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HomeMy WebLinkAboutPlanning Commission Packet 04-13-1988ED CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: March 30, 1988 COMMISSION MEETING DATE: April 13, 1988 FILE NO.: 88020 PETITIONER: Richard Fyock, Prudential-Scanticon Conference Center REQUEST: Conditional Use Permit Amendment to allow for the accessory health and fitness facility to be opened to people employed within the industrial district, city-wide. LCXATION: 3131 Campus Drive GUIDE PLAN CLASS: CL (Limited Business) ZONING: MPUD 81-1 The existing building and facility were approved in December 1985 under Resolution No. 85-971. The proposal at that time was to allow the accessory health and fitness facility to be opened to employees/tenants of the Northwest Business Campus. A public hearing notice has been published in the legal newspaper. Property owners within 500 feet have been notified. A development sign was placed on the property. PRIMARY ISSUES AND ANALYSIS: 1. The site complies with the ordinance provisions and requirements relating to the proposed use along with the number of parking spaces and design of the parking lot for any additional traffic that may be caused by the membership of the facility expanding to people outside of the business campus. Covenenants have been placed on the property referencing the possible construction of a future parking ramp that was approved with the initial building. 2. A copy of the club's membership should be provided to the City on a yearly basis with the member's place of employment so verification can be made. 3. A membership cap of. 400 is proposed, and this is inclusive of all members drawn from the Northwest Business Campus. Page 2 Staff Report for Planning Commission Meeting April 13, 1988 Richard Fyock PLANNING STAFF CCI 43M: 1. The conditional use permit amendment complies with the ordinance requirements in that the facility is still only available for persons who are employed within the industrial district. 2. The cap on the total membership is significant. The scope of the marketing, would be broadened to include persons who work in the various I-1 areas and in the immediate area. once, stabilized, the membership, over time, would tend to be primarily from the Northwest Business Campus which is developing. o • is u• We recommend approval of the conditional use permit amendment subject to those conditions as reflected in the draft recommendation. Submitted by: Ce —6 ' Blair Tremere, Di ector of Community Development 1. Recommendation 2. Location Map 3. Resolution No. 85-971 4. Petitioner's Narrative 5. Conditional Use Permit Criteria PLANNING COMMISSION MEETING APRIL 13, 1988 APPROVING A CONDITIONAL USE PERMIT AMENDMENT FOR RICHARD FYOCK, PRUDENTIAL SCANTICON CONFERENCE CENTER FOR SCANTICON-MINNEAPOLIS FITNESS CENTER (88017) WHEREAS, Richard Fyock, Prudential Scanticon Conference Center, has requested a Conditional Use Permit ,Amendment for the Scanticon-Minneapolis Fitness Center at 3131 Campus Drive, to allow extended memberships for people employed within the Industrial District, City-wide; 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 Richard Fyock, Prudential Scanticon Conference Center, for a Conditional Use Permit Amendment for the Scanticon-Minneapolis Fitness Center, 3131 Campus Drive, to allow extended memberships for people employed within the Industrial District, City-wide, subject to the following conditions: 1. The permit is subject to all applicable codes, regulations and Ordinances, and violation thereof shall be grounds for revocation. 2. The permit is issued to the Scanticon-Minneapolis as operator of the facility and shall not be transferable. 3. The site shall be maintained in a sanitary manner. 4. Any signage shall conform with the City Ordinance standards. 5. The permit shall be reviewed in one year to assure compliance with the conditions. 6. A copy of the club's membership shall be provided to the City on an annual basis, listing the member's place of employment. 7. There shall be a membership cap for 400 club members. res/april(scantcup)l TH 0 0 J 0 CITY OF PLYMOUTH Pursuant to due call and notice thereof a Regular meeting of the City Council of the City of Plymouth, Minnesota, was held on the lftii day of neCambat • 192E - The following members were present: Mayor DavenpQrt, Neils Schneider and 4asiliou The following members were absent: none rw Councilmember Neils introduced the following Resolution and moved its adoption: RESOLUTION NO. 85-971 APPROVING MPUD FINAL SITE PLAN, CONDITIONAL USE PERMITS AND VARIANCE FOR SCANTICON CORPORATION AND PRUDENTIAL INSURANCE CO. (85117) (MPUD 81-1) WHEREAS, Scanticon Corporation and Prudential Insurance Company have requested appro- val of Mixed Planned Unit Development Final Site Plan, Conditional Use Permits, and Variance for "Scanticon Conference Center" to be located on Lot 1, Block 1, Northwest Business Campus 6th Addition, northwest of Campus Drive and Xenium Lane; and, WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Scanticon Corpora- tion and Prudential Insurance Company for MPUD Final Site Plan, Conditional Use Permits, and Variance for "Scanticon Conference Center" to be located on Lot 1, Block 1, Northwest Business Campus 6th Addition, northwest of Campus Drive and Xenium Lane, subject to the following conditions: 1. Compliance with City Engineer's Memorandum 2. Payment of park dedication fees -in -lieu of dedication with appropriate credits In an amount determined according to paving costs and according to the Dedica- tion Policy in effect at the time of Building Permit issuance. 3. Provisions for trail easements per Comprehensive Park Plan, as verified by the Parks and Engineering Departments, with submittal of detailed plans as tc con- struction of the trail per City standards. 4. Compliance with Policy Resolution No. 79-80 regarding minimum floor elevations for new structures on sites adjacent to, or containing any open storm water drainage facility. 5. Submission of required financial guarantee and Site Performance Agreement for completion of site improvements. 6. Signage shall be in compliance with the proposed plans and includes variancesfortwofreestandingsignsandforSignBtohavea10ft, setback and be 75 sq. ft, in size. 7, Any subsequent phases or expansions are subject to required reviews and approv- als per Ordinance provisions. PLEASE SEE NEXT PAGE 0 Resolution No. 85-971 Page two S. A variance is granted for the location of fire lanes, per Fire Chief's recommendation. 9. All waste and waste containers shall be stored within the enclosure and no out- side storage is permitted. 10. Appropriate legal documents as approved by the City Attorney are to be filed as covenants on the property identifying that the future use of thebuildingmayrequiretheconstructionofaparkingramptosatisfyOrdinanceparkingrequirements, prior to issuance of a Building Permit. it 11. accordanceCity with rthee proof -of -parking detemins the ned for additional Approval g i eludes t installed If the the deferral of 954 parking spaces. 12. If, during site development, it is found that an existing tree which was to be retained cannot be retained per the approved landscape plan, the petitioner shall verify in writing the new planting by size, type, and location, which shall be installed as replacement of the existing tree. 13. The proposed atrium shall be constructed per the applicable Uniform Building Code, as approved by the Building Official. 14. Approval includes a conditional use permit for work to be completed within the Flood Fringe Areas, per approved grading plan, as verified by the City Engineer, subject to required permits from the Department of Natural Resources (DNR), the Army Corps of Engineers; and, Bassett Creek Watershed Commission. 15. Approval includes a conditional use permit for the use of the accessory healthandfitnessfacilitiesbyemployees/tenants of the Northwest Business Campus per petitioner's November 18, 1985 and November 21, 1985 correspondence. 16. The permit is subject to all applicable codes, regulations and Ordinances, and violation thereof shall be grounds for revocation. 17. The permit issued to Scanticon and Prudential Insurance Co. as operator of the facility, and shall not be transferable. 18. The site shall be maintained in a sanitary manner. 19. There shall be no outside display, sales, or storage of merchandise or related materials. 20. Building Permits shall not be issued until the required Indirect Source Permit is issued by the Minnesota Pollution Control Agency. The motion for adoption of the foregoing Resolutionand upon vote being bythereon, the Councilmember Schneider „ _.._ tiers ,.„,i Nail&. If..tnn voted in favor thereof. Mayor Davenport Counc _. The following voted against or abstai Whereupon the Resolution was declared Scanticon February 1.0, 1488 Mt'. Blair Tremere Director of Planning and Community Development The City of Plymouth 3400 Plymouth Boulevard Plymouth, Minnesota 55447 Dear Blair: Scanticon-Minneapolis is applying for an amendment to the existing Conditional Use "Permit which pertains to the Fitness Center. Presently, the resolution limits the accessory use of the facility to conference and hotel guests as well as tenants of the Northwest Business Campus. 6canticon-Minneapolis and Prudential are submitting an application to The City of Plymouth which wi.11 permit the marketing of memberships to those persons employed in the Planned Industrial Zoning f)istrict, city-wicle. Following an organized marketing and sales campaign through the Business Campus for five months, we have not been able to build a membership larger than thirty-five members. The population and demographics of: the Business Campus have changed since the original concept and feasibility studies. During the past five months of operation, Scanticon has been patronized by many of the tenants working and residing in the city of Plymouth. An expressed interest in the utilization of the Scanticon Fitness Center has been made by a considerable number of people employed within the industrial park district. It is their belief that the Fitness Center facility should be made available to those who are employed and reside within the district. Due to the physical size of the facility and the desire to generally restrict members to persons employed in the area, a membership 'cap' of four hundred is proposed. The solicitation of members would continue to focus on the Northwest Business Campus, although a broader marketing effort would be made in the planned industrial park areas of Plymouth. Northwest Business Can r:js. 313 Cay*,,- U,wc P,:' 16121 559-6000 'telex 9A,24043b5 ;5c ,!,o r ar D Scanticon Mr. Elair Tremere r'cbruary 10, 1988 Page Two We do not foresee parking as being a problem due to the fact that surveys show only one third of the total membership of a health facility is active, as well. as the fact that the usage is spread out over a fourteen hour period. Surveys also show that the highest usage is from 5:00 P.M. to 8:00 P.M. With this time period being 'prime time,' the Conference Center, in contrast, experiences fewer conferees than any other time period during the day. The Prudential office building tenants would not be utilizing the parking facilities during these hours of which Scanticon shares the use when necessarv. The Scanticon Fitness Center is a facility which can be of benefit primarily to the people employed in the industrial park areas of the city. There is expressed interest on behalf of a number of companies and we therefore are proposing that the Conditional use Permit be amended. S c ely, Richard ock Gener Manager RF/cn r Co,,dr7+onc,i L(Se Pe""M,T C/ -t'7;,, -tor 2. Procedure. Before any Conditional Use Permit may be granted, the application therefore, shall be referred to the Planning Commission for purposes of evalua- tion against the standards of this Section, Public Hearing, and development of a recommendation to the City Council, which shall make the final determination as to approval or denial. a. The Planning Commission shall review the application and consider its con- formance with the following standards: 1 ) Compliance with and effect upon the Comprehensive Plan. 2) The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimen- tal to or endanger the public health, safety, morals or comfort. 3) The conditional use will not be injurious to the use and and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. 4) The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the District. 5) Adequate measures have been or will be taken to provide ingress, egress, and parking so designed as to minimize traffic congestion in the public streets. 6) The conditional use shall, in all other respects, conform to the appli- cable regulations of the district in which it is located. 5F CITY OF PLYMOUTH CONFUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: April 1, 1988 COMMISSION NOTING DATE: April 13, 1988 FILE NO.: 88034 PETITIONER: City of Plymouth REQUEST: Land Use Guide Plan amendment to reclassify approximately ten acres from LA -1 (low density residential) to LA -2 (low medium density residential) classification. LOCATION: West of Schmidt Lake Road and Saratoga Lane GUIDE PLAN CLASS: LA -1 (low density residential) ZONING: FRD (future restricted development) F.T..6.043,1 i 77 The Planning Commission at its March 23, 1988 meeting, directed the City to initiate the reguiding of this land so that the future right-of-way of Schmidt Lake Road is the dividing line between the proposed LA -2 (low medium density residential) and LA - 1 (low density residential) classifications. The Commission action was in conjunction with the tabling of Application No. 88010. A public hearing notice has been published in the legal newspaper, the property owners and property owners within 500 feet have been notified. PRIMARY ISSUES AND ANALYSIS: 1. Attached is a copy of the locational criteria for the LA -1 and LA -2 classifications. (See exhibits A&B). The LA -2 classification provides for a variety of housing types not to exceed six units per building. The IA -1 classification provides for single family development. The site can meet the locational criteria for both the existing LA -1 or the proposed LA -2 classifications. However, there is some concern with the LA -1 classification and the fact that the rest of the land located north and east of Schmidt Lake Road will be guided LA -2 and there is not a significant transition area between the two. 2. Adjoining property to the east is currently guided IP (planned industrial) with the pending proposal by John De4_ies to reguide that land to LA -2; property to the south is guided LA -1 with a portion developed as the "Wild Wings" subdivision and a portion is vacant; property to the west is guided LA -1 and is vacant; and, property to the north is guided LA -2 and is vacant. Paqe 2 Staff Report for Planning Commission Meeting April 13, 1988 City of Plymouth 3. The intent of the guide plan is that future Schmidt Lake Road is the separation or transition between the LA -1 area to the south and the LA-2/IP guiding to the north. When the plan was updated in 1980, an adjustment was made to the alignment of the road, due to the soils and wetland; this is notable because the "old" alignment was the same as the roadway easement acquired by the City many years ago in anticipation of the future road. PLANNING STAFF CCMMENTS: The appropriate separation between the LA -1 and LA -2 classifications is Schmidt Lake Road and thus, there is merit in reguiding a portion of the property located northeast of the future alignment of Schmidt Lake Road to LA -2. RECCVf4R,UATICN: We recommend approval of the land use guide plan amendment subject to those conditions as reflected in the draft recommendation. Submitted by: Blair Tremere, Di ector of Community Development ATTACHMEIIPS : 1. Recommendation 2. Location Map 3. Exhibits A & B RECOMMENDATIONS FOR PLANNING COMMISSION MEETING APRIL 13, 1988 FOR APPROVING LAND USE GUIDE PLAN AMENDMENT FOR THE CITY OF PLYMOUTH (98034) 1. Approval of the Land Use Guide Plan Amendment to reclassify land guided LA -1 (low density residential) to LA -2 (low medium density residential) is on the basis that the Comprehensive Plan Criteria are satisfied as to this being the highest and best use of this land. 2. Approval of the Land Use Guide Plan Amendment is contingent upon and subject to the required review and response by the Metropolitan Council, and the Final Site Plan which shall be approved by the City Council prior to finalization of the amendment. res/april(cityluq)l r, A. k, -r A The LA -1 designation on the Land Use Guide Plan identifies areas to be developed at the lowest residential densities. Guidelines and Criteria Density: - Up to 2 units per acre, except in Planned Unit Development (PUD) with maximum possible 3 units per acre applying "bonus points." Minimum Lot Area: - 18,500 square feet net non -PUD. Area determined by density range and approved design for PUD (40 acre minimum site). 5 acres net in areas not served by utilities. Public Utilities: - Required for all areas, except parcels of 5 or more acres. Corresponding Zoning - FRD (Future Restricted Development District) Designation: RI -A (Low Density Single Family Residence District) RPUD (Residential Planned Unit Development District) Type of Development: - Single family detached Development Location - Only type of residential development allowed in Criteria: areas not served by public utilities. Suggested for all areas over 1/3 mile from major collector or arterial. Not allowed adjacent to intermediate or principal arterial interchanges. 12- LE 1, T u Not allowed in areas indicated on the Land Use Guide Plan for non-residential uses or LA -3 or LA -4 residential areas unless a conditional use permit is obtained or unless part of a PUD. In PUD's involving LA -2, LA -3 or LA -4 housing types, at least one tier of single family lots or an equivalent depth of open space is required adjacent to developed single family areas designated LA -1 on the Land Use Guide Plan. Generally lower densities will be required on the interior and higher densities will be allowed on the periphery of walking neighbor- hoods. Facilities: - Neighborhood park within 1/2 mile walking distance of all dwelling units. Defined walkway system that connects most homes with most other homes in walking neighborhood areas. Trails, sidewalks or open space may be used to meet this requirement. Neighborhood shopping facilities within five minutes driving time from all homes. 13- v j5'A'h'T d AREA=LIVING LA = 2) Areas indicated for LA -2 development on the Land Use Guide Plan are intended for low -medium intensity use. A mix of single family and low density multiple will be characteristic through a number of zoning categories or the Planned Unit Development PUD) approach. In some areas in the LA -2 categories, it will be desirable to include some low density multi -unit development in return for preservation of open space and natural features. However, the gross density would remain the same despite the housing style selected. Guidelines and Criteria Density: - 3-5 units per acre. Minimum Lot Area: - 15,000 square feet net for single family detached. 9,250 square feet net per unit for two family attached. 1 acre net for more than 2 units per structure not to exceed 5 units). Area determined by density range and approved design for PUD (40 acres minimum). 5 acres net in areas not served by utilities. Public Utilities: - Required for all areas, except in the case of single family detached on parcel of 5 or more acres. Corresponding Zoning - FRD (Future Restricted Development District) Designation: R -IB (Low Density Residential District) R-2 (Low Density Multiple Residential District) RPUD (Residential Planned Unit Development District) 14- DEC 1980 Type of Development: - Single family detached Two family dwellings Multiple dwellings (townhouses, quadraminiums, apartments) Development Location - Allowed in all areas of the walking or driving Criteria: neighborhood. (Due to the range of housing types, it should be possible to form a suitable transition from all existing or proposed uses, to relate the development to most terrain and other natural features and to adequately buffer most adverse external effects.) In most circumstances, the higher densities will be located near the major points of access and on the periphery of the walking neighborhood, while the lower densities within the LA -2 area will be generally on the interior with access by minor or collector streets. Facilities: - Neighborhood park or private playground within 1/2 mile walking distance of all units. Defined walking system that connects most homes with most other homes in the walking neighborhood. Neighborhood shopping facilities within five minutes driving time from all homes, possibly adjacent to LA -2 areas if the appropriate access and transition features are present. 1 s- GSE i 30 SE CITY OF PLYMOUIi COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: March 30, 1988 COMMISSION MEETING DATE: April 13, 1988 FILE NO.: 88025 PETITIONER: Sussex Square Development RDFT: Preliminary Plat and Variances for Shiloh Ponds to develop approximately ten acres into eleven single family residential lots and a variance for the lot width. LOCATION: West of 29th Avenue North and Kimberly Lane GUIDE PLAN CLASS: LA -1 (low density residential) ZONING: R-lA (low density single family residential) BACKGROUND: There have been no previous planning applications on this property. A public hearing notice has been published in the legal newspaper and property owners within 100 feet have been notified. A development sign was placed on the property. PRIMARY ISSUES AND ANALYSIS: 1. The general development plan contemplates a single family dwelling on each of the eleven lots. 2. There is a single family home and detached garage on proposed Lot 2. This home will be setback approximately 5 ft. from 30th Avenue No. which will render this structure as "nonconforming" The intention of the petitioner is to remove the detached garage, but to allow the home to remain for a maximum of three years, and,to have it moved "as soon as possible." 3. The property to the north, south and east is developed with single family dwellings. The land to the west is vacant. 4. The proposed preliminary plat is designed in accordance with the R-lA zoning district standards for minimum lot area. The ordinance requires a minimum of 18,500 square feet for each lot with the proposal having lots ranging from 18,500 square feet to 98,400 square feet. Page 2 Staff Report for Planning Commission meeting April 13, 1988 Sussex Square 5. The variance from the Subdivision Code is for lot width. The proposal is to allow a lot width variance on 4 of the 11 lots (proposed Lots 2, 3, 4. and 5, Block 2). The variance is to allow widths ranging from 93 to 100 feet versus the ordinance minimum of 110 feet. The petitioner has addressed the variance criteria in the attached narrative. Also attached is a copy of the variance criteria. 6. Park dedication requirements would be cash fees -in -lieu of land dedication. 7. The Physical Constraints Analysis shows this property is located within the Bassett Creek Drainage district. The site is not located within a shoreland management district but does contain some wetlands. The site does not contain any major woodlands but does include some severe slopes. The soils on this site appear suitable for urban public sewers. PLANNING STAFF CCMMERrS: 1. There is merit for the lot width variances on the basis that the topography and physical constraints of the site merit the proposed road layouts. These lot widths are similar to the width proposed in subdivisions to the east of this site. 2. The request to leave the existing structure on the property for a maximum of three years is not consistent with the City's policies and the structure should be relocated or razed prior to an occupancy permit being issued for the first home. City policy and practice has been to require removal or relocation of existing dwellings and structures initially. once the land is platted, the lot containing the nonconforming structure can be sold and conveyed. The guarantee that the problem would be resolved "sometime in the future" would require complex legal agreements which would bar selling the property until the structures were removed. This is not practical for new developments, where homes are being built on adjacent lots and the disposition of the "old" structure has become a "City problem". a is u We recommend approval of the preliminary plat and variances subject to those conditions as reflected in the draft recommendation. Submitted by: ATPACHM NTS: Blair Tremere, Dir5/ctor of Community Development 1. Recommendation 2. Location Map 3. Petitioner's Narrative 4. Engineer's Memorandum 5. Large Plans APPROVING PRELIMINARY PLAT AND VARIANCE FOR NINA WILDMAN, SUSSEX SQUARE DEVELOPMENT FOR SHILOH PINES (88025) WHEREAS, Nina Wildman, Sussex Square Development, has requested approval for a Prelim- inary Plat and Variance for eleven single family lots to be located at the end of 29th Avenue North, south of County Road 24 at 17535 County Road 24; and, WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hear- ing and recommends ; 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 Preliminary Plat and Variance for Nina Wildman, Sussex Square Development for Shiloh Pines located at the end of 29th Avenue North, south of County Road 24 at 17535 County Road 24, 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 Dedi- cation Policv in effect at the time of filing the Final Plat. 5. Street names shall comply with the City Street Naming System. 8. Compliance with Policy Resolution No. 79-80 regarding minimum floor elevations for new structures in subdivisions adjacent to, or containing any open storm water drainage facility. 9. No Building Permits shall be issued until the Final Plat is filed and recorded with Hennepin County. 10. Approved variances for lot width for Lots 2 - 5, Block 2. (93 ft. versus 110 ft. for Lots 2, 4, and 5; 100 ft. versus 110 ft. for Lot 3.) 11. The existing structures on proposed Lot 2 shall be removed or relocated to elimin- ate all non -conforming yard dimensions on that lot prior to filing the Final Plat. res/april(shilohpp)l 5 V©DIV1510N Ga DE VARI RNCa srpwpflRDS GENERAL CONDITIONS The Planning Commission may recommend a variance from the provisions of this Section (500.41) as to specific properties when, in its judgment, an unusual hardship on the land exists. In granting a variance, the Commission may prescribe conditions that it deems necessary or desirable in the public interest. In making its findings, as required below, the Commission shall consider the nature of the proposed use of the land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision, and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. No variance shall be granted unless the Commission finds: a) That there are special circumstances or conditions affecting the specific property such that the strict application of the provisions of this Section would deprive the applicant of the reasonable use of the land. b) That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. c) That the granting of the variance will not be detrimental to the public welfare or injurious to other property in the territory in which the property is situated. The Commission findings in granting or denying a variance shall be in writing and filed with the City Clerk. APPLICATI0N REQUIRED Applications for any variance under this Subsection shall be submitted in writing by the owner or subdivider at the time the preliminary plat is filed for consideration by the Planning Commission, and shall state all facts relied upon by the applicant, and shall be supplemented with maps, plans or other additional data which may aid the Commission in the analysis of the proposed project. The plans for such development shall include such covenants, restrictions or other legal provisions necessary to guarantee the full achievement of the plan for the proposed project. INTRODUCTION Request review and approval by the City of Plymouth Planning Commission and City Council for the following: 1. Preliminary Plat review for development of 11 single family lots on a 10 acre site according to R -1A standards. 2. Proposed lot width variance for 4 lots due to wetland, topographical and access constraints. Proposed lot widths would be 93 to 100 feet at the building setback line. Further discussion and explaination follows in this report. EXISTING SITE CONDITIONS Topography ranges from elevation 1036 along the east boundary to 1002 along the west boundary. The site is primarily a side slope of 10-25% grades on the easterly half of the site, flatter upland area in the northwest and wetland in the southwest corner. The wetland consists of approximately 2.5 acres. The Army Corps of Engineers and Minnesota DNR have viewed the site this past January, 1988 and their jurisdiction limits were field staked and surveyed. Final verification of surveyed data by these agencies is in process. Tree cover consists of 10 to 20 foot pines on the easterly upland slopes. scattered deciduous trees around the existing structures and deciduous trees along the north, east and south boundaries. The intent is to save as many tress as grading will allow. Pines to be disturbed by grading will be relocated on or off site to the degree tree moving technology and construction timing will allow. The remainder of the site consists of tall grass on upland slopes, maintained grasses around the structures and sedge grasses and cattails associated with the wetland. Existing structures consist of a house and two garages located in the northwest corner of the site. Access currently is by way of a driveway easement from Co. Rd. 24. The garages will be removed. It is proposed to keep the house in use temporarily while arrangements are made to move it off-site. It will be moved as soon as possible within a maximum 3 year period. A soils investigation, consisting of four borings performed in 1977, show the upland areas consist of sandy clay with trace gravel. Borings in the wetland area show 6-9 feet of black fibrous peat/organics and soft, wet grey sands/silts/clays/organics over sandy clay. Water tables were about 1-2 feet below the surface on the two southwest wetland borings and about elevations 996-997 (6-12 feet below the surface) for the borings on the edge of the wetland and in the upland area. Proposed development will occur in areas of better soils. Organics will be removed and corrected where encountered. An existing 9 inch. 10 foot deep sanitary sewer parallels the west site boundary. A 6 inch watermain is available in 29th Avenue North along the east site boundary. Public site access is provided from 29th Avenue North. Storm water runoff currently gathers on the wetland and low areas on-site and off-site to the west and ditch drain north, across the northwest corner of the site. under County Road 24. EXISTING SITE CONDITIONS (continuedl Adjacent land use consist of: 1.0 - 1.5 acre single family lots to the north; two 4 and 10 acre parcels zoned R -1A to the west: the Candlelight Terrace single family subdivision (R -1A) to the south: Fairfield Estates (R -1A) and Shiloh single family subdivisions to the east. PROPOSAL SHILOH PINES is proposed as an 11 lot single family subdivision located on a 10 acre site. Site density is 1.1 units per acre. Proposed lots vary from a minimum of 18,500 s.f. to approximately 98,400 s.f. with an average of about 35.600 s.f. Site access is by 29th Avenue North on the east boundary. Proposed 29th Avenue will be extended westerly, following on the upland area, to the west site boundary. This will provide the opportunity for the future westerly extension of 29th Avenue. The street will have a temporary turnaround provided at its westerly terminus. Because of the side slopes, grading will occur over much of the site. Lots will be benched in on the uphill side of the road and walk -outs provided on the downhill side. Grades will match into existing contours as soon as possible to minimize tree removal. Existing trees are being maintained along the site boundaries, around the existing house and in the southeast corner of the site. Grading operations will not encroach into the DNR or Army Corps of Engineers jurisdiction. The grading plan will be submitted for review by the Bassett's Creek Flood Control Commission. Sanitary sewer will be extended east within 29th Avenue from the existing sanitary sewer line and watermain will extend west within 29th Avenue from the existing 6" watermain in Fairfield Estates to provide services for the site. Storm sewer will pick up run off at the west end of proposed 29th Avenue and direct it north to the existing drainage ditch. The street will be a typical 32 foot back to back with surmountable curb constructed to a 7 ton standard consistent with Plymouth specifications. Park dedication is proposed to be satisfied by cash -in -lieu of land. All land owned by the owner/developer is included within this plat. Site grading and street/utility construction is anticipated to start in the spring/summer of 1988 as soon as approvals are obtained and completed this summer/fall. Given a favorable market, it is anticipated that all lots will be sold within the next 2-3 years. Lots are of such a size that they will accomodate at least a single car garage. All lots are proposed to meet or exceed the R -SA zoning standards for lot area, depth, yard setbacks, lot coverage and building height. Lot widths for 7 of the 11 lots will meet the minimum 110 foot standard. A variance is requested for widths of 93 to 100 feet for 4 lots adjacent to the wetland (Lots 2-5, Block 2). Lots 2. 4 and 5 are proposed to have a 93 foot width and Lot 3 a 100 foot width. The reason for the additional width for Lot 3 is due to its shallow building pad and continuous slope down to the wetland. It is desired to maintain a minimum building pad width of 60-65 feet at the front setback line to accomodate a quality housing consistent with the neighborhood. PROPOSAL (continued) Justification for variance request, according to the determining factors identified in Section 11, Subdivision C.2.d. of the Plymouth Zoning Ordinance is as follows: 1) The size and location of the wetland, encroachment restrictions of the DNR and Army Corps of Engineers, poor soil conditions in the low areas, steep side slope topographical conditions and access location provided by 29th Avenue greatly restrict the development options for this site. This creates a hardship and development limitation such that the road is located in the only possible route to be on good soils, avoid the wetland, allow for a future westerly extension and provide a reasonable lot arrangement. Topography is such that roads require approximately 5-7% grades and the lots in question require walkouts and steep slopes especially Lot 3) to avoid encroachment into the protected wetland. It is not possible to maintain 110 foot lot widths with the road alignment as proposed. The requested lot width variance is such that these 4 lots would be consistent with other lots in adjacent subdivisions. The Shiloh area to the east was developed using minimum lot widths of 90 feet and minimum lot areas of 13.500 s.f. The proposed lots will be 93-100 feet wide with lot areas of about 34,500 s.f. to 98,400 s.f. and will easily accomodate housing styles of a quality consistent with the neighborhood. The large lot sizes will offset the almost imperceptible reduction in lot width. 2) The variance request is due to site conditions unique to this parcel of land (as noted in item 1 above) and generally would not be applicable to other similarly zoned land with less restrictive site conditions. 3) The variance request is not based exclusively upon a desire to increase the value or income potential of the land. The useable upland area is sufficiently large enough to accomodate 11 lots. But, as noted in item 1 above, site conditions restrict the layout possibilities to utilize the land. The proposed site layout and requested lot width variances create an orderly and economically efficient use of this land. The possible use of flag lots or efforts to creat lot width frontage by awkward or questionable road alignments and utility layouts do not make sense from the standpoints of site layout, construction costs or utility and street maintenance. 4) The hardship is a result of strict application of R -SA ordinance standards to a site with existing unique characteristics and not due to persons presently having interest in this land. 5) The variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. The proposed lots are similar to, if not larger than, other lots in the neighborhood. The lot width variance would not create a negative impact on adjacent property. As noted in item 1, the variance would be almost, if not totally, imperceptible compared to neighboring lots. PROPOSAL (continued) 6) The proposed variance will not impair an adequate supply of light or air to adjacent property, nor substantially increase the congestion of the public streets, nor increase the danger of fire, nor endanger the public safety, nor substantially diminish or impair property values within the neighborhood. The project is consistent with the comprehensive guide plan, zoning, comprehensive utility plans and road extension desires of the City. The site density (1.1 units per acre) is almost half that which could be achieved under R -IA zoning (2 units per acre). Lot and home values are expected to be consistent with the neighborhood. DEVELOPMENT DATA Site Area Existing Zoning Existing Guide Plan Total Lots Site Density (11 lots divided by 10 ac.) Minimum Lot Area Average Lot Area Total Right -of -Way Minimum Yard Setbacks Front Side Rear Minimum Lot Depth Maximum Lot Coverage Maximum Building Height Minimum Lot Width Drainage & Utility Easements 10.00 acres R -1A LA -1 Low Density Residential 11 1.1 units per acre 18.500 sq. ft. 35.600+ sq. ft. 0.96} acres 35 ft. 15 ft. 25 ft. 120 ft. 20% 35 feet or 3 stories 110 ft. (except as shown on plan -variance requested see notes) 10 ft. front/6 ft. side & rear unless otherwise noted on plan) NOTES Variance is requested for minimum lot width for the lots as Lots 2, 4. & 5 of Block 2 -93 ft; Lot 3 of Block 2 -100 ft. Provision is made. due to proposed lot sizes. for at least a Proposed Lot Areas Block 1 Lot 1 - 18,500+ s.f. Lot 2 - 18,500+ s.f. Lot 3 - 18,600+ s.f. Lot 4 - 29,800+ s.f. Lot 5 - 21,000+ s.f. Lot 6 - 20,600+ s.f. OWNER/DEVELOPER Sussex Square Development 745 Spring Hill Road Orono. FCS* 55391 Phone: 475-0218 SURVEYOR Egan, Field & Nowak, Inc. 7415 Wayzata Blvd. St. Louis Park, MN 55426 Phone: 546-6837 LEGAL DESCRIPTION follows: single car garage. Block 2 Lot 1 - 34.000+ s.f. Lot 2 - 43,700+ s.f. Lot 3 - 98.400+ s.f. Lot 4 - 54,100+ s.f. Lot 5 - 34,500+ s.f. PLANNER/ENGINEER Westwood Planning & Engineering Company 8525 Edinbrook Crossing Brooklyn Park, MN 55443 Phone: 424-8862 The south 825 feet of the north 1155 feet of the east 528 feet of the Northeast Quarter of the Southeast Quarter of Section 19, Township 118, Range 22, Hennepin County, Minnesota. DATE: FILE NO.: PETITIONER: PRELIMINARY PLAT: LOCATION: ASSESSMENT RECORDS: N/A Yes No City of Plymouth E N G I N E E R' S M E M 0 to Planning Commission & City Council April 6, 1988 Nina Wildman, Sussex Square Development, 745 Springhill Road, Orono, Mn. 55391 Shiloh Pines South of County Road 24, East of Highway 101, West of 29th Ave. in the Southeast 1/4 of Section 19. 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. These are in addition to the assessments sh No. l an No. 2• 4 5 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. Area assessments: Watermain Area based on 10 acres x 1.370/ac = 913 700. Other additional assessments estimated: Hone. 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. 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 existing sanitary sewer along the west plat line and the storm sewer on the Routh plat line. 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. AA ponding easement will be required to the established 100 Year Highwater Elevation for DNR Pond 465W. 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. 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. See Item 24G. 11. _ X All necessary permits for this project have been obtained - The following permits must be obtained by the developer: X DNR MnDOT Hennepin County X MPCA X State Health Department 2 Bassett Creek X Minnehaha Creek Elm Creek Shingle Creek X Army Corps of Engineers Other TRANSPORTATION: 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 southerly east -west street shall be 29th Ave.• the northerly east -west street shall be 10th Place• the north south street shall be Lawndale Lane. The proposed street grade for the most easterly portion of 29th Ave exceeds the maximum permitted grade of 7.0 percent. A variance would be required to exceed the 7.0 percent maximum. 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. X Acceleration/deceleration lanes provided - Acceleration/deceleration lanes are required at the intersection of and 15. X _ _ All existing street rights-of-way are required width - Additional right-of-way will be required on 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. See special conditions. 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. A gate valve shall be added 40 feet east of where the watermain ends. The sanitary sewer shall be extended to the west plat line for future service to the west. 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. To be established with the grading plan. 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. A11 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: See special conditions. 24. A. The existing storm sewer that outlets into the DNR wetland from Candlelight Terrace shall be shown on the grading and utility plan. B. The Comprehensive Storm Drainage Plan shows a 30 inch storm sewer crossing the northwest corner of this site. An easement shall be provided for this future construction. C. Since the City does not have downstream drainage and utility easements, or ponding easements, the developed condition storm water runoff cannot exceed the current storm water runoff. On-site ponding is required to handle a 1, 5 and 100 year storm. D. The Storm Drainage Plans and calculations submitted with the Final Plat shall accurately show the complete storm drainage area that is picked up by the proposed catch basins at the west side of the development. E. Block 1, Lots 4 through 6 shall be graded to ensure that storm water drains away from the proposed homes. 5 SPECIAL CONDITIONS REQUIRED: F. The back yard slopes of 3:1, as proposed, should be decreased if possible. G. An executed easement for the temporary cul-de-sac shall be provided in recordable form. H. If the DNR pond elevation is increased from the normal undeveloped elevation, the developer shall be responsible for acquiring the necessary ponding easement from the adjacent property owners. This shall be determined prior to the final plat application. Submitted by:t A%tip. Chester J Harrison, Jr., 7. . City Engineer 6 E CITY OF PLYYOLTH COn-I NITY DEVELOPMENT DEPART[v i PLANNING AND ZONING APPLICATION STAFF REPORT REPORT DATE: March 29, 1988 COMMISSION MEETING DATE: April 13, 1988 FILE NO.* 87082 PETITIONER: Richard Neslund REQUEST: Site Plan for Building addition to both the north and south ends of the existing building. LOCATION: 1113 Vicksburg Lane GUIDE PLAN CLASS: CN (Neighborhood Shopping Center) ZONING: B-2 Shopping Center, Business) r•• n The existing building was initially constructed in 1967 with a building addition constructed in 1975. The uses of the building are a non -conforming office/warehouse). The proposed expansion of 11,584 square feet would be for office space only. PRIMARY ISSUES AND ANALYSIS: 1. The site complies with the ordinance provisions and requirements relating to building set backs; number of parking spaces and design of parking lots; lot coverage by structure (20o vs 250); roof top equipment (to be screened); landscaping; trash receptacles; and illumination provisions. 2. Park dedication fees will be cash in -lieu of planned dedication. 3. The physical constraints analysis identifies that this property is located in the Gleason Lake drainage district. The site is not within the Shoreland Management District or contain any wetlands. The site does not contain any major woodlands or severe slopes. The soils appear to be suitable for urban compatibility with public sewers. 4. The petitioner proposes to phase out the nonconforming industrial uses over a three year period; thus, the office building would be conforming with the zoning (then). He proposes a formal agreement and a financial guarantee (the amount to be set by the Council). This is significant because the ordinance prohibits expansion and enlargement of nonconforming uses, and variances are not in order. Page 2 Staff Report for Planning Commission Meeting April 13, 1988 Richard Neslund The petitioner's approach is to eliminate the nonconformity, albeit after the proposed addition is made. 5. The exterior finish is the same as the existing building which was developed originally as the adjacent area was under construction (by this petitioner). PLANNING STAFF CU44U IS: 1. The site plan responds to the ordinance provisions and complies with the minimum development standards. 2. Although the site contains nonconforming uses, the proposed office use for the site is permitted in the zoning district. The petitioner's proposal to eliminate the nonconforming uses within three years of the approval, is reasonable. The agreement and financial guarantee will be subject to approval by the Council and by the City Attorney (who has endorsed this approach). a•• is u • • We recommend approval of the site plan subject to those conditions reflected in the draft recommendation. Submitted by: L -e-` Tom Blair Tremere, Directo of Community Development 1. Recommendation 2. Location Map 3. Engineer's Memorandum 4. Large Plans SR/87082) sueJor•* itL4d P- Z`; - kir; k6,- ir .. 0 % S 6 1, + I. APPROVING SITE PLAN AMENDMENT FOR RICHARD NESLUND FOR VICKSBURG PLAZA (87082) WHEREAS, Richard Neslund has requested approval of a Site Plan Amendment for Vicksburg Plaza building additions located at 1113 and 1123 Vicksburg Lane (87082) WHEREAS, the Planning Commission has reviewed said request and recommends ; 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 request for Richard Neslund for a Site Plan Amendment for Vicksburg Plaza building additions located at 1113 and 1123 Vicksburg Lane, 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. 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 approvals 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 enclosure, and no out- side storage is permitted. S. 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. Appropriate legal documents, as approved by the City Attorney, shall be executed and filed as the agreement between the petitioner/ owner and the City that the property and building will be fully conforming with the allowable use provisions of the zoning ordinance within three years of the date of approval. A financial guarantee, in an amount to be set by the City Council shall be posted to secure the agreement. res/april(vicksp)l City of Plymouth E N G I N E E R' S M E M 0 to Planning Commission & City Council DATE: April 6, 1988 FILE NO.: 87082 PETITIONER: Mr. Richard Neslund, 742 Twelve Oaks Center, Suite 742, 15500 Wayzata Boulevard, Wayzata, Mn. 55391 SITE PLAN: Vicksburg Plaza LOCATION: West of Vicksburg Lane, south of 12th Ave. in the northeast 1/4 of Section 32, 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. These are in addition to the assessments shown in No. 1 and No. 2. 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: 4. Area assessments estimated - Watermain Area Assessment based on .52 acres x 52.060/ac = $1.071.20. Sanitary Sewer Area Assessment based on .52 acres x S1 145/ac = $595.40. The assessments shall be paid with the Buildine Permit. 5. Other additional assessments estimated: None. 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. 7 n 0 10 11 N/A Yes No 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.) 10 foot drainage and utility easement adjacent to Vicksburg Limg. 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. X All standard utility easements required for construction are provided - The following easements will be required for construction of utilities. Utility_easements were reserved over 11th and 12th Ave when vacatgd by Resolution 86-809. 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. Vacated by Resolution 86-809. 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- N/A Yes No 12. _ X All necessary permits for this project have been obtained - 13 14 X X _ 15. _ X 16. _ X _ The following permits must be obtained by the developer: DNR MN DOT Hennepin County MPCA State Health Department Bassett Creek X Minnehaha Creek Elm Creek Shingle Creek Army Corps of Engineers Other 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: Erosion control measures shall be shown on the grading _.plan. 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. 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. 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 existing fire hydrants inoperable. 1930 N/A Yes No 17. 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. 18. X 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. Existing sanitary sewer service. 19. X _ _ 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 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 current Engineering Standards Manual. See Items 4, 7 11, 12, 13, 26A, B and C. 5- SPECIAL CONDITIONS REQUIRED: 27. A. The connection to the watermain shall be wet tapped. B. A detail of the skimmer shall be provided for review. C. If the 6" watermain service at the north side of the building is going to be removed, it shall be noted on the Utility Plan. Submitted by: Chester J. Hat ison, Jr.; --R. . City Engineer 6- qA CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE. April 8, 1988 TO: Plymouth Planning Commission FROM: Community Development Department SUBJECT LAND USE GUIDE PLAN AMENDMENT FOR JOHN DEVRIES FOR PROPERTY WEST OF SCHMIDT LAKE ROAD AND SARATOGA LANE (88010) The Planning Commission deferred action on this item pending the City's initiation of a Land Use Guide Plan Amendment for that land between existing and future Schmidt Lake Road. Item 5-F on your agenda responds to that direction. ATTACHMENTS 1. March 23, 1985 Planning Commission Minutes 2. March 11, 1988 Planning Staff Report Page 71 Planning Commission Minutes March 23, 19.85 Secondly, he is concerned about the recreational areas for the project, 3.3 acres for the townhomes and 1.2 acres for the 80 single family units, which seems to he all in ponds and a small trailway. The homes to the north, on County Road 9 have no open space or recreational areas adjacent to them. It would seem a more efficient use would be to place the townhomes, with more open space, along County Road 9. He stated the proposal does not clearly meet two of the PUD Criteria. Commissioner Zvlla asked staff to discuss the open space requirements and to explain why staff feels this plan meets the PUD Criteria. Director Tremere stated that, considering the tggoographica.l features of this property, this development seems to respond to the intent of the PUD Criteria. The plan would not destroy the natural features of the site, and these natural features also lead to the road configuration. The designers are taking advantage of the open space and park; the Commission must decide if there should be more effective private open space, especially with the single family homes. While staff believes the criteria have been met overall, the Commission needs to give direction regard- ing any reservations they may have on this development meet- ing the Planned Unit Development requirements. This is a Concept Plan and it is appropriate to question these aspects. Commissioner Zylla said that this is a difficult site for development and he will not second guess the street design. The curvilinear streets make sense by accomplishing the de- celeration of traffic through the residential neighborhood. He believes the open space is adequate considering the design and topography; to provide for further open space would push the density below that allowed by the Guide Plan. The 1911cation of the open space makes sense for this layout and is is a good in -fill development plan. Cmmission r Marofsky inquired if the streets conform to the City's treet-naminq policy. Director Tremere answered affirmatively. Commissioner Marofsky pointed out another street layout which would produce more of a "loop" effect, and which would have a lesser impact on the adjacent neighborhood. Roll Call Vote. 3 Ayes. Commissioner Marofsky, Nay MOTION carried. Chairman Pauba introduced the request by Sohn DeVries for a Land Use Guide Plan Amendment. An overview of the March 11, 1988 staff report was provided by Director Tremere. He VOTE - NOTION CARRIED JOHN DEVRIES LAND USE GUIDE PLAN AMENDMENT (88010) Page 72 Planning Commission Minutes March 23, 1988 explained the Schmidt Lake Road alignment, and the impor- tance of the City's initiation of a Land Ilse Guide Plan Amendment for that land between the existing and future right-of-way for Schmidt Lake Road. Commissioner Marofsky confirmed that the land requested for reguidinq is 9.1 acres of the total approximate 40 acre site. Director Tremere further explained that an Environmental Assessment Worksheet (EAW) would be prepared for the construction of Schmidt Lake Road. With review of more de- tailed plans during the platting process, access will become more apparent. Coordination with land owners/developers is needed as part of the public improvement hearings. Chairman Pauba introduced Mr. Bob Smith, Hedlund Engineer- ing, representing the petitioner. Mr. Smith pointed out the wet lands and DNR protected wetlands which comprise 2/3 of the site. He explained that industrial development would be inappropriate for this land and the LA -2 guiding would pro- vide for single family residential development that would be more compatible with the surrounding neighborhoods. He stated the request should be viewed as one to extend the LA -2 guiding to the future Schmidt Lake Road within their land; otherwise, it should go to the property lines, i.e., the areas where the future road is not within their land. Chairman Pauba opened the Public Hearing. Mr. Tom Hanziker, 10695 53rd Avenue North, stated his questions had been answered by these presentations. Mr. Craig Smith, 4880 Saratoga Lane North, stated he was told by an employee of John DeVries, that this meeting had been cancelled, because the petitioner was out of town. He believes some residents did not come because of that. Mr. Dale Rehkamp, 4865 Saratoga Lane North, stated concern with the construction of Schmidt Lake Road. He inquired about neighborhood access, he supports new residential development but is seeking assurance that the existing neighborhoods will have convenient access. Charles Ekstrum, 10430 49th Avenue North, stated concern that the new alignment brings the road through the wetland. Because some residents were told this meeting was cancelled, and because this is a major planning consideration for a roadway through an environmentally sensitive area, he would like all residents of the area made aware of this proposal. Page 73 Planninq Commission Minutes March 23, 1984 Director Tremere and Mr. Smith explained the difference be- tween the existing right-of-way and the proposed road align- ment; also, the difference between legally protected wetland and land which is wet or swampy. The City revised the alignment of the road to minimize the impact upon the protected wetland. Mr. Thomas Stenoien, 10510 49th Avenue North, stated he is a resident of Wildwings and is very concerned about the wet- lands. He recommends the land be left in its natural state. This type of natural area is in short supply and it would not be appropriate to construct a road through here. Chairman Pauba explained that private land owners have the right to develop their land within the regulations of the City. The Commission and Council share the same concerns as the residents and want what is best for the City when development occurs. Bob Smith, Hedlund Engineering, stated that Schmidt Lake Road is such a key issue to the residents and to the development of this property; he provided a scenario or concept of development for this land to give a better understanding of the reguiding request. Mr. Stenoien stated that it appears the proposed road construction would require considerable fill and would be a severe impact on the wet land. He stated he is concerned that the map on the hearing notice was in error, as it should show where the current right-of-way is alonq with the proposed new alignment for Schmidt Lake Road. Commissioner Marofsky discussed the approvals required from the Department of Natural Resources and the Armv Corps of Engineers. Mr. Rehkamp inquired about density. Mr. Bob Smith, Hedlund Engineering, stated that there are 74 acres including the wetland areas, and 74 homes are proposed. He explained a possible lot layout. Director Tremere reiterated that the application under consideration is only for requiding; specific development plans are not part of this proposal. Chairman Pauba closed the Public Hearing. MOTION by Commissioner Marofsky, seconded by Commissioner Tierney to defer recommendation, pending the City's NOTION TO DEFER initiation for a Land Use Guide Plan Amendment for that land between the and future right-of-way of Schmidt Lake Road and Page 74 Planning Commission Minutes March 23, 1988 this site, so all land north of the alignment would he viewed similarly, with notification of all residents who were sent notice of the hearing, as well as any others per the new petition. This is in consideration of the apparent confusion about this hearing and the need to have a clear picture of the guidinq in this area. Bob Smith, Hedlund Engineering, stated they are prepared to submit a preliminary plat and this deferral could cause delay for the developer. Commissioner Marofsky inquired if the preliminary plat could be combined with the reguiding. Director Tremere stated they could submit informal plans for review, but these could not be formally processed until the City Council takes action on the reguidinq application. Director Tremere explained the process for a public improve- ment project. He explained the importance of initiating the supplemental requiding request. He stated that when notice is sent, it will include a graphic clearly showing the road right-of-way; however, the purpose of the meeting is not to debate the construction of Schmidt Lake Road, that can and will be discussed later. Roll Call Vote. 3 Ayes. carried. NEN' BUSINESS Commissioner 7ylla, Nay. MOTION Chairman Pauba introduced the request and reading of the March 14, 188 staff report was waived. Commissioner Matofsky inquired if there is a trail to the outlot north of Medina Road, and whether this would be through the Fire Station property. He asked about the lighting plan; and, when Medina Road is constructed, would the access to Dunkirk Lane be closed. VOTE - MOTION CARRIED CITY OF PLYMOUTH SITE PLAN FOR CITY FIRE STATION III (88012) Director Tremere stated the access to Dunkirk Lane would be closed once there is access to Medina Road; and, that if a trail were required to the outlot, it could cross the fire station property. MOTION by Chairman Pauba, seconded by Commissioner ZylLa to MOTION TO APPROVE recommend approval for the Site Plan for Fire Station rM , subject to the conditions as stated in the March 14, 1988 staff report. MOTION by Commissioner Marofsky, seconded by Commissioner NOTION TO AMEND Zylla to Amend the Motion by adding Condition No. 11: The access to Dunkirk Lane will be closed when the extension of Medina Road is completed. REPORT DATE: FILE NO.: PETITIONER: CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT TO PLANNING COMMISSION AND CITY COUNCIL March 11, 1988 88010 Sohn DeVries MEETING DATE: March 23, 1988 REQUEST: Land Use Guide Plan Amendment to Reclassify Approximately 40 Acres from IP (planned industrial) to LA -2 (low medium density residential) Classifcation. LOCATION: West of Schmidt Lake Road and Saratoga Lane GUIDE PLAN CLASS: IP (planned industrial) ZONING: T-1 (planned industrial) BACKGROUND The property is vacant and has not been platted. This land is only a portion of a large tract that is under the control of the petitioner (see Exhibit A). The land was reguided from LA -2 (low medium density residential) to IP (planned industrial) in 1980, to be consistent with the I-1 (planned industrial) zoning. A Public Hearing Notice has been published in the legal newspaper and property owners within 500 ft. have been notified. A Development Sign was placed on the property. ANALYSIS 1. Attached is a copy of the Locational Criteria for the LA -2 and IP classifica- tions. (See Exhibits R and C.) The LA -2 classification provides for a variety of housing types not to exceed 6 units per building. The IP classification provides for a variety of industrial uses. The site can meet the Locational Criteria for both the existing IP or the pro- posed LA -2 classifications. However, there is some concern with the IP clas- sification and the fact that the land may not be reasonably adaptable to an industrial site without severe earthwork being done. 2. Adjoining property to the east is IP (planned industrial) and has one industrial building and other vacant industrial sites; property to the south is guided LA -1 with a portion developed as the "Wildwings" subdivision and a portion is vacant; property to the west is guided LA -2 (low medium density residential) and is vacant; and, property to the north is the Soo Line Railroad and to the north of that is property guided LA -2 and is partially developed with townhomes. 3. The intent of the Guide Plan is that future Schmidt Lake Road is the separation or transition between the LA -1 area to the south and the LA-2/IP guiding to the north. When the Plan was updated in 1980, an adjustment was made to the align- ment of the road, due to soils and wetlands; this is notable because the "old" alignment was the same as the roadway easement acquired by the City many years ago in anticipation of the future road. Page two Planning Commission Report for John DeVries Land Use Guide Plan Amendment Planning Commission Meeting March 23, 1988 March 11, 1988 4. There are vacant sites in the City which are currently guided for LA -2 develop- ment. Refer to Exhibit D which is the Land Use Guide Plan identifying those properties which are guided LA -2. 5. Consideration of a Land Use Guide Plan Amendment includes the potential impact or change on the City's systems including sanitary sewer and transportation. Attached is the petitioner's narrative comparing today's expected sanitary sewer flow to the anticipated sewer flow should the Land Use Guide Plan Amend- ment be approved. Their study identifies there would not be a significant impact on the sanitary sewer system. The Public Works Department concurs. 6. The Traffic Analysis prepared by the City in conjunction with the extension of Schmidt Lake Road has been completed by the City's traffic consulting engine- ers. The purpose of the study was to analyze existing and planned roadway systems to determine if the proposed development could be adequately accommo- dated. The study, which is attached, identifies that the proposed amendment and uses would not have a significant impact on the existing and future roadways. 7. The following questions were approved by the City Council as a guide in considering an amendment to the Land Use Guide Plan which is a policy matter. A. Are the Locational Criteria, both existing and proposed classifica- tions satisfied by the specific site? B. Can the site he reasonably developed under the current classification? C. Is there a lack of developable property in the same classification as that proposed? D. Will other undeveloped property in the classification proposed for this site be adversely affected by this action? E. Will other developed property in the proposed classification, which might be subject to redevelopment/rehabilitation, be adversely affected by this action? F. How does the proposal demonstrate merit beyond the interest of the owner, proponent, or prospective developer of the site? G. How does the proposal demonstrate that the new classification would be the highest and best use of the site? What is the public need or com- munity benefit? H. What impact would the proposed changes have on the several Comprehen- sive Plan Elements? Transportation Sanitary Sewer Storm Sewer Page three Planning Commission Report for Sohn DeVries Land Use Guide Plan Amendment Planning Commission Meeting March 23, 1988 March 11, 1988 Municipal Water Housing Capital Improvement Program Official Controls City Parks and open space I. What would be the likely impact on area utility charges; current and future special assessments; current and future property tax assess- ments; and, per capita municipal aids? The petitioner was provided a copy of these questions and the related checklist which were used in the development of the attached narrative. PLANNING STAFF COMMENTS The staff review is focused upon the checklist of questions, the overall planning of the area, and the general concerns that should be addressed by the Commission and Council. A. The questions as noted, can be addressed as follows: 1. The property can satisfy the Locational Criteria for the LA -2 (low medium density residential). That alone does not mean that the high- est and best use is low medium density residential development. 2. The site would be somewhat difficult to develop under the current classifications with the topography, length of cul-de-sac to serve the site from the east, and the Department of Natural Resources (DNR) Protected Wetlands. 3. There is no lack of developable property in the proposed LA -2 classi- fication. There are numerous urban sites under the LA -2 classifica- tion located throughout the City. 4. Other undeveloped property in the LA -2 classification may be adversely affected by this action. These additional LA -2 parcels may not develop as rapidly, if the number of acres under the LA -2 classifica- tion is increased. 5. It is clear that the proposal demonstrates substantial merit beyond the interests of the prospective developer. It would be very diffi- cult to develop this site with an industrial use. The reguiding should be for all that area north of future Schmidt Lake Road and not just that land guided IP (planned industrial) (see Exhibit A). 6. The proposal clearly demonstrates that the new classification is the highest and best use of the site. The petitioner refers to a unique- ness of the land and the fact that it would be very difficult to develop it under the existing IP designation. 7. The impact on the Comprehensive Plan Elements would be comparable to development under the present guiding. There appears to be no major impacts on any of the City's systems. Page four Planning Commission Report for John DeVries Land Use Guide Plan Amendment Planning Commission Meeting March 23, 1998 March 11, 1988 8. The impact upon area utility charges, current and future special assessments, and per -capita -based municipal aids would be comparable of development under the existing guiding. The current and future property taxes assessed would possibly be higher for the residential development than that of the industrial development. 9. The record should be clear as to any findings in support of this re- quest, so that the particular characteristics and merits are well defined and tied to this location. Land Use Guide Plans should be flexible and they are meant as guides. This does not mean that all changes in times and circumstances can be reflected in changes to the Guide Plan. What is important, however, is that the changes are just as deliberate as the original guiding and zoning, i.e., the considera- tion is just as comprehensive. In this case, it is our view that the evidence and information submit- ted in supported of the request does clearly support the intention that the proposed use is the highest and best use for this property. 10. Should it be deemed appropriate that this land be reguided to LA -2, then the City should initiate the reguiding of the additional land to the southwest between the existing right-of-way of Schmidt Lake Road and the future alignment of Schmidt Lake Road so the land located northerly of Schmidt Lake Road is all guided the same. RECOMMENDATIONS We recommend deferral of this proposal until the required legal notice can be pub- lished, so that the City can initiate the Land Use Guide Plan Amendment for that land between the existing and future right-of-way of Schmidt Lake Road. This will allow the entire guiding issue to reach the Council at the same time. Should the Commission recommend approval of the Land Use Guide Plan Amendment, then approval should be subject to nditions reflected in the attached Recommendation. Submitted by: — Blair Tremere, for Community Development Attachmentsn 1. Draft Recommendations 2. Location Map 3. Exhibit A 4. Exhibits B and C 5. Engineer's Memorandum including Traffic Report 6. Exhibit D 7. Project Narrative S. Large Plans RECOMMENDATIONS FOR PLANNING COMMISSION MEETING MARCH 23, 1988 FOR APPROVING LAND USE GUIDE PLAN AMENDMENT FOR JOHN DEVRIFS (88010) 1. Approval of the Land Use Guide Plan Amendment to reclassify land guided IP planned industrial) to LA -2 (low medium density residential) is on the basis that the Comprehensive Plan Criteria are satisfied as to this being the highest and best use of this land. 2. Approval of the Land Use Guide Plan .Amendment is contingent upon and subject to the required review and response by the Metropolitan Council, and the Final Site Plan which shall be approved by the City Council prior to finalization of the amendment. 3. The City shall initiate a Land Use Guide Plan Amendment for that land between existing and future Schmidt Lake Road and the public hearing shall be held prior to the Planning Commission review of a Preliminary Plat. 4. A Development Contract shall be executed and a Building Permit shall be issued, with all fees paid, prior to June 30, 1989, or this Resolution will be void and the reguidinq will not take place. res/march(wildluq)1 xh,bl-F14 Lanot Under Cool ro1. 1 of by 5`r i--- E r e Re q u LAz G urren-t TP Pr0,00sed L42 SCH S n tr 11 At a. AN A, 4, a. A, a Ii f1 10 11 4, 41 11 tr ,e It ,>' 4) 1, 11 r, n t1 * n n [1 41 C U t, 4. 11 41 4l At LIVING LA = 2) Fkl, j b,7- 6 Areas indicated for LA -2 development on the Land Use Guide Plan are intended for low -medium intensity use. A mix of single family and low density multiple will be characteristic through a number of zoning categories or the Planned Unit Development PUD) approach. In some areas in the LA -2 categcries, it will be desirable to include some low density multi -unit development in return for preservation of open space and natural features. However, the gross density would remain the same despite the housing style selected. Guidelines and Criteria Density: - 3-5 units per acre. Minimum Lot Area: - 15,000 square feet net for single family detached. 9,250 square feet net per unit for two family attached. 1 acre net for more than 2 units per structure not to exceed 5 units). Area determined by density range and approved design for PUD (40 acres minimum). 5 acres net in areas not served by utilities. Public Utilities: - Required for all areas, except in the case of single family detached on parcel of 5 or more acres. Corresponding Zoning - FRD (Future Restricted Development District) Designation: R -IB (Low Density Residential District) R-2 (Low Density Multiple Residential District) RPUD (Residential Planned Unit Development District) 14- DEC 1980 Type of Development: - Single family detached Two family dwellings Multiple dwellings (townhouses, quad ram iniums, apartments) Development Location - Allowed in all areas of the walking or driving Criteria: neighborhood. (Due to the range of housing types, it should be possible to form a suitable transition from all existing or proposed uses, to relate the development to most terrain and other natural features and to adequately buffer most adverse external effects.) In most circumstances, the higher densities will be located near the major points of access and on the periphery of the walking neighborhood, while the lower densities within the LA -2 area will be generally on the interior with access by minor or collector streets. Facilities: - Neighborhood park or private playground within 1/2 mile walking distance of all units. Defined walking system that connects most homes with most other homes in the walking neighborhood. Neighborhood shopping facilities within five minutes driving time from all homes, possibly adjacent to LA -2 areas if the appropriate access and transition features are present. 15- DCv i?0 E'eh,bIr G INDUSTRIAL - (10) PLANNED It is the intent of this use to permit Planned Industrial subdivisions with high standards for development and performance. Planned Industrial subdivisions permit industrial uses such as the manufacturing, production, processing and storage of materials, goods or products. Such development shall be compatible with the character of development in proximate land uses. Guidelines and Criteria Maximum Lot Coverage By All Buildings: - 35% Minimum Lot Area: 2 acres Public Utilities: No development shall be permitted in areas not having City water and sanitary sewer available. The only exceptions should be cases in which the petitioner can demonstrate that divergence from the points above will not cause an unreasonable burden upon the City of Plymouth in providing services and utilities or cause a deleterious impact upon the natural environment. In such cases, the City may consider granting a variance to this policy in reviewing a proposed development. Corresponding Zoning Designation: I-1 (Planned Industrial District) Type of Development: Any manufacturing, production, processing, cleaning, storage, servicing, repair or testing 32- DcC 15",0 of materials, goods or p; acts that is wholly contained within a building and which meets and maintains all environmental standards established by the State of Minnesota Pollution Control Agency. In addition, there are a number of uses permitted by conditional use permit. They include the following uses: 1. Any permitted or accessory industrial use not conducted within a building including storage of materials, products and vehicles. 2. Retail and service establishments essential to the operation of this district and provi- ding goods and services which are primarily for the use of persons employed in the district. 3. Offices for administrative, executive, professional, research, sales representatives or similar organization, and generally com- patible with the industrial district. 4. Residential structures and related residential uses necessary for security and safety reasons in relation to the principle use. 5. Quarry or extraction operations with plans required for access, extent of operations, the condition of the site after completion and potential future development of the site and surrounding area for permanent land use. 6. Uses ordinarily permitted but representing very small capital expenditures (taxable) while at the same time creating a burden on utility systems, highways and the aesthetics of an industrial park. An example of this type of use is trucking facilities combined with limited storage and warehousing, which utilize extensive land areas, create -a large volume of truck traffic and during the off hours create seas of parked vehicles and immense expanses of asphalt parking surface. Due to the very limited structures and invest- ment, the City's benefit is offset by the adverse effects created. Although these types of industries are essential and must be permitted in certain quantities, an imbalance is not desirable. 33- Development Locational Criteria: Confine most industrial uses to Industrial Parks. Prohibit or prevent expanding of scattered industrial operations with no potential of contributing to a larger industrial complex. Locate major industrial complexes in widely separated areas of the City to achieve the following advantages: 1. To distribute peak hour traffic. 2. To improve access from all areas of the labor market. 3. To expand present areas of industrial develop- ment. 4. To distribute primary usage of water and sewage facilities. 5. To utilize land appropriate for industrial development. Direct access from principal or intermediate arterial, related service drive or minor arterial. Land that is appropriate and reasonably adaptable to industrial site development without severe earthwork or removal of natural stands of trees. Near other intensive land uses (high density residential, service business and limited business). Facilities: - Area served by public sanitary sewer. Areas served by railroad. Near potential future transit facilities. i, - _,/:- DEC 1930 CITY OF PLYMOUTH ENGINEER'S MEMO to PLANNING COMMISSION AND COUNCIL MEMBERS DATE: March lb, 1988 FILE NO.: 88010 PETITIONER: Mr. John DeVries, 7564 Mariner Drive, Maple Grove, MN 55369 LAND USE GUIDE PLAN AMENDMENT "Parcels 12-118-22-22-0002, 12-118-22-24-0001 and 0002" This memo was prepared in response to the request for a Land Use Guide Plan Amendment for the above referenced property. Documents in support of the request were submitted by Hedlund Planning Engineering and Surveying and received in this office on January 29, 1988. 1) Our assessment records indicate that this property has not been assessed for sanitary sewer and water area assessment. 2) The Environmental Assessment Worksheet for Schmidt Lake Road will not be processed until a Preliminary Plat application has been submitted. 3) The developers shall petition the City to construct Schmidt Lake Road. 4) The assessments for Schmidt Lake Road will be based on the City's Assessment Policy for a minor arterial street. 5) The City's Comprehensive Plan shows that a 12" watermain must be extended through the property. This watermain shall be extended from 51st Avenue to Zachary Lane. 6) The City's Comprehensive Storm Drainage Plan shows that two ponds are within this development area. Pond NH -P7 and Pond SC -P16 each with a 100 year high water elevation of 914.2. There is also a DNR Protected Wetland located between these two ponds identified as 584-W. 7) The average waste water flow included in the sewer plan for this property was calculated on LA -2 Guiding and Planned Industrial. LA -2 Land Use is listed at 1,020 gallons per acre and industrial at 1,500 gallons per acre. Therefore, the sewer flows will not be increased as a result of the reguiding. There are 9.1 acres requested to be reguided from industrial to LA -2. If this area does not develop with a minimum of 27 dwelling units, there will be a loss in revenue to the utility system. As a part of the development contract with the Final Plat, the developer shall agree to pay additional area and connection charges if there are less than 27 units on this 9.1 acres. 8) 80' of right-of-way will be required for Schmidt Lake Road. The remainder of the interior streets will require 50' of right-of-way. An additional 7' of right-of-way will be required along Zachary Lane, making a total distance from centerline of 40'. ENGINEERING MEMO - LAND USE GUIDE PLAN AMENDMENT Page Two 9) The City will require 20' utility and drainage easements for proposed utilities along the lot lines where those utilities are proposed. 10) The City will require utility and drainage easements 10' in width adjoining all streets and 6' in width adjoining side and rear lot lines. 11) Drainage easements for ponding purposes to the 100 year elevation for Pond NH -P7 and Pond SC -P16 and for the designated DNR Wetland shall be required. 12) The developer will be responsible for the construction of necessary watermain, sanitary sewer, storm sewer and streets to serve this site. 13) The City will require final plan and profile of proposed sanitary sewer, watermain, streets and storm sewer plus an Erosion Control Plan in accordance with their Engineering Guidelines. 14) The City will require a Storm Drainage Plan showing proposed finished contours 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 Systems. i7 SUBMITTED BY: Chester J. Ha rison, Jr., E. City Engineer I H 1 1 1 WILD WINGS 2nd 1 ADDITION 1 1 1 Landuse Guide Plan Amendment 1 1 1 Plymouth, Minnesota 1 1 March 1988 1 HEDLUND 1 Planning Engineering Surwying YAC Eee lwmxnNm cree.ev. Baom rq1m. M.mmie 55W viwnw 9121 !!60188 1 I 1 1 I 1 1 U 1 1 1 1 1 1 1 1 1 1 1 1 HEDLUND Planning Engineering Surveying Project # 871049 March 3, 1988 Mr. Blair Tremere Director of Planning and Community Development City of Plymouth 3400 Plymouth Boulevard Plymouth, Minnesota 55447 Re: DeVries Builders, Incorporated, written narrative and supportive graphics in connection with Land Use Guide Plan Amendment, Rezoning, and Informal Concept Plan for Wild Wings 2nd Addition, a Single Family Development in the City of Plymouth, Minnesota. Hedlund Project Number - 871049. City of Plymouth File Numbers - 79077, 80041. Dear Mr. Tremere: This document constitutes the written narrative and support graphics required by the City of Plymouth Ordinance to be submitted in conjunction with DeVries Builders Land Use Guide Plan Amendment, Rezoning, and Informal Concept Plan Review (collectively referred to as the application) for the proposed Wild Wings 2nd Addition. Wild Wings 2nd Addition is a proposed 73 acre, single family subdivision which will be submitted by DeVries Builders as a conventional preliminary plat upon the acceptance of this application by the City of Plymouth. The subject property is located east of Zachary Lane and south of the Minneapolis -St. Paul and Sault St. Marie Railroad Company Line. The parcel extends east along the railway to the west line of the Ryan Business Center Plat, south along the Ryan Business Center property line and across DNR wetland No.579W to the northeast corner of Wild Wings Addition, which is the southeast corner of the subject parcel. The south line of the parcel meanders westerly along the north boundary of Wild Wings Addition and through undeveloped land returning to Zachary Lane at the intersection of 49th Avenue North. This application requests approval of a change in the Land Use Guide Plan Designation from Industrial Planned - (IP) Guided Uses, back to the original 1980 Guided Land Use of Living Area -2 (LA -2). The parcel was divided into two zoning areas by means of 1980 Guide Plan Amendment 80041. The request for reguiding is from LA -2 and IP designation to a contiguous guiding of LA -2 on the entire parcel. Additionally, this application also requests review and comments by the City of Plymouth on a single family subdivision known as Wild Wings 2nd Addition, that is proposed for this parcel by DeVries Builders, Incorporated, as described in greater detail in this application. 9201 East Bloomington Freeway, Bloomington, Minnesota 55420, Telephone (612) 888-0289 I 1 11 The following consultants and individuals have been retained by the developer, DeVries Builders Incorporated, to provide assistance in connection with this application and project. PLANNER/ENGINEER/SURVEYOR Hedlund Engineering Services, Incorporated 9201 East Bloomington Freeway Suite A Bloomington, Minnesota 55420 ATTORNEYS Estes, Parsinen and Levy 100 South 5th Street Suite #1100 Minneapolis, Minnesota 55402 LENDING INSTITUTION David C. Bell Investment Company 3915 Highway 7 St. Louis Park, Minnesota 55416 I I 1 1 1 0 E Information contained in this narrative report together with supportive graphics that have been submitted in this application are contained in the following order: 1. Introduction request. 2. Location Map (500' surrounding). 3. History of the site. 4. Existing conditions of the site. 5. Original Guide Plan Designation and Grading. 6. Existing Guide Plan Designation, effects of Industrial Planned Landuse on site, and graphic. 7. Proposed Guide Plan Designation and Graphic. 8. Description of proposed Single Family Plan. 9. Effects of the proposed Single Family Development versus Industrial Planned Land Uses on surrounding properties. 10. Graphic of concept Wild Wings 2nd Addition. 11. Graphic scenario of IP Site Plan and variances required. 12. Wastewater flow analysis. (Projections of flow data MWCC reserve capacity calculations). 13. Existing utilities. 14. Merit beyond interest of Developer. 15. Demonstration that new classification is the highest and best use of the site. 16. Demonstration of locational criteria. CL. a z 0 av 0 z 9eicZW q t' LLJ Z W Eg M G I 1 H H U n I HISTORY OF THE WILD WINGS 2ND ADDITION PARCEL Following is the legal description of the land, together with a summary of the key governmental actions concerning the Wild Wings 2nd Addition Parcel. Legal Description: The North half of the Northwest 1/4 of Section 12, Township 118, Range 22, except that part thereof lying northerly of the northerly right of way line of the Minneapolis, St. Paul and Sault St. Marie Railway Company. The Northwest 1/4 of the Southeast 1/4 of the Northwest 1/4 of Section 12, Township 118, Range 22. The East 1/2 of the Southeast 1/4 of the Northwest 1/4 of Section 12, Township 118, Range 22, Hennepin County, Minnesota. Pre 1979 - Original Guide Plan Classification LA -2 low medium density residential uses, and zoning of IP Industrial Planned. Apr. 2, 1979 - Plymouth City Council adoption of resolution Number 79-187, a resolution approving preliminary plat of Ryan Business Center" for Plymouth Industrial Associates [79012]. Amending right of way to easement to west property line. Apr. 2, 1979 - Motion to direct Planning Commission to call Public Hearing to consider rezoning of parcel to west of Ryan Business Center be in conformity to Guide Plan file No. 79077. Nov. 21, 1979 - Planning Commission Public Hearing on Rezoning from I1 [established years before and prior to the Land Use Guide Plan adoption]. Owners of parcel request six month deferral. Jun. 11, 1980 - Planning Commission Public Hearing defer to following month with the submission of a conceptual development plan, hearing on rezoning, and hearing on reguiding. Aug. 12, 1980 - Planning Commission petitioned by Peabody Investment Company to amend the Land Use Guide Plan of the Easterly 9.12 acres from LA -2 to IP, File No. 80041. Aug. 12, 1980 - Planning Commission motions to rezone LA -2 and IP to conform with amended Guide Plan of earlier action [File No. 79077]. 4 H 11 1 n H I n 1 Aug. 2, 1980 - Plymouth City Council adoption of Resolution Number 80-614 amending Land Use Guide Plan Map to reclassify from LA -1 to IP approximately 9.1 acres of land northeasterly of Hamel Road right of way and approximately one half mile east of Zachary Lane for the Peabody Investment Company [80041]. Jul. 1987 - Regular Environmental Assessment Worksheet (EAW) for construction of Schmidt Lake Road from Saratoga Lane to Zachary Lane in Plymouth, Minnesota. Report included, noise study, and traffic analysis of Schmidt Lake Road Alternative Alignments (City Project Number 904). EXISTING SITE ANALYSIS AND CHARACTERISTICS OF THE WILD WINGS 2ND PARCEL The parcel as previously described, is east of Zachary Lane and south of the Sault Line Railroad, the total site area is 74.778 acres. Nearly two thirds of the existing site is unbuildable due to three DNR wetlands. The wetland on the westerly portion of the site, closest to Zachary Lane, is DNR Number 585W, with a high water elevation of 914.0. The second wetland is located in the central portion of the parcel, DNR number 584W, with a high water elevation of 914.95. The third wetland, DNR Number 579W, with a high water elevation of 913.1, lies in the southeast corner of the site and extends easterly onto adjoining property. Wetland 579W is the largest and most sensitive of the three wetland areas. A ribbon-like ridge surrounding the wetlands constitutes the majority of the buildable land and is capable of carrying a road and housing lots on both sides of the road. This high ridge of land extends from the central south location to the northeast corner of the site, and loops westerly parallel with the railroad, then extends south between the central and the western wetlands. Adjacent to Zachary Lane on the westerly side of the site there is approximately eight acres of land that is developable for a single family subdivision. This westerly parcel is not contiguous to the rest of the property, but will be connected by Schmidt Lake Road. Any subsequent development would be restricted to these ridge areas because of the Department of Natural Resources restrictions to development in and alterations of wetlands. To the west of Zachary Lane is Zachary Hills, a Single Family Subdivision. To the north is the Sault St. Marie Railroad, and to the north of the railroad, is land that has been guided LA -2 that is in the process of development. The land to the east is Ryan Business Center. Presently, one building has been constructed on the westerly edge of that plat. Ryan Business Center Plat and the proposed Wild Wings 2nd Addition are separated by a 6 to 8 foot high earthberm and natural vegetation of oak and basswood. 51st Avenue North extends into the Ryan Business Center plat from the East and is a cul-de-sac that is 825 feet long. In conjunction with final plat approval of Ryan Business Center, an easement has been extended from 51st Avenue North to the 5 westerly property line of said plat. If this cul-de-sac (51st Avenue North) were to be constructed to the westerly property line, it would result in a 1315 foot cul-de-sac for an industrial use. The land to the southeast has also been developed, as Wild Wings Addition, a single family subdivision, and presently constitutes a termination of Schmidt Lake Road from the east. The remaining land to the south of this parcel is presently undeveloped and is being used agriculturally as a hay field. The vegetation of this parcel is predominantly wetland. As mentioned previously, the parcel encompasses three wetlands. All three wetlands are type three wetlands, identified as sloughs with six inches or more of water during the growing season and vegetation of bulrushes, cattails, arrowheads and smartweeds. The high ground on the west edge of the property adjacent to Zachary Lane is a mixture of vegetation including oaks, elms, aspen clumps, willow, sumac, prickley ash, honeysuckle species, and a variety of grasses. The ridges surrounding the wetlands range from grasses to dense prickley ash, sumac, alder clumps, and various small softwood trees. The high ground in the northeast corner of the site is predominantly grasses with clumps of sumac. Within 50 feet of the easterly property line and in the extreme northeast corner is a variety of mature trees which form a natural separation between this and the property to the east, (Ryan Business Center). The views and vistas to and from the general northeast corner of the parcel can be seen to and from all areas to the west and south, across the wetlands. Existing utilities that surround this parcel are located in Zachary Lane at the intersection of Schmidt Lake Road, with the sanitary sewer located at the intersection of the railroad tracks and Zachary Lane. Additionally, water and sanitary sewer are available in the cul-de-sac at 51st Avenue North. ORIGINAL LAND USE GUIDE PLAN DESIGNATION The original land use guide plan designation recommended the parcel be guided LA -2 Low Medium Density Residential Use. "Because of the physical lay of the land, which contains a number of severe physical constraints, such as topography, poor soil composition, and wetlands, it would be difficult to develop this property with uses other than residential".' Because of the lands proximity to the railway line the overlying zoning was Industrial Planned, which was established a number of years ago prior to the adoption of the Land Use Guide Plan. This original land use is graphically represented on sheet *7 of this application and in the City of Plymouth File, Number 80041. This district was established as vacant land and uninfluenced by pending land developments. i 10_ :v t• tom: 1 6 N i{ W I ij 7 1 i; I%n L J.: I ` . I' cam::. ,,•; ,__fir` ,:I- ;- al t VON, ddow Ul i ' %) f _ _ r•_i:-+.+tea,_ „•• _ n. -c` . _ >_ _ - __ _ . — 31 L-•..C=_'... ., _' ___•_ mai ;- x, • u - , S % Mwo I" ,; :-:ice ;2i; --'-_-., z•. .. '/ -- C -=i«9h'.j> 'v,;,\ql,"I; '• .' ti`•• ,•:•\--- moi ^ /•;''' I_\,. Al zo 19000 wool I.z . 90 Sill" AH63VZ 1 Il It is clear that the original guide plan designation of LA -2 took into consideration the severe constraints and restrictions of the site and established the residential districts that could be supported by the site. EXISTING LAND USE -GUIDE PLAN CLASSIFICATION - INCLUDING Present Land Use Guide Plan designates approximately 9.12 acres in the northeast corner for Planned Industrial Usage. This action was adopted by the City of Plymouth on August 12, 1980, as a result of the petition by Peabody Investment Company. The following reasons were used at that time to justify the change in classification: 1. The property is adjacent to guided and developed industrial thepropertyand railroad. 2. The site is water and wetland locked from access except through the adjacent industrial use to the east. 3. The property is zoned Industrial. 4. The property is physically separated from the rest of the buildable land. 5. The 9.12 acres could support approximately 122,000 square feet of industrial use. NOTE OF DISCREPANCY Upon further investigation of topography maps over layed with Land Use Guide Plan maps. The area above the DNR designated high water level is 15.2 acres and would support 231,739 square feet of industrial building at (35% coverage). The City Council in 1980 acted on information that reflected only a part of the area to be reguided. The allowable building size of 231,739 square feet wide can be represented as a building 250 feet wide and 925 feet long. A building this size, together with associate parking, would be prohibitive on this site. CRITERIA the IP classification did not take into consideration access to the northeast corner of the site. Access from the east would require the 51st Avenue North cul-de-sac to be extended beyond its present length of 825 feet to 1315 feet to the property line. Do to the severe constraints of the wetland, the extention of 51st Avenue North would result in a cul-de-sac approximately 1900 feet long. This possible industrial scenario is illustrated in a sketch on sheet #17. If the site were accessed from the south, the street required, would be used for industrial use and would be routed through a residential area. In The first cases the extreme length of the cul-de-sac would require a variance to achieve access, and in the second routing through a residency would be poor planning. L_' 1 8 I In review of the IP Development Location Criteria, the Industrial Planned Site should have "direct access from principal or intermediate arterial, related service drives, or minor arterials" The related street, 51st Avenue North, is not any of the four mentioned classifications. Placement of an industrial building of recommended size, appropriate parking, storage areas, and street and rail access, would be highly restricted by the Do Not Disturb DNR Wetlands. The resulting industrial development would become an inefficient and imposing development. In 11 H 1 9 If the northeast corner were to be accessed by rail, the site would require substantial grading and tree loss at the northeast property line. The rail line in this area is at approximately the 928 elevation and the land adjacent to the rail line is approximately 940 in elevation. This would require a land alteration of approximately 12 feet to be serviced by a railroad spur. 1 As these points have illustrated, there is considerable doubt that the guiding of the northeast corner as Industrial Planned (IP) is the highest and best use of the land. In 11 H 1 9 51, 1 • \ 1 Il 1 i I LL Si@, . of ,SS -. \ 1 r I _- \. • X11 r ,\`. 1 i \ -_ ___ ''/ a Swa MA To All 451 z its It 0 W :'^ems p '3 -° {) 14 S(• t , , 11 r i i/C'®1r``' /`--__•_ ' \. _.'[,nl sem 7 % CC!.+ O L Mki LUwz .00 aa I I PROPOSED GUIDING OF THE PROPERTY INCLUDING RELATIONSHIP TO DEVELOPMENT LOCATIONAL CRITERIA The proposal is to reguide the present area classified as Industrial Planned (IP) back to its original low -medium - density residential LA -2 classification, and rezone the same area to low -medium - density residential zoning to be in conformity with the entire parcel. The original LA -2 Land Use Guide Plan was along the Hamel Road alignment. The proposed reguiding to LA -2 will remain contiguous with the property line. The development location criteria established in 1980 by the City of Plymouth supports the original proposed guiding of LA -2 low medium residential development, as illustrated in this narrative and the proposal for Wild Wings 2nd Addition. The entire parcel as illustrated in the attached Development Concept Plan can support a minimum lot size of 15,000 square feet for single family housing with a density of 3-5 units per acre. The site has adequate utility capacity to support this land use classification. The LA -2 development is allowed in all areas of walking or driving neighborhoods, (this is a driving neighborhood). A driving neighborhood is defined as : "a driving neighborhood is the basic neighborhood for the motorist, in much the same sense, the walking neighborhood is for the pedestrian. The emphasis is on convenient and safe vehicular access to major neighborhood facilities and to large centers outside the neighborhood. It is the scale at which local public transit and community trail system are applied."' A trail system will be established parallel to the railway line, and an additional trail will be extended south on the existing berm on the east property line. Extensi.on of the bike/pedestrian way south will connect the southeast homes to the main pedestrian way. The location criteria establishes that the development relate "to most terrain and other natural features and adequately buffer most adverse external effects."' To support this point, the northeast corner of the parcel has a natural earthberm separating the Ryan Business Center and the proposed Wild Wings 2nd Addition. At the time of the project construction, the berm size and screening affect can be enhanced by additional grading and planting of trees. To achieve further separation a street will be installed between the berm and the proposed single family lots. k 1 3: INt y DESCRIPTION OF PROPOSED SINGLE FAMILY PLAN As shown on the concept site plan and submitted as part of the application as sheet 14. The proposed single family subdivision of Wild Wings 2nd Addition consists of 103 single family lots. The minimum square footage of 15,000 square feet and a minimum of 90 cul-de-sacs and no lots accessing directly to Schmidt Lake Road. EFFECTS OF THE PROPOSED SINGLE FAMILY DEVELOPMENT VERSUS INDUSTRIAL PLANNED LAND USE ON SURROUNDING PROPERTIES. Effects of Storm Water Runoff As shown on the Industrial Plan Scenario of this narrative the warehouse structures would be very large to make use of the 35% building coverage criteria as allowed by City Ordinances. To make use of this site these structures and associated parking would require mass grading and tree removal. The grading may have an impact on the wetlands in terms of vegetation destruction. But, most assuredly, the increase in hard surface area would increase storm water runoff. The increase runoff water would have the potential of significantly altering the chemical balance of the wetlands, and causing additional stress of the down stream storm water structures. Conversely, the single family development would have less impact on the wetland in terms of storm water runoff. The housing development would have a lower lot coverage percentage approximately 20-25% of the buildable lot), and the green areas between each house would reduce the direct runoff into the wetlands. Visual Impacts The visual environment would be greatly impacted by any industrial feet wide at the building setback line. The general concept of the plan is a street and lot configuration that conforms to the grow to a natural topography and constraints of the wetland. The internal there would be no visual street system formed by is generally a loop system of cul-de-sacs which land and topography constraints. The streets are and cul-de-sacs connect to the proposed minor arterial, Schmidt Lake Road. All lots access onto the loop road system or associated the industrial area. cul-de-sacs and no lots accessing directly to Schmidt Lake Road. EFFECTS OF THE PROPOSED SINGLE FAMILY DEVELOPMENT VERSUS INDUSTRIAL PLANNED LAND USE ON SURROUNDING PROPERTIES. Effects of Storm Water Runoff As shown on the Industrial Plan Scenario of this narrative the warehouse structures would be very large to make use of the 35% building coverage criteria as allowed by City Ordinances. To make use of this site these structures and associated parking would require mass grading and tree removal. The grading may have an impact on the wetlands in terms of vegetation destruction. But, most assuredly, the increase in hard surface area would increase storm water runoff. The increase runoff water would have the potential of significantly altering the chemical balance of the wetlands, and causing additional stress of the down stream storm water structures. Conversely, the single family development would have less impact on the wetland in terms of storm water runoff. The housing development would have a lower lot coverage percentage approximately 20-25% of the buildable lot), and the green areas between each house would reduce the direct runoff into the wetlands. Visual Impacts The visual environment would be greatly impacted by any industrial of less visual impact, but warehouses are usually concrete block structures. The City of Plymouth has a "landscape policy" that would require screening of the industrial buildings, but these proposal as viewed from the land to the south. All land to the surrounding South and West of this area is presently guided residential if grow to a future homes were built in these areas there would be no visual surrounding barriers across the wetlands to screen the industrial structures from these homes. Additionally, Schmidt Lake Road will have vistas into and across the wetlands directly into the industrial area. The industrial building facades may be constructed of a material of less visual impact, but warehouses are usually concrete block structures. The City of Plymouth has a "landscape policy" that would require screening of the industrial buildings, but these buildings would be approximately 20 to 24 feet above the surrounding property and would take pine trees 15 to 20 years to grow to a sufficient height to screen the industrial use from surrounding homes. 13 The reguiding of this area to LA -2 low medium density residential designation would allow a homogeneous use of the wetland edges thereby not causing an adverse visual impact to adjacent land uses. Along the East property line separating this parcel and the existing Ryan Business Center is a berm approximately 8 feet high. This berm now acts as a natural separation and is on the Wild Wings 2nd Addition property. This berm will be dedicated as a bike/pedestrian way and planted to enhance its screening effects. 1 1 E 1 14 R-1 i i F fir/ j —— _ — -- _ 3pp - ! :•1 z0 nss z m p Ur i L:111 xrxa.i 'a: Z W ..a -.e. m LU W s - r ,^ l VISlllllAtlVMOY7 AFFECTS ON LOCAL AND REGIONAL TRANSPORTATION SYSTEMS A detailed traffic study has been prepared by Stragar- Roscoe-Fausch, Inc. for the City of Plymouth analyzing the traffic needs for Schmidt Lake Road from Nathan Lane to Zachary Lane. The study considered overall traffic feasibility and environmental studies of this section of road. The analysis "indicates that Schmidt Lake Road will be needed by the year 2010. To provide an appropriate facility to maintain an acceptable level of service." If development occurs at a more rapid rate an earlier need for this facility will be apparent. accessed from the south the street would be routed through an existing guided and The existing Industrial Land Use, site accessibility is traffic and residential planning. illustrated in the attached plan, labeled Industrial Scenario. This scenario from the east. reveals that The access would the Industrial use be via 51st Avenue would be accessed North, which is presently 825 feet long. If the cul-de-sac were to be extended Schmidt Lake Road. only to the property line it would be 1315 feet long, and if or 400 ADT.(Average Daily Trips) that would extended into the site the cul-de-sac would be 1900 feet long. This cul-de-sac would be over a quarter of a mile long and would require a variance by city ordinances. If an industrial site were H access to Schmidt Lake Road. The single family subdivision in this area would greatly reduce the traffic volume accessing onto Schmidt Lake Road, versus industrial usage accessing to Nathan Lane to the east. 16 accessed from the south the street would be routed through an existing guided and zoned LA -2 residential district which would be impractical and questionable traffic and residential planning. The proposed reguided area of Wild Wings 2nd Addition would have a looped road system through the site, accessing at both ends to Schmidt Lake Road. This area would result in an addition of 40 single family homes or 400 ADT.(Average Daily Trips) that would H access to Schmidt Lake Road. The single family subdivision in this area would greatly reduce the traffic volume accessing onto Schmidt Lake Road, versus industrial usage accessing to Nathan Lane to the east. 16 1 1 1 1 1 3, 9 . •` = ter•--_--}---_- c - li ij // ' d '''• lid',', 3 :?ti` 1. / r :7ill, !. . _ - IL 111UrI_1 IS 14 Ar Stb ei - gf T_-•... / 1 i. I l\r,- W 0 W 2 31_i fMa ' e e i1 / ` • i1jAI AtlIINOV7/ f WASTEWATER FLOW ANALYSIS The purpose of this section is to estimate and compare the reserve capacity wastewater discharge that would result in the development of the site at the existing Planned Industrial Land Use and the proposed LA -2 Low -Medium Density Residential Land Use. PLYMOUTH SANITARY SEWER CALCULATIONS The 1980 Plymouth Comprehensive Sewer Policy Plan was used to estimate the anticipated wastewater flows for the land use type LA -2. The following flows were determined by applying unit flow rates to each land use catagory: Land Use Type Persons/Unit Gal/Cap Gal/Unit Units/Ac DAY(GCD) DAY(GUD) Low-Med.Density 3.0 85 255 4 LA -2) The city of Plymouth's Comprehensive Guide Plan indicates that areas guided LA -2 have a recommended density of 3-5 units per acre. Rather than using a general unit density, this calculation is based on the actual number of units proposed for the Wild Wings 2nd Addition of 40 units in the area of Proposed Guide Plan Change, (area density = 2.63 units per acre.) The area that is calculated equals 15.2 acres above high water level in the northeast corner of the Parcel only. The same area is used in the Industrial Planned area calculations. Therefore, the total estimate flow for the Wild Wings 2nd Addition would be: 40 units x 255 GUD = 10,200 gallons per day. 1 MWCC FLOW ANALYSIS This section is based on the ordinance adopted by the Metropolitan Waste Control Commission, MWCC, Reserve Capacity Charge Manual revised in 1988. The MWCC has developed Service Availability Charge SAC criteria based on discharge of wastewater per day. "The SAC unit is based upon the potential discharge of 274 gallons of wastewater flow to the Metropolitan discharge system per day. Single family houses, townhouses and duplex units each comprise one SAC unit. The number of SAC units for commercial industrial buildings are determined based upon their estimated daily wastewater flow. The commission has developed standard criteria for determining SAC units for various commercial and industrial facilities. This criteria is based upon recommendations/standards developed by the Minnesota Department of Health, The State Building Code, and the U.S. Department of Health and Welfare. These recommendations are supported by actual flow data from similar facilities in the Metropolitan area. i l l r ?I•'o A.trtrj 1 t to !',uu l r o' t mm i (In FLIT in 1 -l ed 13 I One SAC unit equals 274 gallons of wastewater per day. One single family unit equals one SAC unit. General Office Building (deduct mechanical rooms, elevator shafts, stairwells, restrooms and storage areas). 2400 square feet equals one SAC unit. Warehouses (assembly area) Office/warehouse (speculative must be rereviewed on finishing permit). Minimum 30% office 20,400 square feet equals one SAC unit. Maximum 70% warehouse 7000 square feet equals one SAC unit. The planned industrial section of the Comprehensive Guide Plan adopted by the City of Plymouth permits maximum lot coverage by all buildings to be 35%. Using the same area of 15.2 acres, above high water level in the northeast corner contiguous to along the line to be Guide Plan changed. The maximum building coverage area would be 231,739 square feet. Using the MWCC warehouse criteria 30% must be allocated to office and 70% to warehouse. Office equals 69,521.7 square feet. Warehouse equals 162,217.3 square feet. Based on the aforementioned SAC criteria the single family units would generate 40 SAC units or 10,960 gallons of wastewater per day. The warehouse/office development would generate: Office: 28.967 SAC units rounded to 29 SAC units. Warehouse: 23.173 SAC units rounded to 23 SAC units. Totaling: 51 SAC units or 13,974 gallons of wastewater per day would be generated by the industrial development. In reviewing the projected wastewater flows it should be noted that the single family development would significantly reduce the amount of wastewater flow to the Metropolitan Disposal System by 3,774 gallons per day. 1 1 1 1 19 Ilk, we Ali ' ---' . . '. •:. ----__-' — z\y '') .mac`;.'.;-- /. ,II I•7 ' _ I— r ; --- • e Ix Vii, F 1 % /' ' .? I •.;\ aA i ISI - •:, i / '- ® , I \j "` \ LlI / _-'_-i • fl( t 1 !fit ,n. it 'I / ,_--_/r, -_ \J/ --" 1 {r- z Jr.• - i ;'" c ¢ ". _:}3 = Vp -_ W - a;CDAll uj 9 ; nuj Sl IX AHVMOVZ' •I — a a) I 1 1 1 0 MERIT BEYOND THE INTEREST OF THE DEVELOPER In 1980 when the Land Use Guide Plan was changed from LA -2 to IP., the Old Hamel Road alignment was thought to be the future right-of-way. But today, the preferred Schmidt Lake Road alignment is 600 feet to the South of platted Schmidt Lake Road, because of strong environment issues and construction cost of swamp excavation. The new or preferred Schmidt Lake Road alignment has left a gap between land uses and access to the site. This Land Use Guide Plan change will benefit the City of Plymouth by aiding the process and creating the need to reguide the land to conform to property lines, new street alignment, and access points. In conjunction with the construction of Wild Wings 2nd Addition and the housing developments to the south of Schmidt Lake Road, Schmidt Lake Road will be installed from Zachary Lane to the edge of the wetlands. These developments along Schmidt Lake Road will basically complete all land development south of the Sault Line Railroad and west to Pineview Lane. Additionally, the reguiding of this area from IP. to LA -2 will bring the entire area into a homogeneous residential character without having an industrial development piercing into areas of LA -1 and LA -2 land uses. HIGHEST AND BEST USE OF THE SITE As illustrated in the previous Graphics, The Original Land Use Plan for this area was guided as LA -2 low -medium density residential for reasons of good planning, site restrictions due to wetlands, transportation issues, lot coverage utility capacities and soil constraints. The land was reguided to IP Planned Industrial, but the need for additional IP land did not and still, does not exist. Because of the restrictive nature of the Metropolitan Service Area (MUSA) all land for residential use is rapidly running short. This area is now ready for development as residential use, similar to the uses surrounding it on three sides (North, West and South). The transportation issues are obvious, if the site were to remain IP Industrial use the site would require a dead end cul-de-sac at least 1400 feet long. If the site were to be reguided from IP to LA -2 the Wild Wings 2nd Addition that is part of this application would be developed with a looped street system and cul-de-sacs installed only by the constraints of the wetland. The reguiding of this land from IP Industrial Planned to LA -2 low Medium density residential would bring the land use boundaries into conformity with the surrounding property lines that have remained from years before. 21 I 1 1 1 1 As illustrated by this application for reguiding from IP Industrial Planned to LA -2 low - medium density residential the proposed reguiding is the highest and best use for this land. Upon approval of the land use guide plan change by the City of Plymouth, the intent of the Developer to submit a conventional preliminary plat package of the Wild Wings 2nd Addition. This plan has been submitted for informal concept review as part of this application. If you have any questions concerning this please give me a call. Sincerely, RoberP. Smith, 5F, A Redlu d Planning ine ing Surveying For DeVries Buil Inc. 1 1 1 1 RPS/kas 1 1 1 1 1 1 1 22 I I n 1 1 I 1 EXCERPTS FROM COMPREHENSIVE LANDUSE GUIDE PLAN LOCATIONAL CRITERIA" CITY OF PLYMOUTH I I I LIVING LA -2) AREA • 2 Areas indicated for LA -2 development on the Land Use Guide Plan are intended for low -medium intensity use. A mix of single family and low density multiple will be characteristic through a number of zoning categories or the Planned Unit Development PUD) approach. In some areas in the LA -2 categories, it will be desirable to include some low density multi -unit development in return for preservation of open space and natural features. However, the gross density would remain the same despite the housing style selected. Guidelines and Criteria Density: 3-5 units per acre. Minimum Lot Area: 15,000 square feet net for single family detached. 9,250 square feet net per unit for two family attached. 1 acre net for more than 2 units per structure not to exceed 5 units). Area determined by density range and approved design for PUD (40 acres minimum). 5 acres net in areas not served by utilities. Public Utilities: Required for all areas, except in the case of single fami-ly detached on parcel of 5 or more acres. Corresponding Zoning FRD (Future Restricted Development District) Designation: R -1B (Low Density Residential District) R-2 (Low Density Multiple Residential District) RPUD (Residential Planned Unit Development District) DEC 1980 I 1 1 11 1 Type of Development: - Single family detached Two family dwellings Multiple dwellings (townhouses, quadraminiums, apartments) Development Location - Allowed in all areas of the walking or driving Criteria: neighborhood. (Due to the range of housing types, it should be possible to form a suitable transition from all existing or proposed uses, to relate the development to most terrain and other natural features and to adequately buffer most adverse external effects.) In most circumstances, the higher densities will be located near the major points of access and on the periphery of the walking neighborhood, while the lower densities within the LA -2 area will be generally on the interior with access by minor or collector streets. Facilities: - Neighborhood park or private playground within 1/2 mile walking distance of all units. Defined walking system that connects most homes with most other homes in the walking neighborhood. Neighborhood shopping facilities within five minutes driving time from all homes, possibly adjacent to LA -2 areas if the appropriate access and transition features are present. b D c C 1980 SHFFT 25 I I I 1 H 1 INDUSTRIAL= 60) PLANNED It is the intent of this use to permit Planned Industrial subdivisions with high standards for development and performance. Planned Industrial subdivisions permit industrial uses such as the manufacturing, production, processing and storage of materials, goods or products. Such development shall be compatible with the character of development in proximate land uses. Guidelines and Criteria Maximum Lot Coverage By All Buildings: - 35% Minimum Lot Area: - 2 acres Public Utilities: - No development shall be permitted in areas not having City water and sanitary sewer available. The only exceptions should be cases in which the petitioner can demonstrate that divergence from the points above will not cause an unreasonable burden upon the City of Plymouth in providing services and utilities or cause a deleterious impact upon the natural environment. In such cases, the City may consider granting a variance to this policy in reviewing a proposed development. Corresponding Zoning Designation: - I-1 (Planned Industrial District) Type of Development: - Any manufacturing, production, processing, cleaning, storage, servicing, repair or testing cuCCT 9R 0rC 1580 I d 1 1 1 I U 1 1 of materials, goods or products that is wholly contained within a building and which meets and maintains all environmental standards established by the State of Minnesota Pollution Control Agency. In addition, there are a number of uses permitted by conditional use permit. They include the following uses: I. Any permitted or accessory industrial use not conducted within a building including storage of materials, products and vehicles. 2. Retail and service establishments essential to the operation of this district and provi- ding goods and services which are primarily for the use of persons employed in the district. 3. Offices for administrative, executive, professional, research, sales representatives or similar organization, and generally com- patible with the industrial district. 4. Residential structures and related residential uses necessary for security and safety reasons in relation to the principle use. 5. Quarry or extraction operations with plans required for access, extent of operations, the condition of the site after completion and potential future development of the site and surrounding area for permanent land use. 6. Uses ordinarily permitted but representing very small capital expenditures (taxable) while at the same time creating a burden on utility systems, highways and the aesthetics of an industrial park. An example of this type of use is trucking facilities combined with limited storage and warehousing, which utilize extensive land areas, create a large volume of truck traffic and during the off hours create seas of parked vehicles and immense expanses of asphalt parking surface. Due to the very limited structures and invest- ment, the City's benefit is offset by the adverse effects created. Although these types of industries are essential and must be permitted in certain quantities, an imbalance is not desirable. SHEET 27 r «. I Development Locational Confine most industrial uses to Industrial Parks. Criteria: Prohibit or prevent expanding of scattered industrial operations with no potential of contributing to a larger industrial complex. Locate major industrial complexes in widely separated areas of the City to achieve the following advantages: 1. To distribute peak hour traffic. 2. To improve access from all areas of the labor market. 3. To expand present areas of industrial develop- ment. 4. To distribute primary usage of water and sewage facilities. 5. To utilize land appropriate for industrial development. Direct access from principal or intermediate arterial, related service drive or minor arterial. Land that is appropriate and reasonably adaptable to industrial site development without severe earthwork or removal of natural stands of trees. Near other intensive land uses (high density residential, service business and limited business). Facilities: - Area served by public sanitary sewer. Areas served by railroad. Near potential future transit facilities. iL_ DEC 1980 OUCCT 40 1 PUBLIC AND SEMI-PUBLIC LAND USE The uses categorized as public and semi-public will be discussed both in terms of their functions as facilities and as users of land. Particular attention should be given to the relationship between these and other land uses. Establishment of guidelines for relating public lands to private development will help to insure a wise expenditure of tax dollars as well as a wise use of land resources. The community structure concept should govern choice of location for public and semi-public land uses. The development of public and semi-public facilities in or near neighborhood centers will be encouraged. These facilities would include churches, parks, recreation facilities and public service facilities such as post offices, fire stations, libraries and utility structures. Dedication and acquisition of public land will also be used to protect natural resources and undeveloped areas with severe physical constraints to development. This practice will safeguard the City's environment from the negative impacts of urban development. I CI 1 I gHFFT 90