION:
We recommend approval of the proposed Planned Unit Development Concept Plan and Compre-
hensive Plan Amendments for the Sanitary Sewer Element and the Staged Growth Element,
on the basis that the proposal does meet the Ordinance provisions for Planned Unit
Developments, and the feasibility of redirecting sewage flow from one District to
another.
Submitted:
Blair Tremere, Director, Community Development
ATTACHMENTS
1. Recommendations
2. Location Map
3. PUD Attributes
4. Engineer's Memorandum
5. Project Narrative
6. Large Plans
PLANNING COMMISSION MEETING APRIL 13, 1988
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR WALLY ANDERSON, ARADCO
88015)
WHEREAS, Wally Anderson, ARADCO, has requested approval of a Residential Planned Unit
Development Concept Plan for the development of 93 single family detached and 148 units
of multi -family attached dwelling units on approximately 51 acres located east of 42nd
Avenue North and Fernbrook Lane; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Informational Hearing and has recommended ;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOTA, that it should and hereby does approve the Residential Planned Unit Development
Concept Plan for Wally Anderson, ARADCO, for a development to be known as Emerald Green
consisting of 93 single family detached and 148 multi -family attached dwelling units on
approximately 51 acres located east of 42nd Avenue North and Fernbrook Lane, subject to
the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utility availability as
approved by the City Engineer.
3. Maximum density shall be six units per acre for the land at or above the
established high water elevation per the adopted City Storm Water Drainage Plan as
verified by the City Engineer. Density bonus points are assigned as follows:
a) +1 Project Size
b) +1 Housing Mix
4. Draft restrictive covenants for the private open areas shall be submitted with
preliminary plat/plan application.
5. A private trail system to be constructed within the project, providing residents
of the PUD with internal access, shall be bituminous and constructed to City
standards. It shall be completed prior to certification of occupancy of adjacent
or nearest dwellings.
6. No private drive access shall be permitted to Fernbrook Lane and County Road 9;
all private drives shall be provided by internal public streets.
7. Approval is contingent upon, and subject to the required review and response by
the Metropolitan Council to the proposed Comprehensive Plan Amendments, and the
Final Plan/Plat which shall be approved by the City Council prior to finalization
of the Amendment.
res/april(aradco)1
PLANNING COMMISSION MEETING APRIL 13, 1988
APPROVING COMPREHENSIVE PLAN AMENDMENTS FOR WALLY ANDERSON, ARADCO (88015)
WHEREAS, Wally Anderson, ARADCO, has requested approval of an amendment to the Sanitary
Sewer Plan and Staged Growth Plan Elements of the City's Comprehensive Plan for
approximately 30 acres located east of 42nd Avenue North and Fernbrook Lane; and,
WHEREAS, the Planning Commission has considered the request following a duly scheduled
public hearing and has recommended ;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the amendment to the Sanitary Sewer
Plan and to the Staged Growth Plan Elements of the City's Comprehensive Plan for
approximately 30 acres located east of 42nd Avenue North and Fernbrook Lane, subject to
the following conditions:
1. Approval of the Residential Planned Unit Development Concept Plan and related
exhibits.
2. The amendment to the Sewer Element is to redirect flow from a portion of NC -11
to NW -8.
3. The amendment to the Staged Growth Element is to urbanize that land that can be
served by gravity sewer via existing trunks.
FURTHER, Approval of the Comprehensive Plan Amendment is contingent upon, and subject
to the required review and response by the Metropolitan Council, and the Final
Plat/Plan which shall be approved by the City Council prior to finalization of the
Amendment.
res/april(aradamend)l
Pat> A7rR1 JgUrRS
c. The benefit to the developer is one of design and development flexibility; In
order to utilize this flexibility, the developer has the responsibility to
demonstrate that its utilization does indeed provide a development which has
substantial attributes to enhance the particular area or the City in total.
Expected attributes are:
1) Benefits from new technology in bulldino design, construction and land
development.
2) Higher standards of site and buildina design through use of trained and
experienced professionals in Land Planning, Architecture and Landscaping
to prepare plans for Planned Unit Developments.
9.) More efficient and effective use of streets, utilities and public facil-
ities to yield high quality development at a lesser cost.
4) More useable and suitably located recreation facilities and other public
and common facilities than would otherwise be provided under conven-
tional land development procedures.
5) Demonstration of affirmative design efforts toward the preservation and
enhancement of desirable natural site characteristics.
Amended Ord. No. 82-15)
5Eer y , .5mab 8
R.Ymou m 7.4#1ASS
d XD 1 N ANC -6
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: April 6, 1988
FILE NO.: 88015
PETITIONER: Mr. Wally Anderson, Aradco, Inc., 13445 Heather Street N. W., Anoka, Mn.
55303
CONCEPT PLAN: "EMERALD GREEN"
LOCATION; Proposed on 51 acres east of Fernbrook Lane, north of County Rd. 9 in
the northwest quarter of Section 15.
This memo was prepared in response to the request for conceptual approval for the above
referenced property. Documents in support of the request were submitted by McCombs -
Frank -Roos Associates and received in this office on March 2, 1988.
1) Our assessment records indicate that this property has not been fully assessed
for sanitary sewer area charges and watermain area charges. These assessments
will be detailed in the Engineers Memo for the Preliminary Plat.
2) There are street and utility pending assessments for Fernbrook Lane Project 544
in the amount of $125,648.20. The Assessment Hearing for this Project is
tentatively scheduled for June or July, 1988.
3) The City will require utility and drainage easements 10 feet in width adjoining
all streets and 6 feet in width adjoining the side and rear lot lines.
4) The City will require 10 foot utility and drainage easements on each side of a
public utility where these utilities are proposed to be installed.
5) The developer will be responsible for the construction of necessary watermain,
sanitary sewer, storm sewers and streets to serve the site including the
sanitary sewer along County Rd. 9 that needs to be extended to serve this site.
6) The City will require a final plan and profile proposed sanitary sewer,
watermain, streets and storm sewers, plus an erosion control plan that is in
accordance with our Engineering Guidelines.
7) The City will require a storm drainage plan showing proposed finished contours
and or arrows indicating how the proposed plat will ultimately drain. This
material must be submitted in conjunction with proposed storm sewer plans. The
City will then review the proposed storm drainage plans to make sure they are in
compliance with the City's Comprehensive Plan for Storm Drainage System.
MEMO - CONCEPT PLAN
Page Two
8) An additional 23.5 feet of right-of-way will be required along Fernbrook Lane
making the total distance from center line 40 feet. The right-of-way for
Berkshire Lane shall be 60 feet wide. All interior street right-of-ways may be
50 feet wide.
9) Berkshire Lane shall be constructed to a 40 foot wide, 9 ton street, all
interior streets shall be 33 feet wide back to back, 7 ton design.
10) The developer shall petition the City to construct 41st Avenue from Empire Lane
to Fernbrook Lane.
11) Sanitary Sewer Service shall be provided to the north plat line between Lots 11
and 12 Block 13.
12) The storm sewer drainage plan indicates a 30 inch storm sewer through this site
from Fernbrook Lane. The City has provided a ponding area south of 42nd Avenue
and west of Fernbrook Lane. The developer's engineer shall review the storm
drainage in this area to see if the 30 inch pipe may be reduced in size.
13) Part of this proposed development is located in sanitary sewer district NC -11
and is proposed to be rerouted through NW -8. The Engineering Department has
reviewed this proposal and recommends approval only because most of the area
proposed to be rerouted will be City Park.
14) A storm water drainage map with runoff calculations and pipe capacity
calculations shall be furnished to the City prior to the final approval of the
storm sewer system.
15) The City will require a dedication of drainage easements for pond SC-P10B below
the elevation of 933.0.
16) The City and the developer's engineer shall investigate the alignment and grade
of the extension of Berkshire Lane to Fernbrook Lane prior to final plat
approval.
SUBMITTED BY:1-.:'_' , 11-,1/'J.-'
Chester J. J. i_aXrison, Jr., PSE'.
City Engineer
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McCombs Frank Roos Associates, Inc.
St. Cloud Engineering & Enviroscience, Inc.
REPORT
EMERALD GREEN
CONCEPT PLAN
MARCH, 1988
Engineers
Planners
Surveyors
APR (5 1968
di DEPT.
15050 23rd Avenue North, Plymouth, Minnesota 55447, Telephone 612/476-6010
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EMERALD GREEN
CONCEPT PLAN
March, 1988
TABLE OF CONTENTS
Table of Contents
Introduction
Natural Resource Analysis
Zoning and Land Use Guide
Circulation
Utilities
Park System
Quantative Analysis
Staging
Financing
Requested Action
A. Location Map
Vicinity Map
Land Use Guide Map
B. Existing Topography and Natural Features
C. Concept Plan
D. Concept Sanitary Sewer Plan
INTRODUCTION
ARADCO, Inc. proposes herewith a RPUD Concept Plan (Exhibit 2) consisting
of 93 units of single family detached housing and 148 units of attached medium
density multi -family housing (apartments or condominiums). Additionally, this
proposal includes a request to amend Plymouth's Staged Growth Plan and the
Comprehensive Sanitary Sewer Plan.
This fifty-one acre development is an effort to jointly plan and design as
much continuous land as possible, in order to provide a more uniform and
cohesive land development pattern for this area. Attempts have been made to
tie in more land immediately to the north and east of this proposed
development, however, those efforts have not proved successful and therefore,
this concept plan reflects development alternatives for this site within the
context of the City's Comprehensive Plan and the existing site parameters.
Project information, including Vicinity Map, Location Map, Land Use Guiding
and Property Ownership, is found in Exhibit A. Exhibit 6 gives reference to
the topography and natural features of the site - to wit - 90' of elevation
difference between high and low points on the site, natural ponding and water
courses, and significant vegetative stands. The Concept Plan for this proposal
is shown in Exhibit C.
In addition to working with the existing natural site features, a major
goal of the Concept Plan was to maintain consistency with the City's
Comprehensive Plan. Major aspects of the Comprehensive Plan as it relates to
this project (utilities, circulation, parks and trails, and land use) are
discussed in detail in later sections of this report.
Transition elements for the single family land uses include existing and
proposed roaaways, open spaces - trails, landscaping and, where applicable,
berming. Transition design for the multi -family housing includes: existing
and proposed roadways, spatial separation, landscaping and berming.
The minimum lot size for the single family lots is 6,000 square feet. This
smaller lot size is similiar in design to the existing James Town Development
in the vicinity of Zachary Lane and Schmidt Lake Road in Plymouth. The
developers propose single family residential lot coverage ratios of 20%,
thereby allowing for a miximum foundation and structured patio size of 1,200
square feet.
I NATURAL RESOURCE ANALYSIS
Currently, the majority of the 51.5 acre proposed development site is
undeveloped, open, urban area. Two exceptions to this vacant land assessment
are the Northwestern Bell building located on Fernbrook Lane, 500 feet south of
Rockford Road, and a small structure on Rockford Road, approximately 200 feet
east of Fernbrook Lane. The most notable natural feature of the site is the
topographic relief of about 90 feet from 1020+ at the highest point, to 931+ at
the low point in the ponding area. The western half of the site is gently
rolling, while the eastern portion of it falls dramatically from the southern
high area to the northern ponding area.
Other site natural features include a 7.9 acre ponding area in the
1 northeastern section of the proposed development and significant tree cover in
the central and eastern portions of the site. Soils across the site consist
predominantly of Hayden loam with slopes ranging from 2 to 24 percent.
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ZONING AND LAND USE GUIDING
Current zoning for the proposed development site is FRD (Future Restricted
Development) District. Land Use Guiding for the site is LA -3 (High Medium
Density Residential). Land Use Guiding for this site and neighboring areas is
shown in Exhibit A.
The proposed is consistent with the Comprehensive Plan as it relates to
land use.
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CIRCULATION
Access to the proposed development will be through public streets. The
project is roughly bounded by County Road Number 9 (Rockford Road) to the
South, Fernbrook Lane to the West and Interstate Highway 494 to the East.
Berkshire Lane, a minor collector presently platted to the south central
boundary of the site, is proposed to be extended through the development
eventually aligning with 43rd Avenue North at Fernbrook Lane. A tentative
alignment for this extension is presented in Exhibit C, the Concept Plan.
Access through the site will be through a system of public roads and, for
some lots, private drives. The concept of private drive access to single
family lots has been successfully used in an existing project called James
Town.
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Project phasing is generally intended from east to west. This development
pattern would allow access from Fernbrook Lane at 42nd Avenue North and the
proposed 41st Avenue North. Continued development to the east would
incorporate the extension of Berkshire Lane for access to the multi -family
site. Berkshire Lane (a minor collector) will also serve as a transition
element between the single family and multi -family residential sites. All
interior streets are to be constructed by the developer.
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PROPERTY TO EAST
Properties to the east, south and west of this proposed development could
be developed by street extensions shown on the Concept Plan. The property to
the south could access the proposed 41st Avenue North. The property to the
east (of the southwest portion of this proposal) could be developed into
one -acre lots through the extension of cul-de-sacs (as shown on the Concept
Plan) and the property to the west (of the northeast portion of this proposal)
could be developed by the extension of Berkshire Lane to Fernbrook Lane.
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IUTILITIES
The proposed development falls within the Metropolitan Urban Service Area
MUSA) line for the extension of sanitary sewer to .the site. The portion of
the development under the ownership of Howard Hytgan (in the northeast corner
of the project), however, lies outside of the City Urban Service Area (CUSA).
See Exhibit A for the above described area. Sanitary sewer is available in the
platted northerly end of Berkshire Lane. The design of the multi -family area,
although outside the CUSA line, would allow for gravity access to the sanitary
sewer extension from Berkshire Lane. See Exhibit D Concept Sanitary Sewer
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Plan. The developer will complete all the interior utility extensions
necessary to serve the development.
WATERMAIN: Watermain is available at Fernbrook Lane and 42nd Avenue
North, Fernbrook Lane and the proposed 41st Avenue North,
and the northerly extension of Berkshire Lane.
SANITARY SEWER: Sanitary sewer is available to the site at several
locations. The multi -family area, together with that
portion of the single family residential area with access to
Berkshire Lane, will be served by an 8" sanitary sewer
extension from Berkshire Lane. The remainder of the single
family residential sites will by served by an 8" extension
from MH N388 in Rockford Road, running parallel to the
existing 8" sanitary sewer service in Rockford Road, and
then entering the site along the common lot line of the
proposed Lots 1 and 2, Block 4; thence continuing in the
proposed public streets until it connects to an existing dry
sanitary sewer service at Fernbrook Lane and 42nd Avenue
North. The proposed connection of sewer service at
Fernbrook and 42nd Avenue allows for the activation of the
existing sanitary sewer serving a portion of the area to the
west of this proposed development.
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The project site is guided LA -3, and is located in two
separate sewer drainage districts as outlined in the
Comprehensive Sewer Policy Plan. The southern portion of
the site, which includes 22.7 acres, is serviced by the
Northwest District (sanitary sewer access is immediately
available along County Road 9), while the remainder of the
project is in the North Central District. Service to the
North Central District is currently unavailable, and the
portion of the site that is located in this district is also
located in the Post -1990 Service Area as shown in the City's
Staged Development Plan. This area includes 28.8 gross
acres, or 21.4 developable acres (deducting ponding
acreage).
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Using an average daily flow of 1400 gallons per acre per day
from the Comprehensive Sewer Policy Plan for LA -3 guided
property) an additional 29,960 gallons per day (= 21.4 acres
x 1400 gallons per acre per day), or 21 gallons per minute,
are proposed to be sewered to the Northwest District. The
entire project site of 51.5 net developable acres will
generate a wastewater flow rate of 71,740 gallons per day (_
44.1 acres x 1400 gallons per acre per/day), or 43 gallons
per minute. Based on the site topography, the entire site
can be most economically served as herein proposed. If the
1 northern portion of the site were to be serviced to the
Northwest, the sewer extensions from this district would be
required to be extremely deep to service this area.
STORM SEWER: The development will control surface water run-off in
accordance with the City's Compulsive Storm Drainage Plan.
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PARK SYSTEM
The City of Plymouth's Comprehensive Plan suggests a neighborhood park in
the northeastern area of the proposed development. In addition to the park,
the Park and Trail Plan also recommended a hike and bike trail in the vicinity
of the central portion of this proposed development. The Concept Plan (See
Exhibit C) shows approximately 5.5 net acres of park in the northerly portion
of the site and a system of private trails allowing for access through the site
and to the proposed park. In total, 5.5 net acres of the site are proposed to
be dedicated as public parks/trails, or 12.5% of the site's net residential
acreage of 40.2 acres.
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QUANTITIVE ANALYSIS
The overall gross site area includes 51.5 acres of LA -3 guided property.
Of this amount, the Northwestern bell site encompasses 3.9 acres, leaving a
gross residential acreage for density calculations of 47.6 acres. Based on
on-site storm ponding areas as designated in Plymouth's "Storm Drainage Plan",
the gross allowable area is determined as follows:
Net Residential
Land Use Gross Acreage Ponding Acres * Area
LA - 3 47.6 7.4 40.2 Ac.
Plymouth Storm Pond SC -P10 -B
For residential density calculation purposes, the net allowable residential
guided land is 40.2 acres. Utilizing the "Bonus Point Calculation Criteria" as
contained in Section 9 of the Zoning Ordinance, the allowable density proposed
is based on +2 bonus points. Bonus points are calculated as follows:
BONUS POINT CALCULATION
A. Project Size +1
B. Affordable Housing 0
C. Housing Mix +1
D. Open Area 0
TOTAL +2
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Private open spaces for the project consist of a combination of linear
trail systems and tot lots. A summary of the private open areas is as follows:
OUTLOT ACREAGE USE
A .48 Tot Lot/Trail
B .11 Trail
C .44 Trail
D .62 Tot Lot
E .25 Trail
TOTAL 1.90
These outlots will be commonly owned by a homeowner's association
consisting of all single family lots, and this association will be responsible
for the maintenance of the outlots.
A tabulation of the open space for the residential area is as follows:
Gross Residential Acreage
DENSITY NET ACRES
47.6 Ac
Less: Ponding Areas 7.4 Ac
241 units
Required Public Park 5.5 Ac
Street Right -of -Way 4.8 Ac
UNITS
Required Buildings
5.0 units/acre x 40.2 AC = 201 units
Driveways, Rear
and Side Yards 28.8 Ac
TOTAL DEDUCTIONS 45.5 Ac)
NET PRIVATE OPEN SPACE 1.9 Ac
PERCENTAGE OF PRIVATE OPEN SPACE 4.1%
Outlot F, 5.5 net acres (12.9 gross acres) will be dedicated to the City
for park purposes.
From the "Bonus Point Calculation Table" of the ordinance, the permitted
gross density for +2 bonus points is calculated as follows:
USE DENSITY NET ACRES UNITS
LA -3 6.0 units/acre x 40.2 AC = 241 units
If no bonus points are allowed, the permitted gross density is:
USE DENSITY NET ACRES UNITS
LA -3 5.0 units/acre x 40.2 AC = 201 units
The proposal for the residential area is for 93 single family lots and 148
attached multiple (apartment or condominium) units.
STAGING
Construction is planned to begin in 1988 and last for one to three years.
It is the developer's intention to develop the site from the west to the east.
Site grading, utilities, and street construction would be constructed in
general accordance with the development staging.
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FINANCING
The project is proposed to be privately financed by the Owners of the
property.
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REQUESTED ACTION
The requested actions are for: (1) an amendment to the Staged Growth Plan,
2) an amendment to the City's Comprehensive Sanitary Sewer Plan, and (3)
approval of a Concept Plan for a Residential Use Planned Unit Development
RPUD) including the net +2 bonus points for density consideration.
The benefits to the City of Plymouth for considering this project as a
Planned Unit Development are summarized as follows:
1. A higher standard of professionally designed building sites is
achieved. LA -3 Land Use guiding for this site would allow for 5 units
per acre with no bonus points and 6 units per acre with 2 bonus
points. With conventional platting these parcels of land would be
developed in a piece -meal fashion. A higher standard of
professionally designed building sites is achieved because the
Developer is able to combine several smaller parcels of land to be
planned and designed together. This Planned Unit Development assumes
that a larger portion of this area will be harmoniously designed to
insure the best use of the site for building sites, preservation of
natural features and efficient and effective design of streets and
utilities.
2. A more efficient and effective use of streets, utilities and public
facilities is achieved that yields a high quality development at a
lesser cost. By preserving the natural site characteristics while
simultaneously maintaining overall site densities, the amount of
street and utility frontage for individual lots is reduced, and this
allows site development to be completed at a lesser cost in a more
efficient and effective manner. In this 5D -acre development, a total
of 5.5 acres of land is proposed to be deeded as public park, and an
additional 7.4 acres for ponding. This dedication will not only add
to the quality of this development, but will benefit the entire City.
Additionally, 1.9 acres of private open space is proposed. The
primary attribute of the 1.9 acres is to provide for trails and other
open recreation and preservation space for the neighborhood. In
total, approximately 25 percent of the site will be protected from
future development while maintaining overall site densities similiar
to a conventional plat. This demonstrates clearly that this proposed
project has efficiently and effectively utilized public facilities
while maintaining a very high quality development with substantial
amounts of land being retained as public and private open areas.
Additionally, the costs for the maintenance of the private open
spaces, which is the responsibility of the homeowner's Association,
will have a larger assessment base because the overall project density
has been retained.
3. The proposed privately owned open spaces combined with the proposed
park dedications assures more usable recreational facilities than
would otherwise be provided under conventional land development
procedures.
4. As discussed earlier in this report, a considerable portion of the
project's natural site characteristics are being preserved through the
utilization of private open spaces, public parks and ponding areas.
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CONCEPT SN 17 S EKE PlA1-1
mAS Known sssocu*es. x EMERALD 6KEEN ARADCO, INC.