HomeMy WebLinkAboutCity Council Packet 05-11-1999 SpecialCOUNCIL STUDY SESSION
MAY 11, 1999
immediately following the Board of Review
City Council Chambers
1. Call to Order
2. City Center Streetscape
3. Convention and Tourism Promotion
4. Packet Content
5. Establish Future Study Session Date and Topics
6. Adjourn
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 5, 1999
TO: Mayor and City Council
FROM: Laurie Ahrens, City Clerk
SUBJECT: Meetings on May 11, 1999
On Tuesday, May 11, the Plymouth Creek Center groundbreaking will be held at 5:30
p.m. Eric Blank indicates the ceremony will last about 40 minutes, after which we will
return to City Hall. There will be a light dinner available in the Medicine Lake
Room. The Board of Review meeting begins at 7 p.m. in the Council Chambers,
immediately followed by a Special Council meeting.
1999 Board of Review Reports
Oral Presentations PIN Number 1999 Value Recommendation
1. Jingxi (Jim) Yiu
3045 Rosewood La N 22-118-22-41-0009 201,100 191,700
2. Kim Mertens
1820 Garland La N 29-118-22-31-0062 239,100 232,000
3. Al Goblirsch 1 -FF -$128,300
5505 Vicksburg La N 05-118-22-44-0003 2-F-$469,500 443,000
4. Brandon 08-118-22-23-0005 353,900 No Change
Development Co 08-118-22-22-0011 353,900 No Change
Vacant Land
Written Appeals
1. Jan Steppat
1152 Trenton Cir N 36-118-22-21-0065 190,900 186,900
2. John N Allen
Vacant Land 36-118-22-24-0085 770,000 No Change
3. Josephine C.
Hughes 18-118-22-42-0066 156,800 147,100
4025 Co Rd. 101
4. William & Lisa
Doerr 25-118-22-11-0010 283,000 No Change
2355 E Medicine
Lake Blvd
I
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME
PROPERTY ADDRESS:
PID #:
LEGAL DESCRIPTION
Jingxi (Jim) Yiu
3045 Rosewood Lane North
22-118-22-41-0009
Lot 7 Block 1 Westminister
1999 ESTIMATED MARKET VALUE $201,100
1999 REVISED MARKET VALUE $191,700
ISSUE: Mr. Yiu feels that his home is overvalued for the 1999 Assessment and
requested that the property be re -assessed.
RECOMMENDATION: An on-site inspection was conducted April 29. The property
is located on a cul-de-sac in an average Plymouth neighborhood. The neighborhood is
stable with fewer than a handful of sales in the past year and a half. The homes that
did sell are much smaller splits. The listing of sales in the neighborhood is attached.
The home is a large multi-level home in average condition. It was purchased in August
of 1997 for $185,500. The inspection of the home revealed that the home is in need of
some cosmetic maintenance such as painting and yard work. The master bath has been
completely dismantled and is in the process of being replaced. The remaining full bath
on the bedroom level is very small. The home has a large deck area but no screened or
glazed porches.
It is the recommendation of this appraiser that due to the fact that the utility of the
master bath has been eliminated and that there are no additional enhancements, that the
1999 market value be revised to $191,700.
Board of Review
Page Two
Mr. Yiu was contacted April 30 and agrees with the revised market value. He was sent
a letter stating the recommended revised value.
Respectfully submitted,
Janice L. Olsson, RES
Senior Appraiser
Extension #5355
Dwelling Style:
Year Built:
GBA:
Sold:
Features:
Multi -Level Split
1978
2,249
185,500 8/97
Two Baths
Deck
Central Air
Basement Finish
One Fireplace
Three Car Garage
Comparable #1
PID #
Address:
Dwelling Style
Year Built:
GBA:
Sale Price:
Sale Date:
Features:
Comparable #2
PID #
Address:
Dwelling Style
Year Built:
GBA:
Sale Price:
Sale Date:
Features:
1999 BOARD OF REVIEW
MARKET COMPARISONS
19-118-22-33-0028
18715 28' Avenue North
Split Entry
1976
1,526
190,500
7/98
Patio
Three Baths
Smaller
Two Car Garage
14-118-22-43-0013
3760 Evergreen Lane North
Split Entry
1976
1,694
210,000
9/98
Two Fireplaces
Three Baths
Smaller
Two Car Garage
Comparable #3
PID #
Address:
Dwelling Style:
Year Built:
GBA:
Sale Price:
Sale Date:
Features:
Comparable #4
PID #
Address:
Dwelling Style:
Year Built:
GBA:
Sale Price:
Sale Date:
Features:
1999 BOARD OF REVIEW
MARKET COMPARISONS
20-118-22-33-0029
2625 Jewel Lane north
Split Level
1975
1,900
189,900
11/98
Hand Split Roof
Three Baths
Smaller
Two Car Garage
14-118-22-43-0017
1161037 th Place North
Split Level
1975
1,436
199,900
10/98
Glazed Porch
No Walkout
Three Baths
Smaller
Two Car Garage
1999 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #5
PID # 19-118-22-33-0029
Address: 18725 28`h Ave North
Dwelling Style: Split Level
Year Built: 1976
GBA: 2,119
Sale Price: $227,000
Sale Date: 12/98
Features:
Hand Split Roof
Screen Porch
Three Baths
Smaller
Three Car Garage
12565 30""' Avenue North
23-118-22-32-0021
Sold 6/98 $155,000
12935 30"' Avenue North
22-118-22-41-0029
Sold 5/98 $172,500
1999 BOARD OF REVIEW
NEIGHBORHOOD SALES
mss ••. r
1999 BOARD OF REVIEW I . 10
CITY OF PLYMOUTH
April 27, 1999
Address: X04.5 M W odd LVA + N
C 1 Property Identification: 22 -- g` Z Z 4-1 DD
Owner Name: 1 t cI 'Kt 1 1 CA Purchase Price:
Address: 3D4 -S Gs el, wd Lv . J Purchase Date: $11 W/97
City/Zip: LC4 M tJ 1999 Estimated
wp
70MarketValue: > to
Daytime Phone:.ao
7 ; ao Tv
Any appeal should be based on evidence that the 1999 Estimated Market Value exceeds the true
market value of the property. Please list the reasons you believe the propecould not
for the value under appeal. vs owl dl t
lwhy
iQe E-a t 2 s +
ay7777,
A
31
Please check if you wish to summarize your appeal to the Board at the podium.
1999 BOARD OF REVIEW
CITY OF PLYMOUTH
April 27, 1999
Address:
work 1oKe _ 3Zo-Z -(4411
Property Identification: 22-14-7a 4-1 0001
Please check if you wish to summarize your appeal to the Board at the podium.
L
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Kim Mertens & Mark Mertens
PROPERTY ADDRESS: 1820 Garland Lane North
PID #: 29-118-22-310062
LEGAL DESCRIPTION: Lot 11 Block 5 Oakdale West
1999 ESTIMATED MARKET VALUE: $239,100
1999 REVISED MARKET VALUE: $232,000
ISSUE:. The roof, siding, and windows need replacing. The basement has two
unfinished areas.
RECOMMENDATION: The 1998 original listing price on the property had been
244,975. The owners purchased the property for $232,000 in April, 1998. The seller
had paid $232,900 for the property in 1996. There is evidence from comparable sales
and viewing the property on April 28, 1999, that the sale price reflects the deferred
maintenance in the form of a needed new roof, some siding repair and some window
replacement. Therefore, it is recommended the 1999 Estimated Market Value be
lowered to the sale price of $232,000 in consideration of the market. In the course of a
phone call to the owner on April 30, 1999, Kim Mertens concurred with the value of
232,000.
Respectfully submitted,
Joan McCormick, CMA
Appraiser
Ext. 509-5353
1998 Board of Review
Page 2
Dwelling Style: Split -entry
Year Built: 1982
Square Feet: FSZ 2172
3 -Season Porch 168 Sq. Ft.
2 -Car Attached Garage
Walkout Cul de Sac Lot
Subject Value History
1998 - $235,000
1997 - $233,000
1996- $229,500
Total Finished Sq. Ft. Including Basement Finish 3480
2
7-r!
7-1
A.,
S112 SEC. 29 F. f f 9 A 22
4
1N16a K: -
1 J7 uo \\ y\: I •e. 1119TH
R
9 AVE
a 9 R('71 •.' « , ( . r . C •, 9 _ - nl9 IYI 'J ..- J(•Il \\q 16.1
n
x7) +
JJ
s^I-1-1191 (201 :2111
c (
501_ (da)
s (
ral S (111
ro'
ara w"1a21— ..
gin^ :,,+.
19TH AVE N
n +„ °.. ' :
i.
1 ¢ 1 _ ^ CN
l31 J - 3
n• a - , 1.• .0
n s1+ ur. CONDObI' INIUu (
nl - 1601 a (6n ' ' IQ 'd =
a,• .° "'.. . ?
e U77)
a c' a } -I y 1,.. 4f; •
Comp 1 /e,
QQ. =,..
w .• < H F'" - :: '•:', ,',-
x x °''-..
a>
fro
e1 ,
n m •
r•
R.a{
R ATZ %C tl % Q PRg 1+
r.><1au
ice•
fI/7N '. II •,yn.
LA N • =
ala „
px_
a '—o'*'" vim- kV1
EBBS•
iaawuo
1701 O , , . l•T) lel ' • a 1 , •,
f (27) .,. ,.?` )1. ae. :+.. 111
E, A •e!(1 J'iIas -„ • _ _
6
17TH A N ss±
29 a
Q. (122) ®® (1110) mix(,
F 9
201 • (12) cr7 S
i '- ...,
14 f17 I `rf-+ -^
6r F_ i.,• ,•; '
s7,
ae)
old
1 Z
701. f() '
r• _ _ b b-.•--;.-- o ate.. _._. fit'
9
0 +'
61 II y
1
I
4. (
671
w
Lf_______ ____y .i___b,_
fir• i - _ __ __ _ d -2s uzr-pry-u•a'<------------------------
cJ7
mu ---
KRn (w) 1 --Rte---------- ^--- -•---- -------
sfn z)
CNtlIEIE °
1 e) 9t :
1R. 077 I
ACIRD sP a cw) cn7 n un
2)
a y (eel •
9 ] AD 7'Q, call _
ICREATzcu r` (ei) = t • i
a. 4. e. •a 1 a'... 9L ua7 I: "'"' ;<(o7 - cs77
zn) -
uetP-
YQ90 Yb(20
ii
p eh f227•>y. •_ _ -. (
A1)'_, .
Iq , (191 120)' 1(111 •t`•y
N (
IS'
I'
r
r 7e71n a
1(b) < r (70 Ie31 (661 `
x(
911 1961 • n ro~(`A7 (6.) ss `'a 14TH AVE N nS N RYI W z
R 113) • 1' .
n : '.f' •`,A) °' - M 3 116) • „a .®.a
21) < ±
s... .. l:e) - cm _ (tat ' — . G oo) - c6a7 677 s
a 't (
70) .rn" (31) , 0; r (
ri7 (9P (vi:
Y
ia4, !
i ' .
z AC ES w1 (_
tL11l I(C = (
921
6 1 l23 tri (2>7 i:6t 29 . .- ro ®YYi9 E :
a .
G.(I)) (JS] _-lia/ (
n) (727_A (311 (2374.
1767 , } • w 1pa „ 1961 o ,. 1.
4. R r. 1 i l7J) 4. - 4• (197
11 _ (937 rs±rt i *
S N. F C • 'I TLLl
lIJ) (221 (201 flet 1(161 I(q) (IU (9) p) .(S) Iq7 (111 (2011191 ("1
no7 ' '(6) (67 I <s . cit (--•---._
I cool
2662.62 °E7 • I
L ECIAR
1998 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #1
PID #: 29-118-22 32 0006
Address: 1835 Holly Lane North
Dwelling Style: Split -Level
Year Built: 1983
Square Feet: FSZ 1719 Total Finished Sq. Ft. including basement 3500
3 -Car Attached Garage
Walkout Cul de Sac Lot Same As Subject Property
Sale Price: $287,000
Sale Date: 8/27/98
t
Sf 12 SEC. 2cY F. f 19 A 22
GOVT LOT 8
GOVT LOT 6 GOVT LOT 6
2x.`0.35 RE;
GOVT LOT 7 GOVT LOT 8
L ECIM10
1998 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #2 —
PID #: 23-118-22 43 0020
Address: 11740 26"' Avenue North
Dwelling Style: Split -Foyer
Year Built: 1979
Square Feet: FSZ 2093 Total Finished Sq. Ft. Including Basement 2877
2 -Car Tuckunder Garage
Sale Price: $240,000
Sale Date: 7/29/98
Sf12 SEC. If F. lHo'
3.
t !bt'N 'A
3
A
57)
02)
Ic
301
kAKEP oin 0
s
40
011) (29)
in)
Oal
A 48TW
191
EI'D "j
48T AvE k% ..
xcz-1
14 'S
CJI• 2,S) 751
1261 (27) 1 !M) CN
I.S•7 4 It
A
r-1
4)
It
F
no WtA .4,01
Ire%J6. CAKEIDT' ''
5) VO e
741
62) (T. (337
46TH
a IMPM
01
A)
f"l
63)
12)
45TH FL N 1231
31 03)
00
45TH AVE NN
1-1.1VJ, 81111 31
451 44I
oil
LtAL--
1998 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #3
PID # 11-118-22 33 0023 _
Address: 12365 45`h Place North
Dwelling Style: Split -Level
Year Built: 1983
Square Feet: FSZ 1584 Total Finished Sq. Ft. Including Basement 2454
3 -Season Porch 168 Sq. Ft.
3 -Car Attached Garage
Cul de Sac Lot
Sale Price: $217,000
Sale Date: 7/10/98
1999 BOARD OF REVIEW
CITY OF PLYMOUTH
April 27, 1999
Property Identification:
Owner Name: I/1 Purchase Price:_ Ma
t 1J nd-15k t )S o r1 Ab koe V, dao Ori
VA
n
Please check if you wish to summarize your appeal to the Board at the podium.
Address: f Sao C—,n COY l(,l n 10 Purchase Date:
city/Zip—R 55447 1999 Estimated
7 Market Value 3q noir
k = • 1,: fire• V .1. I ' (l TlIT47•- f - eY K 1 (f'f'• _ .. Da }e Phone: 4' J FsY•!<t "i pl' 1
Any appeal should be based on evidence that the 1999 Estimated Market Value exceeds
market value of.the property. Please list the reasons why you believe the property could not sell;
for the value under appeal.
t: R:I Y,{
v.-- t 'F. 2.. a'.}"•, ,r.1..:i7 .J11 . 'i.. _.AL*v if3'Z{li,
t ,
1/ nn n E'n n - A n'A"n P (1 ri f t
t 1J nd-15k t )S o r1 Ab koe V, dao Ori
VA
n
Please check if you wish to summarize your appeal to the Board at the podium.
3
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNER'S NAME: Aloysius & Loretta Goblirsch
PROPERTY ADDRESS: 5505 Vicksburg Ln N
Plymouth, MN 55446
PID #: 05-118-22-44-0003
LEGAL DESCRIPTION: That part of SE1/4 of SEI/4 lying N of S526'
Of 05-118-22 except road
1999 ESTIMATED MARKET VALUE: 597,800
1998 ESTIMATED MARKET VALUE: 346,600
1997 ESTIMATED MARKET VALUE: 345,200
1999 REVISED MARKET VALUE: $443,000
ISSUE: The issue stated by Terry Goblirsch, son of the owner, was the amount of
increase to the land valuation. Mr. Goblirsch submitted information on two sales in
1996 that he and his father feel are more relevant for the 1999 assessment than the
10/97 and 1/98 sales used by the City. They think the total value should be lowered.
RECOMMENDATION: A value of $443,000 is recommended, based on the analysis
and information that follows. The total valuation is subdivided into two subrecords,
128,300 for subrecord 1 (house/garage/one acre site) and $314,700 for subrecord 2
outbuildings and remaining land).
Respectfully submitted,
Bev Moos, CMAS
Appraiser
509-5354
1999 Board of Review
Page 2
Dwelling Style: 1 '/a story, with one stall tuck garage
Year Built: 1931, with additions in 1976 and 1980 _
Square Feet: 1480
The property is 23.69 deeded acres, with a road right-of-way for Vicksburg Lane. It is
improved with the house and numerous other buildings scattered throughout the yard
and pasture. Some of the older, wooden framed buildings in the pasture are not being
valued, since it is felt that they would not contribute 'any "value for a typical buyer.
The owner has no issue with the value on the buildings, so no further analysis will be
done with that portion of the property. However, the building value will be brought
back into the final recommendation of value. Most of the following information will be
about the owner's land, land sales in Plymouth, and the correlation of both.
No delineation of wetland acreage has been done on the subject property. To give
benefit of the doubt to the owner who has calculated a possible 4 acres as wetland, we
will use a net usable acreage of 19.69.
FA
2
1)
1999 Board of Review
Page 3
The 1996 sales mentioned by the owner:
Sale #1 (PID #05-13-0003) was for 36.45 acres east of Dunkirk and south of Co. Rd.
47. The parcel remains undeveloped and is still agricultural. I spoke with the buyer,
Craig Scherber, on May 3`d, 1999. He stated that approximately 1-2 acres in the
southwest corner are wetlands. Based on the sale price of $351,500 and 36.45 acres,
this sale does calculate to $9,643 per acre. However, Mr. Scherber stated that the sale
price was determined in 1994, with the deal closing in January 1996.
Sale #2 of 9.7 acres for $100,000 (PID #05-42-0003) was for a single family
residential parcel at 5700 Dunkirk Lane. Both sides of Dunkirk Lane are developed
with single family homes on large tracts in this area. This particular parcel now has
site improvements of well and septic and is developed with a home.
To our knowledge there were no other sales of acreage in 1996 outside the MUSA line.
The next sales that were outside the MUSA line were in late 1997 and early 1998. Sale
3 and Sale #4 were both purchases by U. S. Home Corp. Both of these sales occurred
during the sales ratio study time frame that is to be used for the 1999 assessment.
I spoke with Bili Pritchard of U. S. Homes Corp. about both of these sales. He is
responsible for the statistical analysis of potential purchases of land for development.
Mr. Pritchard stated that they expected the holding time for both parcels to be 3-4
years. The company thought the City would be more aggressive in its approach to
development. He also indicated that in his judgment, land in Plymouth is going at a
premium price.
Sale #3 is the sale that occurred 10-24-97 on PID #08-24-0007. The sale price was
911,500 for 36.45 acres, or. $25,006.86 per acre. It is a triangular shaped tract that
has no municipal services. At present the only access would be from Dunkirk Lane to
the north. Approximately 4-5 acres of the southwesterly section of the tract will be
necessary for a railroad overpass, completion of Schmidt Lake Road, and a possible
holding pond.
Fred Moore of the Engineering Dept. indicated that U. S. Homes Corp. was aware that
right-of-way would be necessary, thus decreasing the net acreage amount available to
develop. Mr. Moore also stated that on March 16, 1999 the decision was made to
place the overpass on the schedule for"the year 2003. Previous to that the anticipated
year for construction was 2002. At the present time the City is not negotiating with U.
S. Homes Corp. for right-of-way.
1999 Board of Review
Page 4
Sale #4 was for 51.27 acres just beyond the southeast corner of Troy Lane and Co. Rd.
47. The parcel is identified as PID #06-13-0005. The total purchase price was
1,061,600 on January 27, 1998. The purchase was by a 5 year contract for deed that
stated the purchase was based on $25,000 per usable acreage of 42.464. Mr. Pritchard
indicated to me that the company projected about 100 lots for single family
development.
Subsequent to the Board of Review meeting, Barb Senness of Community Development
told us that just one week ago the City began its discussion on where the sewer line
will go for the partial development comprehensive plan. She indicated that the final
decision will be made by the City Council by year's end.
According to Anne Hurlburt of Community Development, the only written request for
MUSA inclusion that she has received has been from Mr. Paulson of Brandon
Development (see attached correspondence in the Brandon Dev. Report). The only
other request that we have knowledge of is the property owned by Cornish at the
northwest corner of the intersection of Vicksburg Lane and Co. Rd. 47.
As a measure of comparison, land inside the MUSA boundary that is being sold for
development is selling for around $75,000 per usable acre for single family, $78,500
for twinhomes, and $103,500 for townhouses.
In reviewing our previous sales for properties outside the MUSA line, that sold as an
agricultural property, and remained an agricultural property, Sale #5 was identified. It
is a parcel of 10.26 acres located at 17210 Co. Rd. 47 (PID #05-22-0003). It sold for
232,500 on June 15, 1995. The parcel is improved with a 1901 house and an old
barn. Elm Creek runs through the property and cuts it in two, with approximately 25-
35 % of the site as wetlands., The acreage is less than half of the Goblirsch property,
but the property is in the same section.
1999 Board of Review
Page 5
SUMMATION:
For purposes of calculating an overall value for the subject, the indicated highest and
best use of the property would be for development. Sale #4 is a better comparable
because of its future potential access to sewer and water. The sale was negotiated with
an expectation of,a 3-4 year holding time. We will discount the dollars per acre for
additional holding time, which would be applicable for the subject as well. A
discounted value of $22,500 per acre times 19.69 net usable acres would give an
indicated value of $443,000.
The subject property is used as an improved site, so the indicated market value must be
allocated. For an improved agricultural property we have to maintain a subrecord for
the house, garage, and one acre site, with a second subrecord carrying the outbuilding
value and remaining land.
Record 1: Site $50,000 House/garage $78,300 Total $128,300
Record 2: Land $304,800 Outbuildings $9900 Total $314,700
Total Value of Subject $443,000
The total land value of $354,800 divided by the net acreage of 19.69 equates to
18,019 per acre.
90 TH A Vt
55TH AVE
50TH AVE
IS TH AVE
40TH AVf
Location Map
r rrXrXX
Off F. f U o n. 22 PLUOUTH-40
r—T
Y
H
ml
NE
w
IN
7)
i
I S f)) w
r
a .n
ai r
f r'
fl)
I
ml 51 RS w ..•
R
te"P
r - - - . - .. STORY $EVER DISTRICT BOUNDARY BUREAU
COUNTY, YIRVIC
SCHOOL DISTRICT BOUNDARY
BEREW
E PUBLIC SERTY
L S l D *ATERSIED DISTRICT BOUNDARY
DEPARTMENT RECO S
TY
INCREMENT BOUNDARY SURVEY DIVISION
SEC. Off F. f f 9 A 22 PLYHOUTH-40
10,
wv.
STORM SEWER DISTRICT BOUNDARY
S0400L DISTRICT BOUNDARY
WATERSHED DISTRICT BOUNDARY
INCREMENT BOUNDARY
HENNEPIN COUNTY, MINNESOTA
GENERAL SERVICES DEPARTMENT
TAXPAYER SERVICES DIVISION
SURVEY SECTION
PLVNOUTH-407C. 0097 F. 119 2.221
2)
ra,
IN
MI
ml
m
3)
YY
ml 5- RES
HENNEPIN COUNTY, MINNESOT
STORM SEWER DISTRICT BOUNDARY BUREAU OF PUBLIC SERVICE
SCHOOL DISTRICT BOUNDARY DEPARTMENT OF PROPERTY TA
WATERSHED DISTRICT BOUNDARY AND PUBLIC RECORDSINCREMENTBOUNDARY
SURVEY DIVISION
1 -__--_--_------_--_-
w |
SEC. Off F. f f 9 2. 22 PLYHOUTH-40
I M (I M cl (A (I Q (All (%#A(I
C0
STORM SEWER DISTRICT BOUNDARY
HENNEPIN COUNTY MINE
BUREAU OF PUBLIC SERV:
SCHOOL DISTRICT BOUNDARY DEPARTMENT OF PROPER71WATERSHEDDISTRICTBOUNDARYANDPUBLICRECORDSINCREMENTBOUNDARY
SURNEY DIVISION
NSI 12 SEC - 09 F.
O."
qv
Fel
ZOl
Property Information Search Result
The property information database is updated at the beginning ofeach month.)
Search By. Parcel Data for Taxes Payable 1999
ProProperty ID Property ID: 05-118-22 13 0003
Estimated Market Value:
Property Address: 40 ADDRESS UNASSIGNED _
Address j Municipality Name: PLYMOUTH School Dist: 284
JII 41! Watershed: 0
Addition Name Sewer Dist: 03
Total Net Tax:
Construction Year: Parcel Size: IRREGULAR
Total Specials:
Owner Name: SCHERBER PRTNRSHP PROPERTIES
Property ID: Taxpayer Name & Address: SCHERBER PRTNRSHP PROPERTIES
051 1 8221 30003 BOX 181
ROGERS MN 55374
Search
Most Current Sales Information
Sales prices are reported as listed on the Certificate of Real Estate Value and are not
warranted to represent arms -length transactions.
Sale Date: January, 1996
Sale Price: $ 351,500
Transaction Type: Sale Excluded from Assessment Analysis
Tax Parcel Description
Lot: Addition Name:
Block: UNPLATTED 05 118 22
Metes & Bounds:
THAT PART OF THE W 3/8 OF THE NE 1/4
OF SEC 5 T 118 R 22 LYING S OF COUNTY
HWY NO 47 AND E OF DUNKIRK LANE
Value and Tax Summary for Taxes Payable 1999
Values Established by Assessor as of January 2, 1998
Estimated Market Value: 328,100 ^
Limited Market Value: 246,100
Taxable Market Value: 246,100
Total Improvement Amount:
Total Net Tax: 4,213.79
Total Specials:
Solid Waste Fee: 46.85
Total Tax: 4,260.64
Property Information Detail for Taxes Payable 1999
Values Established by Assessor as of January 2, 1998
Values:
Land Market
Building Market
Machinery Market
Total Market:
Land Limited
Building Limited
Total Limited:
Qualifying Improvements
Classifications:
Property Type
Homestead Status
Relative Homestead
Agricultural
FARM
NON -HOMESTEAD
YES
328,100
328,100
246,100
246,100
Aloysius J. Goblirsch
5505 C Vicksburg Ln N
Plymouth, MN 55446
I. ASSESSMENT HISTORY
Property ID: 05-118-22440003
Taxes MV % Tax %
Est. MV Assessed Increase Increase
1996 156,900 1,877 -- -- _
1997 345,200 2,410 120.0% 28.4%
1998 346,600 2,859 0.4% 18.6%
1999 -Proposed 597,800 ?? 72.5% na
Total Increase from '96 281.0%
II. COMPARABLE PROPERTY SALES
Sale Sale Avg Cost
Property ID Date Price Acres Per Acre
Assessor Used:
US Homes -Dunkirk Oct -97 900,200 36.0 (1) 25,006
US Homes -Troy Lane Jan -98 1,275,000 5 1. 0 (1) 25,000
Special property considerations:
Sewer overpass planned to cross on the Dunkirk property - making it one of the 1 st to have sewer.
Troy Lane property is adjacent to property the city has quietly bought to connect
sewer from high school to Elm Creek sewer lines - school is overloading current sewer system.
US Homes has an business interest to pay a premium price - shortage of developable land.
similarity in price? paying up to incent current owners to sell?
Alternate property sales to be used for valuation:
05-118-22 42 0003 Jan -96 100,000 9.7 10,309
05-118-22 13 0003 Jan -96 351,500 30.0 (2) 11,717
Average Value 11,013
Special property considerations:
No known sewer lines planned adjacent to properties.
Sales 1 1/2 years older than assessor based sales
Few property sales within NW corner of Plymouth - 20 acre development restriction limits MV.
No significant decisions by the city on how to develop NW corner of Plymouth.
Once overpass built and/or development plan determined - it will be a number of years before
water and sewer will be available for development on this land.
Ill OTHER CONSIDERATIONSH._
City engineers pointed out low lands as potential wet lands - 4+ acres.
Real Estate agents - loss of interest in property after inquiry to subdivide property for sale
98 Assessed value is higher than recent sales at that time - by way of estimated RE appreciation %.
Property was taken off Green Acres program 10 years ago - unable to sell at acceptable price.
40 year resident of city - Financial stress of taxes may force premature sale of property.
1) Figures provided by Beverly Moos.
2) Acres are estimated based upon section map measurements.
Aloysius J. Goblirsch Property ID: 05-118-22 44 0003
IV. ALTERNATE VALUATIONS
23.3
Method 1:
Value per acre
Usable acre valuation:
Land Market Value
Market value of useable acreage
256,602
11,013 (a)
House Market Value
Total Wetlands
107,000
Net useable acreage 23.3 (4.0) 19.3 (b)
Useable acreage Value 212,550 (a) x (b)
Wetland acreage value 500 4.0 $ 2,000
Total Value -Method 2. `KM
h
a) (b) a) x (b)
Building valuation
Building market Value -'98
Method 3 (Developer value} ----
78,800
Property appreciation rate 10%
86,680
Total Value - Method 1:
25,000
301,230
Discount Factor - assuming a 5 year lag time @ 10% 62.09%
r >4 ,Method 2:
Original '99 Estimated Market Value 597,800 (`)
Adjusted '99 Estimated Market Value 438,000 (d)
multiple factors - inclusion of wetlands)
Percentage Adjustment 73.3% (d) (`)
Property acreage 23.3
Value per acre 11,013
Land Market Value 256,602
House Market Value 107,000
Gross unadjusted Value 363,602
Wetlands percentage adjustment 73.3%
Total Value -Method 2. `KM
h 266,406
s ....... .
Method 3 (Developer value} ----
Current land value along planned muni line sites 25,000
Discount Factor - assuming a 5 year lag time @ 10% 62.09%
Current value of land w/5yrline access delay 15,523
23.3
Value of Land 361,674
Home Value - developer would most likely tear down h
Total Value - Method 3: t z - 361,674
Average of three valuations $ 309,770
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME:
PROPERTY ADDRESS:
PID #:
LEGAL DESCRIPTION:
Brandon Development Compnay
Unplatted land outside MUSA boundary
08-118-22-23-0005
08-118-22-22-0011
See map for reference
1999 ESTIMATED MARKET VALUE $353,900 on each
parcel
1999 REVISED MARKET VALUE No Change
ISSUE: Merrill Paulson, owner of Brandon Development Company, feels that since
his land is not inside the Musa boundaries it is not worth the current 1999 assessment
value. He is concerned with the rising costs of taxes. He wants to appeal to the
Hennepin County Board of Equilization.
RECOMMENDATION: Mr. Paulson attended the 1996 Local Board of Review with
the same concerns. The Local Board of Review at that time established a estimated
market value higher than the staff recommendation.
The 1999 Estimated Market Value is based upon recent land sales of $25,000 an acre
referenced in the Goblirsch staff report. Mr. Paulson has expressed the desire to appeal
to Hennepin County. It is the recommendation of this appraiser that there be no change
in value and for Mr. Paulson to continue his appeal to Hennepin County.
1999 Board of Review
Page 2
The two parcels were valued at $17,500 an acre with adjustments for wetlands on both.
08-118-22-23-0005 consists of 20.498 acres with an additional adjustment for the road
that runs through the property. 08-118-22-22-0011 consists of 20.341 acres and was
adjusted for limited access. The current MUSA lines runs along the bottom of the
southern parcel, the proposed MUSA line will incorporate fully the southern parcel.
See attached map)
Mr. Paulson has requested in writing to Community Development to have the proposed
MUSA line encompass both parcels. (see attached letter)
Respectfully submitted,
Janice L. Olsson, RES
Senior Appraiser
Extension #5355
1997 1998 1999
08-118-22-23-0005 160,000 $160,000 353,900
08-118-22-22-0011 160,000 $160,000 353,900
Respectfully submitted,
Janice L. Olsson, RES
Senior Appraiser
Extension #5355
W
z
H
a
A
W
PA
2
P -i
V
m
10In
O
z
w
x
w
cn
May 3, 1999
Merrill Paulson
Managing Partner
Brandon Development Co.
P.O. Box 25855
Woodbury, MN 55125
Dear Mr. Paulson:
CITY OF
PLYMOUTFF
I am writing in response to your letter dated April 23, 1999 which I received on April 29, 1999
concerning the 40 acres you own in Plymouth (PIDs 08-118-22-22-0011 and 08-118-22-23-
0005.)
I understand that you would like all of this property to be included in the MUSA and to be
designated "medium density residential." You asked who you should talk to about sewer
capacity. We will examine the feasibility of including all of the property in the MUSA as we
update the sewer plan; however, it will be several months before we have completed that work
and can give you any further information on sewer capacity.
Currently, your property is subject to the interim ordinance which prohibits acceptance of any
development application until the end of the year or until the Comprehensive Plan update is
completed, which ever comes first. You may not make an application for a plat until the interim
ordinance has expired. At this point, I expect that the interim ordinance will not expire before
the end of 1999.
You asked whether the city has any intended use for your property that you have not been made
aware of. The concept plans that you have seen are the only plans that now exist. You ask who
decided where to put the lines on the map. I assume you refer to the concept map for the "Partial
Urban Expansion" option. This map was recommended by the City's consultants based on land
uses, natural features and infrastructure information that was available at that point in the
planning process. As we have discussed, this was a preliminary concept plan, subject to
refinement as the detailed plans for sewer and other infrastructure needed for development were
prepared.
Our current timing for the Comprehensive Plan update calls for a draft land use plan to be ready
for review by the Planning Commission and Council by August or September. We will continue
to share information as it becomes available through our Northwest Notes newsletter. I hope you
will continue to follow the process.
Sincerely,
Anne W. Hurlburt, AICP
Community Development Director
PLYMOUTH A Beautiful Place To Live
n
3400 PLYMOUTH BOULEVARD • PLYMOUTH, MINNESOTA 55447-1482 • TELEPHONE (612) 509-5000
1999 BOARD OF REVIEW
CITY OF PLYMOUTH
April 27, 1999
Address:
Property Identification:_0c'-!/8 v 3 OaDS
Owner Name: &d gJ01J Cd Purchase Price: a> Z ctr 7 ;"
Address: Pia- J'rK Purchase Date: 01 rip FSi
City/Zip: %, u/ /4 N 1999 Estimated
Market Value:
Daytime Phone:
Any appeal should be based on evidence that the 1999 Estimated Market Value exceeds the true
market value of the property. Please list the reasons why you believe the property could not sell
for the value under appeal. ?/oC i9 ,rr 6 /Fr ..,y
it-3,4.rIlJ 1S f/U O K bbl
Please check if you wish to summarize your appeal to the Board at the podium.
1999 BOARD OF REVIEW
CITY OF PLYMOUTH
April 27, 1999
Address:
Property Identification: 0,T
Owner Nam ,¢,,LDsys-Cpm_ Purchase Price: ( G sr - /L£LL
Addres Purchase Date:
City/Z' L;r>r, PAta..,l eft,_d 1999 Estimated
Market Value: 3 3- 9oa
Daytime Phone.
Any "appeal should be based ori evidence that the 1.999 Estimated Market Value exceeds the true '
market value of the property. Please list the reasons why you believe the property could not'sell 'r
for the value under appeal
s
s s ! sSt OS
X7 57-1,,, 1 /9
Please check if you wish to summarize your appeal to the Board at the podium.
t
Written Appeal #1
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Janice Steppat
PROPERTY ADDRESS: 1152 Trenton Circle North
PID #:36-118-22-21-0065
LEGAL DESCRIPTION: Long Legal
1999 ESTIMATED MARKET VALUE $190,900
1998 ESTIMATED MARKET VALUE $185,400
1997 ESTIMATED MARKET VALUE $182,800
1999 REVISED MARKET VALUE $186,900
ISSUE: Miss Steppat appealed to the Local Board of Review by letter. In her letter she
states that her property is valued higher than the units on either side of hers, one is an
end unit with a patio. Her unit is an inside unit, and is valued higher than end units that
have decks and back to a pond or marsh area.
She also states that the market value may be artificially inflated by the original
purchase price because all purchases were done through the builder and carried through
to the purchase price- including light fixtures and appliances. The current market value
would not be affected by these items.
RECOMMENDATION: The property was reviewed May 3,1999. Miss Steppat
purchased the property in 1996 for $192,915.
Trenton Ponds was unique in design due to customizing and changes that were made to
the original floor plan by each new owner, if they so desired. Because of the many
changes, the sales price was greatly effected also. The comparables that were used are
all inside units(units that have another unit on each side) and have no basement. The
sales prices of the comparables range from $185,500 to $190,000. Based on
comparable properties the recommendation is $186,900. Miss Steppat was notified by
phone May 3`d and agreed to $186,900. A copy of this report was mailed to her.
Respectfully submitted,
Paul Kingsbury, CMMA'
Appraiser
509-5357
1996 Board of Review
Page 2
Dwelling Style:Split level
Year Built: 1996
Square Feet:2426 (Gross Building Area)
1996 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #1
PID #36-118-22-21-0052
Address: 1188 Trenton Circle North
Dwelling Style:Split Level
Year Built: 1995
Square Feet:2426 (Gross Building Area)
Sale Price:$190,000
Sale Date:9/98
Comparable #2
PID #36-118-22-21-0061
Address: 1176 Trenton Circle North
Dwelling Style:Split Level
Year Built: 1995
Square Feet:2426 (Gross Building Area)
Sale Price:$189,000
Sale Date:5/98
PA
1996 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #3
PID #36-118-22-21-0019
Address: 1072 Trenton Circle North
Dwelling Style:Split Level
Year Built: 1994
Square Feet:2426 (Gross Building Area)
Sale Price:$185,500
Sale Date:9/98
otic .tc •rnccw Lr uCrvwts L,u« Sc )1.0-
4. LrRccT U aRLMC )L r orosco.
r
4arlolo
p
j ••• `
moo . . -
r • sa ,
01 vJ
col
0 ell,
J ov. Ili 07—
TL—
I
s' WIDE BIT I
i
J
I1
TRENTON PONDS '•'
CHERRY HILLS BUILDERS CORPORATION ..
Memorandum
Delivered Via Fax — 50"060)
To: Paul Kingsley
Local Board of Review
From: Jan Steppat
Date: April 26, 1999
Ile: Hennepin County Real Estate Valuation Notice (Property ID 36-118-22 21006-5)
The 1999 value for taxes payable in 2000 indicates an estimated market value for my
townhouse at 1152 Trenton CirN to be $190,900.00. I believe the value to be too high
for the following reasons:
My property is valued higher than my next door neighbor (1156) whose home is
exactly equivalent to mine. It is also valued higher than my neighbor (1149) whose
home has an equivalent floor plan, is a more costly end unit, and has a brick patio.
My townhouse (1152) is an inside unit, it has no deck, and it backs to other
townhomes. Yet it is valued more highly than units with the same floor plan that are
end units, have decks, and/or back to more secluded and desirable pond or marsh
areas.
The market value on my home may be artificially inflated by the original purchase
price relative to other townhomes of equivalent value. In my case, all purchases were
done through the builder and carried through to the purchase price — including light
fixtures and appliances. This is not true of many of my neighbors. However, the
current market value of our homes would not be affected by these items.
I appreciate your consideration.
Written Appeal #2
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: JNA 55, LLC
PROPERTY ADDRESS: Highway # 55 and Revere Lane
PID #: 36-118-22-24-0085
LEGAL DESCRIPTION: Outlot A, The Village At Bassett Creek
1999 ESTIMATED MARKET VALUE $770,000
1999 REVISED MARKET VALUE $770,000
ISSUE:
Owner feels current value excessive considering that the subject site has contaminated
soils (asbestos tile on concrete), wetlands and poor soils in areas where usable land
exist.
RECOMMENDATION:
The unchanged value recommendation is based upon the following factors: 1. To many
complicated issues with unanswered questions relating to the site, 2. Responses from
forthcoming grant applications will greatly affect site's value, 3. A greater detailed
review is necessary to determine highest and best use, 4. Contamination tax issues
need to be reviewed to see if they affect this site.
Respectfully submitted,
EARL E. ZENrCl/27ERCIAL PROPERTY APPRAISER
1999 Board of Review
Page 2
HISTORY OF THE SITE:
The subject site was part of a larger tract known as outlots B, C and D in the plat of
Prime West Business Park". This tract was about 31.1 acres owned by L & T
Investments. Zoning for this area is B-1 (office limited business park). Information
from office files indicate that as of November of 1993 about 24.6 acres was available
for development.
The property was for sale and in 1996 and had an offer of $1,300,000 for 29.533
acres. Rottlund Homes was interested in developing site into a single family and a
senior citizen subsidized housing project. Rottlund started doing due diligence and
found that the site presented various challenges including soil contamination, poor soils
and wetland issues that eventually reduced the price to $965,000 in March of 1997.
Continued negotiations were in process when in May of 1998 JNA 55, Inc. bought
Outlots B, C and D for $750,000 ($.50 per so from L & T Investments.
JNA 55, Inc. (John Allen) continued negotiations with Rottlund. In June of 1998,
JNA, 55, Inc. sold to The Rottlund Company, Inc. about 15.48 acres for $383,806.74
with Rottlund having the option to purchase an additional 7 acres for one dollar. This
option fee" cost Rottland $366,193.26 and was paid at closing. For purposes of state
deed tax, $383,806 was used as the base even though $750,000 was paid at closing.
Rottlund paid effectively $1.11 per square foot on the 15.48 acre site that had wetland
and poor soil issues. Rottlund obtained TIF money to make site buildable.
At this point a division was completed dividing the three outlots into The Village of
Bassett Creek leaving Outlot A as the westerly outlot. Outlot A (PID 36-118-22-24-
0085) is where Rottlund paid $333,193.26 as an "option fee" to purchase 7 of the
13.0632 acres for $1.00 as described in the purchase agreement dated June 8, 1998.
This subdivided parcel also includes a 3.08 acre developable office site.
DESCRIPTION OF THE SITE:
Outlot A contains 13.0632 acres or about 569,033 square feet. The site contains some
buildable areas but also includes wetland areas and areas that have been filled with
various types of debris. Some of the debris includes contamination pollutants from
asbestos attached to concrete. The two major issues about this site are what is the
effect of the contamination and how much soil correction will be required to make the
site buildable?
1999 Board of Review
Page 3
Phase I and Phase II environmental site assessment reports have been completed. The
reports indicate areas within the current platted Outlot A having contaminated areas,
wetland areas and poor soils. A Phase II environmental report dated October 5, 1998
indicates that a high percentage of the site has contamination.
Cleanup estimates indicate a cost in excess of $2.5 million dollars. A Response Action
Plan was also completed by October of 1998.
The northerly portion of the site is considered to have the highest level of
contamination. Estimates for cleanup from Braun Intertec exceed a cost of $2,000,000
on the northerly portion alone. The southerly portion (3 acres to 5 acres) where an
office site is proposed is estimated to have a cleanup cost from $400,000 to $500,000.
This does not include cost to make soil corrections in areas where the contamination
would not exist or be touched or cost of road extensions. Verbal estimates from owner
John Allen suggest a cost of around $1,000,000 for soil corrections. However, I have
no actual estimates at this time to support this estimate.
City staff have been working with Rottlund Homes and John Allen in trying to find
ways to best utilize the subject site. Currently, the Plymouth Housing and
Redevelopment Authority (HRA) has obtained a grant from the Minnesota Department
of Trade and Economic Development to pay for a Response Action Plan (RAP). In
April of this year, an application was made to the Minnesota Department of Trade and
Economic Development's Contamination Cleanup Grant Program and the Metropolitan
Council's Tax Base Revitalization Account for Phase 2 of the Village At Bassett Creek
development. A response to this grant request is expected by early June. A grant
approval would substantially change the value outlook on this parcel of land.
A "Restricted Appraisal Report" dated October 23, 1998 was completed on the
westerly 14 acres by a local appraisal firm. This appraisal included an estimated 8.16
acre residential site and a 5.84 acre office site. The appraisal indicated two values, one
for site "as is" and one value for site if uncontaminated. The value estimates concluded
that the "as is" value is $0.00 for the site and the cleaned up value is $1,430,000. The
uncontaminated value estimate was based upon a $5,500 per unit residential value and a
4.00 per square foot office land value.
The 1999 assessed value was based upon the actions of the buyer and seller. The
purchase agreement stated that Rottlund paid $366,193.26 for the "option fee" to buy
about 7 acres for a purchase price of $1.00. This indicates that the northerly portion
should be worth at least this amount. We also knew that the southerly portion was
legally ready to allow at least a 3.08 acre office site. This portion of the site was
valued at $3.00 per square foot or $402,000. The total value concluded was $770,000.
1999 Board of Review
Page 4
The value on this parcel for the 1998 assessment is $364,200. This value resulted from
the 1998 Village At Bassett Creek plat whereas approximately one half of the full
taxable value was allocated to this parcel. John Allen has filed a tax court petition
protesting the January 2, 1998 value.
Currently, a proposal is before the planning staff whereas the owner wants to develop
an 83,600 square foot 3 story office building on 5.4 acres of the southerly site. This
will require a revision of the current PUD plan allowing up to a 30,000 square foot
building. It is unknown at this time if cleanup money will be granted. A response is
expected by early June on that request. It is possible that the southerly portion could
be subdivided and detached from the highly contaminated northerly portion. A highest
and best use analysis needs to be completed.
Is also possible that this site may qualify for the contamination tax for which a detailed
valuation review must be completed.
SUMMATION:
The owner, John Allen bought 31.1 acres of land in May of 1998 for $750,000. He
sold about 15.48 acres in June of 1998 for $383,806.74 plus the "option fee" payment
of $366,193.26 and kept the remaining land with hopes to develop the southerly
portion into an office development. John Allen essentially received 100 % of his
investment back with this sale.
Office land is worth between $3.00 to $5.00 per square foot buildable within the
Plymouth market area. Rottlund has a purchase option agreement on about 7 acres for
1.00. Buildable multi -family land is worth between $5,000 to $10,000 a unit. If the
cleanup grant is approved, this parcel's value will substantially increase. If it is not
approved, the value may be of minimal worth. There is also the possibiltiy that part of
the site could be split off and only that portion be used to apply for another cleanup
grant for the office site.
1999 Board of Review
Page 5
With information currently at hand, I recommend that the value remain unchanged at
770,000. Some of the information is still unverified and or we do not have all of the
facts and costs that are needed to accurately determine the fair market value. I also
suggest that the owner pursue this appeal to the Hennepin County Board of Review.
Hopefully, the grant request answer will be responded to by then and city and county
staff will have had more time to review this complicated valuation issue. Finally, the
property owner has the option of filing in tax court on the 1999 assessment and has
until March 31, 2000 to do so.
r. A i
Description etch For: ,
a-. J wdtrHmwCOANunCOF OuRof Zlil AVE. N.
of, OUNOT 0 193.21 N91y7'49'[
SS672
1
4adaf
Q
I nI
k t
i
P.
Aa
PARCEL. PARCEL Y
569,034 SOL 534,420 sQ.tt. b
12.2696 acres y13.0632 Duff
i 1 •; E Ir
2a4
IL
µ (
t
P
J7rty ` Nef 1'ae•c A56.12 i
Yy1i
t
NII • I1t•, t .• I a: IQs P:.
F3C
e•
1st \
x
Of
OUTIMTtaORWtA Marc; 1 Inch 200
Feet n a Su Ay DOES Not PURPORT TO 5Ntri. THE MITTNCE feat NON-CAtStEger OFANYONTOTMEHM014
DiSCfAK0OftCASEMCNTSOFlAfaOWDIMEN73F" OR CHMU4KCOROCO CAMANNTS ICN AfFCCTT SAtOO LMO OR ANY plto%' lENTS 10
SA10 PROPQ= LEOAL msORP rM FOR PARCEL '
A' AA tAat pat of atbt a. PRiNC HEST 9USINESS PATM. oo0644 a ala r.cr#" P" U%W*
Qf. MMM1Y1 CountX If(Maefto, 1?hv tmtrty of the Moving dnaG Nte and its
eAtenslona CeRMmnclnf at the wthwest aamr of o N OrtNt P. qaa m ans..4 sarine of Nrlh60depn.o 57 mewlea 46 seconds EOSL afon4 Na earth One of Bold Outlet M. o dYr4 *Ib
t 53f.72
tank. to the pent of *04a10% of tAa Ilea to N oasrgeA thence S Mth 01 ea rIsar 44 and
thtea
to
secMae Walt. • atalanao of 1255.7! reel. to the molt wethvl7 mmr of cold Outlet and ytw
lrftthathf. PRopom uuL 11[if"DoN rat PAACLL
r AA that port at OuUat a. PRWE WEST aUSHESS PAM fCardkf to tha reord" Nat
threof. Kwwe"ln Cewtl, MtneNta• IYAG vaetwly N the fo "44 NewN
IN': Commsncl.lf at elf ftwumNt Nhtar of saw 0" k them" an an "*%N" 04 %mini of earth
09 apr al a7 Mwwae As aeoenae sot VIW4 Vto earth ane of "d Cutlet a. a at tenae of 536.72 t«
t, to the point of "Yv,ha of Na lino to be dowlbadt theaoqlWth01 QtU. tMtt
Otra 34 I
WWS WNL a d4toncs of 120&70 feat. t6 VIs meal mthan)
ar C MLAefT CCATWY To "C ROT UND C(AWAM. MC TISAt Ttaf "%CK ^AN OR at7dI1T
NAL rAdANCO Sy wf- OA LVOTA CT tJ!E mWK ANO NAT 1 AN A OMY UCOW V#
0 SUAKYOR WKS hVE LAMS STAN Or IWMCWT RO lla9 Iftn OAT a. YAT,
teal R,, ,,, a r • I L • 7.98 r,nrtfa f2+
w
e IBIT
C wen G t.au" o Swn 231; to marinasdb. I.wa.M. ly..w.. NL INII Y.nmle ri.gn1A. UN
52120 OrPIOtNiKU w,.e0.T,a,..,,+e..
a. (612) 661-1914 FAX661-
9463 T engineering ... «.-+.• ...w....wacn 916 Mpn..b10 N.
C.
sue
s 1Ia
e e3—Cosa Fix 7a-
teal 1
994 N1taa01.ntrO
sL EXHIBIT
C 771i7T -, TPCP oco 71TP S IWOH Q<`imiioa i0:0t 8661-2,Z—
BERNARD ' STBFF6N
iARD A: h1ERRTLL BEVMY K. DODGEJW
DARRELL A. JENSEN GREGG
JAMES VD. w. HHLRI3MRRK.JC
3EFFROY S. JOHNSON
RUSSELL H. CROWDER GS M. JOAN M. QUAD" UADE
JON P
CE R. JOLAI' E JOHNSON
SCOTT LEPAK
STaVBN G. THORSON
DAVID
S
constIDA. S
THOMAS P. h1A1.C7NE Barna, Guzy & Steffen, Ltd.
ELJZABETH A. SCHADIIVG
aBRADLEY
F.BTMICHAELF. HURLEY
HERMAN L TALL" ATTORNEYS AT LAW
Kxv
CCHER
MALCOLM P. TERRY
CHARLES M. SEYKORA 400 Northtown Financial Plaza KRIS'I1 R. RILEY
DANIEL D. GANTER, JR. 200 Coon Rapids Boulevard OfCc, wnTeI
Minneap olis Minnesota 55433 ROBERT AGUZY.
VBtt7ILC.HERRIERRlCK
612) 780-8500 FAX (612) 780-1777
91
6 Writer's Direct Line: (612) 783-5120 4b
Internet E -Marl Address: jjohnson@bgslaw.ea REL
r
APR 2 6 :.3
w
V . FAX TRANSMITTAL COVER PAG o
s
DATE: April 26, 1999 b
TO: Nancy Bye
cc: John N. Allen (612) 332-0241
COMPANY/LOCATION: City of Plymouth
COMPANY'S FAX NO.: (612) 509-5060
FROM: Jeffrey S. Johnson
RE: JNA 55, LLC - Property ID No. 36-118-22-24-0085
MESSAGE: Please review the attached letter regarding the above -referenced property.
TOTAL PAGES INCLUDING THIS SHEET: 3
Please notify Sue Olmscheid at (612) 780-8500 if all pages are not received.
Original will not follow by mail
The information contained in this facsimile message is attorney privileged and confidential information intended
only for the use of the individual or entity named above. If the reader of this message is not the intended recipient,
you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.
If you have received this communication in error, please immediately notify as by telephone, and return the original
message to us at the above address via the U.S. Postal Service. We will be happy to reimburse you for the postage.
C ):E F,.
PCA, •MERRILL
AEU A. JENSEN
sBY S. )CiINSON
S3ill H. CROWDER
ON P ERJCKSON
LAWN ENCE R, JOHNSON
DAVID A COSSI
THOMAS P.MALONE
MICHAEL F. HURLEY
HERMAN L TALLE
CHARLES N. SEYKGRA
DANIEL 0. CANTER, JR
April 26, 1999
Barna, Guzy & Steffen, Ltd.
ATTORNEYS AT LAW
400 Northtown Financial Plaza
200 Coon Rapids Boulevard
Minneapolis, MN 55433.5894
612) 780-8500 FAX (612) 780-1777
Writer's Direct Line: (612) 783-5120
Internet E -Mail Address: Johnson @bgslaw.corn
VIA FACSIMILE 612-509-5060
Ms. Nancy Bye
City Assessor
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55443
RE: JNA 55, LLC
Property ID No. 36-118-22-24-0085
Our File No. 40015-184
Dear Ms. Bye:
BEVERLY K. MCCE,
OREGO V. HERRIck
JAMW 0. mOU T
JOAN K QUADS
SCOTT M. LEPAK
ELIZAUTH A. SCH[
wILL1AM R HUEFNEF
BRADLEY A. KLMG
MALCOLM P. NARY
KRJS71 R. RILEY
Of Caved
ROBERT A. GUZY
VIRGILC HERRiac
This office has represented John N. Allen and his related entities in challenges of market value
assessments for tax purposes. Mr. Allen has requested that I send this letter as an appeal of
valuation to the local board ofreview for the 1999 value payable in the year 2000 for the above -
referenced parcel. In June 1998, JNA 55, LLC purchased Outlots B, C and D, Prime West
Business Park, for the price of $750,000.00. I attached a Certificate of Real Estate Value from
that transaction for your reference. Also in June 1998, JNA sold to The Rottlund Company, Inc.
over half of the property for a stated sale price of $383,806.74. At this closing, an Option
Agreement was entered into with Rottlund, whereby Rottlund, on or before August 1, 2000, had
the right to purchase approximately five (5) acres , or roughly one-half of the residual parcel
owned by JNA for the price of $1.00.
Given the acquisition price by JNA and the subsequent resale of over half of the site to The
Rottlund Company, Inc., coupled with Rottlund's option right to acquire approximately half ofthebalanceoftheJNAparcelforthepriceof $1.00 there is no basis to support the estimated
market value of $770,000 ascribed to the JNA parcel. There are significant soil and
environmental issues which impact the value on the JNA parcel, which in all probability reduce
the market value well below the estimated market value used to determine the 1999 payable
An Eq"I Op amniry Emphnw
f
Apnl 26, 1999
Page 2
taxes. It has been estimated that there will need to be in excess of $2.4 million of soil and
asbestos remediation costs incuiTed in order to make the JNA parcel buildable.
If you have any questions regarding the above, please do not hesitate to contact me.
Very truly yours,
JSJIsco
cc: John N. Allen
51I47_I
i Written Appeal #3
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNER'S NAME: Josephine Hughes
PROPERTY ADDRESS: 4025 Co Rd 101
Plymouth, MN 55446
PID #: 18-118-22-42-0066
LEGAL DESCRIPTION: S160' of N193' of E343' of NW1/4 of SE1/4
Of 18-118-22 except road
1999 ESTIMATED MARKET VALUE: 156,800
1998 ESTIMATED MARKET VALUE: 108,000
1997 ESTIMATED MARKET VALUE: 106,800
1999 REVISED MARKET VALUE: $147,100
ISSUE: From having read Ms. Hughes' letter, the issue seems to be how much her
value went up in relationship to others around her. In my phone conversations with
her, she talked about how much the value went up, but not about the value itself.
However, our function is to determine a fair estimate of market value, so that is the
ultimate purpose of this report.
RECOMMENDATION: I recommend a change in value to $147,100. The subject
property has deeded acreage of 1.26, but in talking with Engineering about the
proposed Co. Rd. 101 road improvements, I found that the original street right-of-way
plus that which was purchased by the developer of Orchards of Plymouth leaves
useable acreage very comparable to the platted property next door. It is appropriate to
place an equal land value on the Hughes property. After analysis of the three
comparables, I would place most weight on comparables #1 and #2, since they are the
closest in size and age. My final recommended value, which is changed due to the
lowering of the land value, is supported by those comparables.
In a phone conversation on April 30`'', Ms. Hughes agreed to the $147,100 and asked
that a copy of this report be mailed to her.
Respectfully submitted,
Bev Moos, CMAS
Appraiser
509-5354
1999 Board of Review
Page 2
Dwelling Style: Rambler
Year Built: 1955
Square Feet: 1312
The subject property is of average quality construction that has been maintained well
and improved some over the years. The kitchen was redone in 1984, and one of the
original 3 bedrooms has the closet plumbed and wired for use as a main floor laundry.
The home has 2 fireplaces, a large deck, and a back entry porch. The basement has 3/4
bath fixtures that are not in an enclosed room so therefore contribute little value.
There is a barn that is used as a garage. Part of the lower level has function as a
double garage, and the rest is storage.
County Road 101 runs in front of the house and is presently a two lane road. Future
plans by the county will expand this to a four lane road with perhaps city trails on
either side. Dan Campbell in Engineering stated to me on April 281' that at this time
and to his knowledge, the road changes and improvements would not cost the property
owner anything. I also spoke to Tom Johnson in the transportation planning
department of Hennepin County. He stated that the County's share of the project
should not cost the owner any assessments.
In her letter Ms. Hughes talked about the percentage changes of others around her.
The properties in that area were reviewed by me last summer as part of my quartile
assignment. As you are aware, the purpose of doing quartile is to update property data
and analyze sales information in order to equalize values within that area. This process
may mean minimal changes for some but substantial changes for others.
Ms. Hughes indicated to me during our phone conversations that she has limited
income and a disability. She has already spoken to the Dept. of Revenue, and they are
sending out some information about the property tax refund. In addition, I informed
her of the senior citizen tax deferral program and sent her information sheets and an
application per her request. I also included the Dept. of Revenue phone number for
her to call and get information on the disability classification, which would be a lower
tax rate if she qualifies.
I
r
0 ... .. .. .. ._.. ._rte,.• . .
r
x
is •!•
tkwIA1i
1999 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #1
PID #: 18-118-22-12-0018
Address: 18240 State Hwy 55
Dwelling Style: Rambler
Year Built: 1954
Square Feet: 1075
Sale Price: 99,000
Sale Date: 7/98
This property, after being adjusted to the subject, yields a value of $143,300.
Comparable #2
PID #: 18-118-22-21-0007
Address: 4430 Urbandale Ct N
Dwelling Style: Rambler
Year Built: 1960
Square Feet: 1200
Sale Price: 126,000
Sale Date: 9/97
Sale #2 has a slightly better location, in that it is not on a major street. The adjusted
sale price for this comparable is $151,400.
1999 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #3
PID # 18-118-22-12-0013
Address: 18220 State Hwy 55
Dwelling Style: Rambler
Year Built: 1966
Square Feet: 880
Sale Price: 94,900
Sale Date: 8/97
Sale #3 is the least comparable, because of the size difference. However, allowing for
that and other differences, this sale adjusts out to $139,100.
Written Appeal #4
1999 BOARD OF REVIEW
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNER'S NAME: William Doerr & Lisa Beavers
PROPERTY ADDRESS: 2355 E. Medicine Lake Blvd.
PID #: 25-118-22-11-0010
LEGAL DESCRIPTION: Lot 6, Jevne Subdivision of Medicine Lake Park 3rd
1999 ESTIMATED MARKET VALUE: 283,000
1998 ESTIMATED MARKET VALUE: 61,500
1997 ESTIMATED MARKET VALUE: 40,000
1999 REVISED MARKET VALUE: No Change
ISSUE: Mr. Doerr questioned the value placed on his partially completed residential
property. He also wanted an explanation of the limited market value as it may pertain
to his property. Mr. Doerr called with his questions the day of the Board of Review.
RECOMMENDATION: The limited market value was corrected with Hennepin
County. Since Mr. Doerr continued to question the computations, he was given the
phone number for the person in the County Assessor's Office who is responsible for
administration of that particular program.
I believe the present value of $283,000 for a partially completed structure is fair, and I
recommend no change. I will, of course, be visiting the property later in the year to do
a valuation for the 2000 assessment. At that time I will again do an analysis with other
lakeshore sales data to equate to the subject.
Respectfully submitted,
Bev Moos, CMAS
Appraiser
509-5354
1999 Board of Review
Page 2
Dwelling Style: Contemporary 3 story over crawl space
Year Built: 1997
Square Feet: 3,495
Construction was started late in the fall of 1997. For the 1998 assessment year only a
minimal building value was added for the foundation that was in place.
On December 2, 1998 I was at the property to view it for the 1999 assessment. Mr.
Doerr was at the home, but he refused to let me view the property. He stated that his
realtor had told him never to let an assessor into the home. I had to calculate the value
of the home by using the building plans as submitted to the Building Department,
estimating it to be 90% complete.
Due to Mr. Doerr's request to the Board of Review, we were finally able to view the
property on May 6, 1999 after numerous attempts to reach him (see attached letter).
We found that changes to every floor of the house meant it had to be totally redrawn on
our records. A few other changes were noted as well.
The home has 3 bedrooms, 2 fireplaces, great room, office, laundry, one deluxe bath,
one full bath, one N4 bath, and a 2 car garage with storage above half of it. The 3,495
sq. ft. is finished living area, with an additional porch area above the entry hall.
Levels two and three walk out to roof top decks and level one has some perimeter
decking, although as of 1-2-99 those were not in place and therefore not valued.
The lot has 75' of lakeshore and abutts vacant City owned property. A bike/walking
path crosses the lot, so ingress and egress must be carefully watched. An apartment
building is across the street to the east, some units of which are for low income tenants.
Two more new houses are being built to the north of the Doerr property.
TIP
Y
not
n• - Id
1999 BOARD OF REVIEW
MARtiET COMPARISONS
Comparable #I
PID #: 23-43-0030
Address: 11745 26"' Ave. N.
Dwelling Style: Contemporary multi level
Year Built: 1979
Square Feet: 3,024
Sale Price: 325,000
Sale Date: 5-22-98
This home is smaller than the subject and 18 years older. It has three bedrooms, two
stall garage, one full bath and (2) 3/a baths, and 2 fireplaces. The site is superior to the
subject and larger. After completing a direct market comparison, the adjusted value
for this sale is $341,000.
s.
VA, c j
1999 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #2
PID #: 24-31-0023
Address: 2910 Medicine Ridge Road
Dwelling Style: Split level
Year Built: 1978
Square Feet: 1907
Sale Price: $225,000
Sale Date: 8-25-97
This property does not have lakeshore access, but does overlook the lake. The square
footage is less and it is older, but it does give us an indication of just how much even
lakeview property sells for. If we adjust this sale for the differences to the subject, we
arrive at a value of $360,000.
1999 BOARD OF REVIEW
MARKET COMPARISONS
Comparable #3
PID #25-43-0010
Address: 10030 Southshore Dr.
Dwelling Style: Rambler
Year Built: 1954
Square Feet: 1421 main floor
Sale Price: $242,000
Sale Date: 6-13-97
This sale is not meant to be considered as a comparable, but as an indicator of the
strong lakeshore market. The property has 2 bedrooms on the main floor, with some
additional finish in a walkout basement. There is a 2 stall garage added on in 1993, a
small porch, and decking. The site is smaller than the subject and is across the street
from industrial property.
A site and old house 4 doors down (PID #25-43-0006) from 10030 Southshore Dr. was
purchased in 1996 for a little over $175,000. The old house was torn down and a new
one constructed in 1997. This site is smaller than the subject's, but is a good indicator
of lakeshore land
SUMMATION:
The subject property when complete would have an indicated value in excess of
300,000, based on the two comparables. I do feel that consideration has been given to
the land value for the ingress/egress situation, and it will be given some weight in the
valuation placed on the structure. In addition, it must again be noted that two more
new houses are being built adjacent to the subject.
On 1-2-99 the main part of the house was not complete. In addition the decks were not
in place and air conditioning was not installed. As of this date, numerous small
projects need to be finished in order to call the construction 100% complete, and the
Building Department has not had its final inspection and approval.
j
0
0 Comp
s -
L 17.4
VLA
Impt.
im AVE W.
0%
0
S2
jFOR,-S
61 4
PL10
z
COL CI
f
XPlymouth
Middle 3STH A
NA
School
AVE
Armstrong Sr. I LA
HIgh
34TH AVE
34TH AYre—
Iz
jw
AVEJ
7
OD
19
I ITH AVE
y SVDAVE
m
32NO AVE C
FIST AVE
JOTH AV e IM)i AVE
clon
4WOOD RD I h I
3
9T)i AVE
r C!IC
T-rAV
01
2FRAVE
j
0
0 Comp
s -
L 17.4
VLA
Impt.
im AVE W.
0%
0
S2
9A 1.- P, -- 11
A
2M AVE
z
COL CI
z
25TH A
1
9A 1.- P, -- 11
A
COL CI 1
NA
AVE
Iz
jw ffi EVERGREEN L t'.
19
I ITH AVE
m JOTH AV e IM)i AVE
4WOOD RD I h I
9T)i AVE
ary of
PLYMOUTFF
April 30, 1999
Mr. William Doerr
2355 East Medicine Lake Blvd
Plymouth, MN 55441
Dear Mr. Doerr,
It was brought to my attention by Beverly Moos that there was a question regarding the Limited Market
Value (or lack of) on your property. Upon checking our records it was found that there was a clerical error
and Limited Market did not display on your property valuation notice. The Limited Market Value that
taxes are based upon for 1999 payable 2000 is $245,500. The estimated market value remains at $283,000.
Please notify our office by Monday noon if you have any further questions or concerns. Beverly has
attempted to make contact with you several times this week, so I hope this letter addresses your concerns
based on your initial phone call to our office April 27.
Sincerely,
Janice L. Olsson RES
Senior Appraiser
PLYMOUTH A Beautifuf4'face To Live
3400 PLYMOUTH BOULEVARD • PLYMOUTH, MINNESOTA 55447-1482 • TELEPHONE (612) 509-5000
19p--wp" www.ci.plymouth.mn.us
Fpbm': P&RMARINE PHONE NO. Apr- 27 1999 06:17PM P01-
0 16 C)
3e
o w. 1 1i I ia n.
V kA 0 KACX
are, +--j-4Z t_ - -
s vvN
vL
rL+
V\
R rF!\IFF,
APR 2 7 1009 d d -
Z,
Agenda Number: --,--? .
TO: Dwight Johnson, City Manager
FROM: Barbara Senness, Planning Supervisor and
Anne Hurlburt, Community Development Director
SUBJECT: Streetscape Plan for City Center
DATE: May 6, 1999 for the City Council Study Session of May 11, 1999
1. REQUESTED ACTION
To continue the review and discussion of the City Center Streetscape Plan, including
new information requested by the City Council at the March 9, 1999 study session.
To direct staff to schedule approval of a Comprehensive Plan Amendment to add the
Streetscape Plan to the City Center portion of the plan for the City Council meeting
on June 1, 1999.
To discuss the staff recommendations for funding of the initial phase of
improvements.
The Council selected City Center as one of its priorities for the coming year. The
discussion at the May 11 study session will help give needed staff direction for the next
steps on this priority project. To aid in this discussion, we have prepared a list of
suggested discussion questions which is attached to this report. (See colored sheet, page
10.)
2. NEW INFORMATION REQUESTED ON MARCH 9
During the March 9, 1999 study session, Council members raised questions about the
following:
The need for traffic calming on Plymouth Boulevard.
Parking needs at the LifeTime/Arena complex.
Examples of what other cities have done in their downtowns.
Traffic Calming
The streetscape plan recommends traffic calming measures for Plymouth Boulevard in
order to create a parkway quality along this roadway. The proposed measures would
include widening the median, narrowing the pavement to one through lane in each
1
direction and adding bump outs to create attractive on -street parking such as exists
around the Minneapolis Chain of Lakes.
The intent behind creating a parkway is to emphasize the natural, wooded setting that
exists along Plymouth Boulevard and to encourage slower speeds more consistent with a
strong pedestrian orientation. The currently posted speeds of 35 and 40 m.p.h. and four -
lane roadway section are not consistent with what the plan envisions. Speeds of 25 to 30
m.p.h. would be more compatible with a parkway/pedestrian function. In addition to
lowering the speed limit, narrowing the pavement to one lane would increase the real and
perceived level of safety for pedestrians crossing Plymouth Boulevard. Introducing on -
street parking would also result in a slowing of traffic through an area. Residents of
Plymouth Town Square have consistently raised traffic speed and difficulty in crossing
Plymouth Boulevard safely as major concerns. These changes would directly address
residents' concerns.
To identify how fast traffic is traveling along Plymouth Boulevard today, the Engineering
Division conducted a speed study between 34th Avenue and 36th Avenue for the 48-hour
period starting April 20 and concluding April 21. The speed limits change through this
area from 35 to 40 m.p.h. for traffic traveling northbound and from 40 to 35 m.p.h. for
traffic traveling southbound. The results of the study indicate that speeding is not an
issue (see attached memo from Fred Moore). Consequently, staff finds that redesigning
the roadway as outlined above and introducing a lower speed limit would likely achieve
the parkway quality outlined in the streetscape plan.
LifeTime Parking
The traffic calming measures for Plymouth Boulevard include the addition of permanent
on -street parking. On -street parking currently exists between 36th and 37th Avenues and
is marked with orange traffic cones.
During the same week that the Engineering Division conducted the speed study, members
of the Planning Division surveyed parking at the LifeTime complex. Staff monitored the
parking lots and on -street parking from 5 p.m. to 8 p.m. on Tuesday, Wednesday and
Thursday nights. During this time, the usage at the arena was light. Staff found a high
level of utilization of the parking closest to the LifeTime entrance. Staff also found a
high utilization of the existing on -street parking. Staff noted that LifeTime users have
created" additional close -in parking by parking around internal medians. Staff
concluded from the study that convenient parking is an extremely strong value for the
LifeTime users and that removing the on -street parking supply would 1) create a near -
capacity situation for close -in parking at this time of year and 2) contribute to a parking
shortage when the arena is fully utilized.
Other Municipal Examples
In preparing the initial staff recommendations on streetscape implementation, staff
contacted several other cities to determine the scope of their commercial area
improvements, total improvement costs and funding sources, and on-going maintenance
2
costs. Staff obtained information from the Cities of Bloomington, Edina, Golden Valley
and St. Louis Park.
For a comparison of initial project costs, staff received information from St. Louis Park,
Golden Valley and Edina. The Excelsior Boulevard project in St. Louis Park cost
approximately $2.4 million and covered 1) street reconstruction, 2) utilities (storm sewer,
water main, sanitary sewer), 3) sidewalk and furnishings, lighting and landscaping. The
Golden Valley project cost approximately $1.5 million and covered sidewalk and
furnishings, arbor monuments, lighting and landscaping. (Major reconstruction of
Winnetka Avenue was an additional $8.5 million and a joint project with Hennepin
County, necessitating right-of-way acquisition in addition to the reconstruction.) The
Vernon Avenue project in Edina (four blocks on both sides of Vernon from Highway 100
west to 53`d Street) cost approximately $670,000 and covered 1) repaving, curb and
gutter, 2) ornamental fencing and monuments and 3) landscaping. The area covered by
all three of these improvement projects is smaller (notably smaller in the case of Edina)
than the Plymouth City Center area. The scope of improvements for the Edina project
was also significantly narrower than what the consultant proposed for Plymouth City
Center.
Tax increment financing was the main funding source for all three projects, although St.
Louis Park also received some funding from the Livable Communities Act grant
program.
The Cities of Bloomington and Golden Valley supplied information about on-going costs.
Bloomington has a major commercial project at 98th and Lyndale that the City funded
with tax increment financing and special assessments. On-going maintenance in this area
includes 1) maintenance and if necessary, replacement of plant materials, 2) weeding and
spraying, 3) inspection and repair of irrigation equipment, 4) inspection and repair of
decorations (benches, fences, bollards), 5) sidewalk repair, 6) general clean-up and 7)
snow removal. Property owners are assessed for half of the maintenance costs in both
instances and the costs per year run about $10,000. Costs are assessed according to a
formula that includes total square footage and street frontage. Golden Valley does not
assess any maintenance costs which amount to roughly one half-time person annually.
The scope of maintenance activities is similar to what Plymouth could expect. The cost
would likely be higher, however, in that a larger geographic area would be involved in
our case.
2. BACKGROUND:
The City Center Streetscape Element is a plan and set of design guidelines for a wide
range of public improvements in Plymouth City Center. The plan does not include any
specific funding recommendations or commit the City to construction of any particular
improvements. Any decision to commit to funding a particular improvement would be
made as part of the City's normal budgeting and/or capital improvement programming
process. Some of the improvements would be funded by the City and some by affected
landowners.
A copy of the Streetscape Element and the proposed amendment to the text of the
Comprehensive Plan (the amended language is underlined) is attached. Once it is
adopted as a formal part of the plan, the City can use the Streetscape Element in their
decision making on private development requests in City Center as well as when they
prepare the annual update to the Capital Improvement Program. The City can also use
the plan as the basis for working with the landowners in the area to explore private
sources of funds for some of the proposed improvements.
The improvements identified in the Streetscape Element include such things as lighting,
landscaping, pedestrian amenities, on -street parking bays and signage. They are intended
to support, enhance and help unify the private development in City Center and to provide
an overall identity for the area.
Authorized by the City Council in November 1997, this element was developed over the
past year with assistance from SRF Consulting Group. In January 1998, the City hired
SRF Consulting Group to prepare the study. During the subsequent nine months, the
consultant prepared a report with input from staff, the Planning Commission, the City
Council and residents living near City Center.
On January 27, 1999, the Planning Commission voted to recommend that the City
Council add this element by reference to the City Center section of the City's
Comprehensive Plan. There was no one present at the public hearing to speak on the
element. During their deliberation, the Planning Commission voted to delete the text
from the Streetscape Element referring to traffic circles. The Commission concluded that
widening the median along Plymouth Boulevard, providing bump outs for parking bays
and marked crosswalks would sufficiently calm traffic through the area. The
Commission further noted that they thought traffic circles would be confusing to the
public, rather than an aid. The Commission also asked that the City Council consider
completion of the sidewalk system in City Center as a priority in the CIP.
Commissioners saw a need for having a continuous system for pedestrians in the near
future, rather than waiting for each segment to be constructed as development occurs.
On February 23, 1999, staff discussed the Streetscape Plan with the Plymouth Business
Council. The Business Council liked the plan concept and showed great interest in
participating in plan implementation, primarily in the area of providing additional
landscaping.
Need for Streetscape Element
The need for a streetscape element stems first from a recognition that the City, in
adopting a City Center Plan, has placed a value on creating a people -oriented place with a
mix of commercial, office and public uses. The City Center Plan would establish a
pedestrian -friendly environment and a strong community atmosphere. The plan calls for
creating lively streets, allowing on -street parking, screening off-street parking and
reinforcing the pedestrian aspect of streets with street trees, pedestrian lights and other
pedestrian -scaled amenities such as benches and planters. The Streetscape Element
builds on the general direction established for public spaces in the City Center Plan by
4
setting more specific guidelines for what the public spaces should look like and what
elements they should contain.
The role of the Streetscape Element is to provide a set of unifying elements that will
provide a strong identity for City Center, tying together the mix of uses that exist today
and will develop over time in the center. Unlike what is occurring in other commercial
centers in the City, this unity cannot be achieved by private landowners in City Center
because 1) not all of the land is being developed at the same time and 2) there are many
landowners, not a single entity developing plans for the area. We are currently seeing
how well an overall theme draws potential tenants to an area in that both Plymouth
Station and The Plymouth Collection fully leased out in a matter of a few months. While
development is continuing in City Center, it is much slower paced, as is leasing of new
projects. The Streetscape Element is intended to serve as a coordinating "spark" to also
give City Center that overall identity.
Core Concept of Streetscape Element
The core concept of the streetscape element is the creation of a hierarchy among the
streets in City Center. This hierarchy is based on the existing function of each the streets.
For each of the different types of streets, the consultant has also recommended a set of
design standards for landscaping, lighting, screening, signage, pedestrian amenities,
pedestrian crossings and parking. The basic hierarchy is as follows:
Primary Gateway: Vicksburg Lane and Highway 55. Based on the function of
Vicksburg as a minor arterial, the vista provided as you approach the area from
Highway 55 and the dominance of the theater, this intersection becomes the logical
choice as the main entrance to City Center.
Secondary Gateway: Vicksburg and County Road 9. This is likewise an important
entrance to City Center because of the arterial function of Vicksburg and the fact that
it runs all the way north to Maple Grove. However, given the residential
development on the west side of Vicksburg, this area is seen as a secondary entry
point and one where buffering of adjacent residential development will be of primary
importance.
Parkway: Plymouth Boulevard. Plymouth Boulevard is presently a four lane
roadway with a landscaped median running its full length. Because Plymouth
Boulevard is wide and has a limited number of access points, traffic speeds on this
roadway are relatively high today. The improvements proposed would all help to
calm" traffic through the area. The concept plan would further emphasize the tree
massing that occurs along much of the boulevard and add on -street parking in bays as
it occurs along the Minneapolis Chain of Lakes parkways. In addition, the consultant
proposed a traffic circle at 36`x' Avenue for both safer vehicular and pedestrian
movement. The Planning Commission and staff concluded that the other proposed
improvements along Plymouth Boulevard would sufficiently calm traffic and provide
for safe movement of vehicles and pedestrians without installation of a traffic circle at
36`" Avenue. Consequently, both Planning Commission and staff recommend
deleting the traffic circle from the Streetscape Element.
Pedestrian Focus: 30, 35th , 36th and 37th Avenues. These are the streets where
pedestrians would have high priority, with mid -block crossings, pedestrian amenities
and lighting as well as additional planting.
Highway: Highway 55. Although not a part of City Center per se, vehicles traveling
along Highway 55 will see the center. In addition, visibility is important to
businesses along this corridor. Consequently, monuments and signing at the entry
points at Vicksburg and Plymouth Boulevard will be an important element of the
plan.
3. IMPLEMENTATION
The consultant prepared an implementation phasing plan and set of cost estimates for all
recommended improvements. This material is not included in the in the draft Streetscape
Element recommended for addition to the Comprehensive Plan. This is because the City
does not typically include the level of detail that the consultant provided on the proposed
improvements in its comprehensive plan. This level of detail comes in the capital
budgeting process.
Consultant Recommendations
The consultant divided recommended improvements into three phases, covering a 10 -
year period. Proposed projects for the first year would all occur along Plymouth
Boulevard from 34th Avenue (at the Post Office) to 37th Avenue because of the
importance of establishing a more parkway -type character for this area and "calming" or
slowing the traffic.
The consultant has estimated the overall cost of implementing the proposed Streetscape
Element at roughly $3.3 million. All costs are estimated in 1998 dollars and do not
include design or administrative services. Staff estimates that design and administrative
services would add 20 percent to the total cost, bringing that total to about $4 million.
This is the total cost of all improvements, but is not necessarily public cost.
Potential Funding Sources
Funding for implementation could come from a variety of sources, including public and
private sources. Possible public funding sources include the City Center Tax Increment
Financing Fund or the Capital Improvement Fund. The Street Reconstruction Fund may
be a source for a future street improvement. Special assessments (especially for street
lighting) may fund some improvements. Other improvements would be included in the
private costs of new development projects; for example, sidewalks and landscaping
installed at the time of construction would be paid for by the developer. The City could
also work with the private property owners in the area and other business groups (such as
the TwinWest Chamber Plymouth Business Council) to secure private funding for some
improvements.
1
Staff Recommendations
Staff reviewed the consultant recommendations, and developed our own recommended
priorities for implementing the improvements recommended in the Streetscape Element.
Staff continues to believe that over time all the recommended improvements would be
useful and functional. However, staff has also concluded that the timing may be
premature for some improvements. For example, with the amount and location of
development currently in place, staff concluded that installing street furniture is not a
high priority on its own. We concluded that, with a limited amount of public funds
available at this time, the City should focus on those improvements that will contribute
most to achieving the desired unity and image for City Center.
A. Recommended Phase One Improvements
The following table shows the improvements that are recommended by staff as the initial
phase of implementing the plan. They focus efforts along Plymouth Boulevard from 34th
Avenue (at the Post Office) to 37th Avenue. This is a key area within City Center and
working toward achieving a safe, attractive "boulevard" through this area will go a long
way toward establishing an image for the area. Planning staff supports widening of the
median along this segment and constructing bump outs to create attractive on -street
parking. Narrowing the pavement to one lane and adding parking will both help to
calm" the traffic in this area. As stated above, the Planning Commission and staff have
concluded that these measures together with special crosswalk paving will provide the
necessary level of safety for pedestrians without the need to add an actual "traffic circle"
in the center of the intersection of Plymouth Boulevard and 36th Avenue.
The following table indicates the estimated cost of this initial phase, including a
contingency and design costs.
Phase One Streetscape Improvements
Plymouth Boulevard (34th to 37th Avenue)
7
Element City
Cost
Special
Assessments
Developer's Cost Total Cost
Street Improvements 214,800 214,800
Concrete Sidewalks 36,200 36,200
Street Lights 61,500 61,500 123,000
Signage 62,000 62,000
Landscaping 71,900 71,900
Total for Area 410,200 61,500 36,200 507,900
10% Contingency 41,020 6,150 3,620 50,790
20% Design/Administration 90,244 13,530 7,964 111,738
Total by Phase 541,464 81,180 47,784 670,428
7
Staff recommends that the City implement the phase one improvements over a two-year
period. The primary funding source for the city share of the cost would be the City
Center Tax Increment Financing fund ($323,639.) The remaining $217,825 could be
financed from a number of different sources. Part of the landscaping -related
improvements (e.g. trees, shrubs, sod, tree uplights) could be paid for from 1999 and
2000 park dedication and forestry funds (up to $50,000.) Part of the road improvements
could be paid from the Street Reconstruction Fund, as some of the streets in the area will
need work soon. We have not done the analysis needed to determine an appropriate share
for Street Reconstruction, but a rough estimate would be around $75,000 for Plymouth
Boulevard (Phase 1.) Future funding from the Capital Improvements Fund is also
possibility. The City has recently added $452,000 to the Capital Improvement Fund.
Half of the cost for street lighting between 34`h and 37`h Avenues would be the
responsibility of the City as this lighting would abut City Hall and the LifeTime/Arena
complex. The table reflects that $61,500 would be a City cost and $61,500 would be
covered by special assessments.
B. Future Phases of Improvements
Staff recommends that the City Council assign the highest priorities for continuing
improvements over the next five to seven years to the following:
1) completing a street lighting system in City Center
2) establishing special signage for City Center
3) completing the additional landscaping recommended by the consultant.
Street lighting is the highest recommended priority. This is based in large part on the fact
that the Streetscape Element grew out of a Council concern that City Center lacked
lighting and that this shortcoming detracted from the overall image of the area. Staff
concurs that the introduction of street lighting will enhance the image while serving a
safety function at the same time. Some of the possible fixture options are illustrated in
the attachments. Based on current estimates, costs for street lighting would amount to
496,980 (this figure excludes the cost of street lights bordering City -owned property).
The City can assess the affected property owners for all of this cost.
Special signage is the second recommended priority. Staff finds that informing the public
that they are entering City Center is a simple, yet key factor in image building and area
recognition. Staff recommends reducing the number of signs initially recommended by
the consultant. The attachments include a map showing the location of staff
recommended signage. Based on current estimates, costs for this reduced number of
signs would be $186,130.
The final recommended priority is additional landscaping. Landscaping is an on-going
effort throughout the City with a focus on areas of special interest. Clearly, City Center
is an area of special interest that could benefit from additional plantings to make it a more
desirable, attractive destination within Plymouth. Based on current estimates, the cost of
completing the recommended landscaping, including the remaining tree uplights would
be $340,956.
8
4. CONCLUSION/ STAFF COMMENTS
The Streetscape Element will provide a conceptual "blueprint" for public improvements
in City Center that will help unify and provide an identity for the area which is currently
lacking. It helps complete the vision for the area that was begun by the original City
Center plan. Without City involvement, it is unlikely that the private sector can or would
be able to provide the amenities needed to accomplish this, because the area is being
developed by individual land owners over a long period of time
The overall price tag to complete the plan is somewhat daunting, and it is appropriate to
question its priority for public funding. The plan does not identify the specific funding
sources for all the improvements, but allows the Council to make decisions on what, if
any, public money will be spent and how it will be coordinated with private investment to
implement the plan over time. The plan will be an important tool for making sure that
the decisions made by the City and landowners are coordinated and are consistent with an
overall vision and design for the area. Even if the City chooses not to undertake any
improvements at this time, we can use the plan to make decisions such as how to
reconstruct a street when the time comes, or what type of lighting or landscaping is
appropriate for a private development project. We can use it to approach the existing
businesses in the area to help them undertake voluntary efforts to improve the area, and to
help demonstrate the benefits of special assessment projects.
We recommend that the Council adopt the plan. This decision is separate from the
decision to provide any immediate public funding for capital projects.
Staff has concluded that the results of the speed study and parking study continue to
support the initial recommendation to begin implementation of the streetscape plan with
improvements to Plymouth Boulevard. If the Council agrees that implementation should
begin with any or all of the recommended "phase 1" improvements, staff should be given
that direction and specific recommendations will be brought forward for action at a future
Council meeting. If we do proceed with implementation, staff will also recommend that
the affected landowners be convened as soon as possible to begin discussions of their role
in financing the improvements including special assessments.
ATTACHMENTS:
1. Suggested Discussion Questions
2. Location Map
3. Streetscape Final Report
4. Proposed Comprehensive Plan Amendment
5. Map of Area Covered by Initial Improvements
6. Map of Signage Locations
7. Potential Street Light Fixture Options
8. Memo from Fred Moore
9. Parking Study
0
City Center Streetscape Plan
Suggested Discussion Questions
May 11, 1999 Council Study Session
1. Without considering the funding source, are there any specific elements of the
recommended Streetscape Plan that you do not support?
Concept of redesigning Plymouth Boulevard as a parkway
Narrowing street to two traveled lanes
On -street parking
Pedestrian crossings at "bump -outs"
Street lighting
Pedestrian -scale lighting of walkways
Signage at primary and secondary gateways/ focal points
Additional landscaping and irrigation
Other pedestrian amenities (benches, planters, trash receptacles)
2. Do you support a "traffic circle" at 36th and Plymouth Boulevard? (Staff and
Planning Commission have recommended against this element at this time.)
3. If the plan as a whole neither commits to nor even refers to public funding of any
of the elements, can you support it as an addition to the comprehensive plan of the
City? (Elements of the comprehensive plan other than the CIP do not normally
contain funding strategies.)
4. Considering both funding sources and the council's priorities, have the correct
priorities been recommended for Phase 1 of the improvements? (Plymouth
Boulevard between 34`h at the Post Office and 37`h
Ave., including streetlights,
signs and landscaping in that area.)
5. Is the Council interested in expanding the street lighting project in Phase 1 to
include all of City Center?
6. Would the Council be willing to allocate approximately $100,000 from the
Capital Improvement Fund to implement Phase 1 of the improvements?
Iif oils,
j k w.-7 M,
CITY CENTER
City of Plymouth, MN
Final Report
November 6, 1998
01CONSULTING GROUP, INC.
Transportation" Civil- Structural - Environmental -Planning -Traffic -Landscape Architecture - Parking
s
TABLE OF CONTENTS
Page
INTRODUCTION; GOALS 1
CITY CENTER DESIGN GUIDELINES 2
Vision Statement 2
Public Space Design Guidelines 2
EXISTING CONDITIONS 4
Site Context 4
Land Use 4
Circulation 4
Visual Analysis 4
STREETSCAPE HIERARCHY 10
DESCRIPTION OF DESIGN ELEMENTS 13
Lighting 13
Landscaping 13
Irrigation 13
On -Street Parking 14
Traffic Circle 14
Sidewalks 14
Furnishings 15
Gateways 15
PROTYPICAL PLANS AND SECTIONS 19
IMPLEMENTATION PHASING PLAN 20
FIRST PHASE STREETSCAPE PLAN 32
SRF Consulting Group, Inc.
5
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
INTRODUCTION;
GOALS
The Plymouth City Center is defined as a special district in the
Plymouth Comprehensive Plan. The purpose of this description is to
allow the coordinated, planned development of an easily accessible
commercial core on land adjacent to Plymouth's primary public
facilities.
To ensure that development within the City Center will to create over
time a unified and identifiable commercial core for the City of
Plymouth, design guidelines were prepared and were approved by the
Plymouth City Council in January 1996. The City Center design
guidelines address issues of parking, building design, landscaping and
pedestrian accommodations for private development within the
district. It also suggests general guidelines for public spaces,
especially within street right-of-way.
The STREETSCAPE ELEMENT, prepared under the guidance of City
Council and the Planning Department details a specific vision for public
spaces within the City Center, compatible with the objectives of the
design guidelines, which may be implemented using a phased
approach.
The goals of this STREETSCAPE ELEMENT of The Comprehensive Plan
are: 1) to unify the downtown area through consistent design of
elements in public right-of-way; 2) to create a unique and identifiable
image for the City Center; and 3) to emphasize pedestrian -friendly
streets that encourage walking in City Center.
SRF Consulting Group, Inc.
a
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
1
CITY CENTER
DESIGN GUIDELINES
The City Center Concept Plan and Design
approved by City Council in January 1996,
and objectives which have applicability
ELEMENT and served as guiding principals.
follows:
VISION STATEMENT
Guidelines*, which were
identify numerous goals
to this STREETSCAPE
These are summarized as
Plymouth's City Center will be a blend of cultural, recreational, civic
and entertainment uses that encourage interaction of the entire
community, especially families. It will be built around an infrastructure
that provides goods and services for residents and that allows for
casual meetings and organized community -wide events. In all facets,
the City Center will orient to people."
PUBLIC SPACE DESIGN GUIDELINES
Develop a streetscape hierarchy
Plymouth Boulevard should be a parkway
Vicksburg should be Plymouth's "Main Street"
Use 36th Street as link from Vicksburg to Park
Create lively streets
Allow parking on the streets
Avoid blank building facades
Screen parking and service areas
Reinforce pedestrian aspect of streets with street trees,
pedestrian lights and other pedestrian scaled amenities
Pedestrian environment should be comfortable, safe, convenient
and accessible
Implement traffic calming measures
Require sidewalks from all buildings out to public sidewalk
Create pedestrian walkways through parking lots
SRF Consulting Group, Inc.
15
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
2
Develop a strong streetscape
Tie streetscape into the wooded areas on the east and west side
of the City Center
Utilize the same plant materials of the streetscape in private
development plantings
Plant shade trees in parking lots
Create usable open spaces within the City Center to encourage
gathering and interaction
Develop transit stops
Create plazas at front of large private buildings
Develop a strong community center building at the east terminus of
36th Street
Provide a transition between the city center and the park
Concept Plan and Design Guidelines
January 23, 1996
Hoisington Koegler Group, Inc.
SRF Consulting Group, Inc.
94,
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
3
0
EXISTING CONDITIONS
SITE CONTEXT
Plymouth's City Center is located about one mile west of
Interstate 494 on State Highway 55. The district is bounded on the
south by Highway 55; on the west by Vicksburg Lane; on the north by
County Road 9 and on the east by Plymouth Boulevard. Wooded
areas and wetlands occur to the west, east, and within the site,
creating the impression of a commercial center and natural
environment.
LAND USE
Land uses allowed within the site include retail, office and public.
Adjacent land uses include multiple family, single family residential,
office residential and public. The streetscape plan must respond
appropriately to these different land uses.
CIRCULATION
Primary access to the City Center by car is from Highway 55 and
Vicksburg Lane, which are also important commuter routes. Widening
of Vicksburg Lane south of 36th Avenue is anticipated in response to
an increase in inter -community traffic. Traffic speeds on Plymouth
Boulevard are thought to pose a problem for pedestrians and local
traffic and should be addressed. Plymouth Boulevard is a transit
route. A bike trail exists along Vicksburg Lane and one is proposed for
County Road 9. Significant pedestrian activity occurs between the
City Center, adjacent neighborhoods and public facilities. A pedestrian
spine is proposed in the design guidelines, connecting sites in the City
Center along a north/south axis.
VISUAL ANALYSIS
Important views of the City Center occur along Highway 55. Other
important views include City Hall from northbound Plymouth Boulevard
and Lifetime Fitness from eastbound 36th Avenue. The impact of
woodlands and wetlands is important to the overall impression one
has of the City Center and the surrounding neighborhood.
SRF Consulting Group, Inc.
rd
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
S A Q •S. .. ais a
1 1 _, q=
tx
e 'yi S N j''` ; .i 's e'°'i
f /
r-
i3,_
y+
pF ._{
5, -
1
iR R
1/ .
1 v
w
0 ?1 ° ' E "R `a C 1 F ~t'T ,pct
f731t1 -
v,"'
t'tI/DINys
s y. c t*x._.-r'"'1y'r ,r - t s" `'
t -{, '
r .' ai"a,.,,,f .Ta.i••=
a xenie'iin rtan1
w21 kDfi ltlti+i !'B 6aties2 -s6':• s
i' o 1 .
1
t=lt
11;q, :-"%';`/ : •-=•'+(k+°+?94''K " ' t4(.'
C{.mss. ? jx rt j: .g ..
a :. _.
q ti wl' ` {
1{ T ti t i i3 i'A +s. y ' to t
l' n • "r'+s }`
3`+.. {!/,
4,
V=
t•`'
l.r q =< -', ° ., y 4 +`!y 0.. .ter. .Ja "` fir>•z-ne 3'6., 1 ` '; ¢f" j ''*C' 4 - es rill gs
Ynn tlon,o/ iYt
oil
lel@i i J rl
h t`
U!
t`
11
rte U IIL Illdl l °: ;- n ` )
7 tl e I"p Zj,
mom -m e
Key:
Current On -street Parking
Proposed On -street Parking
Existing Traffic Signal
W Existing Bus Route
XW) Average Daily
o Traffic Volumes
Possible Roundabout
VA = Location
rr;
Vehicular Entry Point
I i (High Volume)
ir
r •
Vehicular Entry Point
Q , (
Low Volume)
0
r
u
Plymouth City Center
Streetscape Element''
Vehicular Circulation Analysis N
November 6, 1998
a
NO
Multi and Single
Family Residential
Plymouth Creek
Elementary School
Single Family
Residential
Single Family
Residential
Existing Concrete Sidewalk
wSingle Family
Residential
Single Family
J^ .
Residential 9 gy ` /,\
Plymouth City Center::
Streetscape Element
Pedestrian and Bicycle Circulation Analysis N
November 6, 1998
Existing Bituminous Trail
jlni-
iit
Proposed Pedestrian Spine
Proposed Trail
Pedestrian Overlook
WPedestrian Movement
9=C3Future Pedestrian Movement
wSingle Family
Residential
Single Family
J^ .
Residential 9 gy ` /,\
Plymouth City Center::
Streetscape Element
Pedestrian and Bicycle Circulation Analysis N
November 6, 1998
L ",t
cieaury
AM
kx,071
Key:
Sight Line
Major Sign (Free-standing)
Major Sign (On Building)
Temporary Sign
Existing Screening
Screening Advised
Tree Massing
Change in Ground Elevation
Loss of Street Edge Definition
Plymouth City Center a
Streetscape Element
Visual Analysis N
November 6, 1998 --Ll—
STREETSCAPE HIERARCHY
As the following plan suggests, streets within the City Center should
have differing characteristics due to their differing functions, land use
adjacencies and traffic volumes. The five streetscape zones which are
described on the plan include; the Parkway zone (Plymouth
Boulevard), which emphasizes the natural setting, slower speeds and
softer lighting; the Primary Gateway (South Vicksburg Lane), which
serves as the "front door" to City Center; the Secondary Gateway
North Vicksburg Lane and County Road 9), which serves as a
lower -intensity edge of City Center; the Pedestrian Focus zone
internal streets) where the design should encourage walkability; and
the Highway, which offers significant views and the opportunity to
create an identity for City Center. Each of these zones have differing
design characteristics, elements and edges as described on the
following matrix.
SRF Consulting Group, Inc.
3
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
10
PARKWAY P4TnWnel1d,34mave.N vhof'°9t°"
1'RIMARYGATEWAY southo 3smAve.
EMPHASIZE "WOODED" QUALITY EMPHASIZE DOWNTOWN CHARACTER
Infill open spaces with tree massings • Incorporate secondary gateway monumentsUptighttreegroupings Create an urban edge at parking lotsStreettreeplanting Higher intensity lightingAdditionalcanopytreesinmedianislands Protect existing vegetation on west
side of VlcksbuigSOFTLIGHTING Design elements in median Islands
CONTROL VEHICLE SPEEDS ENHANCE PEDESTRIAN FACILITIES
Traffic calming measures Provide textured crosswalks
Ori-street parking at select locations Uttlize pedestrian scaled elements to
define urban edge
Screen parking from pedestrians
SECONDARY vxra6 tone norm
GATEWAY ofMhAve.Counfvftd s
f \ , BUFFER ADJACENT RESIDENTIAL
Emphasize canopy street trees
Additional planting outside street ROW
Medium intensity lights
HIGHLIGHT CITY CENTER
Street trees In boulevards
eee ' Possible primary gateway monuments at
Vicksburg Lane and Plymouth Boulevard
czC.7
K
CO
ow
E i
0
r -
m 1w
co
w 16- W 0
45 r
0 w
0 r
0
a
CO
r
DESCRIPTION OF DESIGN ELEMENTS
LIGHTING
Lighting should be timeless in style, unique and cost-effective.
Suggested lighting includes a shielded trapezoid -shaped street light,
mounted at 25 feet high and 120 feet to 150 feet apart; a decorative
and festive pedestrian globe light mounted at 14 feet high and 60 feet
apart; a matching multi -globe light for the Vicksburg median,
announcing the entrance to City Center; a decorative "light wand"
option for the pedestrian spine and ground -mounted tree uplights for
selected trees along Plymouth Boulevard.
LANDSCAPING
Landscaping consists predominantly of oak and maple variety street
trees planted on regular 40 -foot intervals, echoing the native
woodlands in the area. Smaller flowering trees are used in medians
and pedestrian areas for added interest and human scale. Hedge and
informal shrub massings alternate with low fencing to provide dense
screening of parking lots. Flowering boulevards and planters are
suggested along 36th Avenue and the pedestrian spine to enhance the
pedestrian environment.
Existing tree masses within City Center and on adjacent sites provide
an opportunity for natural character to balance the commercial core
and lend a unique visual quality to the City Center. These should be
protected as much as possible.
IRRIGATION
Limited use of automatic irrigation is proposed for higher -maintenance
plantings and in high -traffic pedestrian areas such as flower and shrub
plantings, where regular, predictable water schedules are required.
Supplemental watering of street trees would be provided by City
water trucks when required due to insufficient rainfall.
SRF Consulting Group, Inc.
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
13
ON -STREET PARKING
The number of on -street parking spaces will be increased in the City
Center to supplement existing parking supply and to help reduce
traffic speeds. Existing and proposed on -street parking areas are
identified on the Vehicular Circulation Analysis Plan (pg. 7). Providing
for on -street parking will require that Plymouth Boulevard be reduced
from two-lane to one -lane of travel in each direction, north of
34th Avenue. In making this change, the Plymouth Boulevard median
will be widened by 5 feet on each side as shown in the cross-section
on page 28.
TRAFFIC CIRCLE
The streetscape plan incorporates an option for a traffic circle at the
intersection of 36th Avenue and Plymouth Boulevard, as designed in a
previous study. The traffic circle would replace the four-way stop
sign currently in place. The advantages of a traffic circle in this
location include its "traffic calming" effect, and enhancement of the
boulevard character that is desired for Plymouth Boulevard. If the
traffic circle is implemented and is well received by the community,
additional traffic circle locations could be considered for Plymouth
Boulevard at 34th Avenue and 37th Avenue.
SIDEWALKS
Many of the necessary sidewalks have been installed in the City
Center as development has proceeded. This plan does not propose
any changes to existing sidewalks. A decorative pavement has been
suggested for the boulevard on Vicksburg Lane in the event that road
widening reduces the boulevard width. Decorative paving is also
suggested for the medians on Vicksburg because they are not wide
enough to support a consistent planting treatment. Concrete
crosswalks are suggested at key pedestrian crossing points to increase
pedestrian safety and comfort.
SRF Consulting Group, Inc.
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
14
FURNISHINGS
Furnishings are important to the streetscape image because they
provide life, identity and pedestrian amenity. Public seating areas,
which include benches, trash receptacles and flower planters are
provided where high pedestrian traffic is expected, including points
along Plymouth Boulevard, 36th Avenue and the pedestrian spine.
Furnishings should be contemporary in appearance, but warm and
friendly. Preferred materials are wood, terra cotta and limited use of
painted metal. Also considered are metal banner poles, which define
the public/private edge along portions of Vicksburg Lane and
36th Avenue (where they are also used in the median). The banners,
which could be permanent painted metal, are arc -shaped to suggest a
traditional storefront awning. When grouped together, these banner
poles will help create a sense of structural edge along parking lots
where buildings cannot be placed on the street. Adding to this edge
treatment will be low fences (and in some areas hedges), which will
extend along the parking lots close behind the banner poles, screening
parked cars.
GATEWAYS
Another important group of streetscape elements that add life and
identity to the streetscape are gateway monuments. They are used to
mark important locations within the City Center. Primary gateways
are larger structures, about 25 feet tall, which will identify City Center
to drivers on Highway 55 and other major routes. Secondary
gateways may be 12 to 15 feet tall and are located at key pedestrian
crossings to alert both walkers and drivers to the crossing. The
gateways will have sign panels, which might be a permanent
identification of City Center, or, in the smaller gateway, might be
changeable according to season or event. On the pedestrian spine, a
gateway may be expanded to become an arbor covering a seating
area.
SRF Consulting Group, Inc.
SO
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
15
Create a
Timeless Style
Quality
workmanship
Natural materials
Bold, simple
forms
Muted colors
Trees
Provide
a downtown edge using
poles and low fencing
Plymouth City Center
Streetscape Element
Design Elements
November 6, 1998
CortuinvG G—. [rc
16.
fkf
j_Ove op fountain focal
element at City hall
a downtown edge using
poles and low fencing
Plymouth City Center
Streetscape Element
Design Elements
November 6, 1998
CortuinvG G—. [rc
16.
SRF
L;4,
11 .-
InIV4
Plymouth City Cen)
Q 4-
I—)
PROTOTYPICAL , ,_ANS
AND SECTIONS
SRF Consulting Group, Inc.
PlanU U uu
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
N Street Light
o Pedestrian Light
Ornamental Light
0
Tree Uplight
a
o Banner
Bollard
Gateway Focal Point
Secondary Focal Point
SRF Consulting Group, Inc.
Canopy Tree
Ornamental Tree
Shrub
x
Existing Tree
Hedge
Am Aft 0- Fence
Grass
Flower Bed
Prototypical Streetscape Plans
Legend
November 6, 1998
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
3.9
20.
35 h NNS'
SRF Consulting Group, Inc.
Prototypical Streetscape Plan A
Parkway -- Semi -Urban Edge
November 6, 1998
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Alinnesota
21.
U
400 & 111
SRF Consulting Group, Inc.
C
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
22.
SRF Consulting Group, Inc.
0
f f
Prototypical Streetscape Plan C
Primary Gateway
November 6, 1998
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
23.
Ct
a
a
MR
soaa r a r e r r r ® raffia 8 asp 5 1
Prototypical Streetscape Plan D
Secondary Gateway
November 6, 1998
Comprehensive Plan
SRF Consulting Group, Inc. STREETSCAPE ELEMENT
Plymouth, Minnesota
24.
f
36th Avenue N. n
SRF Consulting Group, Inc.
Prototypical Streetscape Plan E
Pedestrian Focus -- Streetscape
November 6, 1998
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
S-8 25.
SRF Consulting Group, Inc.
f
I I- _ . -
Optional Traffic Circle
36th Avenue North and Plymouth Boulevard
November 6, 1998
Comprehensive Plan
STREETSCAPE ELEMENT
Plymouth, Minnesota
26.
O
N
To
co
00
J Z NW
u `EW C
W
z W t
v a j
v E
CJWa
W2HN
U
m
Q CO t
NU
Y) E
UO j
N U z
N
J N
J
U
In
To
co
00
J Z NW
u `EW C
W
z W t
v a j
v E
CJWa
W2HN
U
4
CC (City Center)
The intent of this classification is to provide the framework for development of a vital
center serving the entire community, attracting residents for a variety of civic, commerce
and recreation activities and providing a strong sense of identity for the City of Plymouth.
This is a unique classification intended to provide for planned, unified development in the
City Center area. The City Center area will be developed as described in the Concept
Plan and Design Guidelines report dated December 4, 1995, prepared for the City of
Plymouth by Hoisington Koegler Group, Inc. and the Streetscape Element final report
dated November 6, 1998, prepared for the City of Plymouth by SRF Consulting Group,
Inc.
Guidelines and Criteria:
Maximum Lot Coverage: 40 percent
Minimum Development Area: None
City Utilities: Required in all areas.
Corresponding Zoning Designation CC (City Center) and City Center Subdistricts
Type of Development • Planned, unified civic and commercial center as
described in the Concept Plan and Design
Guidelines.
Development Location Criteria: • Unique location in the community as shown on
the Land Use Guide Plan Map and in the
Concept Plan and Design Guidelines.
h
CITY OF PLYMOUTH
RESOLUTION 99 -
APPROVING AMENDMENT TO PAGE 30 OF LAND USE GUIDE PLAN TO
ADOPT THE STREETSCAPE ELEMENT DATED NOVEMBER 6, 1998 BY
REFERENCE TO (CC) CITY CENTER (98061)
WHEREAS, the Planning Commission has conducted a Public Hearing regarding an
Amendment to Page 30 of the Land Use Guide Plan of the Comprehensive Plan to adopt
the Streetscape Element dated November 6, 1998 by reference to CC (City Center).
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does amend Page
30 of the Land Use Guide Plan of the Comprehensive Plan to adopt the Streetscape
Element dated November 6, 1998 by reference to CC (City Center).
FURTHER, that this amendment to Page 30 of the Land Use Guide Plan of the
Comprehensive Plan is contingent on the review of the Metropolitan Council, as required
by Minn. Stat. 473.175.
Adopted by the City Council on * * *, 1999.
ER
rrM r;i,
r jt •
I
fes,
r
City of
Plymouth, Minnesota
N
This represerts a compilation ofinfamation aid
data from dty, oourty, stateand other sources that has W Enotbeenfieldverified. hformation should be field
verified and compaed with odgirel source dowrrerts.
S
ILI r. ,1I1111
OR rt G, r 1C
ME
Initial Improvements
Project Boundary
r
City of
Plymouth, Minnesota
Signage Locations
Primary Focal Points
Secondary Focal Points,
initial improvemments
N Secondary Focal Points
isrepresertsacompIationofinformaticnand 4r later prioritydatafromdty. warty, state and other sources that has W Enotbeenfieldverified. hformat ion should be field
verified and compared with original source doamerts.
S
q
POTENTIAL STREET LIGHT FIXTURE OPTIONS
Street and Area Lighting Service
Square Shoebox Light or Designer Series Acorn Style and
Round Franklin Twin Acorn Style
Poles available in fiberglass.
Poles available in 20 -foot or Poles available in fiberglass or
q taller aluminum or fiberglass. aluminum with an optional two -fixture
Good choice for residential and
Lamps are 150, 250 or 400 watt cross arm.
recreational areas.
high-pressure sodium (HPS). Lamps are 70, 100 or 150 watt HPS.
Direct buried.
Two -fixture options are available. Also available in a high-performance
Group V Rate or leased service.
Practical for both commercial globe version.
and residential areas. Typically used for commercial and
Base mounted or direct buried. residential areas.
Group V Rate service.
Base mounted. -
Poles available in fiberglass
Group V Rate service.
Designer Series Lantern Style Traditional Style
Poles available in fiberglass or Poles available in fiberglass.
aluminum with a one -or two- Lamps are 70, 100 or 150 watt HPS.
fixture cross arm option. Good choice for residential and
Lamps are 100 or 150 watt HPS. recreational areas.
Fixture available with or with- Direct buried.
out the decorative spikes. Group V Rate or leased service.
Popular in residential areas.
Base mounted.
Group V Rate service.
Designer Series Colonial and Vernon Eden Style
Poles available in fiberglass Aluminum poles.
or aluminum. Lamps are 70 and 100 watt HPS.
Lamps are 70, 100 or Good choice for communities.
150 watt HPS. Base mounted.
Good choice for residential and Group V Rate service.
recreational areas. T, Base mounted or direct buried.
Group V Rate service.
A
DATE: April 28, 1999
TO: Barb Senness, Planning Supervisor
FROM: Fred G. Moore, P.E., Director of Public Works
SUBJECT: SPEED STUDY
PLYMOUTH BOULEVARD
CITY CENTER AREA
On April 20 and 21, the Engineering Division completed a speed study on Plymouth Boulevard
between 34' Avenue and 36 h Avenue. The studies of northbound and southbound traffic were
each done independently. The actual location of the study was southerly of 35`, Avenue (street
accessing theater and commercial area) which is approximately midway between the "All -Way"
stop intersections at 341h Avenue and 36`h Avenue.
A factor which may influence the speeds is the posted speed limit. At the approximately location
of the study, the speed limit for northbound traffic is changing from 35 m.p.h. to 40 m.p.h. For
southbound traffic the speed limit is changing from 40 m.p.h. to 35 m.p.h. Because of the
curvature of the street and turn lanes at various intersections, it was not possible to have a
location for the study which was not influenced by conditions along the street. This location for
the study was selected since it would have the best representative conditions.
The results of the study were as follows:
85TH PERCENTILE AVERAGE
LOCATION SPEED SPEED
Southbound 42.4 m.p.h. 35.8 m.p.h.
Northbound 39.4 m.p.h. 35.9 m.p.h.
The volume of traffic in each direction is approximately 4,400 vehicles per day.
According to the results of the speed study, it appears that the speed of traffic does not indicate a
speeding issue. Please let me know if there are any questions on the study.
cc: Dan Faulkner
N:\pw\Engineering\GENERAL\MEMOS\FRED\ I999\SpeedStudyP1ymB1vd.doc
I"
a
U)
rnc
C
m
Q.
Nin
N
C
LL
N
E
N
J
19
0
Agenda Number:
TO: Mayor and City Council
FROM: Dwight D. Johnson, City Manager
SUBJECT: Proposal for public-private cooperation to promote the City
DATE: May 6, 1999
1. ACTION REQUESTED: Discuss and provide direction on proposal for a public-private
cooperative effort to promote the City.
2. BACKGROUND: Some time ago, Eric Blank noted that teams coming to tournaments at
the Ice Center often inquired about local motels, restaurants, and attractions. At the same
time, we have heard some anecdotal stories about business people in the hospitality
industry being asked about City facilities such as the Ice Arena. Eric noted that some
communities put in a sales tax on lodging and restaurants and use the money to attract
visitors and conventions to their communities, and wondered if Plymouth should consider
something similar. More recently, council members Saundra Spigner and Tim Bildsoe
have revived the idea of promoting the City and its attractions.
3
In further discussion with Saundra and Tim, the City has more reason to be interested in
in a promotional effort with the construction of the facilities at Plymouth Creek Center,
which will be trying to attract renters and paying users. Also, other major City attractions
have been completed recently such as West Medicine Lake park and some major trails.
Major restaurants, motels, theaters, and other such entities may share our interest in
promoting the community and its attractions. The initial concept is not too impose a tax on
businesses, but to voluntarily seek a small contribution from various hospitality related
businesses as well as the Ice Center and Activity Center budgets, pool the funds, and
develop some flyers that could be prominently displayed at participating businesses or
perhaps a "caricature" map of Plymouth that shows the location of major public and
private attractions in an exaggerated, artistic way. It was determined with Saundra and
Tim that three steps should be taken to evaluate the idea further: (1) consult with the
TwinWest Local Business Council on the idea, (2) consult with the Council at a study
session, and (3) call a meeting of some City representatives and relevant businesses to
determine interest in a low cost, voluntary program.
3. DISCUSSION: The first step of consulting the TwinWest Local Business Council has
been accomplished at their meetings in March and April. At the April meeting, the
Business Council endorsed the idea for further consideration as presented. The
understanding at the meeting was that any future expansion of the idea from a voluntary
contribution by interested businesses to a sales tax on lodging would need more discussion.
4. BUDGET IMPACT: For the City, the budget impact if the proposal proceeds would be
probably be a few hundred dollars each from the Ice Center and the Plymouth Creek
Center budgets. If this investment produced even a handful of additional group rentals of
any of our facilities over the course of the year, the cost would be recovered. The City
also derives indirect benefits from the additional success of our business community in
terms of additional jobs and tax base.
5. RECOMMENDATION: Discuss the idea of a voluntary, low cost, cooperative effort
between the City and the Plymouth hospitality industry and provide direction on whether
or not to proceed to hold a meeting with them on it.
Pending Study Session Topics
Police Operations Overview (Tim Bildsoe)
Meet with representatives of LMC, MLC, AMM, STA
Drainage Ditches (Ginny Black)
Water Treatment Facility Tour (Tim Bildsoe)
Water Rate Study
Water Resource Management Plan -funding issues (Scott Harstad)