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HomeMy WebLinkAboutPlanning Commission Packet 05-11-1988REPORT DATE: FILE NO.: PETITIONER: REQUEST: 4 CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT TO PLANNING COMMISSION AND CITY COUNCIL May 2, 1988 88018 MEETING DATE: May 11, 1988 Robert Wachter, Dimension Development Company, Inc. Residential Planned Unit Development Concept Plan for 78 units single family detached housing and 42 townhome units on a 40 acre site. LOCATION: Southwest of Juneau Lane and County Road 9 GUIDE PLAN CLASS: LA -2 (low medium density ZONING: FRD (future restricted residential) development) BACKGROUND: The Planning Commission reviewed this application at their March 23, 1988 meeting and recommended approval by a 3 - 1 vote. The City Council at its April 4, 1988 meeting, deferred action on the request and referred the application back to the Planning Com- mission for reconsideration based upon the Council's direction for redesign. Attached Is a copy of the April 4, 1988 City Council Minutes. At the Council's direction, property owners who spoke at the Planning Commission or City Council meeting have been informed of this meeting. PRIMARY ISSUES AND ANALYSIS: 1. The proposal calls for the property to be developed within the Planned Unit Development provisions as stated in the Zoninq Ordinance. The proposal is described in the first two pages of the project narrative. The natural ameni- ties of the project are identified and the design goals are described. 2. The City Council directed this item to be deferred with the following direction for redesign: A. There would be a concentration of effective useable open space, particu- larly in the detached housing area. B. The overall plan design is to be enhanced to preserve natural features such as hills, low areas, and trees on property as they are now. C. With regard to transition, the attached homes would be constructed to the west and the single family detached homes to the east. D. Particular attention shall be given to the minimum floor elevations so that homes will be planned at elevations that will not have a "guaranteed" water problem. F. 39th Avenue North should continue to go through this plat from the development on the west to the development on the east, as proposed. L Page two Planning Commission Meeting May 11, 1988 Concept Plan May 2, 1988 3. The Zoning Ordinance directs the Planning Commission to consider the following when reviewing a Concept Plan: A. The relationship of the proposal to the surrounding neighborhood. The adjoininq property to the east is designated within the LA -2 (low medium density residential) classificaton on the Comprehensive Plan and is developed with single family and twin homes. The adjoining property to the west is located within the LA -2 and LA -3 (high medium density residen- tial) classifications of the Comprehensive Plan and is developed with quadriminiums. The adjoining property to the north is located within the LA -1 (low density residential) designation of the Guide Plan and is developed with single family homes. The adjoining property to the south is located within the Public and Semi -Public designation and is developed with a City park. This property is located within the LA -2 designation. R. Compliance with the City Ordinance and the Comprehensive Plan. 1) It is at this stage that the Planning Commission is to determine if the proposal meets the expected Attributes for a Planned Unit Develop- ment (PUD) as stated in Section 9, Subdivision D., of the Zoning Ord- inance. A copy of the Attributes is attached for reference. It is suggested that the Planninq Commission, for purposes of making this decision, answer the following questions. If one or more of these questions is answered negatively through discussion, the merits of this design as a PUD is not warranted. a) Are there benefits of new technology and building design, construction, and development? b) Did the petitioner use trained and experienced professionals to prepare the plans? c) Is the layout more efficient and effective in streets, utilities, and public facilities, to yield a high quality development at a lesser cost? d) Is there more useable and suitably located recreational facilities and other public and common facilities than would otherwise be provided under conventional land development procedures? e) Does the layout preserve and enhance desirable and natural site characteristics? 2) The petitioner is requesting the allocation of one bonus point based on providing a variety of housing types, single family detached with attached housing at 40% or less. This would allow a density of 3.2 units per acre for that land above the 100 -Year High Water Elevation. 3) The Thoroughfare Guide Plan identifies that County Road 9 is a minor arterial and that additional right-of-way is needed for widening this road. Page three Planning Commission Meeting May 11, 1988 Concept Plan May 2, 1988 4) The Comprehensive Park Plan calls for a portion of a Community play field to be located along the southern edge of the subject property, with a Class I Trail located on the south side of County Road 9. The proposed Concept Plan designates the required park and trail lands. 5) The petitioner is anticipating lot coverage that exceeds the 20% allowed by Ordinance for the townhomes. They are also requesting set- backs down to 6 ft. on the garage side of the dwelling for the single family lots. These issues will be reviewed at the preliminary plan/ plat application stage for this property. PLANNING STAFF COMMENTS 1. The proposed Planned Unit Development (PUD) does demonstrate that unusual features of the property are considered as part of this proposal. The expected PUD .Attributes have been satisfied; specifically, demonstrated benefits of new technology and building design, construction, and land development; a more efficient use of streets, utilities, and public facilities; useable and suit- ably located recreational facilities; and, preservation and enhancement of the natural site characteristics have been demonstrated as merits for Planned Unit Development status. 2. With the PUD Preliminary Plan/Plat application, the petitioner should address screeninq and transition along County Road 9. 3. The rationale for the need to exceed the Ordinance maximum lot coverage should also be provided at that time, with evidence of why the excess is needed. The request for reduced yard setbacks should also be provided at that time with evidence of why the reduced setback is needed. The Council has not entertained such requests until and unless the developer can show the need on specific lots after the completion of mass grading. 4. The plan has been revised to address the Council's concerns as follows: A. The plans call for three different open space areas in the area of single family units, each of these areas is a minimum of one acre in size. The plan calls for a trail system to link these areas together B. Through the design of the trail system and open areas, they are preserving more of the natural features than would be preserved with conventional development. C. The petitioner has kept the single family lots on the eastern portion of the site, the townhomes on the west. D. The minimum floor elevations will be reviewed with the preliminary plan/ plat, to assure that there will be no water problem. E. The proposal still shows 39th Avenue North going throuqh this development from west to east. Page four Planning Commission Meeting May 11, 1988 Concept Plan May 2, 1988 5. The 38th Avenue North cul-de-sac is approximately 700 ft. in length. This exceeds the Ordinance standard 500 ft. This is a design feature of the Planned Unit Development and should he addressed at the preliminary plan/plat stage. RECOMMENDATION We recommend approval of the proposed Planned Unit Development Concept Plan on the basis that the proposal does meet the Ordinance provisions for Planned Unit Develop- ments. We do not recommend any ground coverage in excess of the 20% Ordinance standard, or any reduc s tbac a this time. Submitted by: Blair Tremere, Community Development Director Attachments 1. Recommendation 5. Engineer's Memorandum 2. Location Map 6. Project Narrative 3. PUD Attributes 7. Large Plans 4. City Council Minutes CITY OF PLYMOUTH Pursuant to due call and notice thereof, a meeting of the City Council of the City of Plymouth, Minnesota, was held on the day of , 19 The following members were present: ng members were absent: introduced the following Resolution and moved its adoption: RESOLUTION NO. 88 - APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR FOR PARKVIEW RIDGE FOR ROBERT WACHTER, DIMENSION DEVELOPMENT COMPANY, INC. (88018) WHEREAS, Robert Wachter, Dimension Development Company, Inc. has requested approval of a Residential Planned Unit Development Concept Plan for the development of "Parkview Ridge" a proposal for 80 single family detached units and 40 attached townhome units on approximately 40 acres located southwest of Juneau Lane and County Road 9; and, WHEREAS, the Planning Commission has reviewed the request at a duly called Public Informational Hearing and has recommended approval; NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN- NESOTA, that it should and hereby does approve the Residential Planned Unit Development Concept Plan for Robert Wachter, Dimension Development Company, Inc., for a development to be known as "Parkview Ridge" consisting of 80 single family detached dwelling units and 40 multi -family attached townhomes on approximately 40 acres located southwest of Juneau Lane and County Road 9, subject to the following conditions: 1. Compliance with the City Engineer's Memorandum. 2. Staging of the development shall be in accordance with utility availability as approved by the City Engineer. 3. Maximum density shall be 3.2 units per acre for the land at or above the established high water elevation per the adopted City Storm Water Drainage Plan as verified by the City Engineer. A density bonus point is assigned for housing mix. 4. The preliminary plat/plan application shall include an explanation of any request for lot coverage over 20%. No ground coverage in excess of the Ordinance standard is approved. 5. Draft restrictive covenants for the private open areas shall be submitted with preliminary plat/plan application. PLEASE SEE PAGE TWO Page two Resolution No. 88- 6. An access drive off County Road 9 shall be provided for construction vehicles, and all construction traffic shall access the property from County Road 9, until the first home is certified for occupancy. 7. No private drive access shall be permitted to County Road 9; all private drives shall be provided by internal public streets. 8. Consideration should be given with the preliminary plat as to the most appropriate means of providing for necessary storm water ponding (outlots versus easements), and as to whether the required ponding areas constitute common open space. The motion for adoption of the foregoing Resolution was duly seconded by and upon vote being taken thereon, the following voted in favor thereof: The following voted against or abstained: Whereupon the Resolution was declared duly passed and adopted. E 1 WW' ij ..- =. WA - c. The benefit to the developer is one of design and development flexibility; in order to utilize this flexibility, the developer has the responsibility to demonstrate that its utilization does indeed provide a development which has substantial attributes to enhance the particular area or the City in total. Expected attributes are: 1) Benefits from new technology in buildina desion, construction and land development. 2) Higher standards of site and building design through use of trained and experienced professionals In Land Planning, Architecture and landscaping to prepare plans for Planned Unit Developments. 3.) More efficient and effective use of streets, utilities and public facil- ities to yield high quality development at a lesser cost. 4) More useable and suitably located recreation facilities and other puhlic and common facilities than would otherwise be provided under conven- tional land development procedures. 5) Demonstration of affirmative design efforts toward the preservation and enhancement of desirable natural site characteristics. Amended Ord. No. 82-15) 5Eer 9 , 614 810 8 7PLyMourN Zavi,6 J'D I N ANGE lie guIar Council 'lectinq April 4, 1956 Page 96 MOTION was made by Councilmember Ricker, seconded by Councilmember Vasillou, to adopt RESOLUTION NO. 88 DENYING PRELIMINARY LAYOUT, COUNTY ROAD 10/I-494 TO COUNT YwAeD 18 SOUTH FRONTAGE ROAD CONNECTION, CITY PROJFCT NO. 81 Councilmember Sisk stated he doe believe staff has had enough time to address all the ety concerns. SUBSTITUTE MOTION was a by Councilmember Zitur, seconded by Councilmember Sisk,_Oo Cb table the layout approval until an engineering study.0orsafety can be completed. Motion carried, five ayes. PETITIONS, REQUESTS AND COMMUNICATIONS Kevin VonRiedel, McCombs, Frank, Roos, representing the developer, stated this is a 40 acre parcel. The proposal is for 80 single family lots and 42 townhome lots. Scott Bratten, 14560 40th Ave., stated the concern Is with the increased traffic and safety of the children in Cedar Ridge. Russ Thour, 14635 39th Ave., stated concern with the water problems which might be created. He asked about the flood plain and whether the trail would be under water some of the time. Sherry DeWolf, 3855 Glacier Lane, stated concern with the Increased traffic and children's safety. RPUD CONCEPT PLAN PARKVIEW RIDGE (88018) Item 9-A Mayor Schneider explained that this is just a concept of about RPUD CONCEPT PLAN where lots and houses would be. The next step would be a PARKVIEW RIDGE preliminary plat layout and at that time the Planning Commission (88018) will discuss drainage. Councilmember Sisk asked why 39th Ave. has to go through. Director Moore answered that, while it is not a collector C.eet; it is for overall traffic <;irculation, and was contemplated in the plan approvals for this area. Councilmember Zitur asked about open space. Mr. VonRiedel stated the open space is 11.5% of the entire parcel. The areas around the ponds would not be graded out. Director Tremere pointed out that there Is extensive development to the north of C.R. 9 and Ferrbrook Lane. Traffic will increase in the future. If access to the west is not provided from Cedar Ridge through this plat, Cedar Ridge will only have two access points and they will both be to Fernbrook Lane. Regular Council Nceting April 4, 1985 Page 97 Councilmember Vaslliou asked if the park were considered part of their open space and she doesn't consider that the open space requirement has been met. Director Tremere answered that, given the topography of the development and concerns about transition, it warrants PUD status. The specific design can be modified; the project was evaluated by staff as if the public park were part of the open space. Councilmember Vasiliou added that the fact that the children in Cedar Ridge now play in the streets is not an acceptable reason to seal off 39th Avenue and It Is not safe. Councilmember Zitur agreed that kids shouldn't be playing In the streets, especially when the City has provided parks. Mayor Schneider stated the recent speed study showed that all the vehicles counted were within the speed limit. Councilmember Sisk stated the Council has to consider the good of the entire City. He cannot see that connecting 39th Ave. will be a detriment to safety. He believes there might be ground water problems for the new homes in the northwest corner because of elevation. Discussion continued on the topography and open space planned. Mr. VonRiedel stated they are trying to maintain the topography and attempting to keep the grades consistent with the surrounding area. MOTION was made by Councilmember Sisk, seconded by Councilmember Vasiliou, to defer action on the petition to refer it to the Planning Commission for reconsideration based upon the Council's direction for redesign. MOTION was made by Councilmember Vasiliou, seconded by Council—ember Sisk, tl.at 39th Ave. should go through this plat, from the development on the west to the development on the east as proposed. Motion to amend carried, five ayes. MOTION was made by Councilmember Vasiliou, seconded by Councilmember Zitur, that there be a concentration of effective usable open space, particularly in the detached housing area. Councilmember Vasiliou stated active open space is needed In a planned unit development as intense as this; otherwise, it should be platted as a conventional development. Motion to amend carried, five ayes. Regula, Council tle(:C.iny April 4, 1958 Page 98 MOTION was made by Mayor Schneider, seconded by Vasiliou, that the overall plan design is to be preserve natural features such as hills, low areas, property as they are now. Motion to amend carried, five ayes. Councilmember enhanced to and trees on Mayor Schneider reminded them that the lot coverage is to be 20% maximum; trails are to be built per City standards. MOTION was made by Mayor Schneider, seconded by Councilmember Sisk, that, with regard to transition, attached homes would be as per this plan (to the west) and single family detached homes to the east. Motion to amend carried, five ayes. MOTION was made by Councilmember Sisk, seconded by Councilmember Ricker, that particular attention shall be given to minimum floor elevations so that homes will be planned at elevations that will not have a "guaranteed" water problem. Motion to amend carried, five ayes. Main motion as amended carried, five ayes. MOTION was made by Mayor Schneider, seconded by Councilmember Zitur, that anyone who spoke at the Planning Commission or Council meetings should be informed of the date the Planning Commission will reconsider revised concept plans. Motion carried, five ayes. MOTION was e by Councilmember Zitur, seconded by Councilmember Sts o adopt RESOLUTION NO. 88-218 DECLARING FINDING OF NO NEED F ENVIRONMENTAL IMPACT STTEMENT (EIS) BASED UPON THE REVIEW OF T VIRONMENTAL ASSESSMENT WORKSHEET EAW) DATED FI-BRUARY 16, lY8 R PRIME M' =ST BUSINES PARK PROPOSED BY PRIME DEVELOPMENT CORPOR N (87123). Motion carried on a Roll Call vote, five ay Manager Willis stated the request is recommended forNwproval by the Planning Commission. The site plan meets all the co tions and no variances are requested. Director Tremere stated that the Planning Commission was concerned generally about the exterior finish. Their recommendation would not preclude metal but they were not shown the metal. RESOLUTION NO. 68-218 NEGATIVE DECLARATION FOR EIS, PRIME WEST BUSINESS PARK (87123) Item 9-B` SITE PLAN, FIRE STATION 3 (88012) Item 9-C CITY OF PLYMOUTH ENGINEER'S MEMO to PLANNING COMMISSION AND COUNCIL MEMBERS DATE: March 17, 1988 Revised Plan May 5, 1988 FILE NO.: 88018 PETITIONER: Mr. Robert G. Wachter, Vice President, Dimension Development Company, Inc., 1700 Pacific Avenue, No. 4500, Dallas Texas 75201 CONCEPT PLAN: "Parkview Ridge Addition Proposed Development located on Parcels 16-118- 22-42-0001, 0002, 0003 and 0004" This memo was prepared in response to the request for conceptual approval for the above referenced property. Documents in support of the request were submitted by McCombs Frank Roos Associates, Inc. and received in this office on March 3, 1988. 1) Our assessment records indicate that this property will be assessed for additional sanitary sewer area charges and water area charges. 2) The amount of additional right-of-way for County Road 9 will be determined by Hennepin County. 3) The Wetland area in the northwest corner of the site adjacent to County Road 9 is not part of the City's Comprehensive Storm Sewer Plan or DNR Wetland. However, the developer shall provide some storage for ponding in this area. 4) The Comprehensive Storm Sewer Plan shows Pond BC -P8 borders the south boundary of the proposed plat. Drainage easement for ponding purposes shall be provided to an elevation of 953.0. 5) The City will require utility and drainage easements 10' in width adjoining all streets and 6' in width adjoining side and rear lot lines. 6) The City will require 10' utility and drainage easements for proposed utilities along the lot lines where these utilities are proposed. 7) The developer will be responsible for the construction of necessary watermain, sanitary sewer, storm sewer and streets to serve the site. 8) 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 our Engineering Guidelines. 9) The City will require a Storm Drainage Plan showing proposed finished contours and/or arrows indicating how the proposed plat will ultimately drain. This material must be submitted in conjunction with proposed storm sewer plans. The City will then review the proposed Storm Drainage Plans to make sure they are in compliance with the City's Comprehensive Plan for Storm Drainage Systems. r ENGINEERING MEMO - CONCEPT PLAN Page Two 10) The following utilities have been stubbed to the site: 38th Avenue North 8" watermain 40th Avenue North 8" watermain and sanitary sewer, invert elevation 955.38 39th Avenue North 6" watermain and sanitary sewer, invert elevation 953.46 A 21" storm sewer outlet south of 39th Avenue 11) The existing width of 38th Avenue is 40' wide. This may be transitioned to a standard residential City street, from the west plat line within the first 400 feet. 12) Interior right-of-way may be 50 feet wide. 13) The swale along the east property line is proposed to be filled with all the drainage being carried by pipe from north of County Road 9 south to 39th Avenue. The existing 21" storm sewer at 39th Avenue may have to be increased in size to handle the flow. 14) A variance will be required for the length of the 38th Avenue cul-de-sac. SUBMITTED BY: 7- f - Chester J. H rison, Jr., P.E. City Engineer r; ^'ii:a v'•S:I" z § 9FS'" F50 P;F' 5 n e:fi j fei4 8 6 v M i'i.6• ^•D„' -'tY CBFt I: S^kR`'9RGY[P35^II. CR'} g''-ss:=?.:,t a•s-'vat=es';a'6a; L;;. sa: p. y Z 6 FFaa Sj.:s•''a. F:9'Si62'• jL9y • R 9 s. v. •e^s. p:g'g•.+ ee_E gv:. er• 9i9 S'a il: cY R 9 di9 j"$-k •L?i 9.p$= a 9 9 S R 9 9 ria r7 z t qbF (.t j'1=+ I—.—! G m r; T.l o "Iri-'LA r as a rvE Ism F LCJp<•fy -,1 fl v'd OPCHI D m L1Ll Lwrj 8 I 8 3 r\u. 9 u / JUNEAU LN. A y LN z t If LI Tv'd OPCHI D m L1Ll r\u. 9 u / JUNEAU LN. A y LN 1 1 1 1 1 1 i 1 i 1 i 1 1 1 McCombs Frank Roos Associates, Inc. St. Cloud Engineering & Enviroscience, Inc. REPORT PARKVIEW RIDGE CONCEPT PLAN MARCH, 1988 REVISED 4-7-88 REVISED 5-3-88 15050 23rd Avenue North. Plymouth, Minnesota 55447, Telephone 612/476-6010 Engineers Planners Surveyors 1 1 1 1 1 TABLE OF CONTENTS Table of Contents Introduction Natural Resource Analysis Zoning and Land Use Guiding Circulation Utilities Park System Quantitative Analysis Staging Financing Requested Action EXHIBITS A. Location Map, Vicinity Map, Land Use Guiding B. Existing Topography/Natural Features C. Concept Plan MAY 4 1.988 COPR'f! N11 AY - 4 1389 P1r1,1ie;g5 'r9Ai11K RC1OS ASSOC L I 1 11 1 1 1 1] 1 1 1 1 1 1 1 1 1 PARKVIEW RIDGE INTRODUCTION - Dimension Development Company, Inc., proposes herewith an RPUD Concept Plan Exhibit C) consisting of 78 units of single family detached housing and 42 units of attached townhome housing. The 120 units of housing are proposed on an approximately 40 acre parcel of land bounded by County Road 9 to the North, Creekside of Plymouth to the West, Plymouth Creek City Park to the South and Cedar Ridge to the East. The Dimension Companies are a group of vertically integrated companies offering a full spectrum of residential and commercial real estate services. From development of raw land, the construction of retail centers, and the management of properties, thru the development of innovative financial arrangements for the investor or end user, the Dimension Companies address themselves to the needs of the commercial and residential real estate markets. Project location information is included in exhibit A, Location Map and Vicinity Map both of which are included in the back of this report. Topography and Natural Features are shown on exhibit B, and include a rolling topography with a low point in the southeast and northwest corners of the site and a high point in the central area of the property of approximately 1006. Some trees are scattered throughout the site. The trees are found, for the most part, at the edges of the site, along existing fence lines and around the existing homestead. The developer chose to use a planned unit development approach to the development of this property in order to accomodate the existing constraints on the property posed by topography, intersecting streets and fixed adjoining land uses. Some of the goals of this Concept Plan are: to maintain consistency with the City's Comprehensive Plan, preserve existing site features, establish sensible transition with neighboring land uses, and provide active and passive open space opportunities for the future residents. Major aspects of the Comprehensive Plan as it related to this project (utilities, circulation, parks and trails, and land use) are discussed in detail in later section of this report. Transition elements for internal and external land uses will include existing and proposed vegetative screening of the property to the west of the site and along County Road 9. Transition between single family housing and multi -family attached housing within the project will use proposed streets, trails and vegetative screening. Spatial separation will be a major transition component for the property to the east and the park property to the south. The minimum lot size for single family lots is 9,000 square feet. The Concept Plan addresses lot coverage ratios. The applicant proposes a lot coverage ratio for single family lots at 20% of the gross lot area; and a combined lot coverage ratio for the multi -family homes at 30% of the gross lot area. In the case of a 10,000 square foot single family lot this would permit a single level living, coverage area and structural deck of 2,000 square feet. 1 I I NATURAL RESOURCE ANALYSIS - The current land use of the project site is undeveloped open urban area, with the most prominent feature being the topography (refer to exhibit 6) with its related ponding areas and drainageways. The topography of the site is rolling, with a maximum difference in elevation across the site of approximately 65 feet between the high point of approximately 1006 feet in the central part of the site, to a low point of about 949 at the southeast. Ponding areas are located in the northwestern portion of the property and in the northeastern area of the site. The majority of the site has been plowed (used agriculturally). The property also includes upland and lowland vegetation including some overstory trees around the existing Farmstads and around the permimeter of the site. Soils at the site consist of organic surface soils and primarily Heyder sandy loam. I 1 I 1 I 1 ZONING AND LAND USE GUIDING - 1 The current zoning on the proposed project is FRO (Future Restricted 1 Development) District; while the land use for the site is LA -2. The land use guiding for the project and the adjoining area is shown in Exhibit E. The proposal is consistant with the Comprehensive Plan as it relates to land use. 1 1 1 1 1 1 n 1 1 1 1 1 1 k I I CIRCULATION - Access to the project and circulation within the project by vehicular traffic will be via proposed public streets. The project is proposed to be developed in two phases with the single family lots being developed first and the multi -family units being developed second. Primary access to the site will be from County Road No. 9 at the intersection of Minnesota Lane. Secondary access to the project would occur at 40th Avenue North and 38th Avenue North from the Creekside of Plymouth neighborhood to the west and 39th Avenue North from the east. IAll interior streets will be constructed by the developer. 1 1 1 I UTILITIES - The developer will complete the interior utility extensions necessary to serve the development. WATERMAIN Watermain is available from the Cedar Ridge development at 39th Avenue North and from Creekside of Plymouth at 38th Avenue North and 40th Avenue North. Water is also available from a 16" trunk watermain in County Road No. 9. SANITARY SEWER Sanitary sewer is existing at the east boundary intersection with 39th Avenue North. Sanitary sewer from Creekside of Plymouth extends through 38th and 40th Avenue North to the plat boundary, and a 27" trunk sewer line is existing just south of the site in the Plymouth Creek City Park property. STORM SEWER The proposed development is within the Bassett Creek Watershed District. The developer will control surface water run-off, including storm pond detention, in accordance with the City's Comprehensive Storm Drainage Plan. PARK SYSTEM - The City's Park System includes existing facilities immediately adjacent to the south boundary of the proposed Parkview Ridge development. Park features include community playfields, city park and tot lot. A hike and bike trail is proposed parallel to County Road 9, south of the roadway surface. The concept plan provides for a 50 foot right-of-way and a 30 foot trail outlot (outlot A, 0.3 Acres) west of Minnesota Lane (matching the existing platting of Creekside of Plymouth), and a 60 foot right-of-way east of Minnesota Lane (matching the existing platting of Cedar Ridge). The trail on the east side of Minnesota Lane would be located in the right-of-way for County Road 9. I Along the southern boundary of the site, outlot F will be dedicated to the City for park purposes. This outlot includes 3.3 gross acres, and 2.4 net acres after deducting for storm drainage ponding. 1 L 11 I I I I E1 I I I QUANTITATIVE ANALYSIS - The overall gross site is approximately 40.5 acres. The gross allowable residential guided land for residential density calculation purposes, after deducting 1.4 acres that are included within the 100 year floodplain; is 39.1 acres. Utilizing the "Bonus Point Calculation Criteria" as contained in Section 9 of the Zoning Ordinance, the allowable density is proposed to be based on +1 bonus points. This bonus point is requested for housing mix. The concept plan includes a system of trails and outlots. One trail will connect the public trail along County Road 9 with the City Park on the south side of the site. This trail will consist of a 5 foot concrete sidewalk within the right-of-way of Minnesota Lane. The remainder of the trail system consists of 8' wide bituminous paths (built to City Specifications) forming a loop through the site and connecting several open space features. These open space features include a wetland area in the northwestern corner of the site, another wetland area in the northeastern area of the site, wetland area along the eastern boundary of the property, and tot lots in the east central and west central areas of the site. The trail system also connects to the city park and adjacent to the southern portion of the property. The trail system is to be located within Outlots B, C, D, E & G, which total 3.8 acres. This open space/trail system is located along sideyards and backyards and includes two ponding areas. The pond in Outlot C will also serve as an active recreational area for ice skating in the winter months. The proposal includes benches for ice skaters and hikers, tot lots for active play and bituminous trails for hiking, jogging and cross country skiing. Outlots B, C, D, & E will be commonly owned by a homeowner's association consisting of all single family lots: This association will be responsible for the maintenance of the outlots. The tot lot, located adjacent to Minnesota Lane, will be owned by the single family association. The association consisting of the single family attached housing will have a "Right of Enjoyment" easement over the forementioned tot lot area. I Other private open space on site is found in the attached single family townhome area - Lot 43, Block 11. This consists of lands owned in common by the townhome association. This 2.58 acre area provides structured and unstructured open areas used for active recreation (tot lot, pool, etc.) and/or passive open space. With the proposed trail along Minnesota Lane and the private trail/open space system located within the site, ample opportunity would be afforded to the residents of Parkview Ridge to use the facilities of the City Park adjacent to the site. A tabulation of the open for the residential area is as follows: Gross Residential Acreage 40.5 AC Less: Ponding 1.4 AC Required Public Park (Outlots A & F) 2.7 AC Street Right -of -Way 9.2 AC Required Buildings, Driveways, Rear Yards, Side Yards 20.8 AC Total Deductions 34.1 AC Net Open Space 6.4 AC Percentage of Open Space 15.5 % From the "Bonus Point Calculation Table" of the Plymouth Zoning Ordinance, the permitted gross density for +1 bonus point is calculated as follows: USE DENSITY NET ACRES UNITS I LA -2 3.2 units/acre 39.1 125 If no bonus points are allowed, the permitted gross density is: USE DENSITY NET ACRES UNITS LA -2 3.0 units/acre 39.1 117 I I STAGING - Construction is planned to begin in mid -1988. The project will be I constructed in approximately 2 years. It is the developer's intention to develop the single family lots in the first phase and the attached single family townhomes in phase two. Site grading, utilities and street construction would be constructed in general accordance with the development staging. I I I I 0 I FINANCING - IThe project is proposed to be privately financed by the owners of the Iproperty. I I I I I 1 I I I 1 I 1 I E I I 1 L 1 I 11 1 REQUESTED ACTION - The requested action is for approval of a Concept Plan for a Residential Planned Unit Developed including the net "+l" bonus points for density consideration. The benefits to the City of Plymouth for considering this project as a Planned Unit Development are summarized as follows: 1. A higher standard of professionally designed building sites is achieved. Whereas the building site location for a conventional plat is somewhat determined by the established lot requirements, the design for this site was primarily controlled by site topography. The higher standards achieved for this project is that many more "walk -out" type lots can be constructed and this building site design simultaneously improves the value and standard of the proposed homes. Additionally, the Developer will be having this project processed on an FHA subdivision development. The benefit of this is that individual building sites are professionally designed to meet the higher tandards of development as established by the FHA. Building sites are precisely designed in type (rambler, splits, tuckunders, walk -outs, etc.) and building elevation to be compatible with the surrounding lots and site features (streets, utilities, drainage, etc.). 2. A more efficient and effective use of streets, utilities, and public facilities is achieved that yields a high quality development at a lesser cost. By preserving the natural site characteristics while simultaneously maintaining overall site densities, the amount of street and utility frontage for individual lots is reduced, and this allows site development to be completed at a lesser cost in a more efficient and effective manner. In this forty acre development, a net total of 2.4 acres of land (3.3 gross acres) are proposed to be deeded as a public park. These dedications will not only add to the quality of this development, but will benefit the entire City. n 1 Additionally, 5.5 acres of private open area are proposed, consisting of Outlots B, C, D, E and Lot 43 of Block 7. Their primary attribute 1 is to provide active recreational amenities to the neighborhood. In total 8.8, gross acres, representing 22 percent of the site, will be 1 protected from future development while maintaining overall site densities similar to a conventional plat. This demonstrates clearly that this project has efficiently and effectively utilized public 1 facilities while simultaneously maintaining a very high quality development with substantial land amounts being retained as public and 1 private open areas. Additionally, the costs for the maintenance of the private open spaces, which is the responsibility of the 1 Homeowner's Association, will have a larger assessment base because the overall project density has been retained. 1 3. The proposed privately owned open spaces combined with the proposed park dedications assures more useable recreational facilities than 1 would otherwise be provided under conventional land development procedures. 1 I 1 1 1 1 1 1 11 1 E7 7 F,tt z 0 l7 Q Nz z 0 l7 Q N illz Z > oy. F, Nz z 0 l7 Q N illz Z > oy. ii ; — --- — y L - j N M sW, W W W QOO Z 8 u S N o ziW a xo 1 1 1 1 1 6 ,4 CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT TO PLANNING COMMISSION AND CITY COUNCIL REPORT DATE: May 2, 1988 MEETING DATE: May 11, 1988 FILE NO.: 88037 PETITIONER: Lisa Schreiner REQUEST: Home Occupation Conditional Use Permit to operated referral service for child care. LOCATION: 12830 56th Avenue North GUIDE PLAN CLASS: LA -1 (low density residential) BACKGROUND: ZONING: RPUD 83-4 (Bass Lake Heights) There have been no previous planning applications on this property since the land was platted. A Public Hearing Notice has been published in the legal newspaper and property owners within 500 ft. have been notified. PRIMARY ISSUES AND ANALYSIS: 1. Attached for the Commission's reference is a copy of the Ordinance Criteria for granting Conditional Use Permits, and the petitioner's correspondence explain- ing the request. Also included is a copy of the Ordinance definition for Home Occupation. 2. The petitioner proposes to operate the referral telephone service herself, except that on occasion, she may have a parttime person to aid her with mailings. She would operate her office from one of the rooms in the home; no structural additions are anticipated. PLANNING STAFF COMMENTS 1. The proposed Home Occupation complies with the Ordinance requirements in that no structural additions or special entrances are needed. The character of the residence will not change as the result of the Home Occupation; the operation would involve telephone work which would not generate traffic to the home; and, a parttime person may be used to aid with occasional bulk mailings from the home. 2. The City has traditionally allowed no signage relating to the Conditional Use Permit. Page two Home Occupation Conditional Use Permit Planning Commission Meeting May 11, 1989 May 2, 1988 RECOMMENDTION Staff recommends approval of the Home Occupation Conditional Use Permit, subject to the conditions and requirements reflected in the draft recommendations. Submitted bv: Blair reme , ommunity Development Director Attachmanets 1. Recommendation 2. Location Map 3. Petitioner's Correspondence and Plan 4. Conditional Use Permit Criteria 5. Ordinance Home Occupation Definition PLANNING COMMISSION MEETING MAY 11, 1988 APPROVING A CONDITIONAL USE PERMIT FOR LISA SCHREINER FOR A HOME OCCUPATION AT 12830 56TH AVENUE NORTH (88037) WHEREAS, Lisa Schreiner has requested a Conditional Use Permit for a Home Occupation to operate a telephone referral service for child care in her home at 12830 56th Avenue North; and, WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearinq 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 Lisa Schreiner for a Conditional [Ise Permit for a Home Occupation to operate a telephone referral service for child care from her home at 12830 56th Avenue North, 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 petitioner as operator of the facility and shall not be transferable. 3. The site shall be maintained in a sanitary manner. 4. The permit shall be renewed in one year to assure compliance with the conditions. 5. There shall be no exterior siqnaqe related to the use. res/may(Iisacup)l 4 4 z it rrr n uj Ye.r2S- CL n O 3 2 6 w`, e-Phovvz- rvice rto w afi G. aPpl«. Se veS . 'rhr S w /( I10 e i vo\u- c" ora Com l j rv b—S hess MLr s.e 4 -o t' Abw cam C. O c+ { \ rtiR fiSclY 1 oyc- LO C>o m c' 'L ( O u -t.5 . S IZv Fa"r k iv15 i -s A-aCL ( l 17, \- \5 17(.ktST\a;-S O Oes `gn-ov ry\`tb lz, -t a VeS- 04, Vv C t YLow I ecpy . V w Snmss W,i% not }tiutom,ous to t pR j Y RNLt U 1 C l n i v o P eC m\- = t L-,/// n o+ Je4nn I r) I's l or- tmP`r c0 1+t 0 LLes P'e V2\oP (>v S IZv Fa"r k iv15 i -s A-aCL ( l 17, \- \5 17(.ktST\a;-S O Oes `gn-ov ry\`tb lz, -t a VeS- 04, Vv C t YLow I ecpy . V w d `cam e 36, 4 1 29 06 NDS i PPO VGh L v ofrj o ± b 10,a C2 can{ 18.0 Y=2d.Z7 AVE U U , QC) 6 p _ r 1 BP C o , c, E 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- cat'.e -cgulatio:s of the dlsinzt to which it is located. I N lT1 U /\J Fop\ 2 ops I G 0R'T:)f til A DACE IIS'a Home Occupation -- M occupation or profession of a service character which isClearlysecondarytothemainuseofthepremisesasadwellinoanddoesnotchangethecharacterthereof. Any activity resultinq in noise, fumes, traffic, light and odors, fabrication of materials, mechanical repair, or mechanicaltesting, to such an extent that it is noticeable that the property is beinq usedfornon-residential purposes shall not constitute a home occupation. Anyactivityrequiringorresultingintheconstructionofanyspecialstructuresoranyspecialentrancesintothemainbuildingwhicharevisablefromtheexteriorofthepremisesoranyparkingfacilities, special lighting, antennae, orSpecialfuelstoragetanks (such as those required for butane or LP gas) shallnotconstituteahomeoccupation. Provided further that such occupation shallbecarriedononlybymembersofafamilyresidinginthedwelling, that notovertwenty-five (25) percent of the gross floor area of any one story is usedforhomeoccupationorprofessionalpurposes. There shall be no sale ofproductsfromthesite, other than products clearly incidental to the allowedserviceoroccupation.