HomeMy WebLinkAboutPlanning Commission Packet 05-11-1988REPORT DATE:
FILE NO.:
PETITIONER:
REQUEST:
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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.
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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.
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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.
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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
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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
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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
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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.
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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.
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ZONING AND LAND USE GUIDING -
1 The current zoning on the proposed project is FRO (Future Restricted
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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.
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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.
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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.
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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.
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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.
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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
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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
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STAGING -
Construction is planned to begin in mid -1988. The project will be
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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.
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FINANCING -
IThe project is proposed to be privately financed by the owners of the
Iproperty.
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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.
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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
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is to provide active recreational amenities to the neighborhood. In
total 8.8, gross acres, representing 22 percent of the site, will be
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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.
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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.
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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.