HomeMy WebLinkAboutPlanning Commission Packet 05-03-2017PLANNING COMMISSION AGENDA
WEDNESDAY, May 3, 2017
WHERE: CITY COUNCIL CHAMBERS
Plymouth City Hall
3400 Plymouth Boulevard
Plymouth, MN 55447
CONSENT AGENDA
All items listed on the consent agenda are considered to be routine by the Planning Commission
and will be enacted by one motion. There will be no separate discussion of these items unless
a Commissioner, citizen or petitioner so requests, in which event the item will be removed
from the consent agenda and considered in normal sequence on the agenda.
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OFAGENDA
5. CONSENT AGENDA
A. The Luther Company. Approve site plan amendment for exterior lighting changes at
Luther Collision and Glass for property located at 9825 56th Avenue. (2017014)
6. PUBLIC HEARINGS
A. Maco Properties, LLC. Rezoning, site plan and conditional use permit for a memory
care home for property located at 18040 Medina Road. (2017021)
B. Wold Architects and Engineers. Site plan amendment and conditional use permit
.amendment for building expansion at Meadow Ridge Elementary School located at
17905 County Road 47. (2017025)
C. City of Plymouth. Amendment to Land Use Plan Appendix C of the 2030
Comprehensive Plan. (2017034)
7. NEW BUSINESS
8. ADJOURNMENT
Agenda Number ��
File 2017014
PLYMOUTH COMMUNITY DEVELOPMENT
DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO: Plymouth Planning Commission
FROM: Kip Berglund, Planner (509-5453) through Barbara Thomson, Planning
Manager
MEETING
DATE: May 3, 2017
APPLICANT: The Luther Company
PROPOSAL: Site plan amendment for exterior lighting changes
LOCATION: 9825 56`h Avenue North
GUIDING: C (commercial)
ZONING: C-5 (cornmercial/industrial)
REVIEW
DEADLINE: .lily 21, 2017
DESCRIPTION OF REQUEST:
The applicant is requesting approval of a site plan amendment to remove and replace the exterior
light poles and fixtures for the property located at 9825 56`h Avenue North,
Notice of this public meeting was mailed to all property owners within 200 feet. A copy of the
notification area map is attached.
2017014
Page 2
CONTEXT:
Surrounding Land Uses
Natural Characteristics of Site
The site is located within the Shingle Creek watershed district. A medium quality wetland is
located near the southeast canner of the property. The site is not within a shoreland overlay or a
flood plain overlay district. The site is not subject to tree preservation regulations.
Previous Actions AtTecting Site
In 1978, the City Council approved a site plan and conditional use pen -nit for the construction of
a 26,800 square -foot automotive dealership.
In 1988, the City Council approved a site plan amendment and conditional use permit
amendment for two additions totaling 5,582 square feet.
In 1995. the City Council approved a site plan amendment and conditional use permit
amendment for a 5,070 square -foot automobile service area addition.
In 1996, the City Council approved a site plan amendment and conditional use permit
amendment for the removal of a portion of the building and a 2,585 square -foot addition.
In 2008, The Luther Group purchased the property and converted the car dealership into a body
shop/collision center as it is currently operating.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city's discretion in approving or denying a site plan amendment is limited to whether or not
the proposed project complies with the comprehensive plan and zoning ordinance requirements. If
it meets these standards, the city must then approve the site plan amendment.
Adjacent Land Use
Guiding
Zoning
North (across 56"'
Car dealership
C
C-5
Ave.)
East
`]'owing company & collision
IP
1-2
repair
Office warehouse & inini-
South
IP
I-1 & I-2
storage
West
Vacant property & Hickory
C & LA -3
FFD & RMF -3
Hills Villas
Natural Characteristics of Site
The site is located within the Shingle Creek watershed district. A medium quality wetland is
located near the southeast canner of the property. The site is not within a shoreland overlay or a
flood plain overlay district. The site is not subject to tree preservation regulations.
Previous Actions AtTecting Site
In 1978, the City Council approved a site plan and conditional use pen -nit for the construction of
a 26,800 square -foot automotive dealership.
In 1988, the City Council approved a site plan amendment and conditional use permit
amendment for two additions totaling 5,582 square feet.
In 1995. the City Council approved a site plan amendment and conditional use permit
amendment for a 5,070 square -foot automobile service area addition.
In 1996, the City Council approved a site plan amendment and conditional use permit
amendment for the removal of a portion of the building and a 2,585 square -foot addition.
In 2008, The Luther Group purchased the property and converted the car dealership into a body
shop/collision center as it is currently operating.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city's discretion in approving or denying a site plan amendment is limited to whether or not
the proposed project complies with the comprehensive plan and zoning ordinance requirements. If
it meets these standards, the city must then approve the site plan amendment.
2017014
Page 3
ANALYSIS:
The applicant is requesting a site plan amendment to remove the existing 23 exterior light poles
and related fixtures and replace them with new aluminum poles and fixtures in the existing
locations. The 15 existing wail pack lighting fixtures on the exterior of the building would also be
replaced. The applicant states that the existing light poles and fixtures are aged, rusting and
inefficient. The dated metal halide light fixtures would be replaced with new high -efficiency LED
fixtures.
The proposed lighting upgrades would reduce the on-site energy consumption and would improve
the lighting quality by meeting the current zoning ordinance standards for exterior lighting.
The zoning ordinance contains specific standards for approval of site pian amendment. Staff has
reviewed the application with these standards and summarized them as follows:
Site Plan Amendment:
Exterior Lighting — LZ2
Required
Proposer]
Meets/Exceeds
(light cone 2
Allowance of lumens per square
foot of hardsea a
2.50
2.23
Yes
Mounting height .
30 feet
28 feet
Yes
Backlight (allowance based on
B4
B3
Yes
pole distance from property line)
B3
B 1
Yes
B2
B 1
Yes
U li ltt
UO
UO
Yes
Glare (allowance based on pole
G2
G2
Yes
distance from property line and
G1
G2 — ideally oriented
Yes*
orientation)
GO
G2 — ideally oriented
Yes*
CRI (color -rendering index)
70 minimum
70
Yes
CCT (correlated color
4100K
4000K
Yes*
temperature)
Lighting Controls
Yes
Yes I
Yes*
`Discussed below
The specific site plan standards that require additional explanation are as follows:
Glare
The zoning ordinance allows different glare ratings in LZ2 depending on the pole distance from
the property line. It allows a G2 rating for light fixtures located less than two mounting heights
from the property line as long as the fixture is ideally oriented. As defined in the zoning
ordinance, "a luminaire is considered `ideally oriented' if it is mounted such that the backlight
portion of the tight output is oriented perpendicular and toward the property line". The applicant
is proposing ideally -oriented fixtures equipped with house side shielding for all fixtures closer
than two mounting heights from the property line. Therefore, the glare rating for the proposed
fixtures meets zoning ordinance requirements.
2017011
Page 4
CCT (correlated color temperatarre)
The zoning ordinance allows a CCT of up to 41 OOK. The applicant is proposing fixtures with a
CCT of4000K which meets zoning ordinance standards. However, although not required, staff
recommends that the applicant consider providing fixtures with a CCT of no greater than 3000K.
This is based on recent data stating that fixtures with a CCT rating of greater than 3000K could
cause issues related to visual impairment while walking or driving, environmental concerns and
disruption to nocturnal animals.
Lighting Controls
The zoning ordinance requires Iighting systems for non-residential properties to be extinguished
or reduced in lighting by at least 50 percent beginning at curfew and continuing until dawn or
start of business, whichever is sooner, Curfew for LZ2 is the later of 10:00 PM or close of
business. The lighting plan states that all proposed Iuminaires shall be equipped with LED
dimming drivers and states that the electrical contractor shall provide dimming control to reduce
the lighting level by 50 percent after 10:00 PM,
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment for
The Luther Group, for property located at 4$25 56"' Avenue North subject to the conditions in the
attached resolution.
ATTACHMENTS:
Draft Resolution Approving Site Plan Amendment
Location Map
Aerial Photo
Notification Area Map
Lighting Articles
Applicant's Narrative
Site Graphics
P1[+lu tng Apowim" P7u l 7014 The IaNlw GrNIP IwWiry; 1U1Wwn nl pm4pC 0CM1 is-]-MAIK&
CITY OF PLYMOUTH
RESOLUTION NO. 2017 -
RESOLUTION APPROVING A SITE PLAN AMENDMENT FOR REMOVAL AND REPLACEMENT
OF THE EXTERIOR LIGHTING FOR PROPERTY LOCATED
AT 9825 55TH AVENUE NORTH (2017014)
WHEREAS, The Luther Company, has requested approval of a site plan amendment to allow the
removal and replacement of the exterior lighting for property presently legally described as:
Lot 1, Block 1, Bass Lake Plaza Second Addition, Hennepin County, Minnesota;
WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting
and recommends approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by The Luther Company for a site plan
amendment for the removal and replacement of the exterior lighting for property located at 9825 5511'
Avenue North, subject to the following conditions:
1. A site plan amendment is approved to allow the removal of the existing exterior light poles
and fixtures, and wall pack lights, to be replaced with new aluminum light poles and LED
fixtures in the same locations, in accordance with the plans received by the city on February
7, 2017 and March 23, 2017, except as amended by this resolution.
2. Separate building and electrical permits are required prior to commencement of the
ria oject•
3. Prior to issuance of a permit, the applicant shall execute an agreement for the installation of
the exterior lighting, provide financial guarantees that would cover a percentage of the
associated cost and require lighting certification after the completion of the project.
4. Pursuant to section 21105 of the zoning ordinance, all new luminaires shall be equipped with
LED dimming drivers and the electrical contractor shall provide dimming control to reduce the
lighting level by 50 percent by the later of 10:00 PM or close of business.
5. Based on environmental concerns, consider installing LED fixtures with a correlated color
temperature (CCT) of no greater than 3000k.
6. Standard Conditions:
a. Compliance with the city's lighting regulations.
b. All signage shall comply with section 21155 of the zoning ordinance and shall receive sign
permits if required.
c. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
Resolution 2017
File 2017014
Page 2
d. The site plan amendment shall expire one year after the date of approval, unless the
property owner or applicant has started the project, or unless the applicant, with the
consent of the property owner, has received prior approval from the city to extend the
expiration date for up to one additional year, as regulated under section 21045.09 of the
zoning ordinance.
ADOPTED by the City Council on this ***** day of *******
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS
The undersigned, being the duly qualified and appointed City Cleric of the City of Plymouth, Minnesota,
certifies that ] compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
*******, with the original thereof on file in my office, and the same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of
City Clerk
BASS LAKE Ra
The Luther Group
9825 56th Avenue North
Request for a site plan amendment
375 187.5 0 375 750
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® CC, City Center
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LA -2, Living Area 2
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Aerial Photograph - 2017014
City ❑�
Plymouth, Minnesota
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Hennepin County Locate & Notify Map
Provided By: Resident and Real Estate Services Date: 3/9/2017
Buffer Size: 200 feet
Map Comments:
9825 56TH AVENUE NORTH LLC
9825 56th Avenue North
Plymouth, MN
55442
0 60 120 240 ft
For more information contact:
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis.info@hennepin.us
t+�
01-118-22-41
=r•'} Avenue North y
lg1
1T}
01-118-22-41
01-118-22-44
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01-118-22-44
Buffer Size: 200 feet
Map Comments:
9825 56TH AVENUE NORTH LLC
9825 56th Avenue North
Plymouth, MN
55442
0 60 120 240 ft
For more information contact:
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis.info@hennepin.us
LED streetlights: Doctors issue warning - CNN.com
Page 1 of 5
Doctors issue warning about LED streetlights
THE CONVERSATION By Richard G. "Bugs" Stevens, The Conversation
a updated 2:00 PM ET, Tue surae 21, 2016
Photos: Los Angeles LED streetlights
The Sixth Street bridge over the Los Angeles River looks a bit different with old, left, and new
I of 5
http://www.cnn.com12016/06/21/heatthlled-streetlights-ama/index.html 4/26/2017
LEI] streetlights: Doctors issue warning - CNN.= Page 2 of
The American Medical Association (AMA) has just
StOry Health + adopted an official policy statemerltiabd_Ot street
highlights lighting: cool it and dim it.
The American Medical Association urges
communities to minimize health and
environmental risks
White LEDs are thought to be five times more
effective at suppressing melatonin than
The statement, adopted unanimously at the AMA's
annual meeting in Chicago on June 14, comes in
response to the rise of new LED street lighting
sweeping the country, An AMA committee issued
guidelines on how communities can choose LED
streetlights to "minimize potential harmful human
health and environmental effects."
sodium lamps Municipalities are replacing existing streetlights with
efficient and long-lasting LEDs to save money on
energy and maintenance. Although the streetlights
are delivering these benefits, the AMA's stance reflects how important proper design of new
technologies is and the close connection between light and human health.
The AMA's statement recommends that outdoor lighting at night, particularly street lighting, should
have a color temperature of no greater than 3000 Kelvin (K), Color temperature (CT) is a measure of the
spectral content of light from a source; how much blue, green, yellow and red there is in it. A higher CT
rating generally means greater blue content, and the whiter the light appears.
Related Article: Apparently This Matters
LA.'S fancy new streetlights
A white LED at CT 4000K or 5000K contains a
high level of short -wavelength blue light; this has
been the choice for a number of cities that have
recently retrofitted their street lighting such as
Seattle and New York.
Explainer: What is seasonal affective disorder?
But in the wake of these installations have been
complaints about the harshness of these lights. An
extreme example is the city of Davis, California,
where the residents demanded a complete
replacement of these high color temperature LED
street lights.
Can communities have more efficient lighting
without causing health and safety problems?
Two problems with LED street lighting
An incandescent bulb has a color temperature of 2400K, which means it contains far less blue and far
more yellow and red wavelengths. Before electric light, we burned wood and candles at night; this
artificial light has a CT of about 1800K, quite yellow/red and almost no blue. What we have now is very
different.
littp://www.cnn.coin/2016/06/211heatHled-streetlights-aina/index.html 4/26/2017
LED streettights: Doctors issue warning - CNN.=
Page 3 of 5
The new "white" LED street lighting which is rapidly being retrofitted in cities throughout the country has
two pro bina)ftitording to the AMA. The first is discomfort and glare. Because LED IidghtOsT�b
concentrated and has high blue content, it can cause severe glare, resulting in pupillary constriction in
the eyes. Blue light scatters more in the human eye than the longer wavelengths of yellow and red, and
sufficient levels can damage the retina. This can cause problems seeing clearly for safe driving or
walking at night.
You can sense this easily if you look directly into one of the control lights on your new washing machine
or other appliance; it is very difficult to do because it hurts. Street lighting can have this same effect,
especially if its blue content is high and there is not appropriate shielding.
The other issue addressed by the AMA statement is the impact on human circadian rhythmicity.
Color temperature reliably predicts spectral
content of light -- that is, how much of each
wavelength is present. It's designed specifically for
light that comes off the tungsten filament of an
Incandescent bulb.
New atlas shows extent of light pollution; what
does it mean for our health?
However, the CT rating does not reliably measure
color from fluorescent and LED lights.
Related Article: Full moon may disrupt Another system for measuring light color for these
sources is called correlated color temperature
sleep, study says (CCT). It adjusts the spectral content of the light
source to the color sensitivity of human vision.
Using this rating, two different 3000K light sources
could have fairly large differences in blue light content.
Therefore, the AMA's recommendation for CCT below 3040K is not quite enough to be sure that blue
light is minimized. The actual spectral irradiance of the LED -- the relative amounts of each of the colors
produced -- should be considered, as well.
The reason lighting matters
The AMA policy statement is particularly timely because the new World Atlas of Artificial Night Sky
Brightness just appeared last week, and street lighting is an important component of light pollution.
According to the AMA statement, one of the considerations of lighting the night is its impact on human
health.
In previous articles for The Conversation, I have described how lighting affects our normal circadian
physiology, how this could lead to some serious health consequences and most recently how lighting
the night affects sleep.
In the case of white LED light, it is estimated to be
five times more effective at suppressing melatonin
http:llwww.cnn.com/20 t 6/06/21/healthlled-streetlights-amalindex.html 4/26/2017
LED streetlights: Doctors issue warming - CNN.com
Page 4 of 5
at night than the high pressure sodium lamps
(given the same light output) whitWbaTiI� been the
mainstay of street lighting for decades. Melatonin
suppression is a marker of circadian disruption,
which includes disrupted sleep.
A dark night is good for your health
Bright electric lighting can also adversely affect
wildlife by, for example, disturbing migratory
Related Article: Warning labels on your patterns of birds and some aquatic animals which
liglit bulbs nest on shore.
Street lighting and human health
The AMA has made three recommendations in its new policy statement:
First, the AMA supports a "proper conversion to community based Light Emitting Diode (LED) lighting,
which reduces energy consumption and decreases the use of fossil fuels."
Second, the AMA "encourage[s] minimizing and controlling blue -rich environmental lighting by using
the lowest emission of blue light possible to reduce glare."
,loin the conversation
See the latest news and share your comments
with CNN Health on Facebook and Twitter.
Third, the AMA "encourage[s] the use of 3000K or
lower lighting for outdoor installations such as
roadways. All LED lighting should be properly
shielded to minimize glare and detrimental human
and environmental effects, and consideration
should be given to utilize the ability of LED iighting
to be dimmed for off-peak time periods."
There is almost never a completely satisfactory
solution to a complex problem. We must have
lighting at night, not only in our homes and businesses, but also outdoors on our streets. The need for
energy efficiency is serious, but so too is minimizing human risk from bad lighting, both due to glare and
to circadian disruption. LED technology can optimize both when properly designed.
Richard G. "Bugs" Stevens is a professor in the School of Medicine at the University of Connecticut
Copyright 2016 The Conversation. Some rights reserved.
http://www.cnn.com/2016/06/21 /healtli/led-streetlights-ama/index,html4/26/2017
REPORT OF THE COUNCIL ON SCIENCE AND PUBLIC HEALTH
CSAPH Report 2-A-16
Subject; Hutnan and Environmental Effects of Light Emitting Diode (LED) Community
Lighting
Presented by: Louis J. Kraus, MD, Chair
Referred to: Reference Committee E
(Theodore Zanker, MD, Chair)
1 INTRODUCTION
2
3 With the advent afhighly efficient and bright light emitting diode (LED) lighting, strong economic
4 arguments exist to overhaul the street lighting of U.S. roadways.''' Valid and compelling reasons
5 driving the conversion from conventional lighting include the inherent energy efficiency and longer
6 lamp life of LED lighting, leading to savings in energy use and rcdticcd operating costs, including
7 taxes and maintenance, as well as lower air pollution burden from reduced reliance on fossil -based
8 carbon fitels.
9
10
11
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14
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ib
17
18
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20
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23
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Not all LED light is optimal, however, when used as street lighting. Improper design of the lighting
fixture can result in glare, creating a road hazard condition.4. ' LED lighting also is avai lable in
various color correlated temperatures. Many early designs of white LED lighting generated a color
spectrum with excessive blue wavelength. This feature further contributes to disability glare, i.e.,
visual impairment dire to stray light, as blue wavelengths are associated with more scattering in the
human eye, and sufficiently intense blue spectrum damages retinas'' The excessive blue spectrum
also is environmentally disntptive for many nocturnal species. Accordingly, significant human and
enviromnental concerns are associated with short wavelength (blue) LED emission, Currently,
approximately 10% c existing U.S. street lighting has been converted to solid state LED
technology, with efforts underway to accelerate this conversion. The Council is undertaking this
report to assist in advising communities on selecting among LED lighting options in order to
minimize potentially hannful human health and environmental effects.
METHODS
English language reports published between 2045 and 2016 were selected from a search of the
PubMed and Google Scholar databases using the McSH terms "light," "lighting methods,"
"color," "photic stimulation," and "adverse effects," in combination with "circadian
rhythrnlphysiclogylradiation effects," "radiation dosage/effects," "sleep/physiology," "ecosystem,"
"environment," and "environmental monitoring," Additional searches using the text terms "LED"
and "community," "street," and "roadway lighting" were conducted. Additional information and
perspective were supplied by recognized experts in the field.
ADVANTAGES AND DISADVANTAGES OF LED STREET LIGHTS
The main reason for converting to LED street lighting is energy efficiency; LED lighting can
reduce energy consumption by ftp to 50% compared with conventional high pressure sodium (HPS)
Q 2016 American Medical Association. All rights reserved.
CSAPH Rep. 2-A-16 -- page 2 of 8
1 lighting. LED lighting has no warm up requirement with a rapid "turn on and off' at full intensity.
2 In the event of a power outage, LED lights can turn on instantly when power is restored, as
3 opposed to sodium -based lighting requiring prolonged wane up periods. LCD lighting also has the
4 inherent capability to be dimmed or tuned, so that during off peak usage times (e.g., 1 to 5 AM),
5 further energy savings can be achieved by reducing illumination levels. LED lighting also has a
6 much longer lifetime (IS to 20 years, or 50,000 hours), reducing maintenance costs by decreasing
7 the frequency of fixture or bulb replacement. That lifespan exceeds that of conventional HPS
S lighting by 2-4 times. Also, LED lighting has no mercury or lead, and does not release any toxic
9 substances if damaged, unlike mercury or LIPS Iighting. The light output is very consistent across
10 cold or wann temperature gradients. LEI] lights also do not require any internal reflectors or glass
l 1 covers, allowing higher efficiency as well, if designed properly.Y'
12
13 Despite the benefits of LED lighting, some potential disadvantages are apparent. The initial cost is
14 higher than conventional lighting; several years of energy savings may be required to recoup that
15 initial expense.10 The spectral characteristics of LED lighting also can be problematic. LED
16 lighting is irdierently narrow bandwidth, with "white" being obtained by adding phosphor coating
17 layers to a high energy (such as blue) LED, These phosphor layers can wear with time leading to a
18 higher spectral response than was designed or intended. Manufacturers address this problem with
19 more resistant coatings, blocking filters, or use of lower color temperature LEDs. With proper
20 design, higher spectral responses can be minimized. LED lighting does not tend to abruptly "burn
21 out," rather it dims slowly over many years. An LED fixture generally needs to be replaced after it
22 has dimmed by 30% from initial specifications, usually after about 15 to 20 years.'"
23
24 Depending on the design, a large amount blue light is emitted from some LEDs that appear white
25 to the naked eye. The excess blue and green emissions from some LEDs lead to increased light
26 pollution, as these wavelengths scatter more within the eye and have detrimental environmental
27 and glare effects. LED's light emissions are characterized by their correlated color temperature
2$ i� 13
(CCT] index. -' The first generation of LED outdoor lighting and units that are still widely being
29 installed are "4000K" LED units, This nomenclature (Kelvin scale) reflects the equivalent color of
34 a heated metal object to that temperature. The LEDs are cool to the touch and the nomenclature has
3 ] nothing to do with the operating temperature of the LED itself. By comparison, the CCT associated
32 with daylight light levels is equivalent to 6500K, and high pressure sodium lighting (the current
33 standard) has a CCT of 21 OOK. Twenty-nine percent of the spectrum of 4000K LED lighting is
34 emitted as blue light, which the human eye perceives as a harsh white color. Due to the point -
35 source nature of LED lighting, studies have shown that this intense blue point source leads to
36 discomfort and disability glare,''
37
38 More recently engineered LED lighting is now available at 3000K or lower. At 3000K, the human
39 eye stili perceives the light as "white," but it is slightly warmer in tone, and has about 2t% of its
40 emission in the blue -appearing part of the spectrum. This emission is still very blue for the
41 nighttime environment, but is a significant improvement over the 4000K lighting because it
42 reduces discomfort and disability glare. Because of different coatings, the energy efficiency of
43 3000K lighting is only 3% less than 4000K, but the light is more pleasing to humans and has less
44 of an impact on wildlife.
45
46 Glare
47
48 Disability glare is defined by the Department of Transportation (DOT) as the following:
49
50 "Disability glare occurs when the introduction of stray light into the eye reduces the ability to
51 resolve spatial detail. It is an objective impairment in visual performance"
CSAPH Rep. 2-A-16 -- page 3 of 8
1 Classic models of this type of glare attribute the deleterious effects to intraocular light scatter in the
2 eye. Scattering produces a veiling luminance over the retina, which effectively reduces the contrast
3 of stimulus images formed on the retina. The disabling effect of the veiling luminance has serious
4 implications for nighttime driving visibility.''
5
6 Although LED lighting is cost efficient and inherently directional, it paradoxically can lead to
7 worse glare than conventional lighting. This glare can be greatly [minimized by proper lighting
8 design and engineering. Glare can be magnified by improper color temperature of the LED, such as
9 blue -rich LED lighting. LEDs are very intense paint sources that cause vision discomfort when
10 viewed by the human eye, especially by older drivers. This effect is magnified by higher color
1 I temperature LEDs, because blue light scatters more within the human eye, leading to increased
12 disability glare,"'
13
14 In addition to disability glare and its impact on drivers, many residents are unhappy with bright
15 LED lights. In many localities where 4000K and higher lighting has been installed, community
16 complaints of glare and a "prison at[nasphere" by the high intensity blue -rich lighting are common,
17 Residents in Seattle, WA have demanded shielding, complaining they need heavy drapes to be
18 comfortable in their own homes at night. 17 Residents in Davis, CA demanded and succeeded in
19 getting a complete replacement of the originally installed 4000K LED lights with the 3000K
20 version throughout the town at great expense.18 In Cambridge, MA, 4000K. lighting with dimming
21 controls was installed to mitigate the harsh blue -rich lighting late at night. Even in places with a
22 high level of ambient nighttime lighting, such as Queens in New York City, many complaints were
23 made about the harshness and glare from 4000K lighting," In contrast, 3000K lighting has been
24 much better received by citizens in general.
25
26 Unshielded LCD Lighting
27
28 Unshielded LED lighting causes significant discomfort from glare. A French government report
29 published in 2413 stated that due to the point source nature of LED lighting, the luminance level of
30 unshielded LED lighting is sufficiently high to cause visual discomfort regardless of the position,
31 as long as it is in the field of vision. As the emission surfaces of LEDs are highly concentrated
32 point sources, the luminance of each individual source easily exceeds the level of visual
33 discomfort, in some cases by a factor of 1000."
34
35 Discomfort and disability glare can decrease visual acuity, decreasing safety and creating a road
36 hazard. Various testing measures have been devised to determine and quantify the level of glare
37 and vision impairment by poorly designed LED ]ighting.20 Lighting installations are typically
38 tested by measuring foot-candles per square meter on the ground. This is useful for detennining the
39 efficiency and evenness of lighting installations. This method, however, does not take into account
40 the htnnan biological response to the point source. it is well known that unshielded fight sources
41 cause pupillary constriction, leading to worse nighttime vision between lighting fixtures and
42 causing a "veil of illuminance" beyond the lighting fixture. This leads to worse vision than if the
43 light [lever existed at all, defeating the purpose of the lighting fixture. Ideally LED lighting
44 installations should be tested in real life scenarios with effects on visual acuity evaluated in order to
45 ascertain the best designs for public safety.
46
47 Prober Shielding
48
49 With any LEI] lighting, proper attention should be paid to the design and engineering features.
50 LED lighting is inherently a bright point source and can cause eye fatigue and disability glare if it
51 is allowed to directly shine into human eyes frorn roadway lighting. This is mitigated by proper
CSAPH Rep. 2-A-16 -- page 4 of 8
1 design, shielding and installation ensuring that no light shines above 80 degrees from the
2 horizontal. Proper shielding also should be used to prevent light trespass into homes alongside the
3 road, a common cause of citizen complaints. Unlike current HPS street lighting, LEDs have the
4 ability to be controlled electronically and dimmed from a central location. Providing this additional
5 control increases the installation cost, but may be worthwhile because it increases long term energy
6 savings and minimizes detrimental human and environmental lighting effects. In environmentally
7 sensitive or rural areas where wildlife can be especially affected (e.g., near national parks or bio -
8 rich zones where nocturnal animals need such protection), strong consideration should be made for
9 lower emission LEDs (e.g., 3000K or lower lighting with effective shielding). Strong consideration
10 also should be given to the: use of filters to block blue wavelengths (as used in Hawaii), or to the
I 1 use of inherent amber LEDs, such as those deployed in Quebec, Blue light scatters more widely
12 (the reason the daytime sky is "blue"), and unshielded blue -rich lighting that travels along the
13 horizontal plane increases glare and dramatically increases the nighttime sky glow caused by
14 excessive light pollution.
15
16 POTENTIAL HEALTH EFFECTS OF "WHITE" LED STREET LIGHTING
17
18 Much has been learned over the past decade about the potential adverse health effects of electric
19 light exposure, particularly at night.21.25 The core concern is disruption of circadian rhythmicity.
20 With waning ambient Iight, and in the absence of electric lighting, humans begin the transition to
21 nighttime physiology at about dusk; melatonin blood concentrations rise, body temperature drops,
22 sleepiness grows, and hunger abates, along with several other responses.
23
24 A number of controlled laboratory studies have shown delays in the normal transition to nighttime
25 physiology from evening exposure to tablet computer screens, backlit e -readers, and room light
26 typical of residential settings. 16-28 These effects are wavelength and intensity dependent,
27 implicating bright, short wavelength (blue) electric light sources as disrupting transition. These
28 effects are not seen with dimmer, longer wavelength light (as from wood fires or low wattage
29 incandescent bulbs). In human studies, a short-term detriment in sleep quality has been observed
30 after exposure to short wavelength light before bedtime. Although data are still emerging, some
31 evidence supports a long-term increase in the risk for cancer, diabetes, cardiovascular disease and
32 obesity from chronic sleep disruption or shiftwork and associated with exposure to brighter light
33 sources in the evening or night. 75.29
34
35 Electric lights differ in terms of their circadian impact30 Understanding the neuroscience of
36 circadian light perception can help optimize the design of electric lighting to minimize circadian
37 disruption and improve visual effectiveness. White LED streetlights are currently being marketed
38 to cities and towns throughout the country in the name of energy efficiency and long term cost
39 savings, but such Iights have a spectrum containing a strong spike at the wavelength that most
40 effectively suppresses melatonin during the night. It is estimated that a "white" LED lamp is at
41 least 5 times more powerful in influencing circadian physiology than a high pressure sodium light
42 based on melatonin suppression 31 Recent large surveys found that brighter residential nighttime
43 lighting is associated with reduced sleep time, dissatisfaction with sleep quality, nighttime
44 awakenings, excessive sleepiness, impaired daytime functioning, and obesity.24'j2 Thus, white LED
45 street lighting patterns also could contribute to the risk of chronic disease in the populations of
46 cities in which they have been installed. Measurements at street level from white LED street lamps
47 are needed to morc accurate€y assess the potential circadian impact of evening/nighttime exposure
48 to these lights,
CSAPH Rep. 2-A-16 --page 5 of 8
ENVIRONMENTAL EFFECTS OF LED LIGHTING
3 The detrimental effects of inefficient lighting are not limited to humans; 60% of animals are
4 nocturnal and are potentially adversely affected by exposure to nighttime electrical lighting. Many
5 birds navigate by the moon and star reflections at night; excessive nighttime lighting can lead to
6 reflections on glass high rise towers and other objects, leading to confusion, collisions and
7 death.'" Many insects need a dark environment to procreate, the most obvious example being
8 lightning bugs that cannot "see" each other when light pollution is pronounced. Other
9 environmentally beneficial insects are attracted to blue -rich lighting, circling under them until they
10 are exhausted and dic.34'35 Unshielded lighting on beach areas has led to a massive drop in turtle
11 populations as hatchlings are disoriented by electrical light and sky glow, preventing them from
12 reaching the water safely.15-37 Excessive outdoor lighting diverts the hatchlings inland to their
13 demise. Even bridge lighting that is "too blue" has been shown to inhibit upstream migration of
14 certain fish species such as salmon returning to spawn. One such overly lit bridge in Washington
15 State now is shut off during salmon spawning season.
16
17 Recognizing the detrimental effects of light pollution on nocturnal species, U.S. national parks
19 have adopted best lighting practices and now require nninimal and shielded lighting, Light pollution
19 along the borders of national parks leads to detrimental effects on the local bio -environment. For
20 example, the glow of Miami, FL extends throughout the Everglades National Park. Proper
21 shielding and proper color temperature of the lighting installations can greatly minimize these types.
22 of Harmful effects on our environment.
23
24 CONCLUSION
25
26 Current AMA Policy supports efforts to reduce light pollution. Specific to street lighting, Policy H-
27 135.932 supports the implementation of technologies to reduce glare from roadway lighting. Thus,
28 the Council recommends that communities considering conversion to energy efficient LED street
29 lighting use lower CCT lights that will minimize potential health and enviroiunental effects. The
30 Council previously reviewed the adverse health effects of nighttime lighting, and concluded that
31 pervasive use of nighttime lighting disrupts various biological processes, creating potentially
32 harmful health effects related to disability glare and sleep disturbance. 25
33
34 RECOMMENDATIONS
35
36 The Council on Science and Public Health recommends that the fallowing statements be adopted,
37 and the remainder of the report filed.
38
39 1. That our American Medical Association (AMA) support the proper conversion to community -
40 based Light Emitting Diode (LED) lighting, which reduces energy consumption and decreases
41 the use of fossil fuels. (New FIOD Policy)
42
43 2. That our AMA encourage minimizing and controlling blue -rich environmental lighting by
44 using the lowest emission of blue light possible to reduce glare. (New HOD Policy)
45
46 3. That our AMA encourage the use of 3000K or lower lighting for outdoor installations such as
47 roadways. All LED lighting should be properly shielded to minimize glare and detrimcnial
48 human and environmental effects, and consideration should be given to utilize the ability of
49 LED lighting to be dimmed for off-peak time periods. (New HOD Policy)
Fiscal Note: Less than $500
CSAPH Rep. 2-A-16 -- page 6 of 8
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17. Scigliano E, Seattle's new LED -lit streets Blinded by the lights. Crosscut. March 18,
2013, htty.//crosscut.coiii/2013/03/streetli�its-seattle-ledl. Accessed April 6, 2016.
18. Davis will spend $350,000 to replace LED Iights after neighbor complaints. CBS Local,
Sacramento; October 21. 2014. hup:Psacramento.sunt imes.canilsac-newsi7/ 138l60001dayis-
will-s en d-3 50000 -to -rep lace -led -ii hts-after-mei hbor-cote rlaints.
19. Chahan M. LED streetlights in Brooklyn are saving energy but exhausting residents. NY
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21. Stevens RG, Brainard GC, Blask DE, Lockley, SW, Matta, ME. Breast cancer and circadian
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CSA PH Rep. 2-A-16 -- page 8 of 8
28. Gooley JJ, Chamberlain K, Smith KA, et al. Exposure to room light before bedtime suppresses
melatonin onset and shortens melatonin duration in humans..1 Clin Endocrinol Aletab.
201 1;96:E463-72.
29. Koo YS, Song JY, Joa EY, et al. Outdoor artificial light at night, obesity, and sleep health:
Crass -sectional analysis in the KoGES study. Chronobiol Int. 2016;33(3):301-14.
30. Lucas RJ, Peirson SN, Berson DM, et al. Measuring and using light in the inelanopsin age.
Trends Neurosci. 2014;37:1-9,
31. Falchi F, Cinzano P, Elvidge CD, Keith DM, I1aim A. Limiting the impact of light pollution on
human health, environment and stellar visibility. JEnvirort Manage. 2011;92:2714-22•
32. Ohayon M, Milesi C. Sleep deprivation/insomnia and exposure to street lights in the American
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Vancouver, BC,
33. Pawson SM, Bader MK. Led lighting increases the ecological impact of light pollution
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34. Gaston K, Davies T, Bennie J, Hopkins J. Reducing the ecological consequences of night-time
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35. Salmon M, Protecting sea turtles from artificial night lighting at Florida's oceanic beaches. In -
Rich C, Longcorc T (eds.). Ecological Consequences afArtijicial Night.Lighting. 2006:141-68.
Island Press, Washington, DC,
36. Ruscnko KW, Mann JL, Albury R, Moriarty JE, Carter HL. Is the wavelength of city glow
getting shorter? Parks with no beachfront lights record adult aversion and hatchling
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Proceedings af'the Tiverzty- %th .4rrttaral Sirrapasitrm on Sea Turtle Biology and Cnnsen,cttiorz,
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37. Rusenko KW, Newman R, Mott C, et al. Using GfS to determine the effect of sky glow oil
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Acknowledgement: The Council thanks George Brainard, PhD (Thomas Jefferson University),
Richard Stevens, PhD (University Connecticut Health Center), and Mario Motta, MD (CSAPH,
Tufts Medical School) for their contributions in preparing the initial draft of this report, and the
commentary by Travis Longeore, PhD, on the ecological impact of nighttime electrical lighting.
lutWAUTOMOTIVE GROUP
Motu- Manaearnenl Corporation
March 22, 2017
W: 10p Berglund
RE: 9825 561h Avenue N - ExLerior Light Replacement
E E0VE
I�'t sl
23
CITY of: P1_i'MO TiH TM
291701'
The existing exterior light poles and fixtures at our Luther Collision & Glass Plymouth location are
a;ed, I -Listing and quite inefficient. We respectfully submit this proposal to remedy that situation.
Our plan is to accomplish this by removing the affected poles and replacing with new aluminum
ones as well as replacing the dated metal halide light fixtures with new high -efficiency LED
Fixtures. The current site has 35 pales with 125 heads and our proposed plan, which meets the
City of Plymouth code requirements, places 23 poles with 59 heads. Please see attached lighting
plan.
We believe this plan will benefit our company, the City of Plymouth, the surrounding area and the
environment with significantly reducing energy consumption.
Please contact me if you have further questions or requests. We are grateful For your
consideration.
Respectfully submitted,
Linda McGinty
Kathy Dickson
I HF_� L1J iTNi_,,P. COMPANY LLi.P
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Agenda Number
File 2417021 6A
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TD: Plymouth Planning Commission
FROM: Shawn Drill, Sr. Planner (509-5456) through Barbara Thomson.
Planning Manager
MEETING DATE-- May 3, 2017
APPLICANT: Maco Properties, LLC
PROPOSAL: Rezoning, site plan, and conditional use permit for a memory care
home
LOCATION: 18040 Medina Road
GUIDING: LA -2 (living area 2)
CURRENT ZONING: FRD (future restricted development)
REVIEW DEADLINE: July 18, 2017
DESCRIPTION OF REQUEST:
The applicant is requesting approval of the following items:
1) rezoning from FRD to RMF -1 (multiple family 1);
2) site plan for a one-story, 32 -unit memory care home; and
3) conditional use permit to allow a residential care facility in the RMF -1 zoning district.
Notice of the public hearing was published in the City's official newspaper. Because the proposal
includes a rezoning, two notices were mailed to all property owners within 750 feet of the site.
One notice was sent upon city receipt of the application, and the other notice was sent 12 days
prior to the public hearing. A copy of the notification area map is attached. Development signage
has also been posted on the site.
2017021
Page 2
CONTEXT:
Surrounding Land Uses
Natural. Characteristics of Site
The site is located in the Elm Creek drainage district. The site does not contain any land in the
floodplain or shoreland district. Four small potential wetland areas appeared on the survey,
however, those areas have since been found to be incidental (man -created) wetlands that are not
subject to the Wetland Conservation Act, A determination regarding whether the wetlands are
subject to U.S. Army Corps. of Engineers jurisdiction is expected shortly. The site is heavily
wooded. Although the proposal is not subject to the City's tree preservation regulations, the
applicant proposes to preserve a munber of existing trees along the north and east boundaries of
the site.
Previous Actions Affecting Site
There are no previous City actions affecting this site. The property has been used as a single-
family home site. Under the plan, the existing home would be removed.
���1�>�i��rili�'� ]����1�[�li� I:��1�+��jr`]�Q►�►L1:�I:I�i
The city has a relatively high level of discretion in approving or denying a rezoning application.
This is because the rezoning of land is a "quasi -legislative" action (enactment of policy). The
zoning ordinance and map are the enforcement tools used to implelment the goals and standards
set by the comprehensive plan. The proposed zoning for a property must be consistent with the
comprehensive plan.
The city's discretion in approving or denying a site plan is limited to whether or not the proposal
complies with the comprehensive plan and zoning ordinance requirements. if it meets these
standards, the city must approve the site plan.
Adjacent Land Uses
Guiding
Zoning
Two-family homes in "Walnut
RSF-4
North
Grove Pond"
(1- & 2 -family)
LA -2
Perl Landscapes
RMF -1
East
Perl Landscapes
LA -2
RMF -1
Greenwood Elementary School
P-1
Southwest (across
and Ball Fields
(public/inst.)
RSF-1
Medina Rd.)
---
---
(single-family 1 }
Peace Lutheran Church
LA -1
(living area 1 )
Natural. Characteristics of Site
The site is located in the Elm Creek drainage district. The site does not contain any land in the
floodplain or shoreland district. Four small potential wetland areas appeared on the survey,
however, those areas have since been found to be incidental (man -created) wetlands that are not
subject to the Wetland Conservation Act, A determination regarding whether the wetlands are
subject to U.S. Army Corps. of Engineers jurisdiction is expected shortly. The site is heavily
wooded. Although the proposal is not subject to the City's tree preservation regulations, the
applicant proposes to preserve a munber of existing trees along the north and east boundaries of
the site.
Previous Actions Affecting Site
There are no previous City actions affecting this site. The property has been used as a single-
family home site. Under the plan, the existing home would be removed.
���1�>�i��rili�'� ]����1�[�li� I:��1�+��jr`]�Q►�►L1:�I:I�i
The city has a relatively high level of discretion in approving or denying a rezoning application.
This is because the rezoning of land is a "quasi -legislative" action (enactment of policy). The
zoning ordinance and map are the enforcement tools used to implelment the goals and standards
set by the comprehensive plan. The proposed zoning for a property must be consistent with the
comprehensive plan.
The city's discretion in approving or denying a site plan is limited to whether or not the proposal
complies with the comprehensive plan and zoning ordinance requirements. if it meets these
standards, the city must approve the site plan.
2017021
Page 3
The city's discretion in approving or denying a conditional use permit is limited to whether or not
the proposal rneets the standards listed in the zoning ordinance. If it meets the specified standards,
the city must approve the conditional use permit. However, the level of discretion is affected by
the fact that some of the standards may be open to interpretation.
ANALYSIS OF REQUEST:
The applicant is proposing to construct a ane -story, 32 -unit residential memory care home on the
roughly 4.6 -acre site located at 18040 Medina Road. The building would include a commercial
kitchen for on-site meal preparation, as well as a dining room, great room, media roam, salon, and
activity space.
Rezoning
The applicant is requesting to rezone the site from FRD to RMF -1. The FRD zoning district serves
as a "holding zone" until a landowner or developer makes an application for development. At that
time, the property must be rezoned in accordance with its land use guiding designation in the
comprehensive plan.
Comprehensive Plan
Minnesota state statute requires that the zoning map for each city be consistent with its adopted
land use guide plan. The site is guided LA -2 on the City's land use guide plan. The comprehensive
plan states that RMF -I zoning is an appropriate designation for properties that are guided LA -2.
A copy of the LA -2 section of the comprehensive plan is attached.
Note that memory care homes and similar nursing care facilities are not subject to density
regulations.
Staff supports the requested rezoning froze FRD to RMF -1, with the following findings:
1. The requested RMF -I zoning is listed as an appropriate corresponding zoning district for the
subject LA -2 guiding property.
2. The proposed residential memory care home would be consistent with the comprehensive
plan and would comply with city standards.
3. The proposal would result in a development that is compatible with its surroundings.
4. Adequate infrastructure would be available to support RMF -1 zoning and the proposed
development for this site.
2017021
Page 4
Site Plan
The zoning ordinance contains specific standards for development in the RMF -1 zoning district.
Staff used these standards to review the proposal. The specific standards that apply are as indicated
on the following table.
RMF -1 District Standards
or Uses Other Than I- & 2-fandly Dwellings)
S eci ied
Shown
Complies?
Building Setbacks:
--From Front Lot Line
50 ft. (min.)
115 ft.
Yes
--From Other Lot Lines
25 ft. (min.)
30 ft. (at nearest point)
Yes
Parking Setbacks:
--From Front Lot Line
20 ft. (min.)
72 ft.
(28 ft. from potential
additional parking spaces)
Yes
--From Other Lot Lines
30 ft. min,
155 ft. (at nearestpoint)
--From Building:
10 ft. (min.)
12 ft.
Yes
Drive Aisle Setbacks:
--From Front Lot Line
30 ft. (min.)
46 ft.
Yes
--From Other Lot Lines
30 ft. min.
s0 ft.
Yes
Drive Aisle Width:
26 f3. min.
26 ft.
Yes
Parking Spaces:
21 min.
27
Yes
Building Height:
35 ft. (max.)
20 ft.
Yes
Structural Coverage:
50% (max.)
13%
Yes
Landscaping:
--Trees
64 new trees (min.)
63 new overstory trees, plus
understory trees and shrubs
equivalent to 23 trees
Yes
--Ground Cover
Sod
(except seed may be used
in trail easement & f tture
bldg. ex ansion areas)
Seed
No*
Lighting:
--Fixture Height
25 ft. max.)
28 ft.
No*
--Lumens/sq. ft.
1.25 (max.)
2.2
No*
* Compliance required as a condition of approval in attached resolution.
2017 021
Page 5
Access
Driveway access would tie into Medina Road at two locations. One access point would line up
with the driveway for Greenwood Elementary School, and the other would be near the west end
of the proposed parking lot.
Building Materials
The proposed building would have a residential appearance. The primary exterior wall materials
would include lapboard siding, shingle siding, and decorative stone. The pitched roof would have
asphalt shingles. The proposed materials and design would comply with city regulations.
SidewalkslTrails
The applicant is proposing to install sidewalks and trails on the site to connect the building with
the parking lot, and to provide a walking system around the building and site. In addition, a future
city trail is planned along the north side of Medina Road adjacent to this site. The applicant would
provide a trail easement to accommodate that future city trail.
Stormwcater Runoff
The City requires storm drainage systems to be designed so that the post -development rate of
runoff from, a site does not exceed the pre -development rate. Additionally, the City requires
treatment of storm water runoff before it enters the drainage system. The applicant is proposing a
bio -filtration basin in the west portion of the site. The drainage plan would be required to comply
with City and watershed regulations pertaining to water quality and rate control.
Fuluyre Building Expansion Area
The plans show an area for a potential future building expansion onto the southeast side of the
building. That expansion could accommodate 14 additional memory care units in compliance with
setback regulations. The on-site drainage system has been designed and sized to accommodate the
expansion. In addition, the plans show that up to 30 additional parking spaces could be provided
in the future in compliance with setback regulations, should the need arise. If the building or
parking is proposed to be expanded in the future, a separate public review process would be
required at that time.
Secured Outdoor Area
An outdoor area with a patio and greenspace would be installed on the northeast side of the
building. The outdoor area would be enclosed with a wrought -iron, or similar style fence that
would be six feet high.
2017021
Page 6
Garage
An attached garage would be constructed onto the northwest side of the building. The garage
would: 1) provide vehicle storage for a transport van; 2) serve as an indoor portal for residents
moving in or out; and 3) provide for indoor storage of garbage dumpsters and recycling.
Genera to -
The plans show a pad for an emergency generator on the west side of the garage. The resolution
requires that, prior to installation of a generator, the applicant provide additional information
showing that the generator would comply with City noise regulations and screening requirements.
Conditional Use Permit
The zoning ordinance requires a conditional use permit for memory care homes in the RMF -1
district.
Staff finds that the request meets the applicable general standards (copy attached). Specifically,
the proposed use: 1) would be consistent with the comprehensive plan; 2) would not endanger the
public health or safety; 3) would not be injurious to other properties in the vicinity or to the city as
a whole; and 4) would not impede the orderly development of surrounding properties.
Staff also finds that the request meets the applicable specific standards for a memory care home in
the RMF- 1 district, as follows:
• Such uses shall be located along arterial or major collector roadways.
Medina Road, which abuts the southwest boundary of the site, is classified by the
comprehensive plan as a major collector roadway.
■ Buildings shall not exceed tivo stories in height.
The proposed building would be one story in height.
• Buildings shall maintain a high standard of architectural and aesthetic compatibility with
surrounding properties.
The building would incorporate exterior materials that are typically associated with residential
structures, and would be designed to be architecturally compatible with adjacent properties.
201702I
Page 7
RECOMMENDATION:
Community Development Department staff recommends approval of the request for rezoning, site
plan, and conditional use pen -nit for Maco Properties, LLC for a memory care home at 18040
Medina Road, subject to the findings and conditions listed in the attached resolutions.
If new information is brought forward at the public hearing, staff may alter or reconsider its
recommendation.
ATTACHMENTS:
1. Draft Ordinance Approving the Rezoning
2. Draft Resolution Approving Findings of Fact
3, Draft Resolution Approving Site Plan and Conditional Use Pen -nit
4. Location Map
5. Aerial Photo
6, Notification Area Map
7. Applicant's Narrative
8. LA -2 Excerpt (Comprehensive Plan)
9. Conditional Use Pen -nit Standards
10. Site Graphics
CITY OF PLYMOUTH
HENNEPIN COUNTY, MINNESOTA
ORDINANCE NO. 2017 -
AN ORDINANCE AMENDING CHAPTER 21 (ZONING ORDINANCE) OF THE
CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 18040 MEDINA ROAD
(2017021)
THE CITY OF PLYMOUTH ORDAINS:
Section 1. Amendment of City Code. Chapter 21 of the City Code of the City of Plymouth,
Minnesota, is hereby amended by changing the classification on the City of Plymouth Zoning Map from
FIR (future restricted development) to RMF -1 (multiple family 1) with respect to the roughly 4.6 -acre
site legally described as follows:
Beginning at the intersection of the center line of Medina Road with the west line of the East 290
feet of the West Half of the Southeast Quarter of Section 18, Township 118, Range 22, thence
Northerly along said West line a distance of 553.2 feet, thence deflecting left 88 degrees, 6
minutes to the intersection with the center line of said Medina Road, thence Southeasterly along
Said center line of Medina Road to the point of beginning, excluding roadway, Hennepin County,
Minnesota.
Section 2. Effective Date. This amendment shall take effect immediately upon its passage.
APPROVED by the Plymouth City Council this ** day of ****, 2017.
Belli Slavik, Mayor
ATTEST:
Sandra R. Engdahl, City Clerk
CITY OF PLYMOUTH
RESOLUTION No. 2017-
A RESOLUTION APPROVING FINDINGS OF FACT FOR THE REZONING OF LAND
LOCATED AT 18040 MEDINA ROAD (2017021)
WHEREAS, Maco Properties, LLC has requested reclassification of the zoning from FRD (future
restricted development) to RMF -1 (multiple family 1) for the roughly 4.5 -acre site located at 18040
Medina Road, legally described as follows:
Beginning at the intersection of the center line of Medina Road with the west line of the East
290 feet of the West Half of the Southeast Quarter of Section 18, Township 118, Range 22,
thence Northerly along said West cine a distance of 553.2 feet, thence deflecting left 88 degrees,
6 minutes to the intersection with the center tine of said Medina Road, thence Southeasterly
along said center line of Medina Road to the point of beginning, excluding roadway, Hennepin
County, Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval; and
WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from FRD to
RMF -1.
NOW, THEREFORE, BE IT HERESY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request for reclassification of the zoning from
FRD to RMF -1 for the roughly 4.6 -acre site located at 18040 Medina Road (as legally described above),
based on the following findings:
1. The requested RMF -1 zoning is listed as an appropriate corresponding zoning district for the
subject LA -2 guiding property.
2. The proposed residential memory care home would be consistent with the comprehensive
plan and would comply with city standards.
3. The proposal would result in a development that is compatible with the surroundings.
4. Adequate infrastructure would be available to support RMF -1 zoning and the proposed
development for this site.
APPROVED by the Plymouth City Council this ** day of ****, 2017.
Resolution 2017-
(2017021)
Page 2
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
, 2017 with the original thereof on file in my office, and the same is a correct
transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of
City Clerk
CITY OF PLYMOUTH
RESOLUTION NO. 2017 -
RESOLUTION APPROVING SITE PLAN AND CONDITIONAL USE PERMIT
FOR A MEMORY CARE HOME AT 18040 MEDINA ROAD (201 7021 )
WHEREAS, Maco Properties, LLC has requested approval of a site plan and conditional use permit
to allow construction of a memory care home fpr property legally described as follows:
Beginning at the intersection of the center line of Medina Road with the west line of the East 290
feet of the West Half of the Southeast quarter of Section 18, Township 118, Range 22, thence
Northerly along said West line a distance of 553.2 feet, thence deflecting left 88 degrees, 5
minutes to the intersection with the center line of said Medina Road, thence Southeasterly along
said center line of Medina Road to the point of beginning, excluding roadway, Hennepin County,
Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Maco Properties, LLC for a site plan
and conditional use permit for a memory care home at 1.8040 Medina Road, subject to the following
findings and conditions:
1. A site plan is approved to allow construction of a 32 -unit memory care home and related
site improvements, in accordance with the plans received by the City on March 1, 2017,
except as may be amended by this resolution.
2. A conditional use permit is approved to allow a memory care home in the RMF -1 zoning
district, with the find that all applicable conditional use permit standards would be met.
3. Approval of the site plan and conditional use permit is contingent upon approval of rezoning
of the site from F R D to RMF -1.
4. prior to commencement of the project, the applicant shall obtain required City permits, and
required erosion control measures shall be in place.
5. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit
the required information, and revise the plans as indicated below, consistent with the
applicable city code, zoning ordinance, and engineering guidelines:
a. Remove existing structures, and properly abandon the well and septic system.
b. Execute a Site Improvement Performance Agreement (SIPA) and submit the related
financial guarantees and fees.
Resolution 2017 -
Fife 2017021
Page 2
c. Pay the required park dedication cash fee in lieu of land dedication, based on the
commercial acreage.
d. Obtain any required permits or approvals from the watershed district and Army Corps of
Engineers.
e. Execute and record a ten -foot wide public trail easement along Medina Road, as shown
on the plans.
F. Execute and record a drainage and utility easement over the ponding bio -filtration area,
and over any proposed public utility pipes — including over any needed pipes on the Perl
Landscapes property to the north.
g. Execute and record a standard drainage and utility easement around the perimeter of
the site.
h. Execute and record a maintenance agreem e nt fo r the bio -filtration basin.
i. obtain City approval of final construction plans.
j. Revise the lighting pian to comply with LZ1 {lighting zone 1} standards, including but not
limited to, fixture mounting height and lumens per square foot. Submit fixture details
identifying BUG (backlight, uplight, glare) and Ciel (color rendering index) ratings.
Exterior lighting shall comply with City regulations.
k. Revise the pians to indicate sod instead of seed, except that the applicant may use grass
seed for the future building expansion area, bio -filtration area, and public trail easement
areas.
I. Revise the plans to indicate one freestanding sign instead of two. Signage shall comply
with City regulations, and shall require approval of a separate sign permit.
m. Add and relocate fire hydrants to approved locations.
n. Relocate the fire department connection to an approved location near the main building
entrance.
o. Identify the post -indicator valve location.
p. Identify the size of the water supply line to the building.
q. Submit fire flow calculations, construction type, and building square footage. Required
fire flow is based on the construction type and building site.
r. A wall hydrant is required on the north side of the building in a location to be approved
by the Fire Inspector, in relation to an administrative variance approval to eliminate the
requirement for a fire lane around the building.
S. A solenoid valve is required on the combination fire/domestic water supply line to the
building.
t. Fire lane signage shall be provided in locations to be field identified by the Fire
Inspector.
G. The drainage plan shall be designed to comply with City and watershed regulations
pertaining to water quality and rate control.
Any emergency generator on the site shall comply with City noise regulations and screening
requirements, and shall require separate review and approval of an administrative permit
prior to installation.
Resolution 2017 -
File 2017021
Page 3
B. Standard Conditions:
a. The applicant shall remove any diseased or hazardous trees.
b. No trees may be planted in the boulevard or trail easement.
c. Any mechanical equipment shall be screened or painted to match the building, pursuant
to zoning ordinance regulations.
d. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
e. The site plan and conditional use permit shall expire one year after the date of approval,
unless the property owner or applicant has started the project, or unless the applicant,
with the consent of the property owner, has received prior approval from the City to
extend the expiration date for up to one additional year, as regulated under sections
21045,09 and 21015.07, respectively, of the zoning ordinance.
APPROVED by the Plymouth City Council this ** day of ****, 2017,
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) S5
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that i compared the foregoing resolution adopted at a meeting of the Piymouth City Council on
2017, with the original thereof on file in my office, and the same is a correct
transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of
City Clerk
EO
I'i
ISI
lel
LA -2
LA -1
LA -2
2017021
Plymouth Memory Care
18040 Medina Road
Rezoning, Site Plan, & Conditional Use Permit
LA -2
IrRity0f
Plymouth, Minnesota
0
450 225 0 450 900
Feet
ributy0f
2017021- Aerial Photo
Plymouth, Minnesota
375 187.5 0 375 750
Feet
NOTIFICATION AREA MAP
Buffer Size: 750 feet 0 120 240 480 ft
Map Comments:
18-118-22-43-0001
18040 Medina Road
For more information contact:
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis.in(c@hennepin.us
ly14 Lill X111:1111]Z 1
1 Q00 Twelve Oaks Center Drive
Suite 200
Wayzata, MN 55391
Tel 952.425.7400
Fax 952.426.7440
www.mohagenhansen.com
Date: March 1, 2017
Memo To: City of Plymouth
From: Steve Oliver
Mohagen Hansen Architecture I Interiors
Project: Plymouth Memory Care - Medina Road
Project No.: MH Project No. 16415.01VIAC
Project Narrative and Overview
General
,;,ci-7 021
MOHAGEN HANSEN
The proposed project involves a new single story, 30 to 32 bed memory care facility, with potential for
expansion of an additional 14 beds. The 26,140 GSF facility includes an attached garage containing utility
and storage spaces of approximately 2,140 SF. The 5.48 acre site includes street right-of-way, but the
building area of the site is effectivey 4.59 acres. The property, which is currently zoned FRS, abuts RSF-4 to
the north and RMF -1 to the east. Across the street to the south is zoned RSF-1, but the site is currently a
school and ball fields.
This application encompasses the following:
Rezoning—from FRD to RMF -1, where a memory care facility is allowed by CUP.
2. Conditional Use Permit
3. Site Plan Review
In parallel to these formal aspects of the application, a separate variance request is being submitted for the
fire lane conditions on the site. As proposed, the project does not include a ring road around the building,
so a variance request is required, although this is not considered a variance under the zoning regulations.
Refer to separate documentation.
Site
The is relatively flat, but does have some low lying areas that have been investigated as potential wetlands.
Through the initial review and reporting effort, by Jacobsen Engineering, the city has issued a decision or
opinion that the areas are identified are not considered protected wetlands. At this time, a final ruling from
the Army Corps of Engineer's is pending. A final review of the site will be performed once the growing
season as begun in April. The current design proposal assumes that the areas in question are not wetlands
and therefore proposes no protection or buffer around those areas. Upon final review by ACE, the team will
respond to their ruling as needed.
MOHAGEN HANSEN
Architecture I Interiors
Memorandum
March 1, 2017
Plymouth Memory Care - Medina Roar}
Page 2 of 3
Site drainage has been established via overland drainage and buried storm piping to route water to a storm
water pond on the west end of the site. The natural outflow for storm water infrastructure in the area is
westbound via piping in Medina Road. Roof drainage from the building will be via gutters and downspouts
and overland drainage or buried rain water leaders.
Exiting site features such as the house, well, out -buildings, fences and existing curb cut will all be
demolished. The site is heavily wooded with a variety of scrub trees and quality trees. Intentions are to
work maintain many of the plantings in the yard around the building, but numerous trees will be removed
to make way for the building and parking areas. A paved trail is proposed around the site and the final trail
alignment will be coordinated with existing trees to minimize impact.
The building and parking setbacks are being satisfied and are as follows:
Building: front — 54'; side and rear — 25'.
Parking: front— 30'; side and rear —10'.
Parkin
Parking on site will be provided to accommodate the demands of the initial phase of construction, with
allowance for parking expansion in the case the building is also expanded. While the parking ordinances
don't address parking demands for memory care facilities specifically, they do offer the following
requirements:
Nursing Homes: 1 space per 3 beds. This is most closely aligned with the non -driving
resident type for memory care.
■ Housing for the Elderly: 1.5 per dwelling unit. This is more aligned with senior independent
living environments.
The current site plan proposes 27 parking stalls which exceeds the requirements for a nursing home, which
would be 11 stalls. Practically speaking, providing 27 stalls to cover needs for staff (up to 12 at a time) and
for visitors (up to 15 allotted) seems to be a practical approach. As indicated on the site plan, there are an
additional 30 stalls possible with the proposed layout. In addition to the designated employee and visitor
parking, the garage also provides two indoor parking stalls.
Access:
The site will be accessed via two curb cuts, to allow for ease of traffic flow, fire truck turning and trash
collection movements. The easterly curb cut is set up to align with the existing drive aisle that serves the
school and ball fields. The westerly curb cut is established based on the parking layout and access
conditions around the garage, where the trash receptacles will be stored.
Building Design:
The building is designed as a residential facility in every regard. Exterior finishes, forms and fenestration are
all typical of a quality home. Exterior site amenities, such as patios, porches, walking trails and fenced areas
are provided to allow residents to enjoy the wood property with family and friends. Interior amenities
include a great room, dining room, spa, salon, media room and an activity space. The core of each wing of
the building houses support services and the main commercial kitchen.
MOHAGEN HANSEN
Architecture I Interiors
Memorandum
March 1, 2017
Plymouth Memory Care - Medina Road
Page 3 of 3
Rezoning:
Rezoning of the site to RMF -1 is required because it is currently zoned FRd, which does not allow for multi-
family residential.
1. The site is guided for residential Living Area 7 in the 2030 Comprehensive Plan. The site to the east
is designated as RMF -1 and the site to the north is R5F-4. The proposed zoning is complementary to
the adjacent uses.
2. Under the RMF -1 classification, the proposed building and use type (memory care) is allowed via a
Conditional Use Permit, so the proposal would be in keeping with the purpose and intent of the
ordinance.
3. Existing infrastructure in the area is sufficient to accommodate the proposed development. Where
utilities are not immediately available, as in the case of water, this developer is working with the
adjacent land owner to develop a looping water connection, as recommended by the city, that will
allow for development of this site as well as for the RMF -1 site to the east.
4. The use type proposed is complementary both to the existing townhomes to the north and to the
potential multi -family housing development to the east. Although formal buffers are not required
between the districts, the existing trees and plants on the site will be maintained in manner that
keeps much of the existing buffer condition intact.
Conditional Use Permit:
A memory care facility can be constructed in an RMF -1 zone via a conditional use permit only.
1. The site is guided for residential Living Area 2 in the 2030 Comprehensive Plan. The site to the east
is designated as RMF -1 and the site to the north is R5F-4. The proposed zoning is complementary to
the adjacent uses and is in keeping with the residential nature of the area.
Z. Allowing the memory care facility development on this site serves as an appropriate transitional type
of development between the school and the neighborhoods to the north and provides an
appropriate housing type and building appearance/design for the residential area.
3. As proposed, the facility is sited so as to maintain open space between the townhomes and the
memory care building, taking advantage of the existing tree line to maintain visual buffers. The
proposed building is also of a scale that will not cut off access to light or air for the existing
townhomes and will not create any roadblocks to development of the easterly property.
4. The use type proposed is complementary both to the existing townhomes to the north and to the
potential multi -family housing development to the east. Although formal buffers are not required
between the districts, the existing trees and plants on the site will be maintained in manner that
keeps much of the existing buffer condition intact.
5. Ingress, egress and parking has been laid out to allow for clear flow and coordinated access with the
school site across the street. Parking is organized along the front of the building with a simple,
singular drive lane connected to two curb cuts off Medina Road_
6. The project generally complies the the applicable regulations of the RMF -1 district.
7. The project generally complies with all other general and specific performance standards of the
zoning ordinance, that is, there are no variances required under the zoning regulations for this
development to be executed.
KC JDBSWaca Plymouth Memory Care 1641501-AdmrnlCodO764IS- Narrative_030117.docx
MOHAGEN NANSEN
Architedure I Inteaws
F LIVING AREA 2 (LA -2)
Living Area 2 (LA -2) identifies areas for single and two-family homes and
townhomes, and directly related complementary uses such as churches, schools and
recreational facilities.
The primary intent behind the LA -2 designation is to respond to a need for smaller
homes on smaller lots. The City needs to offer the opportunity for this type of
housing alternative to expand opportunities for families seeking more affordable
single family home living and to respond to changing demographics. As the
population ages, there will be a growing need for smaller homes for empty nesters
and for smaller families.
LA -2 also offers the opportunity for townhomes, which provide additional life cycle
housing opportunities. Townhomes in LA -2 neighborhoods offer residents a housing
option with less maintenance than a typical single family home, while still being
located in a familiar residential setting.
To allow greater flexibility to preserve natural resources, the City may allow
apartments up to 12 units in a single structure in areas guided LA -2 as long as the
density is consistent with the Comprehensive PIan. The City will evaluate requests
on a case by case basis where a developer can demonstrate that apartments could
preserve a significant natural resource that would be lost through development of
detached homes or townhomes.
Guidelines and Criteria
Minimum Density: 3 units per acre
Maximum Density: 6 units per acre
City Utilities: Required for all areas
Corresponding Zoning Districts. RSF-3 (Single Family Detached 3)
R5F4 (Single and Two Family)
RMF -1 (Multiple Family 1)
RMF -2 (Multiple Family 2)
Other zoning districts may be appropriate if the
proposed development would meet the density criteria
of 3 to 6 units per acre.
Page 6 of 18 Appendix 3C PIymouth Land Use P1 an - Apri1 14, 2tlo9
Types of Development: • Single family detached dwellings
• Two-family dwellings
• Townhomes
• Apartments with up to 12 units in a building if
resource preservation criteria met
• Churches, schools, and private recreational
Facilities
Development Location Criteria: • Not appropriate adjacent to principal arterial
interchanges
Desirable Facilities: • Neighborhood parks, school parks or mini parks
within 112 mile walking distance of the
neighborhood
• Defined trail system that connects the
neighborhood to other services and facilities,
including parks, schools, churches and
neighborhood shopping areas
■ Neighborhood shopping facilities within five
minutes driving time from the neighborhood
Page 7 of 18 Appendix 3C Plymouth Land Use Plan - April 14, 2009
ZONING ORDINANCE
CONDITIONAL USE PERMIT STANDARDS
21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an
application for a conditional use permit shall be approved or denied within
sixty(60) days from the date of its official and complete submission unless
extended pursuant to Statute or a time waiver is granted by the applicant. If
applicable, processing of the application through required state or federal
agencies shall extend the review and decision-making period an additional sixty
(60) days unless this limitation is waived by the applicant.
Subd.5. The Planning Commission shall consider possible adverse effects
of the proposed conditional use. Its judgment shall be based upon (but not
limited to) the following factors:
1. Compliance with and effect upon the Comprehensive Plan, including
public facilities and capital improvement plans.
2. The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be
detrimental to or endanger the public health, safety, morals, or comfort.
3, The conditional use will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purpose already
perniitted, 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 public facilities and services are available or can be reasonably
provided to accommodate the use which is proposed.
6. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
7. The conditional use complies with the general and specific performance
standards as specified by this Section and this Chapter,
Section 21015 -Plymouth Zoning Ordinance
(forms/cupsta)
Agenda Number
File 2017 025 (26
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO: Plymouth Planning Commission
FROM: Shawn Drill, Sr. Planner (509-5456) through Barbara Thomson
Planning Manager
MEETING DATE: May 3, 2017
APPLICANT: Wold Architects and Engineers
PROPOSAL: Site plan amendment and conditional use permit amendment for
building expansion at Meadow Ridge Elementary School
LOCATION: 17905 County Road 47
SCHOOL DISTRICT: Wayzata (ISD 284)
GUIDING: LA -R2 (living are rural 2)
ZONING: RSF-3 (single family 3)
REVIEW DEADLINE: July 7, 2017
DESCRIPTION OF REQUEST:
The applicant is requesting approval of an amendment to the site plan and conditional use permit
to allow two buildings additions totaling roughly 17,000 square feet onto Meadow Ridge
Elementary School.
Notice of the public hearing was published in the City's official newspaper and mailed to all
property owners within 500 feet of the site. A copy of the notification area snap is attached.
Development signage was also placed on the site.
2017025
Page 2
CONTEXT:
Surrounding Land Uses
Natural Characteristics of Site
The site is located in the Elm Creek drainage district, but is not located in the shoreland overlay
district for Elm Creek. There is a medium -quality wetland basin in the west portion of the site.
The site contains an area within the floodplain that aligns with a portion of the wetland. The
wetland and floodplain would not be affected by the proposed building expansion.
Previous Actions Affecting Site
In 2015, the City Council approved a site plan and conditional use permit to allow construction of
a roughly 85,000 square foot elementary school on this site.
Background
Meadow Ridge Elementary School serves children from kindergarten through 5'h grade. The site
contains 21.29 gross acres, and 16.5 net acres after the wetland and related buffer are deducted.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a site plan amendment is limited to whether or not
the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the City trust approve the site plan amendment.
The City's discretion in approving or denying a conditional use pen -nit amendment is limited to
whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the
specified standards, the City must approve the conditional use permit amendment. However, the
level of discretion is affected by the fact that some of the standards may be open to interpretation.
Adjacent Land Use
Guiding
Tonin
Sing le -family development in
Northwest
"Preserve at Meadow Ridge"
LA -R2
RSF-3
North (across
Large rural parcels containing a single-
LA -2
CR 47)
family home, and a City -owned parcel
(living area 2)
FRD
West (across
Large rural parcels — each contains a
LA -RT
Tray Lane)
single-family home
(living area-
FRD
rural transition)
East
City -owned parkland
LA -R2
FRD
South
Single-family develapznent in
LA -R2
RSF-3
Maple Creek Meadows"
Natural Characteristics of Site
The site is located in the Elm Creek drainage district, but is not located in the shoreland overlay
district for Elm Creek. There is a medium -quality wetland basin in the west portion of the site.
The site contains an area within the floodplain that aligns with a portion of the wetland. The
wetland and floodplain would not be affected by the proposed building expansion.
Previous Actions Affecting Site
In 2015, the City Council approved a site plan and conditional use permit to allow construction of
a roughly 85,000 square foot elementary school on this site.
Background
Meadow Ridge Elementary School serves children from kindergarten through 5'h grade. The site
contains 21.29 gross acres, and 16.5 net acres after the wetland and related buffer are deducted.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a site plan amendment is limited to whether or not
the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the City trust approve the site plan amendment.
The City's discretion in approving or denying a conditional use pen -nit amendment is limited to
whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the
specified standards, the City must approve the conditional use permit amendment. However, the
level of discretion is affected by the fact that some of the standards may be open to interpretation.
2017025
Page 3
ANALYSIS OF REQUEST:
Site Plan Amendment
The requested site plan amendment would involve two additions totaling roughly 17,000 square
feet. The larger of the two additions would be Iocated on the east side of the building. It would
be two stories in height and would contain ten classrooms, bathrooms, and support spaces. The
smaller addition would be located in an inset area in the northeast portion of the building. It would
be two stories in height and would contain support and storage spaces, mechanical equipment, and
a bathroom.
In order to ensure that all setback and other zoning regulations would be complied with, the
proposed building expansion was shown as "future expansion" on the site plan that was approved
in 2015. Additionally, the existing ponding/drainage system, parking, and landscaping were
designed and installed to accommodate this expansion.
Building Materials
The exterior materials for the building expansion would match the existing building with the use
of brick, glass, and pre -finished metal panels. The proposal would comply with City regulations
relating to building materials and design.
Conclusion on Site Plan Ainendinent
Staff finds that the proposed site plan amendment would comply with all City regulations.
Conditional Use Permit Amendment
A conditional use permit is required for elementary schools in the RSF-3 zoning district. The
applicant is requesting approval of the conditional use permit amendment to allow for expansion
of the elementary school.
There are presently 18-19 school buses used for afternoon dismissal. With the proposed building
expansion and related increase in student capacity, the school district estimates that number of
school buses needed for afternoon dismissal would increase by two. The surrounding road system
can readily accommodate the additional traffic that would be generated by the proposed expansion.
The Planning Commission must review the requested conditional use permit amendment for
compliance with the standards listed in the zoning ordinance. A copy of the standards is attached.
Staff used these standards to review the request and finds it would meet all applicable standards.
Specifically, the proposed use: 1) would be consistent with the comprehensive plan; 2) would not
endanger the public health or safety; 3) would not be injurious to other properties in the vicinity
or to the city as a whole; and 4) would not impede the orderly development of surrounding
properties.
2017025
Page 4
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment and
conditional use permit amendment for Wold Architects and Engineers for an expansion at Meadow
Ridge Elementary School, subject to the conditions listed in the attached resolution.
If new information is brought forward at the public hearing, staff may alter or reconsider its
recommendation.
ATTACHMENTS:
1. Draft Resolution Approving Amendment to the Site Plan and Conditional Use Permit
2. Location Map
3. Aerial Photo
4. Notification Area Map
5. Applicant's Narrative
6. Conditional Use Permit Standards
7. Site Graphics
CITY OF PLYMOUTH
RESOLUTION NO. 2017 -
RESOLUTION APPROVING AMENDMENT TO THE SITE PLAN AND CONDITIONAL USE PERMIT
FOR WOLD ARCHITECTS AND ENGINEERS FOR EXPANSION AT MEADOW RIDGE
ELEMENTARY SCHOOL, 17905 COUNTY ROAD 47 (2017025)
WHEREAS, Wold Architects and Engineers has requested approval of an amendment to the site
plan and conditional use permit to allow construction of a roughly 17,400 square foot building expansion
at Meadow Ridge Elementary School located at 17905 County Road 47, and legally described as follows:
Lot 1, Block 1, Elementary School Property, according to the recorded plat thereof,
Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Wold Architects and Engineers for
an amendment to the site plan and conditional use permit for a building expansion at Meadow Ridge
Elementary School, subject to the following conditions:
1. A site plan amendment is approved to allow construction of a roughly 17,000 square foot building
expansion, in accordance with the plans received by the city on March 9, 2017, except as may be
amended by this resolution.
7. A conditional use permit amendment is approved for the expanded elementary school use, with the
finding that the proposal complies with all applicable conditional use permit standards.
3. A separate building permit is required prior to commencement of the project.
4. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit the
required information, and revise the plans as indicated below, consistent with the applicable city
code, zoning ordinance, and engineering guidelines:
a. Complete a site improvement performance agreement if required, and provide the related
financial guarantees and fees pursuant to Section 21045.10 of the zoning ordinance.
b. Obtain city approval of final construction plans.
5. Silt fence shall be installed prior to any construction on the site.
6. The fire lane shall be kept open and clear during the construction operation.
Resolution 2017 -
File 2017025
Page 2
7. Standard Conditions:
a. Any rooftop equipment shall be painted or screened to match the building.
b. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
c. The site pian amendment and conditional use permit amendment shall expire one year after the
date of approval, unless the property owner or applicant has started the project, or unless the
applicant, with the consent of the property owner, has received prior approval from the city to
extend the expiration date for up to one additional year, as regulated under sections 27045.09
ant! 21015.07, respectively, of the zoning ordinance.
APPROVED by the Plymouth City Council this ** day of ****, 2017.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) 55
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
2017, with the original thereof on file in my office, and the same is a correct
transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of
City Clerk
LA -2
LA -R2
F_e:40
20?7025
Plymo
LA -2 I I LA -2
LA -R2
121
X'WK
Meadow Ridge Elementary School
17945 County Road 47
Amend Site Plan & Conditional Use Permit
riboty of
Plymouth, Minnesota
1,000 500 0 1,000 2,000
Feet
o
r;bcit
2017025 - Aerial Photo
Y f
Plymouth, Minnesota
500 250 0 500 1,000
Ili 1111111111111111111 Feet
NOTIFICATION AREA MAP
Buffer Size: 500 feet
Map Comments:
17905 County Road 47
Plymouth
MN 55446
0611822130006
0 245 490 980 ft
For more information contact -
Hen nepi n
ontact:Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis.info@hennepin.us
06-118-22-21
Ofi-118- 2-12
06-1111-22-11
06-118-22- 1
18- 2-12
-
06-118 22-11
J_
pp ^^yy
06-118-22-31
06 1.18-22-41
06-118-22-31
r!1
06-118-22-41
06-118-22-34
06-118-22-43
06-118-22-44
Buffer Size: 500 feet
Map Comments:
17905 County Road 47
Plymouth
MN 55446
0611822130006
0 245 490 980 ft
For more information contact -
Hen nepi n
ontact:Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis.info@hennepin.us
To: Shawn Drili, Senior Planner, City of Plymouth
From: Valerie Peterson I VP
Date: February 27, 2017
Comm. No: 162160
Subject: Independent School District 42$4
Meadow Ridge Elementary School Addition
.101
C)1 7 D? -5
MEMORANDUM
MAR - 9 ?017
Cfry OF
Submittal to City of Plymouth on behalf of Independent School. District #284 for the Meadow
Ridge EIementary School Addition project, located at 77905 County Road 47, Plymouth (Property
ID 40611822130005).
Site Plan Submittal Narrative:
an behalf of Wayzata Public Schools, we are submitting for City approvals for Site Plan
Amendment and Conditional Use Permit for an addition at Meadow RidgeElementary School. The
proposed building addition is for approximately 17,000 square feet and includes tell classrooms and
support spaces, toilet rooms, and mechanical penthouse spaces to accommodate additional student
capacity needs For the growing community. The new student capacity of the building will be
approximately 830 students.
The existing ponds, parking, and plantings were sized and designed with anticipation of a future
building addition of this size and scale, as was the location of fire lane road so that these items did
not have to be relocated or expanded as part of this project. landscape and ponding calCLllations are
attached in the submittal.
The intended building aesthetic will be to match the existing materials and architectural design.
Feel free to contact Wold Architects and Engineers with any questions or concerns you may have.
MF115a_284�162I60/crsplf+17 memu
Wold Architects and Engineers
332 Minnesota Street, Suite W2000
Saint Paul, MN 55101
woldae.corn 1 651 227 7773
PLANNERS
ARCHITECTS
ENGINEERS
ZONING ORDINANCE
CONDITIONAL USE PE&NUT STANDARDS
21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an
application for a conditional use permit shall be approved or denied within
sixty(60) days from the date of its official, and complete submission unless
extended pursuant to Statute or a time waiver is granted by the applicant. If
applicable, processing of the application through required state or federal
agencies shall extend the review and decision-making period an additional sixty
(60) days unless this limitation is waived by the applicant.
Subd.5. The Planning Commission shall consider possible adverse effects
of the proposed conditional use. Its judgment shall be based upon (but not
Lunited to) the following factors:
1. Compliance with and effect upon the Comprehensive Plan, including
public facilities and capital improvement plans.
2_ The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be
detrimental to or endanger the public health, safety, morals, or comfort.
3. The conditional use will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purpose 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 public facilities and services are available or can be reasonably
provided to accommodate the use which is proposed.
6. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
7. The conditional use complies with the general and specific performance
standards as specified by this Section and this Chapter.
Section 21015 -Plymouth Zoning Ordinance
(forms/cupsta)
Agenda Number
File 2017034 (0 co
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO: Plymouth Planning Commission
FROM: Barbara Thomson Planning Manager (509-5452)
MEETING DATE: May 3, 2017
APPLICANT: City of Plymouth
PROPOSAL: 2030 Comprehensive Plan: Amendment to Land Use Plan Appendix C
DESCRIPTION:
The proposed amendment would clarify that senior housing is allowed under specific criteria in
areas guided commercial (C),
BACKGROUND AND ANALYSIS:
Metropolitan Council staff have asked that the City undertake this amendment to the
comprehensive plan. They are of the opinion that as currently drafted, the commercial guiding of
the former Four Seasons Mall site would not pennit the senior housing component in the
proposed redevelopment plan.
Although senior housing has been part of the mall redevelopment discussion dating hack to the
initial scenarios prepared in 2011, staff would agree that an amendment to the plan would make
it clearer that senior housing may be allowed in areas guided commercial.
The affected section of the plan is the Land Use Plan Classifications appendix. When the
redevelopment plan was submitted, staff reviewed this section and determined that no changes
were needed. Currently, in this section, for sites guided commercial, the corresponding zoning
districts criteria cite the five commercial zoning districts as well as "other zoning districts as may
be appropriate." The zoning of the mall site is PUD. The proposed uses for the site are primarily
commercial. Consequently, staff found that the Four Seasons PUD could be considered an
appropriate zoning district.
2017034
Page 2
The parts of the appendix where staff is now proposing changes include the description of types
of uses allowed and the guidelines and criteria for minimum area.
Staff has added limited senior housing (with a cap of 150 units) as an allowed use if specific
criteria are met. Based on the recognition that most commercial sites would not be appropriate
for senior housing, staff added criteria that essentially narrow appropriate sites to the former
Four Seasons Mall site. The proposed criteria include neighborhood/community centers 15 acres
or Iarger that are adjacent to l ) a principal and minor arterial and 2} areas guided LA -4 and C
(commercial office),
To reflect the added text, staff has expanded the minimum area criteria to include sites 15 acres
or larger adjacent to properties guided LA -4 and CO if senior housing is provided,
RECOMMENDATION:
Community Development Department staff recommends that the Planning Commission review
the draft changes to Land Use Plan Appendix C and forward a recommendation and comments to
the City Council.
ATTACHMENTS:
Appendix 3C Land Use Guide Plan Classifications 1 Commercial (C) with revisions
J COMMERCIAL (C)
The commercial (C) guiding designation allows a wide variety of uses including
those for convenience -oriented, neighborhood -oriented, highway -oriented,
community -oriented and bulk retail -oriented markets and consumers as well as
limited senior housing (no more than 150 units). These areas provide a wide range of
goods and services to serve many of the shopping needs of people who live or work
in the city. Where neighhorhoodlconununity commercial centers 15 acres or larger
lie adjacent to a principal and minter arterial, a commercial office area and a high
density residential area (LA -4). uses may also include senior housing to serve as a
transition from the other residential uses. A regional -oriented shopping center is not
expected to be built in Plymouth: Plymouth has a limited supply of suitable land; and
the city is within the trade area of existing regional centers in other communities.
Certain commercial uses, such as those devoted to motor vehicle -oriented retail or
service activities (e.g., vehicle service and fuel sales, drive-through businesses and
sales of motor vehicles), depend on access to major transportation routes and often
have characteristics that are incompatible with residential areas. Other commercial
uses, such as those involving wholesale and retail trade of large volume or bulk
commercial items, storage and warehousing, may have both commercial and
industrial characteristics.
Guidelines and Criteria
Minimum Area: • One acre for convenience retail and highway
commercial
• Five acres for neighborhood and community
shopping centers and for commercial warehouse
uses
■ 15 acres or larger adjacent to properties guided
LA -4 and CO if senior housing is provided
Density Range: 6-12 units per overall site area
City Utilities: Required in all areas
Corresponding Zoning Districts: ■ C-1 (Convenience Commercial District)
• C-2 (Neighborhood Commercial District)
• C-3 (Highway Commercial District)
■ C-4 (Community Commercial District)
• C-5 (Commercial/Industrial District)
• Other zoning districts as may be appropriate
Limited Scale Commercial
Types of Development . Limited -scale neighborhood centers which offer
basic convenience -type goods and services to the
immediately surrounding areas in which they are
located
Development Location • May be adjacent to low density residential areas
Criteria: ■ At intersection of streets classified as at least
collectors
Neigh boyhood/Commu n ity
Commercial
Types of Development: . Neighborhood- and cotntnunity-scale shopping
center providing retail goods and/or services
Development Location ■ Intersections of arterials and major collectors
Criteria- . Locations that provide appropriate transitions
between the commercial uses and residential
neighborhoods
Highway Commercial
Types of Development:
. Services and limited retail uses primarily oriented
toward the motorist, requiring high volumes of
traffic, expanded hours of operation and more
intense site lighting
Development Location
. Near arterial access points
Criteria:
a Adjoining other business or industrial areas
■ Location with effective buffering and careful
transition to uses of less intensity
Commercialll n d ustrial
Types of Development:
+ Wholesale and retail trade establishments for
large volume or bulk commercial items {such as
]amber yards or motor vehicles), office
showrooms and small businesses that have both
commercial and industrial characteristics
Development Location
. Near arterial access points
Criteria:
. In transition areas between commercial and
industrial areas