HomeMy WebLinkAboutPlanning Commission Packet 09-28-19885.M. jq
CITY OF PLYMOUTH COMMUNITY DFVFLOPMFNT DEPARTMENT
STAFF REPORT TO PLANNING COMMISSION
AND CITY COUNCIL
REPORT DATE: September 20, 1988 MEETING DATE: September 28, 1988
FILE NO.: 88049
PETITIONER: RNWNL LTD Partnership/Ryan Construction Company
REQUEST: PLANNED UNIT DEVELOPMENT FINAL PLAN/PLAT, CONDITIONAL USE PERMIT, SITE
PLAN, A11D VARIANCE TO CONSTRUCT STAGE II OF GROVES OFFICE PARK
LOCATION: Northwest Quadrant of Highway 55 and State Highway 169 (Formerly
County Road 18)
GUIDE PLAN CLASS: CL (limited business) ZONING: MPUD 86-1 (underlying B-1)
BACKGROUND:
This site is part of the 44 acre Groves Office Park approved as a Planned Unit Develop-
ment Preliminary Plat/Plan and Conditional Use Permit by Resolution No. 86-459 on
August 4, 1986.
The Notice of Public Hearing for the Conditional Use Permit has been published in the
Official City Newspaper and all property owners within 500 ft. have been notified by
mail.
PRIMARY ISSUES AND ANALYSIS:
1. The Zoning Ordinance in Section 10, Subdivision B, paragraph 5, 1, provides for the
Final Plat and Site Plan of a PUD to be in substantial compliance with the approved
preliminary site plan and plat. The Ordinance goes on to define substantial
compliance. City Council Resolution No. 83-125 provides that final plans/plats
found to be in substantial compliance with approved preliminary plats/plans during
administrative review shall be directed to the City Council for final action.
2. The final plan/plat for the second stage of the Groves Office Park proposes an
amendment to the use structure and scale of the Stage II structure to the extent
that the structure is now proposed at 12 -stories and contains a 10,000 sq. ft.
restaurant use. The approved preliminary plan/plat for the Groves Office Park
contemplates the Stage II structure to be at 11 stories and does not contemplate a
restaurant use within that structure. Stage II as now proposed, therefore, becomes
196,451 sq. ft. of office; 10,000 sq. ft. of Class I restaurant; 570 space parking
ramp; 180 space deferred at -grade parking; and, 6.23 gross lot acres.
The gross square footage of Stage II has not changed significantly from that
approved in the preliminary plan/plat (200,000 sq. ft.), but the structure height
has been increased from an approved 11 -story, 140 ft. to a now proposed 12 -story,
161 ft.
3. The modifications noted above from the previously approved preliminary plan/plat
constitute the need for a Conditional Use Permit Amendment. Review of the
Conditional Use Permit modification by the Planning Commission is directed by
Ordinance to consider the three issues referenced in Section 9, Subdivision B,
paragraph 5, J, of the Ordinance: Compatibility with the intent of the Planned
Page two
Planninq Commission 11eutinq Septemher 2S, '1956
Groves Office Park
September 20, 1988
Unit Development Section; relationship of the proposal to the neighborhood in which
it is located and the City's Comprehensive Plan; arid, internal organization and
adequacy of uses, density, circulation, and open space. In addition, the six
Conditional Use Permit findings identified in the Zoninq Ordinance (Section 9, Sub-
division A, 2, a) must be addressed by the Planning Commission in their recommenda-
tion to the City Council. The petitioner, in his narrative dated April, 1989,
addresses the six findings the Planning Commission must consider with respect to
the Conditional Use Permit.
4. An application has also been made for variance to the Zoning Ordinance to allow the
petitioner to defer 180 parking spaces from that shown on the final site plan/
plat. The petitioner is proposing to construct the two-level parking ramp contain-
ing 570 off-street parking spaces concurrent with the construction of the Phase II
structure. The balance of the parking depicted on the Site Plan is proposed to be
deferred until either constructed concurrent with Phase III of Groves Office Park
or needed earlier. Of the additional 180 spaces proposed for deferral, 172 are
actually required to meet the minimum off-street parking requirements of the pro-
posed office/restaurant use for Stage II.
The petitioner, by his letter of September 13, 1988, addresses the off-street park-
ing deferral variance for which he has applied. Specifically, the petitioner, on
pages 2 and 3 of his Subject Narrative, addresses the six Zoning Ordinance Variance
Criteria the Planning Commission must consider in formulating its recommendation to
the City Council. The submitted Site Plan/Final Plan clearly depicts the area --
within this site -- sufficient for the 180 parking stalls. The Final Plat includes
this area of the site within the single lot and block platted for Stage II.
5. The petitioner proposes a variance to the Subdivision Code, Section 500.23, with
respect to provision of the 6 ft. wide easements along the south property line of
the Stage II lot. The Planning Commission may recommend such a variance responsive
to Section 500.41 of the City Code responsive to three specific findings (a copy of
Section 500.41 and 500.23 is attached). The petitioner in his letter dated
September 14, 1988, provides the basis for his requested variance to the
Subdivision Code. The City Engineer has indicated his concurrence with the
variance based on the provision by the petitioner of a drainage and utility
easement of 80 ft. along the north property line of the parcel directly to the
south.
6. Signage was not specifically addressed during the Prelimnary Plan/Conditional Use
Permit stage. As with the Stage I structure, proposed siqnage for direction within
the parking lot/drives, and for building identification is to he within the stated
standards of the Zoning Ordinance.
STAFF COMMENTS:
1. The modifications to the Conditional Use Permit for the Preliminary Plan/Plat of
the Groves Office Center, Stage II, specifically the addition of one story and 21
ft. building height to the Stage II structure; and, the inclusion of 10,000 sq.
ft. of restaurant use within the Stage II structure is found to be responsive both
to the findings listed in the Planned Unit Development Section of the Zoning Ordin-
ance; and, to the six required Criteria for any type of Conditional Use Permit.
Paqe three
Planning Commission 11:;ctiriq Se;>tember ?_, 198
Groves Office Park
September 20, 1998
Specifically, any impacts of the proposed changes would be internal in nature and
insignificant given the total scale of the project. The proposed restaurant use is
both compatible with the primary office use and in the best interests of the over-
all Comprehensive Plan of the Community -- specifically with respect to minimiza-
tion of traffic origins and destinations.
2. We find the proposed variance to allow deferral of the construction of 180 at -grade
parking spaces to be a reasonable exercise of the flexibility inherent in the Plan-
ned Unit Development process as well as being responsive to the Variance Criteria
contained in the Ordinance. The City maintains the Ordinance authority to demand
construction of the deferred parking should off-street parking problems occur that
would result in parking on public streets or within areas of the site not desig-
nated for off-street parking.
3. We find that the requested variance to the Subdivision Code to allow construction
within the required 6 -ft. drainage and utility easement is consistent with the
findings the Planning Commission must make by Section 500.41 of the City Code.
Specifically, the unique design of the Planned Unit Development provides circum-
stances under which the strict applications of this Section would not result in the
reasonable use of land and the granting of the variance will not be detrimental to
the public welfare, and will enhance the applicant's enjoyment of substantial
property rights. The provision of easement rights for drainage and utility pur-
poses over the northerly 80 ft, of Stage I is an adequate substitute for the 6 ft.
drainage and utility easement that would otherwise be required along the southerly
property line of Stage II.
4. The aesthetic profile of the proposed Building 2 is in the image of Building 1,
multiple colors (silver, green and blue) window wall construction on all
elevations.
RECOMMENDATION:
The attached recommended action provides for the approval of the final plan/plat,
amended conditional use permit for the MPUD 86-1, and variances to the Zoning Ordinance
and Subdivision Code as petitioned.
Attachments
1. Recommended Action Approving PUD Final Plan/Plat and setting Conditions of Approval
2. Recommended Action Approving Conditional Use Permit Amendment, and Variances
3. Location Map
4. Engineer's Memorandum
5. Conditional Use Permit Criteria
6. Zoning Ordinance Variance Criteria
7. Copy of Section 500.23 and Section 500.41, Subdivision Code
8. Resolution No. 86-459
9. Resolution No. 86-461
10. Approved Concept Plan
11. Petitioner's Narrative, April, 1958
12. Petitioner's Letter, September 13, 1988, regarding Conditional Use Permit Amendment
13. Petitioner's Letter, September 14, 1988, with respect to Variances
APPROVING MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND
CONDITIONAL USE PERMIT FOR AMENDMENT FOR RNWL LTD. PARTNERSHIP/RYAN
CONSTRUCTION (88049)
WHEREAS, RNWL Ltd. Partnership/Ryan Construction has requested approval for a
Residential Planned Unit Development Preliminary Plan/Plat and Conditional Use
Permit for Groves Office Park Second Addition for Amended Building Height from
11 stories (140 feet) to 12 stories (161 feet), and adding a Class I
Restaurant of 10,000 Square Feet located west of the County Road 18 Service
Road at 8th Avenue North; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends approval;
SNOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the mixed use
Planned Unit Development Preliminary Plan/Plat and Conditional Use Permit and
amendment for RNWL Ltd. Partnership/Ryan Construction located west of the
County Road 18 Service Road at 8th Avenue North, subject to the following
conditions:
1. A variance from Zoning Ordinance Parking Standards is hereby granted to
permit deferral of construction of the 180 at -grade parking spaces
depicted on the north side of the Final Plan until the City determines the
constructed parking is deficient per Ordinance off-street parking
standards.
2. A variance from Subdivision Code Design Standards is hereby granted to
permit Final Plat approval without an easement for drainage and utility
purposes along a portion of the south property line of Lot 1, Block 1,
based on an existing easement for these purposes of more than 63 feet
across the parcel directly abutting on the south.
3. A variance is hereby granted to provisions of the City Code regarding fire
lanes to allow construction of the Stage II building without a fire lane
along the west side, as recommended by the Fire Chief.
APPROVING MIXED PLANNED UNIT DEVELOPMENT (MPUD) FINAL PLAN/PLAT AND
DEVELOPMENT CONTRACT FOR GROVES OFFICE PARK SECOND ADDITION FOR RNWL LTD.
PARTNERSHIP/RYAN CONSTRUCTION COMPANY (88049) (MPUD 86-1)
WHEREAS, RNWL Ltd. Partnership/Ryan Construction has requested approval for an
MPUD Final Plan/Plat for Groves Office Park Second Addition for one lot for an
office tower of 206,451 square feet and a 570 -car, two-level parking lot on
6.23 acres, and one Outlot located west of the County Road 18 Service Road at
8th Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval; and
WHEREAS, the City staff has prepared a Development Contract covering the
improvements related to said plat;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the MPUD Final
Plan/Plat and Development Contract for RNWL Ltd. Partnership/Ryan Construction
Company for Groves Office Park Second Addition located west of the County Road
18 Service Road at 8th Avenue North; and,
FURTHER, that the Development Contract for said plat be approved, and that the
Mayor and City Manager be authorized to execute the Development Contract on
behalf of the City.
MPUD FINAL PLAN/PLAT CONDITIONS
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO MPUD FINAL
PLAN/PLAT FOR GROVES OFFICE PARK SECOND ADDITION FOR RNWL LTD.
PARTNERSHIP/RYAN CONSTRUCTION COMPANY (88049) (MPUD 86-1)
WHEREAS, the City Council has approved the Final Plat and Development Contract
for the Groves Office Park Second Addition as requested by RNWL Ltd.
Partnership/Ryan Construction Company;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the following to
be met, prior to recording of, and related to said plat:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the City Policy in effect at issuance of Building Permit.
3. Removal of all dead or dying trees from the property at the owner's
expense.
4. Removal of existing structures at the developer's expense.
5. 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.
6. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat, including the northerly
68.03 feet of the lot immediately to the south.
7. No Building Permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
8. A variance from Zoning Ordinance Parking Standards is hereby granted to
permit deferral of construction of the 180 at -grade parking spaces
depicted on the north side of the Final Plan until the City determines the
constructed parking is deficient per Ordinance off-street parking
standards.
9. A variance from Subdivision Code Design Standards is hereby granted to
permit Final Plat approval without an easement for drainage and utility
purposes along a portion of the south property line of Lot 1, Block 1,
based on an existing easement for these purposes of more than 80 feet
across the parcel directly abutting on the south.
10. A variance is hereby granted to provisions of the City Code regarding fire
lanes to allow construction of the Stage II building without a fire lane
along the west side, as recommended by the Fire Chief.
MPUD Final Plan/Plat Conditions
File No. 88049 (MPUD 86-1)
Page 2
11. All Site lighting, including visible parking ramp lighting shall be
designed so there is no glare, and so light sources are not visible beyond
the site.
12. The Preliminary Plan/Plat and Conditional Use Permit for the Groves Office
Park (MPUD 86-1) is hereby amended to permit a height increase for
Building 2 from 11 stories to 12 stories, and to allow a Class I
restaurant of 10,000 square feet in Building 2.
r.
FIan nirig Coro-ci s I 0, T' b Cit: Co.rnci]
DATE: September 22, 1988
FILE NO.: 88049
PETITIONER: Mr. Alan W. Schackman, Vice President, Ryan Construction Co. of
Minnesota, Inc., 700 International Center, 900 2nd Ave. S., Mpls.,
Mn. 55402
FINAL PLAT: GROVES OFFICE PARK 2ND ADDITION
LOCATION: North of Hwy. 55 west of County Rd. 18 in the northeast quarter of
Section 36.
ASSESSMENT RECORDS:
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. X Sanitarnsewer area assessment= have beer. levied based on proposed
use.
3. X SAC and RFC charges will he pavable at the Lime 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 cf final plat approval.
4. Area assessments: None.
5. Other additional assessments estimated: None.
LEGAL/EASEMENTS/PERMITS:
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 Pes N
A11 standard un lit: easement .=_ reouired for construction ars
provided -
The City will require twenty foo', (2C,') utility and drajnag(
easements for proposed utilities along the lot. lines where thew
utilities are proposed to be installed. This item has be c:
reviewed with the final construction plans and the fo11owint
changes are necessary:
g, T Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all propertv lying below the established 1('
year high water elevation and conformance with the Cjt_%-'=
comprehensive storm water drainage plan.
o, x All existing unnecessar% easements and rights-of-wav have been
vacated -
It will be necessary to vacate the obsolete easementsright-of-war
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 lc 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 sub iect property is abstract property, then this
requirement does not arpla.
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 for the temporary drainage easement from the
north line of outlot A to the pond.
11. X All necessary permits for this project have been obtained -
The following permits
DNR
Mn DOT
Hennepin County
MPCA
must be obtained by the developer:
Bassett Creek
Minnehaha Creek
State Health Department
Elm Creek
Shingle Creek
Army Corps of
Other
Engineers
N:l: Yes Pc:
12. X Conforms with the Citi 's grid =_stens for street name=_ -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will b-
necessarn'.
13. X _ Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the Cit.,'a
adopted Thoroughfare Guide Plan.
14. X Acceleration,decele-ation lanes pro,.ided -
Acceleration deceleration lanes are required at the intersection
of and
15. X All existing street rights-of-way are required width -
Additional right -of -war w_ll be required on
UTILITIES:
16. X Conforms with City standards requiring the developer to construct.
utilities necessary to serve this plat -
In accordance with Citv standards, the developer shall be
responsible for constructing the necessary sanitary sewer, water,
storm sewer and streets needed to serve this plat. A registerec
professional engineer must prepare the plans and profiles of the'
proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development. See Item I8.
3
N/A Yes No
1 . k
18
19
20
21
h
X _ —
X _
Final utility plans sulmitted compl.r with all Cite requirement= -
The developer has submitted the required construction plans for
the proposed sanitary sewer, watermain and storm sewer faciIit! es:
and has also furnished profiles of these utilities as well as thr
proposed street systetr (,Public and private). See Item 18.
Per developer's request final plans will he prepared by the Cit%.
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 Cite. The cutoff date for petitions is October 1
of the year preceding construction, if the developer is paying
100" of the cost. The developer has petitioned the Citv to
construct all streets identified in the traffic study as necess_a_r.
to be constructed and/or reconstructed.
Minimum basement. elevations -
Minimum, basement elevations must be established for the followill
lots. Shall be 891.0.
The construction plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
The construction plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revision will be required:
4
NIA Yes No
22. a 1L Will be necessary to contact bob Fasching, the Citv's publi:
utility foreman, 24 hour=_ in advance of making any propos,
utility connections tc the City's sanitary sewer and watr•
systems. The developer shall also be responsible for contactii
Jim Kolstad of the Public Works Department for an excavating
perm,t prior to, any digging within the Citv right-of-way. A.l
water connections shall be via wet tap.
GRADING, DRAINAGE AND EROSION CONTROL:
23, X Complies with Storm Drainage Plan -
The grading, drainaoe and erosion control plan has been submitted
to the Citg's consulting engineer for review to see if it is it.
conformance with the City's Comprehensive Storm Drainage Plan.
All of their recommendations shall be incorporated in a revisec'.
plan. The grading and drainage plan shall also indicate proposec.
methods of erosion control, including the placement of silt fent,
in strategic locations. Additionally, the following revision=
will be necessary:
SPECIAL CONDITIONS REQUIRED:
24, A. The developer shall enter into a TIP Agreement for the construction c,
necessary improvements to accommodate projected traffic.
B. In lieu of providing additional access either via 9th Ave. or a location
farther south prior, to the ccnstructior of Phase 111, a traffic signal shall
be installed at the main entrance to this site. Traffic signal shall be
installed when needed as determined by the City Engineer. The developer shall
be responsible for the cost of the signal. The developer has salvage right to
the traffic signal after the City Engineer agrees that the signal can by
removed because additional access to the site has been constructed.
C. An additional 12 foot drainage easement shall be provided over Lot 1 Block
Groves Office Park adjacent to Lot 1 Block I Groves Office Park 2nd Addition.
Submitted by:`
Cheste' . Harrison, Jr. -Ih.E.
City Engineer
I
L
Planning Commission & Ci ri Co,m ril
DATE: September 22, 1988
FILE NO.: 88049
PETITIONER: Mr. Alan W. Schackman, Vice President, Ryan Construction Co. of
Minnesota, Inc., 700 International Center, 900 2nd Ave. S.,
Minneapolis, Mn. 55402
SITE PLAN: WATERFORD PARK PLAZA PHASE 2
est of County Road 18, in the northeast quarter ofLOCATION: North of Hwy. 55, w
Section 36.
ASSESSMENT RECORDS:
N/A Yes No
1. N 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 - None.
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. Will comply with the filing of the final Plat of Groves
Office Park 2nd Addition
l:
11,
y t, ... _
Complies wit.1 stand arc it i 1. i tv dra irage easements -
The current Cit,, Ord inancc requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (b') ii
width adjoining side and rear lot. lines.. U f easements are require(
it is necessary Jo- the owner to submit separate easement document.
executed and in recordable form prior to the issuance of ar.}
building permi t. s.)
b, X _ Complies with ponding requirement=_ -
The Cit'. will reqthe dedication of drainage easements f
ponding purposes on all property laing below the established ]0'
year high water elevation and coni Orman(e with the CII, V
comprehensive storm cater requirements.
o, X All standarc unlil . easements required for construction arr
provided -
The following easements Wil: lie required for construction of
utilities.
10, X All existing unnccessar easements and rights-of-wav have beer -
vacated -
It will be necessary to vacate the obsolete easements!right-of-wa\
to facilitate the development. It should be noted that this
vacation is not an ant omatic 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, i'
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
Citv 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. To file
requires temporary drainage easement from the north line of Outlot A
to the pond.
UTILITIES AND TRAFFIC:
N/A Yes No
12. — X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
13
14
15
X
X —
X
16. _ X —
DNR
MN DOI
Hennepin Count•
MPCA
State Health Department
Bassett Creek
Minnehaba Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
Complies with Storm Drainage Plan -
The site plan will be submitted to the Citv's consulting engineer
for review to see if it is fn conformance with the City'=
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:
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.
3-
N/A Yes No
17. X Hvdrant valves provided -
All new fire hydrants shall be valved with b" gate valves per Cite
Engineering Guidelines Detail Plate No. W-2. This plate should be.
referenced on the site plan.
18. X Sanitary sewer clean -outs prorided -
It will be necessary to provide clean -outs en the proposed interna'
sanitary sewer system at a maximum of 140 foot intervals.
lo, g 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-wav 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 Nc,
22. X Curb and gutter provided -
The City requires B-612 concrete curb and gutter at all entrance=
and where drainage must be controlled, Curb Stone may be used wherF
it is not necessary to control drainage. For traffic control eitner
B-612 or curb stone is required around the bituminous surfaces
parking lot. The site plan shall be revised to indicate compliance
with this requirement.
23. X Complies with parking lot standards -
The Cit_v will require that all traveled areas within the parkinp.
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 1009, 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 utilit%
foreman.,
24 hours in advance of making any proposed utility connections tc
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 Item 6 11, 27A 6 B.
5-
SPECIAL CONDITIONS REQUIRED:
se; she'] he
c .
sst; oar.
the plan submitted for '.h, Su41_1 cling, Pcre':it.
Stop signs shall be installed and maintained at the locations indicated in
traffic study from Strgar-Roscoe-Faush dated July 28, 1988.
C. All connections to the watermain shall be via wet -tap.
Submitted b_v: -
Chester/J. Harrison, P.E.
City Engineer
6-
E Mi l Gil L
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 Planninc Commission shall review the application and consider its cu,,-
formance with the followino standards:
t) Compliance with and effect upon the Comprehensive Plan.
2) The estahlishment, 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.
5UDDWISiON CODE
VACRNcF- 6711 VD41ADS
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.
APPLICATION 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.
Plymouth City Code 50()_23
500.23. Design Standards; Laserx nts. SUbdlvision 1. Utilities. An e,1Semenr
for utilities, at least six fee: wide, shall be prdrided alonq eacrA side of a
side line of lots and along any other lot line as may be deemed necessary to
form a continuous right-of-way at least 12 feet in width. Utility easements
shall connect with easements established in adjoining properties. If necessar}
for the extension of water or sewer lines or similar utilities, easements of
greater width may be required along lot lines or across lots.
Subd. 2. Pole Guys. Additional easements for pole guys should be provided
at the outside of turns. Where possible, lot lines shall be arranged to bisect
the exterior angle so that pole guys will fall along side lot lines.
Subd. 3. Dedication for Water Course. Where a subdivision is traversed
by a water course, rainage way, channel or stream, a storm water easement,
drainage right-of-way or park dedication, whichever the Planning Commission may
deem the most appropriate, conforming substantially with the lines of such
water course, shall be provided, together with such further width or construc-
tion, or both, as will be adequate for the storm water drainage of the area.
The width of such easements shall be determined by the City Engineer.
Subd. 4. Drainage. Drainage easements corresponding with lot lines shall
be provided where necessary for surface drainage purposes. Such easements for
drainage purposes shall be not less than 20 feet in width.
500.25. Dedication of Lands for Public Parks and Playgrounds. Subdivision 1_
Dedication Required. The owners or developers of lands for residential,
commercial, or industrial uses or a Planned Unit Development which includes
residential, commercial and industrial uses or any combination thereof, s 11
be required, as a pre -requisite to approval of a plat, subdivision or velop-
ment of any such lands, to convey to the City, or dedicate to the p is use,
for park or playground purposes a reasonable portion of the area Ing platted,
subdivided or developed, or, in lieu thereof the owners or deve pers shall at
the option of the City pay to the City for use in the acquis on of parks,
playgrounds, public open space and storm water holding are or ponds, develop-
ment of existing park and playground sites, public open pace and storm water
holding areas or ponds, and debt retirement in connec on with land previously
required for such public purposes, an equivalent a unt in cash based upon the
undeveloped land value of that portion of said 1 d that would have been requir-
ed to be dedicated.
Subd. 2. Policies. The City Manag shall develop, and recommend to the
Council for adopt— oolicles entitle the "Dedication Policy", for determin-
ing what portion of each such devel ment should reasonably be required to be
so conveyed or dedicated. Such p icies may take into consideration the zoning
classification to be assigned the land to be developed, the particular use
proposed for such land, amen ies to be provided and factors of density and
site development as propos by the owners or developers. The Manager shall
recommend changes and a ndments from time to time to such policies and guide-
lines to reYlect than s in the use of land which may occur, changes in zoning
classifications and oncepts, and changes in planning and developemnt concepts
that relate to th development and uses to which land may be put.
Subd. 3 Ker Recommendation. The Manager shall recommend to the
Council t totaanal area andlocation of such land to be so conveyed or dedicated
for publ c purposes within each development in accordance with the Dedication
Policy
Plymouth City Cote 500.39
500.39. Sea Level Elevations Required. A11 surveys—submitted in connection
with applications for waivers of the provisions of Minnesota terta1tes, Section
462.358, Subdivision 4, or for division or consolidation of lots or tr as
provided In Section 500.37 shall show thereon sea level elevations at 50 foo. --
intervals.
500.41. Variances. Subdivision 1. General Conditions. The Planning
Commission may recommend a variance from the provisions of this Section as to
specific properties when, in Its judgement, 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 find-
ings, as required below, the Commission shall consider the nature of the pro-
posed 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.
I
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 located.
The Commission findings in granting or denying a variance shall be in writing_
and filed with the City Clerk.
Subd. 2. Application 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.
i 500.43. Compliance; Waivers; Building Permits. Subdivision 1. Conve anc
Land. Any person who conveys land by metes and bounds or by referen o an
unapproved plat or registered land survey in violation of the Bions of
Minnesota Statutes, Section 462.358, Subdivision 4, is su t to the penalty
provisions %f that Section.
Subd. 2. Waiver of Compliance. In case where compliance with the
provisions of Minnesota Statutes, on 462.358, Subdivision 4 will create an
unnecessary hardship and failu o comply will not interfere with the purpose
of this Section, the City uneil may by resolution waive compliance with this
Subsection, provided, Wever, that the proposed conveyance has been reviewed
by the Planning C fission and the Commission has found that it complies with
all provision f this Section.
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a
the City of Plymouth, Minnesota, was held on
The following members were presents Mayor Sol
and Zitur
meeting of the City Council of
day of August , 1986.
Counellmember Sisk introduced the following Resolution and moved its
adoptions
RESOLUTION NO. 86-459
APPROVING PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND CONDITIONAL USE PERMITS
FOR RYAN CONSTRUCTION COMPANY FOR GROVES OFFICE PARK (HPUD 86-1) (86044)
WHEREAS, Ryan Construction Company has requested approval for a Mixed Planned Unit
Development Preliminary Plan/Plat and Conditional Use Permit for Groves Office Park, a
development of four commercial lots on approximately 44.41 acres in the northwest quad-
rant of State Highway 55 and County Road 18; and,
WHEREAS, Ryan Construction Company has requested approval of a Conditional Use Permit
to increase the heights of one building in Phase I to 14 stories; and, two buildings in
Phase II to 11 stories; and,
WHEREAS, Ryan Construction Company has requested approval of a Conditional Use Permit
to make modifications within the Floodway in accordance with Section 61 Subdivision A;
and,
WHEREAS, the Plan.dng Commission has reviewed the request at a duly called Public Hear-
ing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIFJ-
NESOTA, that it should and hereby does approve the Mixed Planned Unit Development Pre-
liminary Plan/Plat and three Conditional Use Permits for Ryan Construction Company for
Groves Office Park in the northwest quadrant of State Highway 55 and County Road 18,
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 Policy in effect at the time of issuance of Building Permit, based on the
calculation for that land at or above the 100 Year High Water Flevation.
5. Street names shall comply with the City Street Naming System.
6. 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..
PLEASE SEE PACE TWO
n r
Page two
Resolution No. 86-459
7. Development shall comply with Environmental Assessment Worksheet (EAW) approved by
the City.
8. No Building Permits shall be issued until the Final Plat is filed and recorded
with Hennepin'County.
9. Final Plat,mylars shall refer to HPUD No. 86-1.
10. Appropriate legal documents regarding covenants and restrictions for private open
areas, as approved by the City Attorney, shall be filed with the Final Plat.
11. Development shall comply with the Indirect Source Permit as approved by the Min-
nesota Pollution Control Agency.
12. A Conditional Use Permit is approved for the increased building height of 14
stories for Phase I1 and, 11 stories for Phase II and III as shown on the PUD
Planj building setbacks are approved as shown on the PUD Plan.
13. A Conditional Use Permit is approved for modifications to Floodway based on
engineering data for net gain of storm water drainage capacity and within para-
meters of Engineer's Memorandum, and in accordance with Section 60 Subdivision A.
14. Should the Tax Increment Financing package as proposed not be realized, develop-
ment shall comply with the alternate Concept Plan.
15. Development shall comply with the Engineering Department recommended roadway
improvements, based on the Traffic Study completed by the City's Traffic Consult-
ing Engineer.
16. Lot coverage by structures has been and will be calculated on the basis of that
land at or above the High Water Elevation established by the adopted City Storm
Water Drainage Plan as verified by the City Engineer.
The motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Zitur , and upon vote being taken thereon, es'fi' following
voted n favor thereofs Mayor Schnelderg Councilmembers Sisk Vasiliou and Zitur
The roHowing
voted against or abstaMs none whereupon the
Resolution was declared duly passed and adopted.
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a
the City of Plymouth, Minnesota, was held on
The following members were present: Mayor Schi
were
meeting of the City Council of
day of August , 1986.
Councilmember Sisk introduced the following Resolution and moved its
adoptioni
RESOLUTION N0. 86-461
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLHT FOR GROVES
OFFICE PARK FOR RYAN CONSTRUCTION COMPANY (86044) (MPUD 86-1)
WHEREAS, the City Council has approved the Final Plat and Development Contract for
Groves Office Park as requested by Ryan Construction Company;
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 following to be met, prior to re-
cording of, and related to said plats
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication Pees -in -lieu of dedication in accordance with the
Dedication Policy in effect at the time of issuance of Building Permit, based on
the calculation for that land at or above the 100 Year High Water Elevation.
3. No Building Permits shall be issued until the Final Plat is filed and recorded
with Hennepin County.
4. Final Plat mylars shall refer to MPUD No. 86-1.
5. Appropriate legal documents regarding covenants and restrictions for private open
areas, as approved by the City Attorney, shall be filed with the Final Plat.
6. A Conditional Use Permit is approved for increased building height of 14 stories
for Phase I and 11 stories for Phase II and III, as shown on the PUD Plan, build-
ing setbacks are approved as shown on the PUD Plan.
7. A Conditional Use Permit is approved for modifications to the Floodway based on
engineering data for net gain of storm water drainage capacity and within thepara-
meters of the Engineer's Memorandum, in accordance with Section 6, Subdivision A
of the Zoning Ordinance.
8. Development shall comply with the Engineering Department recommended roadway
improvements, based on the Traffic Study completed by the City's Traffic Consult-
ing Engineer, in accordance with the May 14, 1986 memorandum from the Director of
Public Works.
The motion for adoption of the foregoing Resolution was duly seconded by
Counciimember Zitur _, and upon, vote being taken thereon,e o ow ng
the
was
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tilt Ii
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11 _u
lop
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April , 1988
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: Part of Outlot A, Groves Office Park
P.I.D. No. 36-118-22-14-0034)
Gentlemen:
The undersigned is the fee owner of all of Outlot A, Groves Office Park
as well as the Limited Partner of the Partnership RNWNL Limited
I Partnership, the Applicant submitting Application for Platting of Groves
Office Park Second Addition as well as requesting Site Plan Approval and
various other approvals related to the proposed development of an office
center and business park which would include part of the above
referenced property.
1
Please accept this letter as evidence of our approval of the above
referenced Application and development and accept signatures hereon as
part of said Application.
1 Northwestern National Life
Insurance Company
BYt
Its
April o<0 , 1988
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: (PtI4D
except
Nos. 36-118a22-
14st 0003feet ande
36-118-22-14-0004)
Gardens
Gentlemen:
The undersigned has entered into an Agreement with Ryan Construction
Company of Minnesota, Inc., for its, or its assigns, purchase of the
above referenced property. In our Agreement, we agreed to cooperate in
all respects with Ryan in connection with its development of an office
center and business park which would include the above referenced
property.
We understand that Ryan is submitting an Application for Platting GrovesOfficeParkSecondAddition, along with a request for Site Plan Approval
and various other matters related to its proposed development. We
request that you accept this letter as evidence of our approval for any
applications requiring property owner signatures.
Harry Car sen
Ann M. Car sen
April , 1988
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: Lots 1, 2 and 3, except the East 367 feet thereof and the West 200
feet of the East 367 feet of said Lots 1, 2 and 3, all in Plymouth
Gardens (P.I.D. Nos. 36-118-22-14-0001 and 36-118-22-14-0002)
Gentlemen
The undersigned has entered into an Agreement with Ryan Properties,
Inc., for its, or its assigns, purchase of the above referenced
property. In our Agreement, we agreed to cooperate in all respects with
Ryan in connection with its development of an office center and business
park which would include the above referenced property.
We understand that Ryan is submitting an Application for Platting Groves
Office Park Second Addition, along with a request for Site Plan Approval
and various other matters related to its proposed development. We
request that you accept this letter as evidence of our approval for any
applications requiring property owner signatures.
Richard J. ordcn
Gloria L. Borden
IMEM12:68
j
RYAN CORWOCUOR companyOFMINNESOTAINCORPORATED
September 13, 1988
Mr. Charles E. Dillerud
Community Development Coordinator
CITY OF PLYMOUTH
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: DEFFERED PARKING VARIANCE
SECTION 10, SUBDIVISION B
Dear Mr. Dillerud:
Enclosed herewith is the City of Plymouth Planning and Toning
Application form and our check in the amount of $60.00 which, with the
following, constitutes our Deferred Parking Variance Request. The
technical data contained on our Site Plan subr',itted on Iuly 27, 1988 is
as follows:
PARKING REQUIRED
Office) 682
Restaurant, 150 seats) 60
TOTAL PARKING REQUIRED 742
PARKING PROVIDED
Lower level ramp) 287
Upper level ramp) 283
Deferred - surface) 186
TOTAL PARKING PROVIDED 750
As the foregoing figures illustrate, our plan does call for the
provision of more than adequate parking spaces to meet the Ordinance
requirements. Our request for Variance, therefore, is not to reduce
parking but instead defer the construction of the 180 surface parking
stalls located to the north of the building until certain events occur,
such as:
1) The use and planning of Phase III of the PUD is defined, and
the remaining parking requirements can be planned in a unified
manner, or
2) A defined period of time (3-5 years) has transpired following
the completion of Phase II during which time, should parking
problems occur the City would have the right to order the
construction of the deferred spaces.
700 INTERNATIONAL CENTRE, 900 SECOND AVENUE SOUTH, MINNEAPOLIS, MINNESOTA 55402
TELEPHONE 61213399847 FAX 6121337-5552
Mi. Chaples C. Ii11ei G
Septer-ber
Pace 2
Our response to the Zoning Ordinance Variance standard is:
1) That because of the particular physical surroundings, shape, or
topographical conditions of the specific parcel of land
involved, a particular hardship to the owner would results, as
distinguished from a mere inconvenience, if the strict letter
of the regulations were to be carried out.
The physical shape of the PUD boundary has caused parking to be
planned at two locations to serve the building. An undue
hardship is created if the opportunity to plan for integrated
services for this phase and the third and final phase of the
development is precluded.
2) That the conditions upon which a petition for a variation is
based are unique to the parcel of land which the variance is
sought and are rot applicable, generally, to other property
within the same zoning classification.
The conditions for this variance request are unique in that
this development is a large scale Planned Unit Development
covering 45± acres ano designed to particularly preserve a
significant amount of natural park like open area and become a
gateway" to the City of Plymouth.
3) That the purpose of the variation is not based exclusively upon
a desire to increase the value or income potential of the
parcel of land.
The granting of this variance request will do nothing to
increase the value or income potential of the land within the
PUD. It will afford the opportunity for good sound planning
while possibly avoiding the expenditure for improvements that
may subsequently have to be destroyed and replaced.
4) That the alleged difficulty or hardship is caused by this
Ordinance and has not been created by any persons presently
having an interest in the parcel of land.
The ordinance does not provide for staged and integrated
planning of Phased Planned United Developments such as this
where parking facilities common to two or more buildings might
be desirable.
5) That the granting of the variation will not be detrimental to
the public welfare or injurious to other land or improvements
in the neighborhood in which the parcel of land is located.
bir. Charles_ E. Di11erLL
September 13, 1;5b
Pages
Inasmuch as the PUD is, for the most part, creating its own
neighborhood granting the variance request would be beneficial
rather than detrimental to both the public welfare and
neighborhood.
6) That the proposed variation will not impair an adequate supply
of light and air to adjacent property, or substantially
increase the congestion of the public street, or increase the
danger of fire, or endanger the public safety, or substantially
diminish or impair property values within the neighborhood.
The variance, if granted, would have no detrimental effect on
the supply of light ai:d air to adjacent property and would not
substantially increase congestion on public streets
particularly in that the City would have the right to order the
construction of the deferred parking as per plan at any time.
The variance would not increase the dancer of fire or endanger
public safety. The ability to more appropriately integrate the
planning for the third and final phase of this PUD would
certainly do nothing to diminish property values within the
neighborhood.
We respectfully submit this request and appreciate your consideration of
the matter.
Best retards.
RYAN CONSTRUCTION COMPANY
YAMOFF INNESO C`-
Alan W. Schackman
Vice President
AWS14/56/AWS/DM
Enclosure
cc: Pat Ryan
Cliff Waletzko
Steve Barker
Greg Kopsichke
Grant Hawthorne
construction company
OF MINNESOTA INCORPOF1ATEO
September 14, 1988
Mr. Charles E. Dillerud
Community Development Coordinator
CITY OF PLYMOUTH
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: WATERFORD PARK, PhASE 11
Dear Mr. Dillerud:
Enclosed herewith is our Planning and Zoning Application form and our
check in the amount of $90.00 constituting our request for a Variance of
a six foot Utility Easement as required by Section 500.23 of the
Subdivision Code.
By way of review, the Waterford Park office complex is a 45i acre PUC.
Phase II, now, is a continuation of a overall concept plan. By
ordinance definition, a PUD is as follows: "A tract of land developed
as a unit rather than as a individual development wherein two or more
buildings may be located in relationship to each other rather than to
lot lines with regard to use, location and in accordance with definite
requirements as well as provisions agreed to between the City and
Owner."
The desirability of placing the Phase II building at a location that:
1. Centers the front of the building on the center of the parking
ramp.
2. Centers the rear of the building approximately on the Center of
the pond.
3. Minimizes the length of the enclosed connecting link between
buildings one and two.
4. Positions the building appropriately for the continued
development of the site and the third and last phase of the
PUD, rather than to lot lines as a single building would be.
Positioning the building at this location, however, does not provide
room for the six foot utility easement required by the subdivision code.
700 INTERNATIONAL CENTRE, 900 SECOND AVENUE SOUTH, MINNEAPOLIS, MINNESOTA 55402
TELEPHONE 6121339.9847 FAX 6121337-5552
Mi Charles E. Di lie) c
September 14, 1988
Page 2
The need for this six foot easement can and will be readily accomodated
by way of the existing 68.35 foot utility and drainage easement
bordering this property line on the adjacent Phase One property.
Joint Use Easements will be provided assuring Phase Two access to that
68.35 foot Easement.
Attached to the Planning and Zoning Variance Application form is our
response to the Variance Ordinance Standard.
tie appreciate your consideration of this request.
Rest regards.
RYAN CONSTRUCTION COMPANY
OF MINNESOTA, INC.
Alan W. Schackman
Vice Presideni.
AWS14/57/AWS/DF
Enclosures as rioted
cc: Patrick G. Ryan
Steve Barker
Cliff Waletzko
Greg Kopsichke
Grant Hawthorne
WATERFORD PARK, PHASE II
ZONING ORDINANCE
VARIANCE STANDARDS
September 14, 1988
1) THAT BECAUSE OF THE PARTICULAR PHYSICAL SURROUNDINGS, SHAPE, OR
TOPOGRAPHICAL CONDITIONS OF THF SPECIFIC PARCEL OF LAND INVOLVED, A
PARTICULAR HARDSHIP TO THE OWNER WOULD RESULT, AS DISTINGUISHED
FROM A MORE INCONVENIENCE, IF THE STRICT LETTER OF THE REGULATIONS
WERE TO BE CARRIED OUT.
The shape of the land parcel for this second phase of Waterford
Park is dictated by the amount of property fronting on the Highway
18 frontage road. An undue hardship results if a unified project
cannot be planned based on that frontage.
2) THAT THE CONDITIONS UPON WHICH A PETITION FOR A VARIATION IS BASED
ARE UNIQUE TO THE PARCEL OF LAND FOR WHICH THE VARIANCE IS SOUGHT
AND ARE NOT APPLICABLE, GENERALLY, TO OTHER PROPERTY WITHIN THE
SAME ZONING CLASSIFICATION.
The conditions or, which this variance request is based are unique
to this parcel of lard in that this is the second phase of our
overall 45+ acre three phase Planned United Development ("PUD").
One purpose of a PUD is to allow good sound unified planning,
preserving open areas and consolidating access and utility
infrastructure with emphasis on building locations in relation to
each other rather than their relationship to lot lines.
3) THAT THE PURPOSE OF THE VARIATION IS NOT BASED EXCLUSIVELY UPON A
DESIRE TO INCREASE HE VALUE OR INCOME POTENTIAL OF THE PARCEL OF
LAND.
This variance, if granted, will affect the value of the project
only to the extent that a better planned project might have a
higher perceived value. However, it will do nothing to increase
income potential or cash flow and is not being requested to in any
way increase building density.
4) THAT THE ALLEGED DIFFICULTY OR HARDSHIP IS CAUSED BY THIS ORDINANCE
AND HAS NOT BEEN CREATED BY ANY PERSONS PRESENTLY HAVING AN
INTEREST IN THE PARCEL OF LAND.
The difficulty in planning a unified project is caused solely by
the ordinance requirement for a utility easement at each property
boundary and not by any persons having an interest in the land.
1 -
5; ThA1 THL GRAL'TIf;C. CF THL VARiATl6P, I ILI NOT [:: DE TPiNEIgIAIL TC THE
PUBLIC WELFARE OR INJURIOUS 16 OTHER LAND OR IMPROVEMENTS IN THE
NEIGHBORHOOD IN WHICH THE PARCEL OF LANb IS LOCATED.
Public Welfare will not be affected by the granting of this
requested variance and being a Planned Unit Development with the
neighboring property being owned by the developer, there will be no
injury to other land or improvecents in the neighborhood.
6) THAT THE PROPOSED VARIATION WILL NOT IMPAIR AN ADEQUATE SUPPLY OF
LIGHT AND AIR TO ADJACENT PROPERTY, OR SUBSTANTIALLY INCREASE THE
CONGESTION OF THE PUBLIC STREETS, OR INCREASE THE DANGER OF FIRE,
OR ENDANGER THE PUBLIC SAFETY, OR SUBSTANTIALLY DIMINISH OR IMPAIR
PROPERTY VALUES WITHIN THE NEIGHBORHOOD.
Inasmuch as the easement would be for underground utilities, this
variance will not impair an adequate supply of light and air to
adjacent property, will have no affect on public streets, will do
nothing to increase the risk of fire or endanger the public safety
or in any way impair property values.
2 -
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE September 19, 1988 COMMISSION MEETING DATE: September 28, 1988
FILE NO.: 88086
PETITIONER: New Ventures Christian Church
REQUEST: Conditional Use Permit and Site Plan to Construct a Church
LOCATION: Southwest Corner of County Road 9 and Vicksburg Lane
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: R-2 (Low Density Multiple Residence)
BACKGROUND:
The Concept Plan and Preliminary Plan/Plat for a Residential Planned Unit
Development referred to as "Willow Meadows" were approved in 1980 by Resolutions
Nos. 80-293 and 80-68. The Concept Plan was amended by Resolution No. 82-496 and
later by Resolution No. 83-95. The PUD Preliminary Plat/Plan that is the subject of
the Resolution No. 83-95 provides for a church site plus 72 attached dwelling units.
There are 20 conditions to the approved resolution.
A Final Plat for the site designating right-of-way for 41st Avenue North and 2
outlots was approved by the City Council on June 27, 1983. No RPUD Final Plan/Plat
was filed or approved. A Development Contract was entered into for improvements to
the site, but no construction was commenced.
On July 11, 1988, the City Council by Resolution No. 88-388 approved a Preliminary
Plat that included this site, amending the design of the previous RPUD, and
converting the status of the site from a Planned Unit Development to a conventional
Plat. This new Preliminary Plat again provides for the church site that is now
under consideration but altered the balance of the plat to substitute a elementary
school for all but 8 of the previous 78 residential dwelling units. With respect to
the overall development of this general "Willow Meadows" area, the church site has
remained relatively constant while the residential portion has been recently changed
to substitute a new elementary school for most of the residential units.
A notice of the Public Hearing for the Conditional Use Permit has been published in
the official City newspaper and all property owners within 500 feet have been
notified.
September 19, 1988
Staff Report 88086
Page 2
PRIMARY ISSUES AND ANALYSIS:
1. The Conditional Use Permit is applied for responsive to the provisions of
Section 7, Subdivision C, Paragraph 15 of the Zoning Ordinance where churches
are an allowable use in the R-2 Zone by Conditional Use Permit. The Planning
Commission is directed by the Zoning Ordinance in Section 9, Subdivision A,
Paragraph 2 to review the application and consider its conformance with 6
specific standards. A copy of those standards is attached hereto.
Planning Commission review of the Site Plan is responsive to Section 11,
Subdivision A of the Zoning Ordinance. The Planning Commission must find the
proposal to be consistent with the several City Codes and Ordinances governing
site planning within the zone in which the proposal is located. No specific
findings are required other than compliance with the controlling ordinances and
policies.
The application has been reviewed for compliance with the provisions of City
Council Resolution no. 79-429 with respect to physical restraints. The site is
located within the Basset Creek Watershed District; contains no wetlands;
contains no woodlands; contains no slopes of greater than 12 percent; and, is
generally suitable for urban development with sewers as exist. This site is
located in the Shoreland Overlay of both Turtle Lake and Plymouth Creek. At
this stage of development, the proposed design complies with all requirements of
the Shoreland Zoning District Overlay. It should be noted, however, that as
future development proposals come forth for this site, the Shoreland Overlay
requirement of no more than 30 percent lot coverage will become a factor. No
specific notice provisions with respect to the Department of Natural Resources
apply with this application.
The application to locate a church in an R-2 Zone positively responds to the 6
standards upon which the Planning Commission must base their recommendation
found in Section 9 of the Zoning Ordinance. Generally, the proposed uses are
consistent with the elements of the Comprehensive Plan and will not adversely
impact adjoining properties. Furthermore, the use will be generally consistent
with the regulations of the District in which it is located.
5. The proposed Site Plan in all respects responds to the standards contained in
both existing Ordinance and related policy for such development within the City
of Plymouth. Specifically, all required setbacks have been met; off-street
parking exceeds the Ordinance requirement of I space for every 4 seats in the
main assembly area; the landscaping meets the existing Code; rooftop mechanical
facilities are screened from view; the trash enclosure proposed is consistent
with the Zoning Ordinance standards for design; and signage is to be consistent
with Zoning Ordinance standards.
September 19, 1988
Staff Report 88086
Page 3
STAFF COMMENTS:
1. The west property line of the subject church site directly abuts residential
properties that will be constructed in the future. The proposed Site Plan
provides for off-street parking located about 220 feet from that west property
line. The Zoning Ordinance in Section 10, Subdivision B, Paragraph 5d provides
that off-street parking areas near or adjoining residence districts shall be
screened by a buffer fence of adequate design or planting buffer screen.
Section 10, Subdivision D, Paragraph 4 of the Zoning Ordinance provides that any
such buffer, if other than a solid fence or wall, shall provide at least 90
percent opacity. This same provision is found in the landscape policy. In this
regard, we make two observations:
a) We do not find that the term "near or adjoining" qualify the proposed
parking for this church construction stage for the need to provide the
Ordinance proscribed screening between residential districts and off-street
parking areas.
b) We do note that notes are contained on the Site Plan submitted that provide
for future parking lot expansion in areas that, without doubt, would be
considered to near or adjacent to the future residences to the west. We
note also that the Site Plan depicts a "3 -foot mound by adjoining property
owner" running north to south along the east property lines of the homes
that will someday adjoin this church site to the west. It is clearly the
intention of the Zoning Ordinance and related provisions of the landscape
policy for uses other than residential to provide all necessary screening
between such uses and adjoining residential property on the non-residential
site. Future parking constructed near the westerly edge of the church site
will have to be screened to at least 90 percent opacity by means totally
within the church site. A combination of berm and landscape planning is an
acceptable method of providing such screening, but placement of the berm and
plantings on the adjoining residential property is inconsistent with the
intent of the Code and related Ordinances.
2. The Site Plan and architectural elevations respond to the standards and criteria
found in the City of Plymouth Policy regarding Site and Building Aesthetics.
Specifically, the building appearance is of wood siding and asphalt shingles of
an earth tone brown color.
September 19, 1988
Staff Report 88086
Page 4
RECOMMENDATION:
The attached draft action provides for a recommendation for approval of the Site Plan
and Conditional Use Permit.
ATTACHMENTS:
1. Recommendation for approval of the Site Plan and Conditional Use Permit.
2. Engineer's memo.
3. Location Map.
4. Petitioner's undated narrative in support of the Conditional Use Permit.
5. Conditional Use Permit criteria.
6. Section 10, Subdivision B, Paragraph 5d of the Zoning Ordinance.
7. Section 10, Subdivision D, Paragraph 4 of the Zoning Ordinance.
8. Large plans.
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR NEW VENTURES CHRISTIAN CHURCH
88086)
WHEREAS, New Ventures Christian Church has requested approval of a Site Plan and
Conditional Use Permit to Construct a Church in an R-2 Zoning District to be located
at the southwest corner of County Road 9 and Vicksburg 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 hereby does approve the request for New Ventures Christian Church
for a Site Plan and Conditional Use Permit to construct a church in an R-2 Zoning
District to be located at the southwest corner of County Road 9 and Vicksburg Lane,
subject to the following conditions:
1. Compliance with the 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. 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.
4. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements.
5. Any signage shall be in compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and fire
lanes.
8. All waste and waste containers shall be stored within the enclosure, and no
outside storage is permitted.
9. 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.
Planning Commission h city council
DATE: September 22, 1988
FILE NO.: 88086
PETITIONER: Reverend Bob Johns, New ventures Christian Church, 3025 Harbor Lane,
Suite 237, Plymouth, Mn. 55441
SITE PLAN: NEW VENTURES CHURCH
LOCATION: South of Co. Rd. 9, west of Vicksburg Lane, north of 41st Avenue in
the northeast quarter of Section 17.
ASSESSMENT RECORDS:
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. a Sanitary sewer area assessments have been levied based on proposed
use.
3. X SAC and REC charges wi.11 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 reviewer''.
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 4.44
acres x $1.370 per acre = $6,082.80. Sanitary Sewer Area Assessment
based on 4.44 acres x $760 per acre = 53,374.40. These will be
levied with the final plat of Willow Meadows 2nd Addition.
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. Will comply with the filing. of the final plat of Willow
Meadows 2nd Addition
Il 'A Yes No
7, X Complies with standard utility drainage easements -
The current Cite
ordit
nance requires utility and drainage easemens
ten feet (10') in width adjoining all streets and six feet (6'1 in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner tc submit separate easement document
executed and in recordable form prior to the issuance of an,
building permits.) See Item b.
g, g _ _ Complies with ponding requirements -
The City wi11 reeuire the dedication of drainage easements forpondingpurposesonallpropertylyingbelowtheestablishedIO(,
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. X All standard utiIit.N easements required for construction are
provided -
The following easements will be required for construction of
utilities.
i0, X All existing unnecessa•v easements anei 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.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
UTILITIES AND TRAFFIC:
N/A Yes No
12 }; All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MN DOT
Hennepin County
MPCA
State Health Department
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Armv Corps of Engineers
Other
13. ._ X _ Complies with Storm. Drainage Plan -
The site plan will be submitted to the City's consulting engines,
for review to see if it is in conformance with the City's
Comprehensive Storni Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed method=_ of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
14. X _ Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15. X Size and type of material proposed in utility systems has beer
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. Thesit an shall note the fire lane service is
6 inch from 41st Ave. to the Church building.
16. X Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
17
18,
19
N/A Yes No
X
X
X
20. X
21. X
Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per Cite
Engineering Guidelines Detail Plate No. t,'-2. This plate should be
referenced on the site plan.
Sanitarysewer clean -outs pro%,ided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer sys'tem at a maximum of 100 foot intervals.
Acceleration deceleration lanes provided -
Acceleration; deceleration lanes are required at the intersection of
and
All existing street right-of-ways are required width -
Additional right. -of -way' will be required on
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 t;o
22, X Curb and gutter provided -
The City requires B-612 concrete curb and gutter at all entrance.
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 Citv will require that alltraveled areas within the parking
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard Cite 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 1 2 4 6 7 12, 15. 27A.
5-
SPECIAL CONDITIONS REQUIRED:
Thr (•e scent r: f. -a d tc. h_ used fc tF.e <<n service shr
provideu.
S. The existing sanitary sewer at the intersection of Xene and 41st. Ave. is shover.
incorrectly on the Site Plan. This shall be corrected.
Submitted by:
Chester J. Harrison, Jr., PA.
City Engineer
6-
n l
r
r
1 '' 's(A'
NEW VENTURES
CHRISTIAN CHURCH
DESCRIPTION OF PROPOSED USE
PROJECT:
New Ventures Christian Church
Vicksburg Lane and 41st Avenue North
Plymouth, Minnesota
New Ventures Christian Church is a proposed church facility. It
is a one story frame structure of approximately 5900 square
feet designed to seat 190 in the first phase. Adequate parking
is provided for the first phase and sufficient area is available
on site for planned future phases. The church's parking lot will
compliment activities which may occur at the school site across
41st Avenue. The planned structure's overall design,appearance,
and quality, are planned to be compatible with the surrounding
neighborhood.
Worship and Church School
Northwest Y.M.C.A.
7601 - 42nd Avenue North
ROBERT N. JOHNS, Minister
Office 3025 Harbor Lane North
Suite - 237
Plymouth, Minnesota 55441
612)559-1469
C CG7ror
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.
r
PL1'NnUTH Z0111rJ„ OP!1TfJANCL
Sectia1(
SUBDIVISION D - FENCES, WALLS, AND PLANTINGS
Residence Districts -Front Yard
a. fence or wall shall be allowed over three (3) feet in height above the
str t curb level within twenty (20) feet of any street right-of-way corner,
so as interfere with traffic visibility.
b. No fence orw 1 of more than three (3) feet in height above the level of the
street curb lev shall be erected within any required front yard as defined
for each district, cept as specifically provided otherwise by this Ordin-
ance. Front yard is iat yard extending along and adjacent to any street
riqht-of-way.
c. A fence, or wall, up to six feet 'n height, may be allowed within a front yard
which qualifies as an equivalent r or side yard as defined by this Ordin-
ance, provided that it does not impedeafety by obstructing vision of pedes-
trians or motor vehicle operators. (Ord. Jo. 85-07 and 87-16)
2. Residence Districts -Side Yard
Fences or walls, other than a retaining wall, having a h 'ght of six (6) feet or
less may be located within the required side yards in any Re 'dence District.
3. Residential Districts -Rear Yard
Fences or walls, other than a retaining wall, having a height of six { feet or
less may be located within the required rear yards in any Residence Distric
4. Non -Residence Districts --Walls and Fences
Required walls or fences used on screens between a Residence District and a Non -
Residence District shall be of not less than ninety (90) percent opacity and not
less than five (5) nor more than seven (7) feet in height above the level of the
residential district boundary. The height regulations shall not apply to screens
of parking and loading areas which are regulated in Section 10, Subdivision C.
a. Plantings may be substituted for walls or fences required for screenin pro-
vided such plantings are of varieties that permit a minimum o nety (90)
percent opacity during all months of the year.
b. All plantings and landscape materials in Jr yards and in the area within
twenty (20) feet of any street right- -way corner shall be located and main-
tained so as to not impede safby obstructing the vision of pedestrians or
of motor vehicle operat from private drives onto public streets or at the
Intersection of p c streets. Landscape materials, for purposes of this
Section, shl, include but not be limited to posts, timbers, railroad ties,
rocks, boulders, and manufactured or natural decorative products and
materials. (Ord No. 87-16)
10-44
P_YlnJTH 70u111G ORDINVl%'F
Sect to:i 10. Suh(li,ision F;
h. Access:
7_) Parking and loading space shall have proper access f a puhlic
right-of-way.
2) The number and width of access drives sha e so located as to minimize
traffic congestion and abnormal traf hazard, and no driveway in R-?,
9-3 and R-4 RESIDENCE DISTRICTS nd all Business and Industrial Dis-
tricts shall be closer than f' ty (50) feet from any right-of-way line of
a street intersection, n FRD, R -IA and R -IB RESIDENCE DISTRICTS the
minimum distance sh be twenty (20) feet.
3) In B-1, B- and B-3 BUSINESS DISTRICTS, and I-1 INDUSTRIAL DISTRICT,
direct cess shall be provided to an arterial street as shown in the
ado ed City Thoroughfare Guide Plan or to a related service road.
c. Lo tion of Parking Facilities:
Required off-street parking space shall be provided either on the same lot or
adjacent lots as
d. Buffer Fences and Planting Screens:
Off-street parking and loading areas near or adjoining RESIDENCE DISTRICTS
shall be screened by a buffer fence of adequate design or a planting buffer
screen; plans of such screen or fence shall he submitted for approval as a
part of the required site or plot plan and such fence or landscaping shall he
installed as part of the initial construction.
0 1,nhr inn
Lighting shall not be directed upon the public right-of-way and nearb_ or ad-
jacent properties. Such illumination must he indirect or diffuse
f. Landscaping:
All required yards and parking areas shall he 1 dscaped in accordance with
the adopted standards and criteria policy. P ns of such landscaping shall he
submitted for approval as a part of the quired site or plot plan and such
landscaping shall be installed as par f the initial construction.
g. Construction and Maintenance:
1) In R-2, R-3 and - RESIDENCE DISTRICTS, in B-1, B-2 and B-3 BUSINESS
DISTRICTS, a in I-1 INDUSTRIAL DISTRICT, parking areas and access
drives s 1 be covered with a dust -free all-weather surface with
curbi and proper surface drainage as required by the City Engineering
De rtment, and adopted standards and criteria.
10-26
REPORT DATE
FILE NO.:
PETITIONER:
REQUEST:
LOCATION:
GUIDE PLAN CLASS:
ZONING:
BACKGROUND:
S- C
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
September 19, 1988 COMMISSION MEETING DATE: September 28, 1988
88096
Vision of Glory Church
Preliminary and Final Plat, Conditional Use Permit and Site Plan
Amendment with Variances to Construct an Addition to the Existing
Facility.
Southwest Quadrant of Teakwood Lane and 26th Avenue North (13200
State Highway 55)
LA -1 (Low Density Residential )
R -IA (Low Density Single Family Residential)
On October 6, 1980, the City Council adopted Ordinance Number 80-20 amending the
zoning for the subject site from I-1 to R -1A. This action was taken to correct an
error made during guidings/zoning consistency actions accomplished earlier.
On September 22, 1980, the City Council adopted Resolution No. 80-687, providing for
a Conditional Use Permit and Site Plan to construct an addition to Vision of Glory
Lutheran Church of 12,040 square feet. Numerous conditions were attached to the
resolution (a copy of which is attached), including the direction that the plans
were to be revised to eliminate all variances relative to the new parking lot.
Notice of the Public Hearing for the Preliminary Plat and Conditional Use Permit has
been published in the official City newspaper and all property owners within 500
feet have been notified.
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner proposes a Preliminary and Final Plat to incorporate with the
existing Church parcel a small portion of church property that will accrue to
the Church following the vacation of 26th Avenue North at the extreme northeast
corner of the site. The additional property would consist of one-half of the
vacated street right-of-way and Outlot A of the northwest business campus fourth
addition, which has been conveyed to the Church. A concurrent petition for
vacation of the remaining one-half of 26th Avenue North, westerly of the
completed street, has been filed. Any final approval action of this plat should
be subject to completion of that vacation action.
September 19, 1988
Staff Report 88096
Page 2
2. The petitioner also proposes a Conditional Use Permit and Site Plan Amendment to
construct an addition to the northwest side of the existing facility that would
provided 21,424 additional square feet in a 3 -level structure that would cover
12,836 square feet of the site. Included with the addition would be adjustments
to the site parking and drive that would add 46 off-street parking spaces,
bringing the total to 192.
3. The existing Site Plan features parking constructed to within 2 feet of the
existing property line along State Highway 55. As this would constitute a
front yard," the Ordinance requires the setback for this parking to be 20 feet.
Other existing parking along the Teakwood Lane side of the existing site is
constructed with the Ordinance -prescribed setbacks. The new Site Plan proposes
parking along 26th Avenue North and an extension of the parking along State
Highway 55 setbacks from the property line in a range of 1 to 3 feet. A
variance from the provisions of Section 10, Subdivision B, Table 1 of the Zoning
Ordinance has been applied for to allow those parking setbacks where a 20 -foot
setback would be required by the subject Ordinance provision.
4. The Conditional Use Permit is requested responsive to Section 7, Subdivision C,
Paragraph 15, where churches are described to be an allowed use in the R -1A
Zoning District by Conditional Use Permit. The Planning Commission
recommendation with respect to the Conditional Use Permit must be responsive to
the provisions of Section 9 of the Zoning Ordinance wherein 6 specific standards
must be used as the basis for the Planning Commission recommendation. The
petitioner has provided,by his letter of July 25, 1988, responses to the six
Conditional Use Permit findings. That communication addresses a Conditional Use
Permit approval for the future addition of a larger sanctuary and additional
classroom space. We are, with this report, and with precedent Development
Review Committee consideration, only addressing that portion of the submittal
dealing with Phase I - consistent with the site improvements for which complete
site planning has been submitted.
5. The Site Plan review is responsive to Section 11, Subdivision A of the Zoning
Ordinance. Paragraph 12 of that subdivision provides for the Planning
Commission to make a recommendation with regard to variances applied for
together with Site Plans under review. The findings that must be made prior to
granting an application for variance are recited in Section 11, Subdivision C,
Paragraph 2d. A copy of those findings is attached.
STAFF COMMENTS AND ANALYSIS:
1. The applications under consideration have been reviewed for compliance with the
physical constraints analysis as required by the provisions of City Council
Resolution 79-429. The applications are found to be consistent with both
physical constraints and preservation areas of the constraints analysis.
September 19, 1988
Staff Report 88096
Page 3
The Site Plan for the addition to the Church involving 12,836 square feet of
additional land coverage and adjustments to the parking and drive areas has been
reviewed by the Development Review Committee responsive to the various City
Ordinances and Codes that impact such development and the Site Plan is found to
be consistent with those Codes and policies, except with respect to variances
noted elsewhere. Specifically, the proposed addition provides the Code -required
landscaping, structure setbacks, parking and drive -area surfacing, trash -
enclosure detail, treatment of rooftop equipment (metal screening) and site
drainage detail. The off-street parking provided for the site, including the
proposed addition, exceeds Ordinance requirements of 1 space per 4 seats of the
main seating area (which is not being added to as a function of this addition).
Any parking taking place at another location is clearly in addition to Ordinance
requirements - the church's comfort.
The Conditional Use Permit application positively responds to the standards
provided for any Conditional Use Permit in Section 9, Paragraph 2 of the Zoning
Ordinance. This finding is made specifically with respect to the use addition
applied for and reflected in Sheet A-1 of the petitioner's submissions. It is
here noted that Sheet A-2 of the petitioner's submissions depicts a "complete
Master Site Plan." That proposal is specifically not included in this positive
finding with respect to the Conditional Use Permit except to the extent that it
contains the existing building and the current application for the proposed
Phase I Addition.
We do not find the proposed variance to allow parking to be located within 2
feet of the property line of 26th Avenue North and State Highway 55 responds to
the criteria for a variance, provided by Section 11, Subdivision C, Paragraph
2d. While we concur that the site is somewhat unique in that it is bounded by
streets on 3 sides, we do not believe this is adequate basis for a "wholesale"
departure from the Zoning Ordinance setback provisions for parking on 2 of the 3
site borders. Due to the extensive right-of-way width and resulting distance to
the drive surface on the Highway 55 site border, we could support variance for
parking setback there as being responsive to all 6 variance criteria because the
site is somewhat unique and parking adjacent to the site border will not
directly impact the public or adjoining property owners.
We do not believe it is reasonable to extend that variance support to parking
within 2 feet of the property line adjoining 26th Avenue North. Specifically,
any hardship that may exist on the site is mitigated by variances along Highway
55. The visual impact of parking so close to the drive lanes of 26th Avenue
North will provide a negative impact to the general traveling public.
Sufficient site area exists to accommodate all parking proposed for current
construction without the need for set back variances.
September 19, 1988
Staff Report 88096
Page 4
RECOMMENDATION
Attached are draft actions providing for the approval of the Site Plan and
Conditional Use Permit, including the applied for variances. Also attached is a
draft action providing for the denial of the variances with respect to off-street
parking setback to 26th Avenue North. We recommend adoption of both proposed
actions. It will be necessary to delete Condition Number 10 from the approval
resolution should the Planning Commission concur with the staff recommendations with
regard to denying a portion of the variance. The Conditional Use Permit and Site
Plan can proceed without a positive recommendation on the variance, but redeisgn of
parking will be required, resulting in an amended Site Plan. These amendments to
the Site Plan would be simple and straight -forward and could be reviewed by staff
only. /- r
Submitted by: _ -ktXXxxil Q--A1""'
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Action for Approval of Preliminary Plat.
2. Draft action for approval of Site Plan, Conditional Use Permit and variances.
3. Draft action for denial of variances
4. Engineer's Memo.
5. Location Map.
6. Petitioner's narrative of July 25, 1988, concerning Conditional Use Permit and
variances.
7. Conditional Use Permit criteria.
8. Variance criteria.
9. Resolution No. 8-687 approving prior Site Plan.
10. Large plans.
APPROVING SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR VISION OF GLORY
LUTHERAN CHURCH (88096)
WHEREAS, Vision of Glory Lutheran Church has requested approval of a Site Plan,
Conditional Use Permit and Variance for an addition to a Church of 21,424 square
feet to be located at 13200 State Highway 55; 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 hereby does approve the request for Vision of Glory Lutheran
Church for a Site Plan, Conditional Use Permit and Variance for an addition to a
Church of 21,424 square feet to be located at 13200 State Highway 55, subject to the
following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements.
3. Any signage shall be in compliance with the Ordinance.
4. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions. Specifically, no Conditional Use Permit or
Site Plan approvals are included beyond "Phase I."
5. Compliance with the Ordinance regarding the location of fire hydrants and fire
lanes.
6. All waste and waste containers shall be stored within the enclosure, and no
outside storage is permitted.
7. 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.
8. No Building Permit to be issued until Final Plat the is filed and recorded with
Hennepin.
9. A Variance is hereby approved to allow off-street parking to within 2 feet of
the Highway 55 property line, instead of the Ordinance standard of 20 feet.
10. A Variance is hereby approved to allow off-street parking to within 1 foot of
the 26th Avenue North property line, instead of the Ordinance standard of 20
feet.
DENYING VARIANCE FOR VISION OF GLORY LUTHERAN CHURCH (88096)
WHEREAS, Vision of Glory Lutheran Church has requested approval of a Variance for
parking to within 1 foot of the 26th Avenue North property line where the Ordinance
Standard is 20 feet to be located at 13200 State Highway 55; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called Public
Hearing and recommends denial;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it hereby does deny the request for Vision of Glory Lutheran Church
for a Variance for off-street parking setback to 26th Avenue North, based on the
following findings:
I. The application for Variance results from a hardship created by the petitioner by
site design rather than unique conditions of the site.
2. The proposed Variance will be detrimental to the public safety due to proposed
proximity of parking and circulation to the driving surfaces of 26th Avenue
North. Conflicts between parking lot activity and traffic on 26th Avenue North
will result, particularly during times of the day when vehicular lights are in
use.
APPROVING PRELIMINARY PLAT FOR VISION OF GLORY LUTHERAN CHURCH (88096)
WHEREAS, Vision of Glory Lutheran Church has requested approval for a Preliminary
Plat for a 5.03 acre, one lot parcel located at 13200 State Highway 55; and
WHEREAS, the Planning Commission has reviewed the 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 Preliminary Plat for Vision of
Glory Lutheran Church located at 13200 State Highway 55, subject to the folowing
conditions:
1. Compliance with the 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. Compliance with Policy Resolution No. 79-89 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open strom water
drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements.
5. Any signage shall be in compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions. Specifically, no Conditional Use Permit or
Site Plan approvals are included beyond "Phase I."
7. Compliance with the Ordinance regarding the location of fire hydrants and fire
lanes.
8. All waste and waste containers shall be stored within the enclosure, and no
outside storage is permitted.
9. 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.
10. No Building Permit to be issued until the Final Plat is filed and recorded with
Hennepin.
11. No Final Plat will be approved until the appropriate street vacation action with
respect to 26th Avenue North is completed.
Cite C.` °lvmouth
ENGINFERIS MEMO
tc
Planning Commission d City Council
DATE: September 22, 1988
FILE NO.: 88096
PETITIONER: Mr. Dennis Batty, Dennis Batty and Associates, Inc., 6860 Shingle
Creek Parkway, Minneapolis, Mn. 55430
PRELIMINARY PLAT: VISION OF GLORY
LOCATION: Northeast of Hwy. 55, west of Teakwood Lane, south of 26th Ave. in
the northeast quarter of Section 27.
N/A Yes No
1, h Watermain area assessments have been levied based on proposed use.
2, Sanitary sewer area assessments have been levied based on proposed
use.
3. SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. I 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 final plat approval.
4. Area assessments: Area Assessments .. Z
Watermain Ar a Assessment based on .20 acres x S1.370 npr acre
S274, Sanitary Sewer Area Assessment based on 20 acres x S760 pe
acre = S152, Area Assessmentg shall be paid with the Building
Permit.
5. Other additional assessments estimated:
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. An shown on the preliminary plat.
N,A Yes No
7, X A11 standard utility casernen'_s reycired for c c r s rcti on arc pr ozisr
The Citv will require twenf} foot (20') utility and drainaK
easements for proposed utilities along the lot lines where the sr
utilities are proposed to be installed. This item has been reviewer'
with the final plat, and fina'_ construction plans. As shown on thf
preliminary plat.
g, Complies with ponding requirements -
The City will require the dedication of drainage easements fur
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.
q, h All existing unnecessar% easements and rights-of-way have been
vacated
It will be necessar}' tc vacate the obsolete easements/right-of-wav 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 he vacated. The developer has petitioned the
City to vacate a portion of 26th Ave. This will be scheduled for a
public hearing_to coincide with the final Plat.
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 Cita
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
X MnDOT
Hennepin County
MPCA
State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
TRANSPORTAIION :
N/A Yes No
2. X Conforms with the Ci t', grip system for street names -
The names of the proposed streets in the plat must conform to Lh,
City grid system for street names. The following changes will h+.
necessary.
13. _ X Conforms with the Cit}'s adopted Thoroughfare Guide Plan -
The following revisions must he made to conform with the Citv's
adopted Thoroughfare Guide Plan..
14, X _ Accelerationdeceleration lanes provided -
Acceleration deceleration lanes are required at the intersection of
and
15. T All existing street rights-of-way are required width -
Additional right-of-wav will he required to 10feet southwest of the
existing curb and gutter at the intersection of 261h Ave. and
Teakwood Lane
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be responsible
for constructing the necessary sanitary sewer, water, storm sewer and
streets needed to serve this plat. A registered professional
engineer must prepare the plans and profiles of the proposed sanitary
sewer, watermain, storm sewer facilities and streets to serve the
development.
3
NIS: Yes N,
Preliminary utility plays submitted comp]. - with all Gitc requirement=
The developer has submitred the reouirec preliminarrt plans for t. Yir
proposed sanitary sewer, watermain and storm sewer facilities.
lg. X Per developer's request a preliminary report and plan will hr
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 hr
submitted to the Citv. The cutoff date for petitions is October 1.
of the year preceding construction.
lo, X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following:
lots.
Zp, 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:
M
PRELIMINARY GRADING DRAINAGE AND EROSIM_CONTROL:
N/A Yes No
22, h It will he necessary to contact boh Fasching, the CHI 's utilitl
foreman, 20 hours in advance of making any proposed util1L%
connections to the City's sanitarti_- sewer and water systems- Th,
developer shall also be responsible for contacting Jim Kolstad of th,-
Public Works Department for an excavating permit prior to any digging
within the CHI, right.-cf-way. All water connections shall be vi'
wet tap.
23. X Complies with Storm Drainage Plan -
26, A.
The grading, drainage and erosion control plan has been submitted Lc
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. Ali
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 he necessary:
Io bg reviewed with Us site plan application.
Submitted by: L
Chester J. Har ison, Jr.,—r-g
City Engineer
5
Ci•: cf Flvmou tF
N. E M G
tc
Planning Commission & City Council
DATE: September 22, 1988
FILE NO.: 88096
PETITIONER: Mr. Dennis Batty, Dennis Batty and Associates, Inc., 6860 Shingle
Creek Parkway, Minneapolis, Mn. 55430
SITE PLAN: VISION OF GLORY CHURCH
LOCATION: Northeast of Hwy. 55, south of 26th Ave., west of Teakwood Lane in
the northeast quarter of Section 27.
ASSESSMENT RECORDS:
N/A Yes No
1. R 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 Lime 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 — Area Assessments are for that Portion
of vacated 26th Ave Watermain Area Assessments based on .20 acres
x $1.370 Per acre = $274 Sanitary Sewer Area Assessments based or.
20 acres x S760 Per acre = S152 Area Assessments shall be paid
with the Building 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. Will comely if the final plat of Vision of Glory is
approved by the City Council
1:('A Yes No
7. X Complies with standard utility drainage easements -
The current. Citi' ordinance requires utility and drainage easement'
ten feet (10') in width adjoining all streets and six feet (h'1 it
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.) See Item 6.
g. X _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 10'.'
year high water- elevation and conformance with the Citv,s
comprehensive storm water requirementc.
o. All standard utility easements required for construction are
provided -
The following easements will be reo_uired for construction of
utilities. See Item 6.
1(1, X All existing unnecessary easements and rights-of-way have beer.
vacated -
It will be necessary to vacate the obsolete easements i r ight-of-waN
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 lege?
descriptions of easements proposed to be vacated. The developer
has Retitioned the City to vacate a_portion of 26th Ave A hearing
will be scheduled to coincide with the final plat consideration by
the City Council.
11. X The Owner's Duplicate Certificate of Title has been submitted to thr
City with this application -
It will be necessary for the property owner to provide the Cite
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
nTIL11JES AND TRAFFIC:
N/A Yes No
12
13
14
15
16
X
X
X
All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
X MN DOT
Hennepin County
MPCA
State Health Department
X Bassett Creek
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: Drainage
calculations are in the process of being reviewed.
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.
X Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
N/A Yes No
I X Hydrant valves provided -
18
19
20
21
X
R
X
X
All new fire hydrants shall be valved with 6" gate valves per Cie.,,
Engineering Guidelines Detail Plate No. W-2. This plate should ,h,
referenced on the site plan.
Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of I00 foot intervals. Sanitary
Sewer Service is existing into the building.
Acceleration deceleration lanes provided -
Acceleration deceleration lanes are required at the intersection of
and
All existing street right-of-ways are required width -
Additional right-of-way will be required on Additional right-of-way
to 10 feet southwest of the curb at the intersection of 26th Ave.
and Teakwood Lane shall be provided on the final plat.
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.
a-
22
23
NIA Yes Nc
X
X —
STANDARDS:
N/A Yes No
24. 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 eithe,
B-612 or curb stone is required around the bituminous surfaces
parking lot. The site plan shall be revised to indicate compliance
with this requirement.
Complies with parking lot standards -
The City will require that all traveled areas within the parkin
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard City design with six inches of Class 5 100% crushes
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.
It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections tc-
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 13 15 16. 27A and 27B.
5-
SPECIAL CONDITIONS REQUIRED:
A. 7ht f wat.. I_r,, i., -r: ii, -: 1, ,. _. 1 1 ,u-1dir,;. `1::I
shorn on the sitc plan.
B. All new watermain connections to Ioakwcod Lane and 2e Ave. shall be we
tapped.
Submitted b%:G`--''-"•'''`
Chestea- J. Harrison, Z.,,, Y.F..
City Engineer
6-
DENNIS BATTY & ASSOCIATES—ARCHITECTS
6860 SHINGLE CREEK PARKWAY, MINNEAPOLIS, MINNESOTA 55430 [61 R] 560-68'14
July 25, 1988
Vision of Glory Lutheran Church
13200 Highway 55
Plymouth, MN 55441
Statement of Compliance to
Conditional Use Permit Criteria
The request for a conditional use permit is for a classroom and
fellowship hall/gymnasium addition to the existing Vision of
Glory Lutheran Church building at 13200 Highway 55.
The addition will have an exterior brick masonry glass and prefin-
ished metal siding which blends with and will be the same basic
colors of that of existing building. The exterior walls of the
fellowship hall/gymnasium will be approximately 27 feet above
grade. The classroom addition will be three levels with one below
grade and will be the same height as the fellowship hall/gymnasium.
The building will conform to building setback requirements from
property lines.
In addition'to the building addition described above, the church
is also requesting approval by the city as part of this conditional
use permit the future addition of a larger sanctuary and additional
classroom space. The reason for this is that going ahead with the
first phase may be contingent on approval of the second phase at
this time.
Statement of Compliance
Vision of Glory Lutheran Church
July 25, 1988
Page 2
The following is an item by item discussion of compliance to con-
ditional use permit criteria.
1) The proposed additions comply with and fit within the present
city Comprehensive Plan.
2) The proposed additions will promote and enhance the general
public welfare and will not be detrimental to or endanger public
health, safety, morals or comfort, since the proposed use is the
expansion of the existing facility previously approved by con-
ditional use permit.
3) The adding of the proposed
effect on surrounding property
small segment of property line
highway right of way. It is in
perty between an adjacent major
The proposed additions will not
value of adjacent property.
additions will have little or no
since the property except for a very
is completely surrounded by street or
essence a transitional piece of pro -
highway and residential property.
have a detrimental effect on the
4) The proposed additions will
of surrounding property since it
present.
have no effect on the development
is almost completely developed at
5) See the enclosed site plan for proposed layout of ingress and
egress to the site. Because the property is almost completely
surrounded by streets and roads, good flow of traffic on and off the
site is provided which will have little impact on surrounding pro-
perty. The majority of the surrounding property is business, light
commercial, or light industrial. Most of the traffic generated by
the church will be at off peak times when the adjacent property is
not generating traffic.
6) The proposed addition to the existing church will conform to
all applicable regulations except in two areas where the church is
requesting a variance.
First the church is requesting a variance in the required twenty
foot setback from property line for parking along a street. The
church property is completely surrounded by streets or highway
except for a 194 foot segment on the west side. (Approximately 78
of total property line.) As shown on the enclosed site plan we are
requesting that the parking setback on the south side (Highway 55)
and west side (26th Street) be reduced from twenty feet to two feet.
The twenty foot setback will be maintained on the north side
Teakwood Lane) of the property with berming and planting similar to
the existing parking for additional parking to be developed.
Statement of Compliance
Vision of Glory Lutheran Church
July 25, 1988
Page 3
This is being requested because of the unusual shape of the site and
minimal impact that the parking lots will have to the south and
west. If the twenty foot setback were maintained on all sides of
the site a little over 22% of the site would not be usuable for
parking.
Thank you for your consideration.
Res ectfully submitted,
Dennis Batty, AIA
Dennis Batty & Associates
DB/bjb
reini r lErl
2. Procedure. Before any Conditional Use Permit may be granted, the applicatio,i
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 Pian.
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.
ZONING vRD N N E
NAKC NNc.F 5'TAN D A R DS
1) That because of the particular physical surroundinas, shape, or
topographical conditions of the specific parcel of land involved, a
particular hardship to the owner would result, as distinguished from
a mere inconvenience, if the strict letter of the regulations were to
be carried out.
2) That the conditions upon which a petition for a variation is based
are unique to the parcel of land for which the variance is sought and
are not applicable, generally, to other property within the same zon-
Ing classification.
3) That the purpose of the variation is not based exclusively upon a
desire to increase the value or income potential of the parcel of
land.
4) That the alleged difficulty or hardship is caused by this Ordinance
and has not been created by any persons presently havina an interest
in the parcel of land.
5) That the granting of the variation will not be detrimental to the
public welfare or Injurious to other land or improvements in the
neighborhood in which the parcel of land is located.
6) That the proposed variation will not impair an adequate supply of
light and air to adjacent property, or substantially Increase the con-
gestion of the public streets, or increase the danger of fire, or
endanger the public safety, or substantially diminish or impair
property values within the neighborhood.
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a special meeting of the City
Council of the City of Plymouth, Minnesota, was held on the 22nd day of
Seotember_ _. 19 0 . The following members were present: Mayor Hunt,
re
Rft !kf kf•
ncilmember Neils introduced the following Resolution and moved
s a option:
RESOLUTION NO, 80-687
APPROVING DCHUSE PLAN VANMAN STRUCTION CO./VISIDN
OFGLORY LUTHERAN URCHLOCATED AT2 0 HIGHWAY 55 80050
WHEREAS, Vanman Construction Co./Vision of Glory Lutheran Church has requested
approval of a conditional use site plan amendment for an approximate 12,040
square foot addition to the existing church building located at 13200 Highway
55; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called public
hearing and recommends its 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 of Vanman Construction
Co./Vision of Glory Lutheran Church for conditional use site plan amendment for anapproximate12,040 square foot addition to the existing church building located at
13200 Highway 55 subject to the following conditions:
1. Compliance with the City Engineer's Memorandum, deleting Item N12.
2. Compliance with City Council Policy Resolution No. 79-80 regarding minimum
floor elevations for new structures on sites adjacent to or containing any
open storm water drainage facilities.
3. All waste and waste containers shall be stored within the structure and no
outside storage is permitted.
4. Location of fire hydrants and fire lanes shall be per City Code, with
submittal of detailed fire protection plans.
5. Submission of required financial guarantee for completion of required site
improvements termed for 24 months.
6. Plans shall be revised to eliminate all'variances relative to the new parking
lot.
7. Any proposed signage shall comply with Ordinance requirements for the R -1A
District.
t
Resolution # 80-687
Page 2
S. Exterior lighting shall be in compliance with the City Ordinance.
ansion of the main
9 Seatinseating
arecahlbe
eaer as
eproved
elans nahecashallbereviewedanamendmenttothe conditional use permit.
10. The site plan shall be revised to eliminate the center entrance from 26th
AveNorth andd a connection
petitioner
andween staffhdatedking
9/10/80.
s as shown on
11.
staggered, bshall 9be installed along3'feet high with eTeakwood Lanevergreen sto0the
epaocenter,
Effective parking lot
entrance.
E
The motion for the adoption of the foregoing Resolution rias duly seconded
by Councilmember Davenport ' , and upon vote being taken thereon the
ow ><afolvotvor thereof: mayor Hunt, Councilmembers Davenport,
N i and h eider
MI g vo a¢a or a s : none
eret4m the Resolution Was declared duv'Wsed adopted#
aaa aaa
aaa
REPORT DATE
FILE NO.:
PETITIONER:
REQUEST:
LOCATION:
GUIDE PLAN CLASS
ZONING:
BACKGROUND:
S
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
September 20, 1988 COMMISSION MEETING DATE: September 28, 1988
88065
United Properties
MPUD Final Plan/Plat and Sign Variance for the Town Centre at
Parkers Lake Neighborhood Commercial Development
Southeast Corner of Vicksburg Lane and 22nd Avenue North
LA -2 (Low Medium Density Residential)
MPUD 83-1
This site is a portion of the Parkers Lake North MPUD (MPUD 83-1). The latest
revision to the Parkers Lake North MPUD was by Resolution No. 87-176. (Copy
attached) Parkers Lake North is the east portion of the overall Parkers Lake
project, that includes Vicksburg PUD immediately across Vicksburg Lane from the
subject parcel. Vicksburg West is 100 percent residential of the low to medium
density. Parkers Lake North calls for residential from low to high density,
industrial sites, and the subject neighborhood convenience center site.
To date, final approvals have been granted and work is underway within the Parkers
Lake North higher density multi -family housing (Mallard Pointe) and lower density
housing (Laukka). In addition, Preliminary Plat/Plan approval has been granted by
the City Council for the Parkers Lake Corporate Center industrial development
fronting Niagara Lane. A master sign plan for the entire Parkers Lake North MPUD,
except this commercial site, has been previously approved as a variance to the
Zoning Ordinance. No signs were approved for this site.
On August 1, 1988, the City Council adopted Resolution No. 88-442 providing for
approval of the MPUD Preliminary Plan/Plat for this portion of the Parkers Lake
North project. A copy of that approval resolution, subject to 11 conditions, is
attached.
PRIMARY ISSUES AND ANALYSIS:
Section 9, Subdivision B, Paragraph 5(1) of the Zoning Ordinance provides for
review of a Final Plat/Plan by the Planning Commission to determine "substantial
compliance" of that Plan with the approved Preliminary Site Plan/Plat.
Substantial compliance means, in this case, the floor area of the use has not
been increased; the open space has not been decreased or altered in terms of its
original design; and all special conditions of the preliminary Site Plan/Plat
September 20, 1988
Staff Report 88065
Page 2
are incorporated. In addition, the PUD final Site Plan/Plat shall include all
of the submission requirements reflected in Paragraph 5(m) of Section 9,
Subdivision B, which are the same as those required for Site Plans.
2. The final Site Plan has been reviewed by the Development Review Committee with
respect to existing Zoning Ordinance standards and Site Plan related City Codes
and regulations. The DRC notes that the petitioner has requested a variance
from provisions of the sign ordinance to allow wall signage in excess of the 5
percent of the wall area provided for in the Ordinance. In addition, the
petitioner proposes the design flexibility of the PUD Ordinance to accommodate
the following adjustments to standards of the Zoning Ordinance with respect to
site design:
a) Minimum rear -yard setback for structures adjacent to a residential
district, is proposed to be 50 feet along the south lot line where the
Ordinance provision is 75 feet.
b) Setback to the fuel island canopy adjacent to 22nd Avenue North is proposed
to be 10 feet where Ordinance provisions would require 50 feet.
c) Setback to parking for the lot to the north of Building B is a minimum of
15 feet to the property line where the Ordinance would require a minimum of
20 feet.
The off-street parking requirement at 6 spaces per thousand square feet of
floor area is proposed to be modified to provide 123 spaces with the
construction of the Building A (20,600 square feet); 20 spaces with the
construction of Building B (5,400 square feet) and 13 additional spaces
serving both structures only if required.
d) The combination of berm and landscape materials proposed on the 22nd Avenue
North and Vicksburg Lane peripheries of the site does not appear, in all
cases, to provide the "90 opacity year-round" that the Zoning Ordinance
requires for screening of parking areas "near or adjoining" residence
districts. In all cases, the petitioner has provided berm and landscape
treatment to effect screening of the parking, but 90 percent opacity is not
achieved in all cases. It should be noted that the residence area in
closest proximity (to the east) is provided landscape/berm treatment that
should produce the Ordinance required 90 percent opacity year-round.
3. This proposed "deferral" of 13 parking spaces is based on petitioner's stated
intent to utilize Building B for uses not as parking -intensive as the commercial
uses intended for Building A. The petitioner clearly shows on his Site Plan
where those 13 spaces can be constructed should the City require. The parking
ratio upon construction of Building A and related parking will be 6 spaces per
1,000 square feet. With Building B and additional related parking, the
petitioner's proposal is to reduce the ratio to an over-all 4.73 spaces per
1,000 square feet, with a "proof of parking" of 13 spaces available to raise the
ratio to 6 per 1,000 square feet should the need arise.
September 20, 1988
Staff Report 88065
Page 3
4. A primary issue remaining to be addressed at the Final Plat/Plan stage is that
of the uses that will be allowed. This is a proposal for commercial uses on
land that is neither zoned nor guided for commercial activities.
The City Council by Resolution No. 88-442 provided for approval of a
convenience/gas store not to exceed 5,000 square feet with approval of any other
uses for this site deferred until the Final Plat/Plan stage. Review of the City
Council discussion surrounding Condition Number 11 of Resolution No. 88-442
indicates that they anticipate the petitioner to submit a list of the proposed
uses together with a quantitative review of the traffic impact of the uses that
are proposed. This quantitative traffic impact would be in terms of the
vehicles per day traffic generation that each proposed use could be expected to
present.
NOTE: We have verified that the City Council minutes and resolution approved on
August 1, 1988, do not accurately reflect the Council's action with respect to
the condition placing a maximum traffic generation rate of 6,800 trips per day
on this center. The attached memorandum from the Community Development Director
to the City Manager addresses this. Specific traffic generation rates of
particular uses, therefore, are not necessarily the criteria to be used in
determining appropriate uses for this neighborhood convenience center.
In a letter dated September 12, 1988, petitioner has proposed a list of uses for
Town Center, and by a letter from petitioner dated August 19, 1988, an attempt
has been made to assign traffic generation to a group of uses. Traffic
generation projections are only provided for convenience, day care, and
restaurants.
5. Additional issues addressed at the Preliminary Plat/Plan stage by the Planning
Commission that has since been resolved by City Council or petitioner include
those of the "cattle pass" under Vicksburg Lane and petitioner's proposal for
private one-way access to Vicksburg Lane. City Council has directed the
underpass to Vicksburg Lane be abandoned and sealed; the petitioner has
withdrawn his proposal for private access to Vicksburg Lane.
PLANNING STAFF COMMENTS:
1. The Final Plan/Plat proposed is in substantial compliance with the approved
Preliminary Site Plan/Plat for the site. Specifically, the floor area of the
non-residential uses has not increased; the open space has not been decreased or
altered to change its original intended design or use; and all special
conditions described in the Preliminary Site Plan or Plat have been complied
with except those that were specifically reserved for consideration with the
Final Plan and Plat.
September 20, 1988
Staff Report 88065
Page 4
2. Petitioner's proposals with respect to site details that represent modifications
from strict standards of the Zoning Ordinance are found not to be in conflict
with the general intents and purposes of the Zoning Ordinance or in any way
injurious to the Comprehensive Plan or adjoining properties. As contemplated by
the Planned Unit Development provision, modifications proposed provide
flexibility in site design without a compromise of the intent of the Zoning
Ordinance. Due to the extensive right-of-way and street surface widths
adjoining the Vicksburg Lane and 22nd Avenue North site boundaries, we find the
parking lot screening to be adequate within the intent of the Ordinance.
3. We find the proposal for uses by petitioner as represented by his letter of
September 12, 1988, and attachments represents a scope of use for this site
substantially broader than anticipated by the provisions of Section 9,
Subdivision B, Paragraph 2a3 of the Zoning Ordinance. (A copy of the referenced
Zoning Ordinance provision is attached.)
The inclusion of uses that are conditional in the B-2 Zone and either
conditional or permitted in the B-3 Zone (and not permitted in the B-2 Zone), as
petitioner proposes, would provide this project flexibility not available to any
other commercial center within Plymouth and not anticipated in the Community
Structure Concept of the Land Use Guide Plan. We believe the intent of the
Zoning Ordinance in considering retail uses within a PUD such as this
contemplated a narrow scope of allowable commercial uses, specifically address
the neighborhood created by and designed to be served by overall Planned Unit
Development that includes the site.
Of the uses proposed by the petitioner by his letter of September 12th, at least
the following do not respond to the Uses contemplated by the Ordinance:
a) Automobile/motor vehicle parts.
b) Marine and machinery sales.
c) Business, commercial or trade schools.
d) Equipment rental.
e) Financial institution.
f) Offices and merchandising services.
g) Pet and animal shop, clinics.
h) Plumbing and heating showrooms.
i) Over-the-counter job printing, duplicating and photocopying services;
secretarial and word processing services; and answering services.
g) Schools and studios.
h) Sports and fitness clubs.
i) Any business activity not conducted in an enclosed yard or building.
The list as proposed is too broad. We find further that the direction of the
Council is not only for the scope of allowable uses to be established, but once
established, those uses be assigned trip generation factors to enable analysis
by the City of the impact of any given use mix on the traffic carrying capacity
of 22nd Avenue North.
September 20, 1988
Staff Report 88065
Page 5
Review of petitioner's proposal to vary the Zoning Ordinance to allow wall
signage of up to 8.3 percent of wall surface area where the Ordinance would
require no more than 5 percent reveals little true "hardship" as opposed to
petitioner's desire to enhance the marketability of the structure lease space by
an increase in allowable signage area. The same design goals and philosophy
appear to be obtainable while maintaining the 5 percent of surface area standard
that has generally been maintained in the approval of recent neighborhood
shopping centers in the B-2 Zone within Plymouth. The Ordinance allows
freestanding signage as well as wall signage.
RECOMMENDATION:
We have attached a draft action for the approval of the Final Plan/Plat. One
condition of the approval action references the specific list of uses recommended by
the Planning Commission as those to be allowed within the proposed project. We have
provided a staff recommended list of uses responsive to the comments noted above in
that regard (referred to as attachment "A" of the recommended action). We have also
provided a list of uses taken from the petitioner's September 12th proposal
referred to as "Attachment B" to the recommended action).
We have also attached draft resolutions providing for denial of the variance for
wall sign area (recommended for adoption) and approval of the variance for wall sign
area.
Submitted by:
Charles E. D
ATTACHMENTS:
nity Development Coordinator
1. Draft action for Approval of Final Plat/Plan.
2. Draft action Setting Conditions Prior to Filing.
3. Attachment A.
4. Attachment B.
5. Draft action Denying Sign Variance
6. Draft Action Approving Signage Variance.
7. Engineer's Memo
8. Location Map.
9. Petitioner's Letter of 8/11/88.
10. Petitioner's Letter of 8/31/88 Concerning Sign Variance and Master Sign Plan.
11. Petitioner's Letter of 8/19/88 Concerning Traffic Generation.
12. Petitioner's Letter of 9/12/88 Concerning Allowable Use.
13. City Council Resolution No. 88-442.
14. Community Development Director's Memo Concerning Minutes.
15. City Council Resolution No. 87-176.
16. Copy of Section 9, Subdivision B, Paragraph 2a.3.
APPROVING MPUD FINAL PLAT/PLAN AND DEVELOPMENT CONTRACT FOR PARKERS LAKE NORTH
5TH ADDITION (TOWNE CENTRE AT PARKERS LAKE) FOR UNITED PROPERTIES DEVELOPMENT
COMPANY (88065) (MPUD 83-1)
WHEREAS, United Properties Development Company has requested approval for
Final Plat/Plan for Parkers Lake North 5th Addition (Towne Centre at Parkers
Lake), a plat for one lot and 2 outlots, and a Final PUD Plan construct a
neighborhood commercial center of 26,000 square feet in two structures on the
4.27 acre lot located at the southeast corner of Vicksburg Lane and 22nd
Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval; and
WHEREAS, the City staff has prepared a Development Contract covering the
improvements related to said plat;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the PUD Final
Plat/Plan and Development Contract for United Properties Development Company
for Parkers Lake North 5th Addition (Towne Centre at Parkers Lake) located at
the southeast corner of Vicksburg Lane and 22nd Avenue North; and,
FURTHER, that the Development Contract for said plat be approved, and that the
Mayor and City Manager be authorized to execute the Development Contract on
behalf of the City.
SETTING PLAT CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL
PLAT/PLAN FOR PARKERS LAKE NORTH 5TH ADDITION (TOWNE CENTRE AT PARKERS LAKE)
FOR UNITED PROPERTIES DEVELOPMENT COMPANY (88065) (MPUD 83-1)
WHEREAS, the City Council has approved the PUD Final Plat and Development
Contract for Parkers Lake North 5th Addition (Towne Centre at Parkers Lake) as
requested by United Properties Development Company;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the following to
be met, prior to recording of, and related to said plat:
1. Compliance with the City Engineer's Memorandum..
2. No Building Permits shall be issued until a Contract has been awarded for
the construction of municipal sewer and water.
3. Removal of all dead or dying trees from the property at the owner's
expense.
4. 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.
5. Yard setbacks shall be consistent with the approved plan.
6. Signage is approved consistent with B-2 Zoning Ordinance standards as
applied to the Master Sign Plan dated August 31, 1988.
7. Submittal of required utility and drainage easements as approved by the
City engineer prior to filing the Final Plat,.
8. No Building Permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
9. The Final Plat mylars shall contain a statement noting that the plat is
part of the approved MPUD 83-1 per Section 9 of the Zoning Ordinance.
10. Access shall be limited to internal public roads and prohibited from
Vicksburg Lane.
11. Compliance with City Council Resolution No. 87-176 approving the overall
Parkers Lake North MPUD.
12. Construction of the 13 space deferred parking area adjacent to Vicksburg
Lane shall be required at such time as the City determines the constructed
parking for the site is deficient per Ordinance off-street parking
standards.
13. Allowable Uses shall be those listed by Attachment A hereto and none
other.
14. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
ATTACHMENT 'A' TO RI-SOLUT1011 APPR'A'INC MPU!) FTHAI_ PLAN
TOWNF CEUTRIAf PARKER') I.AKF
MPUD 83-1 (88065)
Uses allowable for occupancy shall be limited to the following:
1. Convenience grocery, with gasoline dispensing, not to exceed 5,000 sq. ft. of
floor area.
2. Automobile/motor vehicle: parts, wash.
3. Marine machinery: sales and wash.
4. Gasoline service station.
5. Business, commercial and trade schools.
6. Daycare center or nursery school.
7. Dry cleaning and laundry establishments with no more than four (4) employees
for cleaning or pressing.
8. Dry cleaning and laundry collection stations, and self-service.
9. Essential services (as defined by the Zoning Ordinance).
10. Essential service buildings.
11. Equipment Rental.
12. Financial Institutions.
13. Off -sale liquor stores.
14. Offices, administrative, executive.
15. Offices: (as above) with merchandising services.
16. Personal service and repair establishments such as barber and beauty shops,
shoe repair, etc.
17. Pet and animal shop, clinics.
18. Planned Unit Development (PUD) as regulated in Section 9.
19. Plumbing and heating - showrooms.
20. Over-the-counter job printing, duplicating, and photocopying services; secre-
tarial and word processing services; and, answering services.
21. Residential uses necessary for security and secondary to the allowable use.
22. Restaurants (Class I).
23. Restaurants (Class II).
24. Repair and service uses when secondary to the allowable use.
25. Retail shops and stores (excluding autos, boats, machinery, etc.) such as
apparel, appliance, beverage, book, carpet, drugs, furniture, grocer,
hardware, jewelry, paint, tobacco, sporting goods.
26. Schools and studios: artist, music, photo, decorating, dancinq, health, etc.
27. Sports and fitness club.
28. Sports and fitness club in an office building available for employee/tenant
use only, which clearly is incidental to the principal use.
29. Any business activity not conducted in an enclosed yard or building.
30. Secondary uses customarily incident to the permitted or conditional uses
allowed in the district.
31. Signs as regulated by the Zoning Ordinance.
32. Off-street parking and loading as regulated by the Zoning Ordinance.
33. Temporary outdoor promotional and merchandising activities as regulated in
Section 10 of the Zoning Ordinance.
ATTACHMENT 'B' TO 13ESOLOTT011 APPRf11'7NG MPUI) FINAL PLA"!
TOMI CENTRE AT PARKF_RS LAKE
MPUD 83-1 (89065)
Uses allowable for occupancy shall be limited to the following:
1. Convenience grocery, with gasoline dispensing, not to exceed 5,000 sq. ft. of
floor area.
2. Daycare center or nursery school.
3. Dry cleaning and laundry establishments with no more than four (4) employees
for cleaninq or pressing.
4. Dry cleaning and laundry collection stations, and self-service.
5. Financial Institutions.
6. Off -sale liquor stores.
7. Offices, administrative, executive.
8. Personal service and repair establishments such as barber and beauty shops,
shoe repair, etc.
9. Restaurants (Class T).
10. Repair and service uses when secondary to the allowable use.
11. Retail shops and stores (excluding autos, boats, machinery, etc.) such as
apparel, appliance, beverage, book, carpet, drugs, furniture, grocer,
hardware, jewelry, paint, tobacco, sporting goods.
12. Secondary uses customarily incident to the permitted or conditional uses
allowed in the district.
13. Signs as regulated by the Zoning Ordinance.
14. Off-street parking and loading as regulated by the Zoning Ordinance.
15. Temporary outdoor promotional and merchandising activities as regulated in
Section 10 of the Zoning Ordinance.
DENYING A ZONING ORDINANCE VARIANCE FOR UNITED PROPERTIES DEVELOPMENT
CORPORATION FOR SIGNAGE AT TOWNE CENTRE AT PARKERS LAKE (88065)
WHEREAS, United Properties Development Corporation has requested a Zoning
Ordinance Variance for wall signage of up to 8.5 percent where the Ordinance
specifies 5 percent maximum located at the southeast corner of 22nd Avenue
North and Vicksburg Lane; and
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends denial;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the request for
United Properties Development Corporation for a Zoning Ordinance Variance at
the southeast corner of 22nd Avenue North and Vicksburg Lane, based on the
following findings:
1. The purpose of the variation is based exclusively upon a desire to
increase the income potential of the parcel of land.
2. The alleged hardship is not caused by this Ordinance but by persons
presently having interest in the parcel.
3. No particular hardship, as distinguished from an inconvenience, will
result if the strict letter of the regulations were to be carried out.
APPROVING A ZONING ORDINANCE VARIANCE FOR UNITED PROPERTIES DEVELOPMENT
CORPORATION FOR SIGNAGE AT TOWNE CENTRE AT PARKERS LAKE (88065)
WHEREAS, United Properties Development Corporation has requested a Zoning
Ordinance Variance for wall signage of up to 8.5 percent where the Ordinance
specifies 5 percent maximum located at the southeast corner of 22nd Avenue
North and Vicksburg 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 deny the request for
United Properties Development Corporation for a Zoning Ordinance Variance at
the southeast corner of 22nd Avenue North and Vicksburg Lane, based on the
following findings:
1. The variance applied for is consistent with the criteria for a variance
prescribed by the Zoning Ordinance.
to
Planning com- ission d Cit: Councii
DATE: September 22, 1988
FILE NO.: 88065
PETITIONER: Mr. Thomas Bisanz, United Properties Development Co
St., Suite 100, Minneapolis, Mn. 55431
SITE PLAN: TOWNE CENTRE
3500 W. 80t1,
LOCATION: East of Vicksburg Lane, north and south of 22nd Ave. in the northwest
one quarter of Section 28,
ASSESSMENT RECORDS:
N/A Yes No
1 X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments ha'e been levied based on proposet
use.
z g SAC and REC charges will be pavab]e a the time building permits art
issued. These are in addition to the assessments shown 1 andinNo.
No. 2.
Area charges are subjectto change periodically as they are reviewed
annually on Januar,. 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - Watermain Area Assessments based on
4.27 acres x $2,06Q an acre equals M796.20- 20. Sanitary Sewer Area
Assessment based on 4.27 acres x $1.145 = $4,889-15-
5.
4 889.15.
5. Other additional assessments estimated: Sanitary Sewer Project 813
estimated cost $22,315. This assessment will be split between Lot 1
Block 1 and Outlet B.
LEGAL/EASEMENTS/PERMITS:
6. x _ Property is one parcel -
The approval of the s_te plan as proposed requires thata let
consolidation be approved by the City Council and the necessarti
resolution should he processed at the same time as the site plan
approval.
I
10
11
N;A Yes ]:r
X Complies with standard u dlit drainage easements -
The current City' ordinance requires utiI.t% and drainage easemo`
ten feet (10') in width adjoining all streets and six feet (6') it
width adjoining side and rear let lines. (If easements are require
it is necessary for the owner to submit separate easement, document
executed and in recordable form prior to the issuance of ar•.:
building permits.) Will comply when the final plat of Parkers Lake
No 5th Addition is filed
X Complies with ponding requirement=_ -
The Cit_v will require the dedication of drainage easements for
ponding purposes on all properU' lying below the established ]
t1"
year high water elevation and conformance with the Cit%
comprehensive storm water requirements.
X All standard utilit_%easements required for construction arc
provided -
The following easements will be required for construction e`
utilities. kill comply with the filing of the final plat of Parkers
take No 5th Addition.
X All existing unnecessary easements and rights-of-way have beer
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. A Rublic hearing
s been scheduled for Oct...3. 1988 to consider the vacation of the
necessary right-of-way of 22nd Ave A hearing will be scheduled
Oct 3 to consider the vacation of the unnecessary drainage and
utility easgment.
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 Citv
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
UTILITIES AND TRAFFIC:
N/A Yes No
12. X All necessar% permits for this preject have been obtained -
The following permits must. he obtained bV the developer:
DNA
MN DO'I
Hennepin Countv
MPCA
State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
hi,sO e Creek
Arm} Corps of Engineers
Other
Complies with. Stora, Drainage Plan -
The site plan will be submi'ted to the Citc's consulting engineer
for review t see if it is in conformance with the Cit'<'=
Comprehensive Storm Drainage Plan. Ail of their recommendation=
shall be incorporated in a revised plan. 'rhe grading and drainaD,,
plan shall also indicate proposed methods c erosion contro'_,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
14. X _ Necessary fire hydrants provided -
The City_ of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will bo
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City ordinance.
15. X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
16. X _ Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will no' render any of the existing fire hydrants
inoperable.
3-
N/A Yes No
17. X Hydrant valves provided -
CA]1 new fire hydrants shall bo va i•oed with 6" gate valves per - -
Engineering Guidelines Detail Plate No- w-2. This plate should I"
referenced on the site plan.
18. X Saul tAre sewer clean -outs provided -
It will he necessar, to provide clean -outs on the proposed interna:
sanitary sewer system a'. a ma::imum o` 14n foot intervals.
1°. X Acceleration deceleraticr lane provided -
Acceleration deceleration lanes are required at the intersection of
ant
20. X All existing street right-of-wayc are required width -
Additionalright-of-way will he 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.
22
23
17 A Yes Nr,
X
X
STANDARDS:
N/A Yes No
24. X
Curb and gutter provided -
The City requires B-512 concrete curb and gutter at all entrance=
and where drainage must be controllec, Curb Stone may be used whe-e
it is not necessary to control drainage. For traffic control eitne-
B-612 or curb stone is required around the bituminous surface'.
parking lot. The site plan shall be revised to indicate compliancc
with this requirement.
Complies with parking lot standards -
The City will require that all traveled areas within the parkin€
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard Citi° design with six inches of Class 5 100% '.rushee.
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 1003: crushed base and two inch bituminous mat. The site
plan shall he revised to indicate compliance with these:
requirements.
It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections tc
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 t
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Item 18 and 27A B and C.
5-
SPECIAL CONDITIONS REQUIRED:
r o:- .r "_F st .r sort. r;._•G cg. Fo:! G_.-}'_
I -he
An asbu:lt of this pond sha,l be submitted showing. the required storage
available.
B. A traffic sign plan shall be submitted for the one way fuel islands for
approval.
C. Stop signs shall be installed at both driveways at 22nd Avenue.
Submitted bv:
Chester J."Harrison, Jim,
City Engineer
6-
lvrc_-Y.
F.
Planning CommiSSICT) n Ci Council
DATE: September 22, 1988
FILE NO.: 88065
PETITIONER: Mr. Thomas L. Bisanz, United Properties Development Co., 3500 W. 801.1':
St., Suite 100, Minneapolis, Mn. 55431
FINAL PLAT: PARKERS LAKE NORTH FIFTH ADDITION
LOCATION: East of Vicksburg Ln., north and south of 22nd Avenue in thF
northwest quarter of Section 28.
ASSESSMENT RECORDS:
NIA 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 proposer.
use.
3. X SAC and RFC charges w4_11 he payable at the time, building Perm -t'
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 tha'
in effect at the time of final plat approval.
4. Area assessments: Watermain Area Assessments based on 4.27 acres
x S2 060 an acre equals S8 796 20 Sanitary Sewer Area Assessment
based on 4.27 acres x 51 145 = $4 B89 15. Watermain Area
Assessment Park Property, based on 2.47 acres x S1 370 an acre
Sanitary Sewgr Assessment Park Property based on 2.45
acres x S760 per acre = S1 877 20 Outlet B Area Assessment will
be levied when replatted.
5. Other additional assessments estimated: Sanitary Sewer Project 813
srimated cost S22 315.
LEGAL/EASEMENTS/PERMITS:
6. X _ Complies with standard utility/drainage easements -
The City will require utility and drainage easements ten fee!
10') in width adjoining all streets and six feet (6') in width
adjoining side and rear lot lines.
8
9
10
11
N, A Yes N,
k All standard utility easements required for construction arr
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 beer
reviewed with the final construction plans and the following:
changes are necessary: 20 ft drainage and utility easement shall
be provided over the storm sewer north of 22nd Avenue.
X Complies with ponding requirements -
The Cit}will require the dedication of drainage easements for
ponding purposes on all property lying below the established 10!
year high water elevation and conformance with the Citv's
comprehensive storm water drainage plan.
X All existing unnecessary easements and rights-of-way have beer,
vacated -
It will be necessary to vacate the obsolete easements/right-of-wa,,
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. A Public Hearing has been
scheduled for Oct 3 to consider the vacation of an unnecessary
rieht-of-way for 22nd Avenue A public hearing will be scheduled
at the Oct. 3 meeting for the unnecessary drainage and utility
easements
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
X All necessary permits for this project have been obtained -
The following permits must be
DNR
Mn DOT
Hennepin County
X MPCA
X State Health Department
2
obtained by the developer:
Bassett Creek
X Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
N, . Ye= Nr,
1'
13
14. x
Conforms with the CiL` p,ric e stem for street names -
The names of the proposed streets in the Fiat must conform to th.'
CitV grid system for street names, The following changes will 1-
ne.cessar%'.
x Conforms with the Citv's adopted Thoroughfare Guide Plan -
15. _ h
UTILITIES:
16. X —
The following recisions must be made to conform with the Citv's
adopted Thoroughfare Guide Flan.
Acceleration: deceleration lanes provided -
Acceleration:' deceleration lanes are required at the intersection
of
and
All existing street rights-of.-wav are reQuired width -
Additional right-of-wav will be required on
Conforms with City standards requiring the developer to construet
utilities necessary to serve this plat -
In accordance with City standards, the developer shall ba
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 th
proposed sanitary sewer, watermain, storm sewer facilities ane
streets to serve the development.
3
li
18
N/A Yes No
Final utility plans submitted comply with all City- requirements -
The developer has submitted the required construction plans for
the proposed sanitary sewer, watermain and storm sewer facilities:
and has also furnished profiles of these utilities as well as the
proposed street system (public and private).
g Per developer's request final plans will be prepared by the Cite.
If it is their desire to have the City construct these facilities
as part of its Capital improvements Program, a petition must br
submitted to the City. The cutoff date for petitions is October 7
of the year preceding construction, if the developer is paying
100`_ of the cost..
19. X Minimum basement. elevations -
20
21
Minimum basement elevations mustbe established for the followin,.
lots. The minimum basement elevation for lot 1 Block 1 shall be
791.03.
X The construction plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
X The construction plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
N/A Yes No
22. X It will be necessaryto contact Bob Fasching, the City's publ'_<
utility foreman, 24 hours in advance of making any proposes
utilitv connections to the City's sanitary sewer and water
systems. The developer shall also be responsible for contactin;
Jim Kolstad of the Public Works Department for an excavatint
permit prior to any digging within the City right-of-way. A_'..
water connections shall be via wet tao.
GRADING DRAINAGE AND EROSION CONTROL:
23, x Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitter
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 revises
plan. The grading and drainage plan shall also indicate proposer
methods of erosion control, including the placement of silt fence
in strategic locations. Additionally, the following revisior,e
will be necessary: Shall comply with Bassett Creek Permit.
SPECIAL CONDITIONS REQUIRED:
24. A. The grading plan for the Towne Centre Site shows some filling of Pond GL-P14E.
An asbuilt of this pond shall be submitted showing the required storage is
available.
B. 5 foot sidewalk is required along 22nd Avenue from the end of the eight foot
trail to the east property line.
C. The pedestrian tunnel will be closed as a part of this development. Thr
developer is responsible for bulkheading both the east and west end of the
crossing.
D. Watermain valve for the main east of the site must be placed forty feet from
the end of the pipe.
7
Submitted by: (
Iql
Chester J.Harrison, .E.
City Engineer
5
Korsunsky Krank Erickson Arcuitects.]ne.
300 Fir,t Aienue North
Suite 500
Minneapolis, MN 55401
612/339-4200
August 11, 1988
Mr. Charles Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: Towne Centre at Parkers Lake
Final Plan/Plat Submittal
Comm. No. 88-01-1013-01
Dear Mr. Dillerud:
We are pleased to submit, with this letter, the final plan/plat approval docu-
ments for Towne Centre at Parkers Lake.
The enclosed documents have been revised to incorporate the city's review com-
ments from the preliminary plan/plat submittal and additional design development
information. For your reference, the key revisions and modifications that have
been incorporated are outlined below:
Deletion of Vicksburg Lane curb cut:
As determined by the City Council, the Vicksburg curb cut has been
deleted. The revised plan indicates access from the customer parking area
via service drive along the west side of the main building. A 10' drive
setback and minimum 45' inside radius of the drive are proposed. The
patio/fenced play area, formally located to the west of the main building,
has been relocated to the south side of the building.
2. Delete access trail to cattle tunnel:
The proposed final plan indicates abandonment
nel. As a result, additional landscaping and
the northwest corner of the site to provide an
and additional visual screening of the parking
1
of the existing cattle tun-
berming have been added at
attractive landscape feature
areas.
Mr. Charles Dilleruc
August 11, 198K
Page Two
Comm. No. 88-01-1013-01
3. Monument sign:
As part of the final plan/plat submittal, a monument sign is proposed at
the northwest corner of the site that has been thoughtfully integrated
into the proposed site landscaping and berming. The proposed monument is
the same design and materials as the monument signs to be used throughout
the P.U.D. which have been approved by the City Council on August 1,
1988. Refer to the monument sign drawing included with the submittal.
4. Landscaping and berming along Vicksburg:
Additional landscaping and berming are proposed along Vicksburg lane. The
landscaping and berming have been undulated to provide greater visual
interest. The landscaping and berming also screen the parking areas and
block headlight interference from the drive aisle to Vicksburg Lane. To
clearly demonstrate the proposed landscaping and berming, site sections
have been prepared and have been included as part of the final plan/plat
submittal.
5. Twenty six foot service drive width:
As typically required by the city's ordinance, 26' wide drive aisles are
proposed.
6. Stacking space for convenience fuel customers:
Staff has recommended that additional stacking space be provided for con-
venience fuel customers. We have reviewed the design and feel the layout,
as proposed in the preliminary plan/plat submittal, will provide adequate
stacking space for the convenience fuel customers. Approximately five
spaces per lane are provided. Since the fuel islands are provided as
convenience for the neighborhood and patrons of Towne Centre, we feel the
stacking requirement of six spaces for a typical gas station facility
would be in excess of what is needed for a convenience fuel facility.
In summary, we propose to construct the convenience fuel layout as
originally indicated on the preliminary plan/plat submittal. However, the
developer is prepared to reconstruct the design in the future, as
indicated on the "alternate convenience fuel layout plan", if it is
determined through the actual operation of the facility, that additional
stacking space is required.
In addition to the revisions and modifications outlined above, supplemental
detail information of the proposed project, as required for final plan/plat
approval, has been provided.
Mr. Charles Cillerud
August 11, 1988
Page Three
Comm. No. 88-01-1013-01
We are confident that you will find the submittal complete and respectfully
request that the proposed final plan/plat submittal be scheduled for the next
available Planning Commission agenda.
Please call if you have any questions.
Sincerely,
KORSUNSKY KRANK ERiCKSON ARCHITECTS, INC.
L' II
mes V. Dahlberg, AIA
ce President
skt
Enc.
cc: Tom Bisanz
Gene Ernst
Paul Pearson
Ron Krank
SIG N• CONSULTANTS- I N C.
The Tenant Sign Criteria for Towne Centre at Parkers Lake proposes a
comprehensive sign plan at this retail convenience center that will control
and maintain the highest standards for visual image and quality. The
signage has been professionally designed to harmonize with and become an
integral part of the surrounding residential neighborhood area.
The total area of the wall to which the signs are to be attached for the
entire center is 12910 square feet excluding the mansard roof (sloped
surface). For your information, this calculation was determined by taking
the length of the building dimension by the dimension from the finished
floor to the top of the vertical surface.
Two types of sign layouts are offered to tenants. The first is all upper
case letters and the second is upper and lower case letters. Should all
tenants use the maximum size allowed for all upper case letters (which would
result in the largest visual appearance), the proposed criteria would permit
842 square feet of signage or 6.57 of the wall area. Should all tenants use
the maximum size allowed for a combination of upper and lower case letters,
the proposed criteria would permit 1068 square feet or signage or 8.37, of
the wall area. Please note that the "maximum" size using a combination of
upper and lower case letters is based upon the height of the tallest letter
rather than an average of the letter heights. This type of signing will
appear much smaller that if the sign were to be all upper case letters of
the same maximum height. The developer is purposely encouraging the
creative use of upper and lower case typestyles rather than the use of bold
block letter typestyles by allowing this flexibility.
The difference in maximum heights for these two types of sign layouts was
designed purposely to assist in maintaining a consistent visual
presentation.
The tenant criteria was developed in this manner for the following reasons:
1) The above calculations to arrive at 6.57 or 8.37 are based upon all
sixteen tenants utilizing the very maximum height and length allowed by the
criteria. Based upon past experience, this maximum will not even be
approached but the flexibility of such a system is necessary and desirable,
for example, to fairly identify a tenant with a long name and a tenant
taking two bays. In addition, the criteria limits tenants to the use of
their proper business name, this will prevent the use of tag lines or
descriptors which would purposely fill in the allowable square footage.
2) The design team feels strongly that the proposed sign design is well -
integrated and consistent with the architectural design and intent of the
building and the residential neighborhood setting. Although the total
calculations are slightly larger than 57„ the sign design has been purposely
designed for a subtle presentation.
700 Colwell Building • 123 North Third Street Minneapolis, MN 55401. 612/332-0007
The colors that have been selected are muted and tasteful rather than
bold and striking.
The method of illumination is by means of a concealed, internally
halo -lit lamp. The lighting is achieved by reflecting off the building
as opposed to the allowable face -lit letters that project the light
forward to the street and surrounding area. The result is a greatly
subdued illumination in comparison to face -lit letters with a
considerable decrease in the amount of light emitted.
All tenant signs will be illuminated with the same single warm color
rather than a variety of colors as allowed by ordinance. This will be
an apparent benefit and appreciated by the neighborhood in the evening
hours by bringing the signage closer in line to a neighborhood
atmosphere rather than a commercial atmosphere.
The selected materials for signage construction have also been kept to
the highest standards. The letters will be an all -aluminum
construction thus preventing future rusting of letters and/or staining
of the building facade. This metal construction, as opposed to the
typical bright plastic face letter construction, is in keeping with the
developer's commitment to a high quality project that is compatible
with the neighborhood atmosphere.
3) Because of the developer's sensitivity to the neighborhood residential
property, a low level residential monument sign is proposed to identify the
center. It is designed to be similar to the low level monument signs used
throughout the development which were approved at the 8/1/88 City Council
meeting. The developer has chosen not to propose a large, highly visible
36' height pylon sign at the corner of 22nd Avenue and Vicksburg, one which
would be more typical to a retail convenience center like Towne Centre and
that is allowed by ordinance.
4) Typically the size of the letter is not the truly objectionable element
to signage, it is how that letter is integrated into the space behind it and
the amount of free or "white" space framing that area. The 2'-0" and 2'-6"
maximum heights are correctly proportioned for the 5'-0" sign band height
and also for the overall building height of 22'-0". These height
measurements and the length measurements provided for in the Tenant Criteria
will ensure adequate "white space" on all sides of the letters and will
afford a legible and tasteful appearance.
5) No part of the mansard roof area is utilized in calculating the wall
area. If the mansard roof were to be included, the signage would utilize
4.6% of the wall area at the 2'-0" maximum height and 5.85% at the 2'-6"
height.
In conclusion, we believe that the above considerations show that the Tenant
Sign Criteria as submitted is justified and will be warmly welcomed by the
Parkers Lake neighborhood.
Response to the Zoning Ordinance Variance Standards:
1) Towne Centre at Parkers Lake is a retail convenience center surrounded
by a residential neighborhood. Out of respect to this unique surroundings
and setting, the developer has compromised the total affect of the signing
by a discreet and tasteful selection and control of subdued colors, lighting
and materials. This compromise has severely decreased the impact and the
effect of the signage creating a hardship unless the requested variation in
size is granted to offset this significant decrease.
2) The residential setting for this retail convenience center is unique to
this parcel of land and so the conditions are not generally applicable to
other property within the same zoning classification.
3) The purpose of the variance is not based upon a desire to increase the
value or income potential of the parcel but to offset the compromises made
on visibility of tenant signage due to the unique surroundings.
4) The hardship is caused by the ordinance limitation to 5% rather than a
flexible percentage that takes into consideration other design and image
goals as opposed to exclusively size.
5) The granting of this variation will not be detrimental to the public
welfare or injurious to other land or improvements in the neighborhood in
which the parcel of land is located. Rather, the design has been
consciously selected to integrate with the neighborhood.
6) The proposed variation will not impair an adequate supply of light and
air to the adjacent property, or substantially increase the congestion of
the public streets, or increase the danger of fire, or endanger the public
safety, or substantially diminish or impair property values within the
neighborhood. The signs are of state-of-the-art design for safety complying
with the National Electrical Code and qualifying for U.L. labels.
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UN11ED PkOPER11LS
DEVELOPMENT COMPANY,
August 19, 1988
1_
Mr. James G. Willis
City Manager
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
Towne Centre at,,Pafkers
Plymouth, Minneebta
Dear Jim:
d
Lake/ >
J—
By means of following up on cur meeting of August 4, 1988, please
find enclosed a letter with attachments dated August 18, 1988,
from Dick Wolsfeld of BRW concerning trip generation and traffic
signal installation which Dick reviewed for us in connection with
our Towne Centre development. I agree with BRW's analysis and
conclusion. Although I have not had an opportunity to discuss
the signalization matter with Larry Laukka in light of the BRW
analysis, I am confident that Larry will agree to my endorsement
of BRW's conclusion. I would like to discuss the same with you
at your convenience.
I am leaving today for ten days and will be back in the office on
August 29, 1988. In the interim, I will ask my secretary --Sandra
Meyer --to schedule a meeting with you for me the week of August 29.
Thank you for your consideration in these matters. I look forward
to discussing these with you.
Sincerely,
Thomas L. Bisanz cc:
Vice President
Director of Residential Development
TLB/snm
Larry Laukka - w/enc.
Fred Moore - w/enc.
Chuck Dillerud - w/enc.
Ron Krank - w/enc.
Dick Wolsfeld - w/o enc.
3500 West 80th Street Suite 100 Minneapolis, MN 55431 (612) 831-1000
Et[:tE'
SENNE17 RINGROSE NDLSPELD. JAWS. GARDNER ING. • THRESHER SOWRE
August 18, 1988
Mr. Thomas L. Bisanz
United Properties
Northland Executive Office Center
3500 West 80th Street
Minneapolis, MN 55431
Subject: Parkers Lake Town Centre
Dear Mr. Bisanz:
r
PLANNING
TRANSPORTATION
UNITED PROPERTIES ENGINEERIN--
ARCHITECTURE
pp THIRD STREET SCKRH • MINNEAPOLI5 MN SWS • PHONE 612'37"77
In accordance with your request, we have considered the issues of trip
generation from the proposed neighborhood retail center and the potential
cost sharing of the installation of a traffic signal at the intersection of
22nd Avenue and Vicksburg Lane. Please consider the following comments:
TRIP GENERATION OF PROPOSED DEVELOPMENT
o The expected trip generation from the site, approximately 6,800 vehicles
per day, documented in SRF's letter dated July 7, 1988, to Fred Moore is
based on the most current data available; i.e., the 1987 ITE Trip
Generation Report, 4th Edition. Both BRW and SRF agree that based on the
SRF assumed tenant mix of a convenience store (5,000 SF), professional
office (4,000 SF), day-care (3,000 SF), and retail/commercial (14,000 SF)
that the forecasted trip generation is correct. It is worth mentioning,
however, that these are assumed uses. It is our understanding that your
actual tenancy may likely be significantly different. For example, your
convenience store is planned to be only 3,300 SF, not 5,000 SF. Per the
attached letter from PDQ, the average daily customer count for their
latest generation of convenience stores with convenience gas is 724
customers per day. If each customer drove his own car, which is
unlikely, this customer count would generate 1,448 (2 x 724) trips per
day as compared to the SRF assumed trips per day of 4,435 for the
convenience store. If the actual data of POO is used in lieu of the SRF
assumed data, the overall trip generation for the retail convenience
center would be 3,842 trips/day, not 6,829 trips/day.
o The road system, including the wider 22nd Avenue, is sized to adequately
accommodate the expected number of site -generated trips. BRW and SRF
both agree on this.
DAVIDJ. BENNETT DONALD W PINGROSE RICHARC P WDLS'ELD PET ERE. JARJL LAVIRENGE J GARDSEP THO.IAS= GARRO'__ DRAG A AMUNDSEN
DONA'O E. HUNT MARK SWENSON JOHNS McNAMARA RIDHARDD PILGRIM DALEN EECKMANN DER1:5: SUTLIFF
MINNEAPOLIS DENVER PHOENIX
Mr. Thomas L. Bisanz
August 18, 1988
Page Two
The list of potential uses (attached) appears to be consistent with the
neighborhood retail designation. It should be noted that trip generation
data does not exist for most of the specific uses on the list. For
example, the ITE Trip Generation Manual does not have a category for
Yogurt shops; these uses fall under a general category in the manual of
820. Shopping Center." The attached table prepared by BRW presents the
uses for which specific trip generation is available.
BRW's conclusion is that if there is only one convenience store and any
restaurants are "sit-down," the forecasted trip generation of
approximatel; 6,800 trips/day will not be exceeded and most likely will
be less.
TRAFFIC SIGNAL INSTALLATION
Analysis of the traffic volumes by SRF indicates that a traffic signal at
the intersection of 22nd Avenue and Vicksburg Lane would not be warranted
until the mid to late 1990s based upon the SRF traffic generation and
assumed tenant mix mentioned above.
When a traffic signal installation is warranted, it is common practice of
road authorities to share the costs based on the jurisdiction of the
entering legs. In other words, the agency responsible for the major
roadway would pay 50 percent and the agency or agencies responsible for
the minor roadway would pay 25 percent for each leg they have
jurisdiction over. The basic concept behind this practice is that all
parties benefit from the signal installation and all should participate
in the cost. You had mentioned that the City of Plymouth is currently
utilizing this cost-sharing approach by allocating to Oakwood Square 25
percent of the cost of the new traffic signal at 14th Avenue and Hwy.
101.
A second method for sharing the costs of installing a warranted traffic
signal occasionally used by road authorities is based on the percentage
of traffic approaching the intersection on each entering leg. Using
forecasts of Year 2005 traffic volumes documented by SRF results in the
following:
INTERSECTION 2005 TRAFFIC OF
APPROACH FORECAST P.M. TRAFFIC
PEAK. HOUR
Vicksburg SB 635 37%
Vicksburg NB 755 44%
22nd Ave. North WB 270 16%
22nd Ave. North EB 60 3%
TOTAL 1,720
1000%
Mr. Thomas L. Bisanz
August 18, 1988
Page Three
This indicates that 16 percent of traffic forecasted in the Year 2005 by
SRF approaching the intersection of 22nd Avenue and Vicksburg Lane will
approach from Parkers Lake North.
o In addition to the above -discussed cost-sharing approaches to pay for thetrafficsignalifitiswarranted, you should also discuss with the City
the availability of Municipal State Aid System (MSAS) funds.
o The City may also consider using a portion of the tax increment generatedfromyourdevelopmentstoassistinpayingthecostofthesignal.
o BRW's conclusion is that the contribution of United Properties to the
signal should be the construction of the "hand holes" and conduits under
22nd Avenue. 22nd Avenue is scheduled to be built in late 1988 or 1989.
This will allow a signal to be constructed at a later date without
impacting 22nd Avenue.
I hope these comments provide the information you need. Please call if you
have any further questions.
Sincerely,
BENNETT-RINGROSE-WOLSFELO-JARVIS-GARONER, INC.
Ud
4 WV
Richard P. Wolsfeld, PE
Principal
RPW/je
F_1r.
Food Stores of Minnesota, Inc.
607 E. 77th St.
Richfield
Minnesota
55423
612) 861-4417
August 10, 1988
Tom Palmquist
Jackson -Scott & Associates, Inc.
3433 Broadway Street N.E., Suite 150
Minneapolis, MN 55413
Dear Tom:
At our meeting last week the topic of trip generations to our
PDQ facilities came up while we were discussing some possible
site locations. At that meeting I made the comment that I
believed our newer units with gas sales had a daily customer
count of approximately 800.
After contacting our corporate office to obtain a more
accurate count, it was calculated that the average daily
customer count, for the 14 PDQ Food Stores with gas built in
the Twin Cities over the past 5 years, is 724 customers per
day.
Being newer stores, these 14 stores are our higher volume
stores therefore the average customer count on these stores
would be higher than the total store average, but should give
you an accurate projection of what to expect in a new
location. Please let me know if you have any questions
regarding this.
Sincerely,
Jerr Ardher
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UNITED PkOPERTIES
DEVELOPMEN1 (M1PANY
September 12, 1988
Mr. Chuck Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
RE: Towne Centre at Parkers Lake
Plymouth, Minnesota
Dear Chuck:
Please find enclosed a copy of this same date to Jim Willis
concerning the cost-sharing agreement for the traffic signal
which may be required at the intersection of 22nd Avenue North
and Vicksburg Lane.
As we discussed in our Design Review Committee meeting on
Thursday, I have enclosed a marked -up copy of Section 8,
Subdivision B of the Plymouth Zoning ordinance. I would like to
request that those uses contained in Section 8, Subdivision B be
permitted in Towne Centre with the exception of those uses which
I have highlighted in yellow. I think the exclusionary approach
as suggested by Jim Willis is a clearer, easier way to address
potential uses for Towne Centre. This approach will protect the
City's interest in promoting the proper retail and service uses
while permitting us to maintain the latitude and flexibility to
create a successful development today and over the long term.
Should you have any questions or comments concerning the
enclosures, please let me know. Thank you for your consideration.
S- cerely,
omas L. Bisanz
Vice President
Director of Residential Development
TLB/snm
Enc.
cc: Jim Willis
3500 West 80th Street Sjhe?00 Mlnneaoolls, MN 55;31 (0'12)831-100D
SUB:)IQSIOW B - ALL PCAXF US_4: R 511795 WWI 7'',
W thin the Business Districts, no huildin_n or land shall he used except for onr rinqtheycomplywiththeperformancestanoardss.' more of the fo1lo+ina uses provid.
of this section. Letter designations shall
forth in Suhdivisions F and G
h
interpreted as meaning:
P - Permitted Uses
C - Uses by Conditional Use Permit
A - Accessory Uses
DISTRICTS
B-1 B-2 B-3
Office
Limited Retail Service
5. P
6. P
7. P
6. --
9. C
10. --
P P
D P
P P
C P
C C
P P
11. -- P P
12. P P P
13. C C C
14. -- -- C
15. P P C
Amusement Centers
Automobile/motor vehicles: minor repair,
service, parts, wash, rental. Marine and
machinery: sales, minor repair and service
parts, wash and rental. Gasoline Service
Stations.(Ord. Ido. 62-15)
Automobile/motor vehicle sales and major repair.
Boarding and lodging houses, convalescent
and nursing homes, and senior citizen housing
and congregate housing with public sewer and
water. (Ord. 63-12)
Bus/transit station or terminal without
vehicle _.'oracc.
Business,commercial or trade schools.
Clinics, medical office.
Commercial recreation such as bowling
alleys, billiard halls, miniature golf, etc.
Ord. 67-16)
Day care center or nursery school.
Dry cleaning and laundry establishments
with no more than four (4) employees for
cleaning or pressing.
Dry cleaning and laundry collection
stations, and self-service.
Essential services.
Essential service buildings.
Equipment rental.
Financial institutions.
S-2
j
OISTeT^T:: ii5 ,
c L
Office
Limited Retail Service
16. C P Greenhouses and nurseries with retail sales.
17. C -- Hospitals.
15. P P P Laboratories - medical, dental, glassblo„in:
19 p p P Mortuaries and funeral homes: monument salee
which are accessory to the orimary use.
Ord. 67-16)
20. C __ C Motel, hotel or apartment hotel.
1 P P Off-sale liquor stores.
2Z P p r. Offices, admin` strati, c, execu'ive
professional, eovernmenta],_;;c._.
research, without merchandising services.
23. r p P Offices: (as above) with mer_l,anc sinq
services.
24. P P P Personal service and repair establishments suet
as barber and beauty shops, shoe repair, etc.
25. P P Pet and animal shop, clinics, taxidermists.
26. C C C Planned Unit Development (PUD) as regulated in
Section 9.
27. C P Plumbing and heating - showrooms and shops.
28. P P P Over-the-counter job printing, duplicating,
and photocopying services; secretarial and
word processing services; and, answering ser-
vices.
29. C P C Private clubs and lodges.
30. C C Public Garages (Parking).
31. C C Religious or philanthropic institutions and
churches. (Ord. 66-07)
32 C C t Kesidential Uacs necessar% fcr security ane'
secondary to the allowable use.
33. C P P Restaurants (Class V.
34. C C Restaurants (Class II) as secondary to
to the allowable use.
35. C C C Repair and service uses when secondary
to the allowable use.
36 P P Retail shops and stores (excluding autos,
boats, machinery, etc) such as apparel,
appliance, beverage, book, carpet, drugs,
furniture, grocer, hardware, jewelry, paint,
tobacco, sporting goods. (Ord. 87-16)
37. C P P Schools and studios: artist, music, photo,
decorating, dancing, health, etc.
35. C C Sports and fitness club.
39. C C C Sports and fitness clut in an office building
available for employee/tenant use only, which
clearly is incidental to the principal use.
Ord. 65-15)
8-3
S' _ 1 "n 1, 4" "n _ . :I :
HER:CY
R-1 R-: 5-3
Office
Limited Retail Service
6
p Theaters (indoor).
40. p Theaters inside approved office buildinns or
41. C
office complexes. (Ord. Ho. 57-16)
o p Transient. Merchants as regulated in Section
19 (Amended Ord. 56-07)
Transient produce merchant as regulated ir,
Section 10 (Amended Ord. V-7
C Any business activity not eonduc_ed in anL, C C
enclosed yard or building.
A A Secondary uses customarily incident to the
45 A permitted or conditional uses alloyed in
the district.
46. A A q Signs as herein reoulated.
A A Off-street parking and loading as herein47A
regulated.
A Outside, above -around storane facilities for
45. A A
non -liquid gaseous fuels such as propane used
for heating purposes, or for dispensing
purposes clearly incidental to the approved
principal use and not for sale, as regulated
in Section 10. (Amended Ord. Mo. 52-15)
A A Temporary outdoor promotional and merc,`andisi49. A activities as reeuiated in Section 10.
Amender'. Ord. 55-W )
6
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a ret -filar meeting of the City
Council of the City of Plymouth, Minnesota, was held on the Istday of August
198 The following members were present: Mayor Schneider, CounciImembers
Vasiliou, Ricker, Zitur and Sisk
The following members were absent: None
N:;vn.- Schneider introduced the following Resolution and
moved its adoption:
RESOLUTION NO. 88-442
APPROVING MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT FOR UNITED
PROPERTIES FOR TOWNF CENTRE AT PARKERS LAKE (88065)
WHEREAS, United Properties has requested approval for a Mixed Planned Unit
Development, Concept Plan, Preliminary Plan/Plat for Towne Centre at Parkers
Lake for a 26,000 square foot neighborhood convenience store (two structures)
on 4.27 acres located at the southeast corner of Vicksburg Lane and 22nd
Avenue North; and,
WHEREAS, the Zoning Ordinance in Section 9, Subdivision B., 2., a., (3),
provides for the integration of small retail convenience centers within an
RPUD provided such uses are designed and intended primarily for use of the
residents in the development and are not in conflict with the intent of the
Comprehensive Municipal Plan as to maintaining the integrity of the
neighborhood concept; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends approval:
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OE
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Mixed Planned
Unit Development Preliminary Plan/Plat for United Properties For Town Centre
at Parkers Lake located at the southeast corner of Vicksburg Lane and 22nd
Avenue North, subject to the following conditions:
I. 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. Provisions for trail easements per Comprehensive Park Plan, as verified
by the Parks and Engineering Departments, with submittal of detailed pans
as to construction of the trail per City standards.
RESOLUTION N0. 88- s
Page 7
5. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat with
Hennepin County.
6. Street names shall comply with the City Street Naming System.
7. 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.
8. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
9. No Final approval is given or emphasized for site details such as
setbacks, parking, landscaping, and circulation, including the City trail
and pedestrian access across Vicksburg Lane; these will be addressed with
the Final Plat and Plan.
10. Compliance with City Council Resolution 87-176 approving the overall
Parkers Lake North MPUD.
11. No uses are approved at this time except a convenience/gas store not to
exceed 5,000 sq.ft.; and, the proposed mix of uses shall have a maximum
traffic generation rate of 6,800 trips per day.
The motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Vasiliou , and upon vote being taken thereon, the
following voted in favor thereof: Mayor Schneider Councilmembers Vasiliou.
Ricker Zitur and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: September 22, 1988
TO: City Manager James G. Willis
FROM: Community Development Director Blair Tremere
SUBJECT: Correction of August 1, 1988, City Council Minutes and Resolution
Number 88-442 (Approving Mixed Use Planned Unit Development
Preliminary Plan/Plat for United Properties for Town Centre at
Parkers Lake) (88065)
ACTION REQUESTED:
Two actions are in order: Adopt a motion to amend the August 1, 1988
minutes at Page 213 and adopt the Draft Resolution which will correct
Resolution No. 88-442.
BACKGROUND:
The petitioner suggested that the language in the final action on this matter,
as reflected in the minutes and as reflected in the resolution, was not
consistent with the actual Council discussion. Community Development
Coordinator Chuck Dillerud and I reviewed the video tape record of the Council
meeting and we concur.
There was an ongoing discussion at the time Councilmember Vasilou made her
motion and the time the Mayor offered the substitute motion that eventually
prevailed. Councilmember Vasilou motion and the Mayor's comparable substitute
motion both clearly deleted the reference to a maximum of 6,800 trips per day
which had been in the original approving motion by Councilmember Sisk.
It is clear upon careful examination of the tape that the final action should
not make reference to 6,800 trips per day maximum.
PRIMARY ISSUES AND ANALYSIS:
The official minutes should be modified and the substitute resolution should
be adopted to accurately reflect this point. The Final Plan/Plat for this
development is scheduled for consideration by the Planning Commission on
September 28, 1988, and should be before the City Council at the second
meeting in October.
Chuck Dillerud has advised the Planning Commission of this matter
September 22, 1988
Memo to City Manager James G. Willis
Page 2
RECOMMENDATION AND CONCLUSION:
1. Adopt a motion that directs a correction to the August 1, 1988, minutes in
the fourth paragraph on Page 213; end the sentence with a period and
quotes after the word "feet" and delete the last two lines.
2. Adopt the attached resolution which directs the correction of Resolution
No. 88-442, specifically, Condition Number 11.
Attachments:
1. Draft resolution.
2. August 1, 1988, City Council minutes.
3. Resolution No. 88-442
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a
Council of the City of Plymouth, Minnesota,
19 The following members were present:
The following members were absent:
meeting of the City
was held on the day of
its adoption:
introduced the following Resolution and moved
RESOLUTION 88 -
DIRECTING RESOLUTION OF NO. 88-442 APPROVING MIXED USE PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAN/PLAT FOR UNITED PROPERTIES FOR TOWN CENTRE AT PARKERS LAKE (88065)
WHEREAS, the City Council on August 1, 1988, adopted Resolution No. 88-442 approving
the Mixed Use Planned Unit Development Preliminary Plan/Plat for United Properties
for Town Centre at Parkers Lake, subject to 11 conditions; and,
WHEREAS, administrative staff has verified that Condition Number 11 does not
accurately reflect the final City Council action on this item; and
WHEREAS, City Council has directed appropriate modifications to the minutes of the
August 1, 1988, meeting;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does direct the vision to Condition Number 11
of Resolution No. 88-442 so that it reads as follows:
11. No uses are approved at this time except a convenience/gas store not to
exceed 5,000 square feet.
The motion for adoption of the foregoing Resolution was duly seconded by
and upon vote being taken thereon, the
following voted in favor thereof:
following voted against or abstained Whereupon
the Resolution was declared duly passed and adopted.
CITY 01 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 16th day of March , 1987. The
following members were present: Mayor Schneider, Councilmembers Crain. Sisk. _
Vasiliou and Zitur The
following members were absent: none
Councilmember Crain introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 87- 176
APPROVING REVISED RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND
CONDITIONAL USE PERMIT FOR UNITED PROPERTIES, FOR PARKERS LAKE DEVELOPMENT STAGE B:
PARKERS LAKE NORTH PROPERTY NORTHWEST OF COUNTY ROAD 6 AND NIAGARA LANE (87006) (MPUD
83-1)
WHEREAS, United Properties has requested approval for a Revised Residential Planned
Unit Development Preliminary Plan/Plat and Conditional Use Permit for 1.147 dwellinq
units on approximately 120 acres; an approximate 5 acre commercial site; and, approxi-
mately 52 acres of industrial zoned property located northwest of County Road 6 and
Niagara Lane; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hear-
ing and recommends 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 Revised Residential Planned Unit
Development Preliminary Plan/Plat and Conditional Use Permit for United Properties for
Parkers Lake Development Stage B: Parkers Lake North Property, northwest of County Road
6 and Niagara Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum, except 24-I of the Engineer's
Memorandum shall be deleted and the items renumbered.
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. All street names shall comply with the City Street Naming System.
5. 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.
6. Development shall comply with the Environmental Impact Statement approved for this
development.
7. No Building Permits shall be issued until the Final Plat is filed and recorded
with Hennepin County.
PLEASE SEE PAGE TWO
Page two
Resolution ho. 97- 176 `
S. Driveway access shall be limited to internal public roads and restricted from
Vicksburg Lane, County Road 6, and residential areas along Niagara Lane.
9. Final Plat mylars shall refer to PUD No. 83-1
10. Appropriate legal documents regarding Homeowner Association documents, covenants
and restrictions as approved by the City Attorney, shall be filed with the Final
Plat.
11. Development shall comply with Resolution Nos. 84-261, 85-13 and 84-323, and the
executed Development Contract for Parkers Lake Development Stage B: Parkers Lake
North property.
12. An Amendment to the Indirect Source Permit for this development shall be submitted
for verification with the initial Final Plan/Plat application. The petitioner
shall process the request. No development shall commence until the Minnesota Pol-
lution Control Agency has approved the request.
13. Deeds for Lot 2, Block 3, and Lot 2, Block 5 shall be provided to the City prior
to filing of the initial Final Plat.
14. Public trail outlots shall be provided with the adjacent final plat, in accordance
with the Park Dedication Policy. The trails shall be developed at the time adja-
cent property develops. Consideration for building setback distances will be
given at the time of Final Plat and take into account site design and landscaping.
15. A public sidewalk shall be provided along the south of 18th Avenue No. and 22nd
Avenue North; no credit is applied toward park dedication requirements.
16. The total numerical mid points of the density in all areas must equal 1,147
units. If a final plat is developed above or below the mid point of a density
range included in this preliminary plat, then the density ranges in other areas
must be changed so that the density of the land platted, plus the mid point of all
other areas, equals the maximum number allowed -- 1,147 units. With each
application for residential plan/plat approval, the petitioner shall submit an
accounting of the number of units remaining, by area, along with the number of
units that have been developed. Any reduction or increase in the number of units
from the established range and maximum number of units, shall require an Amendment
to the Planned Unit Development. Similarly, each Final Plat request shall include
a status report stating the level of sanitary sewer demand for all areas developed
to date, and the balance of capacity remaining in this PUD.
17. The developer is to provide copies of the approved overall PUD plan and its
conditions as an addendum to their purchase agreements.
18. Staging of the development shall be in accordance with utility availability as
approved by the City Engineer.
19. Transition design detail shall be provided for the interface of industrial and
residential uses; and, of residential and public park areas with the final plan/
plats.
PLEASE SEE PAGE THREE
Page three
Resolution No. 87- 176
20. The PUD Final Plans shall address any proposed signage; lot coverage by
structures, minimum lot sizes and dimensions; guest parking areas for attached
dwelling unit areas; and transition to adjacent uses.
21. Building setbacks shall be shown on final plans and shall be per Ordinance unless
otherwise approved with the approval of the final plans. No building setbacks
less than Ordinance minimum standards are granted or implied by this approval.
22. The PUD Final Plan/Plat shall demonstrate effective private open area within each
area in addition to and enhancement of the preliminary plat/plan.
23. The initial PUD Final Plan/Plat application shall include appropriate legal coven-
ants and declarations, to be approved by the City Attorney, establishing that
there is an approved PUD Plan and Development Contract to be followed and imple-
mented through completion of the PUD, subject to amendments which may be approved
by the City. The documents should refer to the required accounting of units with
each phase.
24. Area S (Oudot W) shall develop in accordance with the approved PUD Plan and
Development Contract; no changes or modifications are granted or implied.
25. A development identification sign shall be placed on the property at the main
entrance showing the approved PUD Plan and Staging prior to issuance of Building
Permits.
26. 18th Avenue North and the north/south street which have a 16 ft. wide median, can
have a roadway width of 20 ft. on each side of the median.
The motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Vasiliou , and upon vote being taken thereon, the following
voted in favor thereof: Mayor Schneider, Councilmembers Crain, Sisk, Vasiliou and
Zitur The following
voted against or abstained: flo_ne Whereupon the
Resolution was declared duly passed and adopted.
PLYHi)UTH ZONING ORDINANCE
Sectio'l 9, Subdivision H
J. The provisions for Planned Unit Developments in this section are applied in
two separate and distinct forms: A Residential Planned Unit Development
R.P.U.D.) and a Mixed Use Planned Unit Development (M.P.U.D.). Where provis-
ions are not specifically designated for either the R.P.U.D. or M.P:U.D., they
apply to both types. All property within a R.P.U.D. shall be in one or more R
Districts. Within a M.P.U.D. land shall include one or more non -residence
districts and may or may riot include one or more R Districts.
2. Permitted Uses
a. Within a R.P.U.D. no land or buildings shall be used except for one or more of
the following uses:
1) Those uses listed as permitted or conditional uses in the District(s) in
which the development is proposed.
2) A variety of housing types allowable in any one Residence Zoning may be
provid District ed in any of the Residence Zoning Districts within a
R.P.U.D., subject to 3., a., (2), of this Subdivision.
3) Consideration will be given to the integration of small retail conven-
ience centers, medical and professional offices within a R.P.U.D., pro-
vided such uses are designed and intended primarily for use of the resi-
dents in the development and not in conflict with the intent of the
Comprehensive Municipal Plan as to maintaining the integrity of the
neighborhood concept.
b. Within a M.P.U.D. no land or building shall be used except for one or more of
the following uses:
1) Those uses listed as permitted or conditional uses in the Zoning
Districts) in which the development is proposed.
2) Principal uses as allowed in Subparagraph b., (1), above and as uses any
allowable secondary uses in any of the Zoning Districts of this
Ordinance.
3. Area, Density, Setback, Height and Lot Coverage Regulations
a. Area and Density Regulations
1) The minimum total land area shall be not less than forty (40)
acres. Lots of less than forty (40) acres may qualify only if the
applicant can show that the minimum area requirement should be waived
because a P.U.D. is in the public interest and that one or both of the
following conditions exist:
a) Unusual features of the property itself_ or of the surrounding
neighborhood are such that development under the standard provis-
ions of the normal District would not be appropriate in order to
conserve a feature of importance to the neighborhood or community.
9-7
0
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE September 20, 1988 COMMISSION MEETING DATE: September 28, 1988
FILE NO.: 88111
PETITIONER: Aljon Tools
REQUEST: Site Plan Including Variance to Construct Building Addition
LOCATION: Northeast Quadrant of Vicksburg Lane and 28th Avenue North (15700
28th Avenue North)
GUIDE PLAN CLASS: I -P (Planned Industrial)
ZONING: I-1 (Planned Industrial)
BACKGROUND:
On August 6, 1979, the City Council approved the original Site Plan for this
location and a 28,000 square feet office/warehouse building by Resolution No. 79-
455. A copy of that resolution is attached to this staff report.
On June 9, 1987, the Community Development Coordinator executed an administrative
approval to the previously approved Site Plan for the site providing for a 30 -car
expansion of the parking facilities, located off the northeast corner of the
building.
PRIMARY ISSUES AND ANALYSIS:
1. Consideration of the Site Plan by the Planning Commission and City Council is
responsive both to the location of this site across from an existing
residentially zoned area and to the proposal by the applicant to provide an
alternative material for one side of the proposed exterior trash enclosure.
2. Petitioner proposes a warehouse addition of 18,000 square feet together with
additional parking and other site adjustments related to the addition. "Proof
of Parking" to 100 percent manufacturing occupancy is proposed. Current
building usage together with the addition dictates a need for 47 parking spaces,
and 52 spaces will be provided. A total of 130 spaces would be required for 100
percent manufacturing occupancy. Petitioner proves his ability to accommodate
135 spaces at grade north of the existing faciilty.
3. Review of the variances responsive to the criteria for granting of variance
found in the Section 11, Subdivision C, Paragraph 2d of the Zoning Ordinance.
We have attached a copy of those variance criteria upon which the Planning
Commission must make a finding.
September 20, 1988
Staff Report 88111
Page 2
With the exception of the proposed alternative materials for one wall of the
trash enclosure, the proposed Site Plan responds positively to the related Codes
and Ordinances with respect to site design. Specifically, the Site Plan
provides necessary off-street parking; all Ordinance setbacks; landscaping
consistent with Ordinance requirements; screening of rooftop equipment (wood
fence painted to match the existing structure) and all other aspects of the site
either remain or are to be constructed consistent with Codes and Ordinances in
effect. Signage and existing parking lot screening will not be altered.
Building coverage will be 20 percent compared to an Ordinance maximum of 35
percent.
With respect to the Physical Constraints Analysis, the site is located within
the Bassett Creek Watershed; is not within a shoreland area; contains no
wetlands; contains no woodlands; is of less than 12 percent slope; and is
suitable for urban development with public sewers.
The variance applied for is to Section 8, Subdivision G, Paragraph 2e(5)(g) with
respect to the type of materials. The petitioner proposes steel framing and
metal facing in lieu of the board specified by Ordinance. The petitioner
indicates that the north wall of the proposed trash enclosure will be swinging
gates, each of which will be 12 feet in length. Due primarily to the location
of the proposed trash facility (in the rear of the structure) combined with the
unique nature of the trash facility itself (being 24 feet wide).
PLANNING STAFF COMMENTS:
Staff finds that the proposed variance is responsive to the 6 findings the
Ordinance requires the Planning Commission to make in any variance action,
specifically, the unique characteristics of the waste storage facility related
to size and design content (metal) provide basis for variance.
RECOMMENDATION:
The attached draft action provides for a recommendation for approval of the Site
Plan, together with the variance for the alternative materials for the trash
enclosure. Z--1
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft approval action.
2. Engineer's memo.
3. Location map.
4. Variance criteria.
5. Copy of Section 8, Subdivision G, Paragraph 2e(5)(g) of the Zoning Ordinance.
6. Petitioner's plans.
APPROVING SITE PLAN AND VARIANCE FOR ALJON TOOLS (88111))
WHEREAS, Aljon Tools has requested approval of a Site Plan and Variance for a
building addition of 18,000 square feet to be located at 15700 28th Avenue
North); 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 for
Aljon tools for a Site Plan and Variance for a building addition of 18,000
square feet to be located at 15700 28th Avenue North, subject to the following
conditions:
1. Compliance with the City Engineer's Memorandum.
2. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
3. Any signage shall be in compliance with the Ordinance.
4. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
5. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
6. All waste and waste containers shall be stored within the enclosure and no
outside storage is permitted.
7. 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.
8. A variance is approved to the Zoning Ordinance Standards for construction
of waste enclosures to permit a metal slat cyclone fence on the gate
elevation (north) of the proposed waste enclosure. Basis for the variance
is unique size and design of the enclosure rendering use of wood or
masonry infeasible for the gate.
DATE: September 22, 1988
FILE NO.: 88111
PETITIONER: Mr. Donald J. Lucke r, AIIon Company, 15700 28th Ave. N., Plymouth,
Mo. 55447
SITE PLAN: ADDITION TO ALJON BUILDING
LOCATION: 15700 28th Ave. North
ASSESSMENT RECORDS
N/A Yes No
Planning. Commission CiI Council
DATE: September 22, 1988
FILE NO.: 88111
PETITIONER: Mr. Donald J. Lucke r, AIIon Company, 15700 28th Ave. N., Plymouth,
Mo. 55447
SITE PLAN: ADDITION TO ALJON BUILDING
LOCATION: 15700 28th Ave. North
ASSESSMENT RECORDS
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 necessarc
resolution should be processed at the same time as the site plan
approval.
N/A Yes No
X Watermain area assessments have, been levied based on proposed use..
2, a Sanitary sewn- area assessments have been levied based on proposed
use.
SAC and REC charges will he pavahle at the time building permits are3. X
issued. These are in addition to the assessments shown in No. 1 and
No. 2.
Area charges are subject to change periodicall}' 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 - None.
5, Other additional assessm=_nts 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 necessarc
resolution should be processed at the same time as the site plan
approval.
N Yes Nc
7. X Complies with standard c:.ility drainago easements -
The current City ordinance requires unlit% and drainage easement=
ten feet (10') in width adjoining all streets and six feet ((,') it
width adjoining side and rear lot lines. (If easements are require,
it is necessary for the owner to submit separate easement documeW
executed and in recordable form prior to the issuance of ani
building permits.)
8. X Complies with ponding requirements -
The Cite will require the dedication of drainage easements for
ponding purposes on all proper t\ lying below the established l0U
year high water elevation and conformance with the City's
comprehensive storm water requirements.
a. g All standard un lit% easements required for construction are
provided -
The following easements will be required for construction of
utilities.
10. X All existing unnecessary easements and rights -of -way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of -wav
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It ie 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.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the Cit\
Attorney_ with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
UTILITIES AND TRAFFIC:
N/A Yes No
12. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MN DOT
Hennepin County
MPCA
State Health Department
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
13. X — Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
14. X Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15. X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer. Size and type of the watermain used for fire
hydrants shall be noted on the site plan.
16. X — Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
N/A Yes No
17
1H. x
1q X
X
20. X
21. X _
Hvdrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per Cit,
Engineering Guidelines Detail plate No. W-2. This plate should 1-.1
referenced on the site plan.
Sanitary sewer clean -outs provided -
It will be necessary° to provide clean -outs on the proposed interr!a1
sanitary sewer system at a maximum of 100 foot intervals. Sanitary
sewer service is existing to the building.
Accelerationdecelerationlanes provided -
Acceleration deceleration lanes are required at the intersection of
and
All existing street right-of-ways are required width. -
Additional. right-of-way will be required on
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 Yes Nr
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 utilitN
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 12 15 17 27A and 27B.
5-
SPECIAL CONDITIONS REQUIRED:
ne t p
B. The restoration of 28th Ave. shall be to City Standards.
Submitted by:
Chester J,: Harrison, Jr.
City Engineer
6-
I
N.W1.
f
ZONING vRONMNCOL
VAKC NWC4. .57Plk D A R DS
1) That because of the particular physical surroundinas, shape, or
topographical conditions of the specific parcel of land involved, a
particular hardship to the owner would result, as distinouished from
a mere inconvenience, if the strict letter of the reaulations were to
be carried out.
2) That the conditions upon which a petition for a variation is based
are unique to the parcel of land for which the variance is soucht and
are not applicable, generally, to other property within the same zon-
ing classification.
3) That the purpose of the variation is not based exclusively upon a
desire to increase the value or income potential of the parcel of
land.
4) That the alleged difficulty or hardship Is caused by this Ordinance
and has not been created by any persons presently havino an Interest
in the parcel of land.
5) That the granting of the variation will not be detrimental to the
public welfare or Injurious to other land or improvements In the
neighborhood in which the parcel of land is located.
6) That the proposed variation will not impair an adequate supply of
light and air to adjacent property, or substantially increase the con-
gestion of the public streets, or increase the danger of fire, or
endanger the public safety, or substantially diminish or Impair
property values within the neighborhood.
N
LYHOJTH ZONING OR)iNArlC.`
Section 5, subdivision G
5) All trash disposal facilities outside the approved principal building or
approved accessory building shall comply with the following:
a) All outside accessory enclosures shall screen the containers from
the public view.
b) The enclosure area shall include adequate buffering to minimize
visual and audible impact upon any adjacent residential uses.
c) Screen enclosures may be attached to, or detached from the
principal building.
d) Enclosures shall provide convenient access by the user and the
contracted hauler.
e) Enclosures shall not obstruct approved driveways, aisles, parking
spaces, fire lanes, or building ingress and egress.
f) Enclosures shall be constructed of wood and/or masonry materials
which are aesthetically compatible with the primary structure and
the site.
g) Where fencing is used, the design shall be vertical board, with
treated minimum 2 inches thick lumber and with minimum 6 inches x 6
inches support posts.
h) When gates and doors are used, they shall be equipped
with heavy-duty hardware and shall be kept closed at all times
other than during loading and unloading.
Amended by Ord. No. 82-08)
f. All public rights-of-way within NON -RESIDENCE DISTRICTS shall be constructed
to a nine -ton street design.
g. Rooftop Equipment. All heating and cooling equipment mounted on the roof of
of new approved NON-RESIDENTIAL BUILDINGS shall effectively buffer noise so
that it is not transmitted beyond the boundaries of the property so to be
perceptible in any residential zoning district. Such equipment shall be
designed (including exterior color) and located so to be aesthetically
harmonious and compatible with the building. Screening of the equipment ma}
be required where the design, color, and location of the equipment are found
to not effectively buffer noise or provide aesthetic harmony and
compatabilityScreening shall be constructed of durable materials which are
aesthetically compatible with the structure and which may be an integral part
of the structure. Applicable requirements for access to the equipment shall
be observed in the design and construction of the screening. (Amended Ord.
No. 85-13)
3. Compliance
In order to insure compliance with the performance standards set forth above, the
City Council may require the owner or operator of any use to have made such
8-13
Ordering
Information
1 Mounting
Plan View Cat. No,
OF" 14-
W—AN AW--- N 2 B
Wl 2L
dard
monuntings
3T
4C
2U
3E
2Fixtures 4
Cat. No. EKG401
for 70W. to 250W. lamps.
Includes complete fixture with
standard mounting arm, and
baked enamel finish. Less
ballast and lamp.
Cat. No. EKG501
for 150W. to 400W. lamps.
Includes complete fixture with
standard mounting arm, and
baked enamel finish. Less
ballast and lamp.
4U
Optional
mountings
at extra cost
1H 6E
Cat. No. EKG601
for 1000W. lamps.
1 W Includes complete fixture
all with standard mounting arm.
nount and baked enamel ,'finish. Less
ballast and lamp.
Standard TGIC Thermoset
Polyester Powder -Coat Pain;
Cat. No.
BL -E Black
DB -E Dark Bronze (resemb'es
313 Duranodi0l in color)
NA -E Natural Aluminum
Optional Architectural Class I
anodized finishes at extra cost.
Cat. No.
BL -A Black anodize
DB -A Dark bronze anodize
v Lexan Shield
Optional Lexan shield furnished
in place of glass lens, at extra
cost. 250 watts max.
Cat. No. LS
Note: May be used with 40 .V.
HPS in locations where ou*.s'de
air temperatures during fix' e
operation will not exceed 8:1-'7.
Caution; Use only when
vandalism is anticipated to ce
high. Useful life is limited by
discoloration caused by UV
from sunlight, mercury vapor
and metallic halide lamps.
61-Iouseside Shield
For highly reduced light on
houseside. Extra cost. See
photometrics in catalog A2.
For clear lamps only.
Cat. No. HS
1•
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01 P-MMUNPIFUW
I
I\ NEIGHBORHOOD PARK
PROPOSED
MONUMENT SIGN PROPERTY LINE
E%ISSTNG 4 \ .
PROPERTYLN0. 'SIDEWALK '\
20'
10
UNDERNd
P \ \ NDERPA p rD ?Q•
TO BE 42' S' N 93'
ABANDON
AND SID \
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FMpCO Yoe
P4iq Y/ jG,
tib
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3F.
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PA
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8 ZLANDscAPED ISLAND --Z
o /
4141 d "
7
4 10
10 PAINTEDISLANDS
SMOINOUS
PA`70
26
N
BUILD. A
20.800 S.F.
7
H Ftl. f8L11 11'
N. cuRR
CAN P'
a•
TRASH
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t
PATI/FENCED
PLAY AREA ? y6• /
N n N
30
N
290.0' p — O 15 30 80
DESIGN DATA
S17E ALFA • L27 ACRES 188,207 S.F.
GROSS BIULDING AREA 28,000 S.F.' 14%
LANDSCAPED AREA 73,845 &F 40%
PAVED AREA 88,382 S.F. 48%
EOES NOT INCLUSE AMT10NAL POSES!
PAaONO AREA OF 4000 S.F. I
PARKINI33 PROVIDED 143
ADDITIONAL POSSIBLE PAFVQIG 13
TOTAL 158 4/1000&K
Korsunskv Krank Erickson
Architects, Inc.
300 First Avenue North
Suite 500
Minneapolis. MN 55401
612/339-4200
Towne Centre
athd=rzlm
r - —•
SITE/FLOOR PLAN
r
CITY SUBMITTAL 8-12-88
I hemby csr* that this pan, apedll - " or
nww was Prepared M ms or under my threat
aupervisiar4 and 9fat I am a duly repainted Artliilart
under the laws d the Stab d
Data b-fi ft. No. 7293
S...
No. Dab Revision DesmA*w
tuCR
STAFF REYREVIEW..
t s -9 -es ra
2 seas FOR CITY STAFF
a 6•30-e9 PER am STAFF
4 9-1241 PER CIIr STAFF
6 9/414/00 am".
PrCIW NO. 88.01.1013.0788.01.10t3At Sheat
Date .8-11-88 -
Dra" by &QB. A 1
Chedmd Of
GR.Iy. t W Cw.k, CSW FMr Mfi..at Vr.
ASPHALT SHINGLES SIM. 'TIMBER LINE'
WEST ELEVATION
SCALE 1/8' : 1'-0'
WEST ELEVATION
A
MATCH
I
SHOWN AT ANGLE
NORTH ELEVATION
ORNAMENTAL TRUSS
FACE BRICK
F_
6' LAP SIDING SIGN BAND WITH TRIM BOARDS
ACE BRICK SOLDIER COURSE BASE
ANODIZED ALUMINUM STOREFRONT WINDOWS
FABRIC AWNING
6' LAP SIDING COLUMN
MATCH
A
I
WEST ELEVATION
Korsunsky Krank Erickson
Architects, Inc.
300 First Avenue North
Suite 500
Minneapolis. MN 55401
612/339-4200
4 -Towne -Centre
atI"at Like
BUILDING A
ELEVATIONS
CITY SUBMITTAL, 8-12-88
I hereby ow" that this plan, speaficabort, or
report was prepared by nw or under my area
Bupe vWw, mrd that i am a duty registered Architect
under the taws d the State of
Date Pl' IZ 1 -*b Reg. No. 7293
No. Dery
Project No. 88.01.1013.01 Sheet
Date 8-11-88
A2DrawnbyPP.G
Cheated by of
C.,W • two y c...r. ¢,..t t
1 r
I I
NORTH ELEVATION
SCALE 1/8*: 1'-0'
ASPHALT SHINGLES SIM. 'TIMBER LINE'
PAINTED EMBOSSED CONCRETE BLOCK
RUNNING BOND BRICK PATTERN
3' X 7' PAINTED H.M. FRAME AND DOOR
B
I
i
I
fEAST ELEVATION
EAST ELEVATION
B
MATCH
I
B
MATCH
1111111
Korsunskv Krank Erickson
Architects, Inc.
300 First Avenue -North
Suite 500
Minneapolis. `I.N 55401
612/339-4200
N -Towne. Centre
3i P2S I z3 m
BUILDING A
ELEVATIONS
CITY SUBMITTAL 8-12-88
I hereby certify that this plan, speoftabon, or
report was prepared by me or uder my direct
a* - 'andand that I ant a duty registered Architect
under the laws of the State of
Date 8 lz Reg. No. 7293
No. Date
Project No. 8&01.1013.01
Date 8-11-88
Drawn by EP.C. A3
Checked by of -
1 I
1
l
fEAST ELEVATION
EAST ELEVATION
B
MATCH
I
B
MATCH
1111111
Korsunskv Krank Erickson
Architects, Inc.
300 First Avenue -North
Suite 500
Minneapolis. `I.N 55401
612/339-4200
N -Towne. Centre
3i P2S I z3 m
BUILDING A
ELEVATIONS
CITY SUBMITTAL 8-12-88
I hereby certify that this plan, speoftabon, or
report was prepared by me or uder my direct
a* - 'andand that I ant a duty registered Architect
under the laws of the State of
Date 8 lz Reg. No. 7293
No. Date
Project No. 8&01.1013.01
Date 8-11-88
Drawn by EP.C. A3
Checked by of -
1,
EAST ELEVATION (WEST SIMILAR)
IAMENTAL TRUSS
TRIC AWNING
E BRICK
Korsunskv Krank Erickson
Architects, Inc.
300 First Avenue North
Suite 500
Minneapolis, NIN 55401
612/339-4200
Z-, Towne Centre
atM=Lake
BUILDING B
ELEVATIONS
CITY SUBMITTAL 8-12-88
I hereby certify that this plan, specification, or
report was prepared Mme or under my direct
eupervision, are that I am a duly registered Architect
under the laws of the State of
Date Pllz PIC — _ Rea. No. 7293
No. Date
DIZED ALUMINUM
REFRONT WINDOWS
proiect No. 88.01.1013.01 sheet
Date 8-11-88
A4Drawnby8.10-8.
CK SOLDIER COURSE Checked a
NORTH ELEVATION (SOUTH SIMILAR)
a
cc
m
N
Y
V
FIXTURE TYPES
A STERNER ROADWAY/MEA
EX20•-M10-1-N-1505
STERNER LAND CLR 150-W IPS,
MOUNTING FE GIfr-20 FT.
B STERNER ROADWAY 250 MAX -TYPE 3
NAI CUTOFF.
LAMP CCR 150 NPS
MOCli M iMGfr 20 FT.
BOLLAFD GARDCO 88800 42 70NPS SND
UNIT OF MEASURE IS HORIZONTAL FOOTCANDLES
Korsunskv Krank Erickson
Architects, Inc.
300 First Avenue North
Suite 500
Minneapolis, MN 55401
612/339-4200
4--a' Towne Centre
at»Lake
PHOTOMETRIC PLAN
CITY SUBMTTAL 8-31.88
1 hereby cer y that this VVr,4 epeaksoon, or
report wee preperad by me or urger my dred
up - 'mWend that 1 am a duly registered Archatat
WOW to taws Of Cha Stats d
Date h• 34 -OA . Rea. No. 1026 4
signed
No. Date Bevis
Project No. 68.01.1013A1 Shoot
Date
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A= MVE A iM YEAR IM
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RYT= OPERATIONS AT No COR TO TIME
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LEVSL TM LAMM alas. CITY St1 WrrAL 8-12-88
LAMACAea FA &EVERIAT) Ta"IttContferaATreeAc.WNEX VAHM IM rias OL PER
SLY. TAMC SNUB R M. RAaaPe I hereby certify S -t this pk+ . or
A= MVE A iM YEAR IM
MELEEATaEaAaa"1V =ACTOR RI TL report was plepred by — Or -der my
Nes TARIOC M RTO supervision and Chad I am a duly registered
98"'Pe OeRIM".. aa: C~BIRI.v.L=r. a.IwA . d.r to este of the stat. a Minnesota
at=IM= EM
Dm 41.eta.^
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Project No. M24 Sheet
51]We&
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SITE SECTIONS
CITY SUBMITTAL 0- 12-n
I MnDy 09191y Im fm OWL 9pNL7lCJtlpl or
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A01W No MW SIMON
OCR, 314C *
Drawn w 7F -W- _ -
Cluclud by 9t
Ernst Associates
Landscape Architects
122 W. Sixth St. -
Chaska, MN. 55318
612) 448-4094
Towne Centre
at Pad=Lals
SITE SECTIONS
CITY SUBMITTAL 0- 12-n
I MnDy 09191y Im fm OWL 9pNL7lCJtlpl or
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Ernst Associates
Landscape Architects
122 W. Sixth St.
Chaska, MN. 55318
612) 448-4094
Towne Centre
atPadmrs Lalm
Lit
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CITY SUBMITTAL 8-12-88
I n.r.by c@rWy faw eiw plan. .9 *1 1Or
rporl was 9 0 by no or udw my
xmvm . rano nt I wn a duty rugawrb Ardwosa
u+dw Ow U der SUM d frfr m- -
DawI . • . . !1111
aM
r
No. DrM Mrwaon Dmmptlon
s
Do"Z
Drwn by —W
ChKked by o1
J
5TH
0 100 200
SCALE IN FEET
DENOTES IRON MONUMENT
BEARINGS SHOWN ARE ASSUMED
F-
l]
L]
i
i
LAKE
ADDITION
UTILITY S DRAINAGE EASEMENTSARESHOWN 'CJS
6.
0f 6.0
C.t I I
1- -11 - - -
BETNG 6 FEET IN WIDTH AND ADJOINING LOT LINES,
UNLESS OTHERWISE INDICATED AND IO FEET IN
WIDTH AND ADJOINING STREET LINES UNLESS
OTHERWISE INDICATED, AS SHOWN OkTHE PLAT
16
I,
N84.33'29'E 390.00--
1 y
OUTLOTxv
4
tp
T4 LIJ
ORAIMAGE EASEM!
011VOCo%Pd ZZndAve.
h 0 -c10 .Co.
a '\\ %+
ci ti D i A Pq^•Tf \
r, 22
120
ro s,
rL
1455-44
2
OTILNrr • tipb
C2 S32.46'46'E 372.93
mUj
I ORAINAO[ .0 fwEASEMENT `
o , 0
a
Fin.;l.e irect.r O ty O nneapolis,
N84.33'29'E 390.00--
1 y
OUTLOTxv
4
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ORAIMAGE EASEM!
011VOCo%Pd ZZndAve.
h 0 -c10 .Co.
a '\\ %+
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r, 22
Cf S35.45'05'E
ro s,
rL
1455-44
2
OTILNrr • tipb
C2 S32.46'46'E 372.93
mUj
I ORAINAO[ .0 fwEASEMENT `
o , 01
Fin.;l.e irect.r O ty O nneapolis,
C3 S44'28'45'E 115.67' 10.16'21' 646.02 115.82
a Minnesota municipal corporation, an
J N
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1.
N0. BEARING bISTANCE
T1 149.09'25•w 20.00
T2 N24.03'29'E 31.31
T3 N24. 03'29'E 31.47
T4 M09.33'29•E 13.97
TS S39.20'35'E -72.81
TO S89.33''29•M 13.97
T7 N89.3329'E 13.97
T8 S39 20:
335
29.92
T9 N00.215 W 30.00
710 MD0.26'31'M 30.00
III N89.33'29'E 37.00
8 N
i
701.26 T-437.60-
73-00
A I .n - V 17
KNOW ALL NEN BY THESE PRESENTS: That the
City of Minneapolis, a Minnesota
municipal corporation, fee owner and
Northland Lard Company, a Minnesota
corporation, contract purchaser Of the
following described property situated in
the County of Hennepin, State of
Minnesota to wit:
Outlots K and L, PARKERS LAKE NORTH
2D ADDITION, according to the
recorded plat thereof on file or of
record in the office of the Registrar
of Titles in and for said County.
ALSO
That part of vacated 22nd Avenue
North as originally dedicated in the
plat of PARKERS LAKE NORTH 2ND
ADDITION, according to the recorded
plat thereof, lying between the rest
line of said plat and the easterly
line of Outlut K, of said plat, and
its northeasterly extension, except
that part of the nortn half of said
vacated 22nd Avenue Nortn lying east
of the rest line of said plat and
westerly of the southwesterly
extension of the southeasterly line
of Outlot M, of said plat.
And that the City of Plymoutn, a
Minnesota municipal corporation, fee
owner of the following descnDeo property
situated in the County of re.nepin, State
of Minnesota to wit:
Jutlot M, PARKERS LAKE NORTH 2D
DOITION, according to the recorded
plat thereof an file 0. of record in
the office of the Registrar of Titles
in aro for said u7ulty.+50
T'yat part of the north Half of
vacated 22d Avenue Nortr- as
originally dedicated in the plat of
PARKERS LAKE NORTH 20 ADDITION,
according to the recordea plat
thereof, lying east of the rest lire
of said plat aro westerly of the
southwesterly extension Of the
southeasterly line of Outlot M, of
said plat. -
Have caused the same to be surveyed aro
platted as PARKERS LACE NORTH 5TH
ADDITION aro 00 hereby donate and
dedicate to the public for Public use
forever the Avenue and do nereoy grant to
the City of Plymouth the utility and
drainage easements as shorn On the plat.
In witness whereof said City of
Minneapolis, a Minnesota municipal
Corporation, has caused these presents to
be signed by its proper officers
this day of 19
CITY OF MliNNEAPOLIS
By: Mayor
Attested: Clerk
Courltersiged:
Finance Director
STATE OF NINWESOTA
COUNTY OF HENNEPIN
The foregoing instrument was ackrorledged
before me this _day Of ,
19 by Mayor
N0. BEARING CHORD DELTA RADIUS LENGTH
Cf S35.45'05'E 237.49 10.09'00' 1455-44 257.83 and -
C2 S32.46'46'E 372.93 16.07'37' 1329.41 374.19 Fin.;l.e irect.r O ty O nneapolis,
C3 S44'28'45'E 115.67' 10.16'21' 646.02 115.82
a Minnesota municipal corporation, anC4N43'36'58'w
CS S44.04'11'E
87.33
101.52
8'32.47'
9.27'12'
586.02
816.02
87.41
101.64 behalf of the corporation.
C6 S64.53'33'E 342.84 51.05'56• 397.45 354.47
C7 N64.33'33'N 316.98 5. .. 367.46 327.72
CB 564.33'33'E 368.72 51.05'56' 427.46
367.46 381.2366.69 Notary Public, Hennepin y, mesoYC9M85'14'33'R
N88.4l'48'N 66.8025.04 10.23'57'
3'29'26' 427.46 26.04 LOmmissiOn Expires
Mc COMBS FRANK RODS ASSOCIATES, INC.
In witness whereof said Northland Lard
Company, a Minnesota corporation, has
caused these presents to be signed by its
Proper officers this day
of , 19
SIGNED:
NORTHLAND LAND COMPANY
By:
By:
STATE OF MINNESOTA
U1AU+7Y OF HENEPIN
The foregoing instrument was ackrowleoged
before me this day of
19
by
aru3
of Nortrdanc Lard mpany, a Minnesota
corboratidn, on Denaif of the
corporation.
Notary Public, He nepin County, Minnesota
my Commission Expires
In witness whereof said the City Of
Piymwtt6 a Minnesota municipal
corporation, has caused these presents to
tle signet by its proper officers
this - day of , 19-
S:,iRED:
CITY OF PLYMOUTH
By:
By:
STATE OF MINNFMTA
COUNTY OF HEMEPIN
The foregoing instrument was acknowledged
before me this day of
19
by
and
of the City of ymouth, a Mi.rlesata
r
municipal corporation, on benalf of the
corporation.
Notary Public, Hennepin County, Mimeso
My Ldmmission Expires
I hereby certify that I have surveyed and
platted the property described on this
plat as PARKERS LAKE NORTH 5TH ADDITION;
tat this plat is a correct
representation of said survey; that all
distances are correctly shown in feet and
hundredths of a foot; that all wanuIments
Rave been correctly placed in the grgund
as shown; that the outside banaary Rhes
are correctly Oesignated and there are no
wetlands to be designated on said plat.
Pail A. Johnson, Land Surveyor,
Nina. Lic. Na. 10938
STATE OF MINNESOTA
COUNTY OF HENi?I1N
The foregoing Surveyor's Certificate was
acknowledged before me this day
of , 19 , by g ui A.
Johnson, unT79--yon.
Notary Ptublic, Hennepin County, Minnesota
My Ca mission Expires
PLYMOUTH, MINNESOTA
This plat of PARKERS LAKE NORTH STN
ADDITION was approved and accepted by the
City Council of the City of Plymouth,
Minnesota, at a regular meeting thereof
held this day of
19 . If applicable, the rr Lien
coi-ve is and recomImendatidns of the
Commissioner of Transportation and the
Canty Highway Engineer nave been
received by the City or tie prescribed 30
day period rias elapsed without receipt of
such comments and recommendations, as
provided by Minn. Statutes, Section
505.03, Subd. 2. Tnis plat is part of
Mixed Piarneu Unit Development No. 83-1,
City of Plymouth.
CITY COUNCIL OF PLYMOUTH, MINNESOTA
Mayor
Clerk
cngineer
HNOPEHTY TAX AND PUBLIC RECORDS
DEPARTMENT, NEI#EPIN COUNTY, MINNESOTA
I hereby certify that taxes payable
in and prior years have
oeen pal -Mond described on tris
plat. Dated mis day
of , T
DALE G. FOLSTAD, HEN EP114 Cu7UNTY AUDITOR
By:
SLRVEY DIVISION, Hennepin County,
Minnesota
Pursuant to Chapter 810, Minnesota Lars
of 1969, this plat has been approved
this _ day of 19_
BERNARD H. LARSON, COUNTY SURVEYOR
By:
RE:G151W OF TITLES, Hennepin Canty,
Minnesota
I hereby certify That the within plat
of was
filed in this office this day
of , 19 at
O'C ock M.
R. DAN CARLSON, REGISTRAR OF TITLES
By:
113
1
l —
r
I4
vik Mathre Sathrum Quanbeck Schlink Architects 1205 South Water Street Box 390 1 Northf
A
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C
New Ventures Christian Church
Plymouth, Minnesota
I
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t
IS \
t
ield Minnesota 550571507-645-44611 612.332.867A 5111Ses
q Revisions I certify that this plan, specification or report was prepared by
me or under my direct supervision and I am duly registered
under the laws of the state of
SES' - Signature Date Registration Number
Comm. No. 1411- Checked
Drawn W-3 • Date 2-421/136
G
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001
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vecksburg lane
Sovik Mathre Sathrum Quanbeck Schlink Architects 205 South Water Sti
New Ventures Christian Chu.
1. Plymouth, Minn(
r
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001
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Sovik Mathre Sathrum Quanbeck Schlink Architects 205 South Water Sti
New Ventures Christian Chu.
1. Plymouth, Minn(
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ARCHITECTS •
6860 SHINGLE CREEK PKWY., MPLS., MN 55430
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PHASE_ ONE SITE PLAN & DETAILS
ADDITION TO
VISION OF GLORY LUTHERAN CHURCH PLYMOUTH, MN
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