HomeMy WebLinkAboutPlanning Commission Packet 03-25-1992J/
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: March 17, 1992 COMMISSION MEETING DATE: March 25, 1992
FILE NO.: 92007
PETITIONER: Thompson Land Development Company, a Division of U.S. Homes
Corporation
REQUEST: Land Use Guide Plan Amendment to reclassify approximately
50 acres from Public /Semi - Public to LA -2 (Low Medium
Density Residential); and, a Residential Planned Unit
Development Concept Plan for 191 single family lots and 88
multifamily attached units on a 122.5 acre site.
LOCATION: Southeast corner of Rockford Road and Dunkirk Lane
GUIDE PLAN CLASS: Public /Semi - Public and LA -2 (Low Medium Density
Residential)
ZONING: FRD (Future Restricted Development District)
BACKGROUND:
No prior development actions have been approved for this site.
Notice of this Public Hearing has been published in the Official City
Newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. Land Use Guide Plan Amendment
a. The Land Use Guide Plan Amendment is to reclassify approximately 50
acres from Public /Semi - Public to LA -2 (Low Medium Density Residential).
b. The applicant--has addressed the Land Use Guide Plan Amendment in the
report dated March 1992 including responses to the Land Use Guide Plan
checklist items. Staff findings with respect to the Land Use Guide
Plan Amendment and checklist items are addressed in the comment section
of this report.
c. This site is located within both the Bassett Creek and Gleason Lake
Drainage Districts; contains land located within the Flood Plain
Overlay District, and Shoreland Overlay District; and, contains
Department of Natural Resources Protected Wetlands and City of Plymouth
ponding areas. The site does contain significant woodlands and some
areas of significant slopes in excess of 12 percent. Large areas on
this site do contain physical constraints to urban development with
public sewers related to the physical constraints identified.
1 -
2. RPUD Concept Plan
a. The Concept Plan provides for 88 multifamily townhouse units to be
located at the immediate southeast corner of Old Rockford Road and
Dunkirk Lane with an 8 acre church site at the northwest corner of
County Road 9 extension and proposed 36th Avenue North. The plan also
provides for 191 units of single family detached housing.
b. County Road 9 crosses this property in the extreme southwest corner of
the site. This Concept Plan provides for the location of 36th Avenue
North to intersect County Road 9 and extend south into the adjoining
property.
c. The Concept Plan provides for street extensions into the property
located north of the extension of County Road 9 and south of this
property.
d. Section 9, Subdivision 6, Paragraph 5c of the Plymouth Zoning Ordinance
specifies a written review concerning the following regarding a Planned
Unit Development Concept Plan
1) Relationship to Surrounding Neighborhood - This site is adjacent
to undeveloped land on the north, south and west boundaries. On
the east side of the property the Plymouth Creek Elementary School
has been constructed with additional vacant land across Vicksburg
Lane and at the northeast corner of the site. The property to the
north, south and west is zoned FRD (Future Restricted Development
District) and the property to the east is zone FRD (Future
Restricted Develo ment District), R -2 (Low Density Multiple
Residence District and RPUD 88 -1.
The property to the north is guided LA -1 (Low Density
Residential). The property to the south and east are guided LA -2
Low Medium Density Residential) and the property to the west is
LA -1 (Low Density Residential).
2) Compliance with Zoning Ordinance and Comprehensive Plan - The
Concept Plan proposed sows compliance with all re ated City
ordinances to a degree that such compliance can be identified at
this level of detail. Amendment to the Comprehensive Plan with
respect to the Land Use Guide Plan reclassification of
approximately 50 acres of the Concept Plan area is precedent to
finding that the Concept Plan is in compliance with the
Comprehensive Plan. Without the Land Use Guide Plan Amendment
proposed concurrent with this application, and a Park and Trail
Plan amendment, there is not compliance with the Comprehensive
Plan.
e. The Concept Plan relies on approval of the Land Use Guide Plan
Amendment for development of the RPUD. Without the Land Use Guide Plan
Amendment a large portion of the proposed development could not be
accomplished.
f. Gross density calculations include all land that is above the Ordinary
High Water Mark established by the adopted Storm Water Drainage Plan.
2 -
Street right -of -way, including County Road 9 extension right -of -way is
counted in the gross density for this site.
g. The Concept Plan based on the proposed Land Use Guide Plan
classification results in the following number of units allowed on this
site:
DENSITY WITHOUT BONUS POINTS
Approximate
Land Use Guiding Acreage*
LA- 2 101.1
Dwelling Unit Maximum Number
Density Per Net Acre of Units
3 303
Acreage is net of 9.8 acres below the 100 Year Flood Elevation and
11.6 acres for a church site.
The applicant proposes bonus points assigned as follows:
Project Size -- +4
One bonus point is added for each 10 acres over the first 40 acres, up
to 4 bonus points. This site contains 122.5 acres.
With the addition of 4 bonus points, the resulting density and maximum
number of units are as follows:
DENSITY WITH BONUS POINTS
Land Use Guiding
LA -2
Approximate
Acreage*
101.1
Dwelling Unit Maximum Number
Density Per Net Acre of Units
3.8 384
Acreage is net, 9.8 acres below the 100 Year Flood Plain Elevation
and 11.6 acres for a church site.
The applicant proposes 279 dwelling units, which is within the range of
units that may be allowed based on the assignable bonus points.
PLANNING STAFF COMMENTS:
1 Land Use Guide Plan Amendment
a. Staff analysis and findings per the application checklist for Land Use
Guide Plan Amendments are as follows:
1) The existing classification, Public /Semi - Public meets the
locations criteria as set forth in the Comprehensive Plan. The
proposed classification of LA -2 (Low Medium Density Residential)
also meets the locational criteria of the Land Use Guide Plan.
2) The area proposed for the Land Use Guide Plan reclassification is
proposed for development under the existing classification as a
community playfield. This playfield is one of two remaining
undeveloped community playfields in Plymouth. A total of 10
community playfields will be constructed in the City of Plymouth
3 -
consistent with the Park and Trail Plan Element of the
Comprehensive Plan.
3) There is not a lack of developable land classified as LA -2 (Low
Medium Density Residential) in Plymouth. There are two large
areas of undeveloped LA -2 classified property, both along
Vicksburg Lane. One is on the west side of Vicksburg Lane at 36th
Avenue North and the other is on the east side of Vicksburg Lane
at 22nd Avenue North. A third LA -2 classified property is west of
County Road 101 and south of Highway 55. Another undeveloped LA -2
guided area is east of Fernbrook Lane at 44th Avenue North. These
three encompass approximately 200 acres. There are also other
tracts of undeveloped LA -2 classified property in Plymouth.
4) A reclassification of the property may effect the development of
other public and semi - public classified property. If this
playfield site is not replaced, the remaining playfields would
have increased levels of demand placed on the services offered at
those sites. The potential for enlarged facilities and increased
traffic due to the elimination of one community playfield would
also increase.
Existing property guided LA -2 will not be negatively impacted by
this proposal since the addition of 50 acres of LA -2 property
would not represent a significant increase in the overall supply
of undeveloped LA -2 property.
5) The proposal marginally demonstrates merit beyond the interests of
the owner by providing for tax revenues for the City of Plymouth
as a result of residential development. There is a need for
public facilities such as a community playfield that have unique
characteristics that limit the locational options for such
facilities. The need for a large area of level well- drained land
is critical for the development of a community playfield. This
type of land is limited in Plymouth.
6) Although retaining this site as Public /Semi - public for a community
playfield may not necessarily be considered the highest and best
use, the City must base the determination of the best use *or the
property in relationship to the needs of the entire community and
the fact that there are a limited number of potential community
playfield sites such as this within Plymouth.
7) The potential impact upon the several elements of Plymouth
Comprehensive Plans have been reviewed during the Development
Review Committee process. No specific negative impacts have been
identified with respect to Capital Improvement Programs, Official
Controls, Storm Sewer, Traffic or Housing Element.
Discussion with respect to the impact on the Sanitary Sewer
Element of the Comprehensive Plan is contained in the Engineer's
Memorandum. The memorandum states the concern that the sanitary
sewer serving this site was reduced when the property was reguided
to LA -2 in 1989 and that the fact that if this Concept Plan does
not move forward, a more intense development could occur.
4 -
This reclassification proposal does negatively impact the Park and
Trail Plan Element of the Comprehensive Plan. This site is
proposed for a community playfield. If this site is reguided,
then the Park and Trail Plan Element must also be amended to
reflect this change and to identify another suitable location for
this use or the elimination of a playfield from the Plan.
8) Discussion with respect to the impact on the utility charges is
contained in the Engineer's Memorandum that has been attached to
the staff report.
9) Impacts on future property tax assessment will be significant
since tax revenues would not be generated by City -owned property
if this site is ultimately developed as a community recreational
facility. If the Park and Trail Plan is amended to provide for a
Community Playfield in another location, the tax assessment impact
would be negligible.
b. We find the proposal to reclassify approximately 50 acres on the
subject site from Public /Semi - Public to LA -2 (Low Medium Density) not
to be consistent with the Comprehensive Plan. While the
reclassification proposal may meet the locational criteria and may
respond adequately to the many checklist issues to be considered in
the review of Land Use Guide Plan Elements for LA -2 property, the
proposal is inconsistent with the Park and Trail Plan Element of the
Comprehensive Plan.
2. Concept Plan
a. Staff finds that the higher density attached housing should be
relocated from the northwest corner of the site to the more wooded
areas south of Plymouth Creek Elementary School. A more
environmentally sensitive development plan could be developed for
attached housing in the wooded areas than would normally be proposed
for a single family development in this same location. In addition,
the area to the north and west of the proposed multifamily townhome
sites have recently been approved for single family development.
Placing a multifamily attached development in such a visible location
may result in conflicts between the detached and attached
developments.
b. The overall: concept of residential development on this site is
compatible with the residential uses proposed on the north, south,
east and west of this property.
c. During the Preliminary Plat and Final Plat process of this project the
developer must pay particular attention to the Flood Plain and
Shoreland Overlay District requirements as they impact this site.
d. The Concept Plan is inconsistent with the Land Use Guide Plan and the
Park and Trail Plan Element of the Comprehensive Plan in that it shows
residential development in place of a public community playfield.
e. It should not be construed that at this time, any portion of Outlot I,
other than a 30 foot trail outlot on the south side of County Road 9,
will be accepted for dedication to the City.
5 -
3. Alternative Concept Plan
a. The petitioner has also submitted an alternative Concept Plan which
shows a 48.4 acre outlot in the location of the proposed community
playfield. This proposal reduces the number of dwelling units in the
plan to 134 single family detached units and zero (0) townhome units.
In all other respects the alternative Concept Plan submitted is
similar to the initial Concept Plan.
b. The alternative Concept Plan has been submitted so that if the
Planning Commission /City Council denies the Land Use Guide Plan
Amendment, approval could be granted for the alternative Concept Plan.
This would allow the developer to continue to move forward in the
development process without having to resubmit a revised Concept Plan.
c. Staff finds that the alternative Concept Plan meets the PUD Concept
Plan criteria as it conforms with all requirements of the initial
Concept Plan with the exception that a 48.4 acre outlot for the
community playfield site is proposed in this plan.
d. Staff finds that the alternative Concept Plan is consistent with both
the Land Use Guide Plan and Park and Trail Plan Elements of the
Comprehensive Plan.
RECOMMENDATION:
I hereby recommend adoption of the attached draft resolution denying the
proposed Land Use Guide Plan Amendment and related Concept Plan. I recommend
approval of the attached draft resolution approving the alternative Concept
Plan which provides for an Outlot over the area classified as public /semi-
public and does not require a Land Use Guide Plan Amendment for Plymouth Creek
Heights.
If the Planning Commission determines that a Land Use Guide Plan Amendment
from Public /Semi - Public to LA -2 is appropriate, this item should be continued
to allow consideration by the Park and Recreation Advisory Commission. The
Parks and Recreation Advisory Commission should then make a recommendation on
the relocation or elimination of the proposed playfield. The Parks and
Recreation Advisory Commission recommendation should then be heard by the
Planning Commission as a Public Hearing prior to the Planning Commission
recommendation to the City Council on the Land Use Guide Plan Amendment and
Concept Plan.
Submitted by:
ATTACHMENTS:
1. Resolution Denying Land Use Guide Plan
2. Resolution Denying RPUD Concept Plan
3. Resolution Approving a RPUD Alternative
4. Engineer's Memo
5. Petitioner's Request and Study
6. Land Use Guide Plan Checklist
7. Location Map
8. Map Showing LA -2 Classified Property
9. Large Plans
pc /jk /92007:jw)
W-IM
Amendment
Concept Plan
DENYING LAND USE GUIDE PLAN AMENDMENT FOR THOMPSON LAND DEVELOPMENT TO
RECLASSIFY APPROXIMATELY 50 ACRES OF PUBLIC /SEMI- PUBLIC TO LA -2 (LOW MEDIUM
DENSITY (92007)
WHEREAS, Thompson Land Development has requested approval for a Land Use Guide
Plan amendment to reclassify property located at the southeast corner of
Rockford Road and Dunkirk Lane from Public /Semi - Public to LA -2 (Low Medium
Density); and,
WHEREAS, the Planning Commission has considered the request following a duly
scheduled Public Hearing;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the reclassification
of land use guiding for Thompson Land Development for approximately 50 acres
located at the southeast corner of Old Rockford Road and Dunkirk Lane from
Public /Semi - Public to LA -2 (Low Medium Density), subject to the following
findings:
1. The reguiding of this property is not consistent with the Park and Trail
Plan Element of the Comprehensive Plan. It has been determined through
the review and adoption of the Comprehensive Plan that this location is
the most suitable location for a community playfield to serve the needs of
residents of Plymouth.
DENYING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONCEPT PLAN A FOR THOMPSON LAND
DEVELOPMENT FOR PLYMOUTH CREEK HEIGHTS LOCATED AT THE SOUTHEAST CORNER OF OLD
ROCKFORD ROAD AND DUNKIRK LANE (92007)
WHEREAS, Thompson Land Development has requested approval of Residential
Planned Unit Development Concept Plan A for the development of approximately
122.5 acres located at the southeast corner of Rockford Road and Dunkirk Lane;
and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Informational Hearing;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the Residential
Planned Unit Development Concept Plan A for the development of approximately
122.5 acres located at the southeast corner of Rockford Road and Dunkirk Lane,
subject to the following finding:
1. This Concept Plan is inconsistent with the Land Use Guide Plan and Park
and Trail Plan Element of the Comprehensive Plan.
res /pc /92007.cp:jw)(3)
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT ALTERNATIVE CONCEPT PLAN B FOR
THOMPSON LAND DEVELOPMENT FOR PLYMOUTH CREEK HEIGHTS LOCATED AT THE SOUTHEAST
CORNER OF ROCKFORD ROAD AND DUNKIRK LANE (92007)
WHEREAS, Thompson Land Development has requested approval of an Residential
Planned Unit Development Alternative Concept Plan B for the development of
approximately 122.5 acres located at the southeast corner of Rockford Road and
Dunkirk Lane; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Informational Hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Residential
Planned Unit Development Alternative Concept Plan B for the development of
approximately 122.5 acres at the southeast corner of Rockford Road and Dunkirk
Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. No yard setback variances are granted or implied.
3. Private drive access shall be limited to internal public roads and
restricted from Vicksburg Lane, Old Rockford Road, Dunkirk Lane and 36th
Avenue North, except for church access.
4. The maximum density allowed is 3.8 units per acre based on the assigned
bonus points. A total of 4 bonus points are assigned as follows:
a. Plus 4 for project size, 122.5 acres
b. A total of 134 units are permitted
res /pc /92007.cp:jw)(3)
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: March 20, 1992
TO:Jj9hn Keho, Associate Planner
FROM:" Daniel L. Faulkner, City Engineer
SUBJECT: LETTER FROM GREG FRANK, McCOMBS- FRANK -ROOS ASSOCIATES
PLYMOUTH CREEK HEIGHTS (92007)
The two units per acre the City assessed in November 1991 would represent a
total site projected flow rate of 68,040 GPD (108 acres x 630 GPD /acre). The
two unit per acre rate is based on LA -1 guiding.
When the City reguided the property from LA -3 to LA -2, the 1990 Comprehensive
Sewer Plan reduced the 21 inch sanitary sewer to 18 inch based on the less
intensive use. This down sizing was predicated on 48.4 acres of public /semi-
public use estimated at flow rate of 250 gallons per acre per day and 62.5
acres of LA -2 use estimated at 1,020 gallons per acre per day. This totals to
75,850 GPD, which is significantly less (202) than the concept plans project
flow of 94,605 GPD. It should be noted that if the reguiding is approved and
this concept plan does not move forward, a more intense development could be
approved with even higher flows.
The City does not disagree with the applicant's revised narrative concerning
the affects of increased traffic and storm drainage.
DLF:rcj:do
cc: Fred Moore
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: March 18, 1992
FILE NO.: 92007
PETITIONER: Mr. William Pritchard, Thompson Land Development, a Division of U.S.
Home Corporation, 8421 Wayzata Boulevard, Golden Valley, MN 55426
LUGPA/
CONCEPT PLAN: PLYMOUTH CREEK HEIGHTS
LOCATION Proposed on 123 acres east of Dunkirk Lane, south of County Road 9 in
the east 1/2 of Section 17.
This memo was prepared in response to the request for land use guide plan amendment
from public and semi - public to LA2 for the northern 50.6 acres of the 123 acre site and
a concept plan for a PUD including multifamily and.single family dwellings.
LUGPA
1) There would be a relatively significant increase in both estimated daily
traffic (612) and sanitary sewer flows (502). The applicant needs to explain
these effects.
2) There would be a significant increase in storm drainage run off. The applicant
needs to determine the effect of the 100 year storm on downstream ponding
systems.
CONCEPT PLAN
1) Our assessments records indicate that the property was assessed at 2 units per
acre for sanitary sewer area and watermain area. If the property develops at
more than 2 units per acre, additional assessments will be levied with the
final plat.
2) The developer will be responsible for one -half the cost of a 36 foot wide
street on Dunkirk Lane.
3) The developer shall petition the City to construct Dunkirk Lane along with the
16 inch watermain and necessary storm sewer within Dunkirk Lane.
4) Comprehensive water system plan indicates a 12 inch watermain along the south
portion of the property from Vicksburg Lane to Dunkirk Lane.
5) The applicant shall have the burden of establishing exact locations of the
boundaries and type of wetlands as determined by a qualified consultant based
on the State Interim Wetland Act of 1991. Drainage easements for ponding shall
be required over the areas determined to be wetlands.
ENGINEERING MEMO - CONCEPT PLAN
Page Two
6) The City will require 10 foot utility and drainage easements on each side of a
public utility where these utilities are proposed to be installed.
7) The developer will be responsible for the construction of necessary watermain,
sanitary sewer, storm sewers and streets to serve the site.
8) The City will require a final plan and profile for the proposed sanitary sewer,
watermain, streets and storm sewers, plus an erosion control plan that is in
accordance with our Engineering Guidelines.
9) The City will require a grading and drainage plan showing proposed finished
contours indicating how the proposed plat will ultimately drain. This material
must be submitted in conjunction with purposed storm sewer plans. The City
will then review the proposed storm drainage plans to make sure they are in
compliance with the City's Comprehensive Plan for Storm Drainage System.
10) An additional 7 feet of right -of -way will be required along Dunkirk Lane and
Old County Road 9 making the total distance from center line 40 feet. The
right -of -way for New County Road 9 shall be 120 feet wide. All interior street
right -of -ways may be 50 feet wide.
11) A storm water drainage map with runoff calculations and pipe capacity
calculations shall be furnished to the City, prior to the final approval of the
storm sewer system.
12) The City will require a dedication of drainage easements for Plymouth Creek.
13) No direct access to County Road 9 will be allowed.
Based on the lack of sufficient information concerning the effects of increased
traffic, storm drainage run off and increased sanitary sewer flows, it is recommended
that the reguiding request be continued.
SUBMITTED BY
Daniel L. Faulkner, P.E.
City Engineer
McCombs Frank Roos Associates, Inc.
15050 23rd Avenue North, Plymouth, Minnesota 55447
March 19, 1992
Mr. John Keho
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: Thompson Land Development Division /U.S.
Plymouth Creek Heights (Jordan Parcel)
Plymouth, Minnesota
MFRA #8868
Dear Mr. Keho:
Telephone Engineers
612/476 -6010 Planners
612/476 -8532 FAX Surveyors
RECEVED
MaR 19 Im
CITY OF PLYMOUTH
COMMUN4TY DEVELOPMENT DEPT,
Home Corp.
The purpose of this letter is to comment on the March 18, 1992 Engineer's
memorandum on the subject project, relative to the reguiding's impact on
sanitary sewer flows, storm drainage runoff, and traffic. We offer the
following comments:
1. Sanitary Sewer. In conjunction with the recent trunk sanitary sewer
extensions for the Northwest sewer district, the City assessed
November, 1991) the Jordan parcel's net 108 -acres for sanitary sewer
trunk service at a rate of 2 units /acre, representing a total site
projected flow rate of 110,200 gallons per day (108 acres x 1020
gpd /acre). This was in spite of the fact that the northern 50 -acres
was guided Public /Semi - Public.
Based on the proposed LA -2 reguiding, the projected flow rate for the
entire site, as developed in the narrative report, is 113,118 gpd.
The approximately 3,000 gpd difference between this projection and the
assessed benefit projection is very minimal in the context of a
sanitary sewer system design.
It should'be noted that the present LA -2 guided portion of the site
was guided LA -3 until the City initiated reguiding of several years
ago. With the prior LA -3 guiding, the wastewater flow from the site
was projected as follows:
Land Use Acres Flow
Public /Semi - Public 48.4 12,500 gpd
LA -3 62.5 87,500 gpd
Projected Flow 100,000 gpd
An Equal Opportunity Employer
Mr. John Keho
March 19, 1992
Page Two
This compares with the projected flow of 113,118 gpd as contained in
the narrative report, again a rather minor difference, relative to
sewer design.
Finally, it should be noted that the proposed Concept Plan provides
for only 191 single - family lots, 88 townhome lots and an 8 -acre church
site. Flow projections for these specific uses are as follows:
Single Family 191 units x 315 gpd = 60,165 gpd
Attached Multi 88 units x 255 gpd = 22,440 gpd
Church 8 acres x 1500 gpd /ac * 12,000 gpd
Projected Flow 9+05 Bpd
Based on commercial /industrial flow rates
This flow rate is less than the assessed benefit projected flow rate
of 110,200 gpd.
In summary, the projected flow rates associated with the reguiding are
consistent with the benefits that the City assessed to the site for
trunk sewer, and no impact on the City's system is expected.
2. Storm Sewer: Plymouth's Comprehensive Storm Sewer (Plan) was based on
this site being developed as LA -3 and Public /Semi - Public, as well as
additional properties in this watershed being developed in higher
uses. When the City down - guided properties several years ago, they
did not amend the storm sewer plan. That is, the Plan still reflects
storm sewer flows based on the 1980 Storm Drainage Plan land use
designations.
The composite run -off rate from the 122.8 -acre parcel, per the 1980
Storm Drainage Plan is calculated as follows:
Acres Runoff Coefficient Composite
Public /Semi- Public 50.6 0.2 10.1
LA -3 72.2 0.5 36.1
TOTAL 122.8
Based on the reguiding, the composite runoff rate is calculated as
follows:
Acres Runoff Coefficient Composite
LA -2 122.8 0.4 49.1
The difference between these is very minor in terms of storm sewer
designing. Considering the fact that significant other areas in
Plymouth in the same watershed were reguided downward by the City,
there will be no impact on downstream facilities from a 100 -year storm
event associated with the proposed reguiding.
Mr. John Keho
March 19, 1992
Page Three
US.
3. Traffic: Prior to Plymouth's reguiding in 1990, the Transportation
Plan for this area was based on the Jordan parcel developing as LA -3
and Public /Semi - Public and other surrounding properties developing in
higher use. With the earlier guidings, trip generations are estimated
as follows for the Jordan parcel:
Trip Trips
Land Use Net Acres Density Generation (ADT)
Public /Semi - Public 48.4 N.A. 6.0 /Day /Acre 290
LA-3 62.5 6.0 unit /ac 8 trips /unit /day 3000
TOTAL 3290
During the City initiated down - guiding, the City's traffic consultant
studied the impact of the reguiding on the transportation system. In
the area north of T.H. 55 and east of Dunkirk, a projected loss of 105
households and a loss of employment of 661 was estimated, yet the
Thoroughfare Guide Plan Update" and the "Proposed Thoroughfare Guide
Plan" did not recommend any changes to the transportation system in
the immediate area north of T.H. 55 and east of Dunkirk Lane.
Based on the Concept Plan narrative, the proposed developer reguiding
will result in an estimated traffic from the project site of 4,436
trips per day, as compared to 3,290 trips anticipated before the City
initiated reguiding. Based on the proposed Concept Plan housing mix,
traffic projections are as follows:
Single - Family 191 units @ 10 trips /unit /day 1,910 trips /day
Multi - Family 88 units @ 8 trips /unit /day 704 trips /day
TOTAL Z, 1 trips /day
Because the City did not change the transportation system plan in this
area in their downguiding, it follows that the system can adequately
accommodate the traffic from this site for the proposed Concept Plan/
reguiding which will have a traffic projection comparable to that
which existed before the City downguiding. The fact that other
properties were down - guided in the immediate area further supports the
conclusion that the reguiding proposed by the developer will not
impact the City's transportation plan.
If you have any questions or need additional information, please contact
Very truly yours,
M S FRANK ASSOCIATES, INC.
90 ; Frank, P.E., President
GJF:jmj
cc: Bill Pritchard, Thompson Land Development Division
I.
i I /• • •IJ I:r r C Ir I J
Each item must have a response, including "Not Applicable ", if that should be
the case.
1. Is the locational criteria of both the existing and proposed
classifications satisfied by the specific site? Explain.
2. Can the site be reasonably developed under the current classification? If
not, explain and demonstrate.
3. Is there a lack of developable property in the same classification as that
which is being proposed? If so, is the proposed expansion supported by
the Comprehensive Plan Community Structure Concept? If rot, explain the
need for expansion.
4. Will other undeveloped property, in the classification proposed for this
site, be adversely affected by this action? Will other developed property
in the proposed classification, which might be subject to
redevelopment /rehabilitation, be adversely affected by this action?
5. How does the proposal demonstrate merit beyond the interests of the owner,
proponent, or prospective developer of the site?
6. How does the proposal dmonstrate that the new classification would be the
highest and best use of the site? What is the public need or ccam mitt'
benefit?
7. What impact will the proposed change have upon the several Comprehensive
Plan Elements?
Transportation
Sanitary Sewer
Storm Drainage
Municipal Water
Housing
Capital Improvement Program
official Controls ( Zoning, Subdivision, Environmental)
City Parks and open Space
B. What would be the likely ingaact upon area utility charges; current and
future special assessments; current and future property tax assessments;
and, per capita -based municipal aids?
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: March 17, 1992 COMMISSION MEETING DATE: March 25, 1992
FILE NO.: 92010
PETITIONER: Jeff Delozier
REQUEST: Conditional Use Permit to allow a fitness center in an
existing retail building.
LOCATION: 1400 County Road 101
GUIDE PLAN CLASS: CR -2 (Retail Shopping)
ZONING: B -2 (Shopping Center Business District)
BACKGROUND
On March 16, 1987, the City Council, by Resolution 87 -88, approved a Site Plan
and Variances for construction of 18,000 square foot shopping center at this
location.
In 1988, the City Council approved 4 Conditional Use Permits for 4
restaurants.
Notice of this Public Hearing has been published in the Official City
Newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner is requesting a Conditional Use Permit for a fitness center
to locate in an existing Tone & Tan salon.
2. Parking requirements for 1,900 square foot lease space, based on the
r fitness center criteria, is 58 parking spaces. The approved Site Plan for
this shopping center provides 110 parking spaces. One of the primary
concerns with the issuance of the Conditional Use Permits for the
restaurants, was the number of parking spaces available in the shopping
center.
3. The Zoning Ordinance directs the Planning Commission to consider a
Conditional Use Permit in terms of the criteria found in Section 9,
Subdivision A, Paragraph 2a. We have attached a copy of the referenced
citation together with the petitioner's response.
PLANNING STAFF COMMENTS:
1. Staff finds that the request meets the Conditional Use Permit criteria.
Page Two, File 92010
2. Although the proposed use is technically classified as a fitness center,
due to the petitioner's proposed name, the number of parking spaces
expected to be used for the use would not be at the same level as those
generated by a more traditional fitness center. With only 7 fitness
machines in the lease space, it is not reasonable to require 58 parking
spaces for the use.
3. Staff finds that the parking requirements for this use more closely match
the parking requirements for a personal service than fitness center. The
parking requirements for personal services is 12 parking spaces. The
total number of parking spaces in the shopping center including the
proposed use is 108, two less than the 110 provided for on the site.
4. Staff finds that the Conditional Use Permit, if approved, should be
renewed in one year to determine if the parking requirements are working
as anticipated.
RECOMMENDATION:
I hereby recommend approval of the attached resolution approving a Conditional
Use Permit for a t7 s center to cated 0 County Road 101.
Submitted by:
Char es E. Dilleru Community Deve opment Director
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit
2. Conditional Use Permit Criteria
3. Petitioner's Narrative
4. Location Map
5. Large Plans
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APPROVING CONDITIONAL USE PERMIT FOR JEFF DELOZIER FOR TONE & TAN LOCATED AT
1400 COUNTY ROAD 101 (92010)
WHEREAS, Jeff Delozier has requested approval for a Conditional Use Permit to
operate a fitness center at Tone & Tan located at 1400 County Road 101; and, f
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Jeff Delozier for a Conditional Use Permit to operate a fitness center in Tone
Tan located at 1400 County Road 101, subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and ordinances,
and violation thereof shall be grounds for revocation.
2. The permit is issued to Jeff Delozier for Tone & Tan and shall not be
transferable.
3. The site shall be maintained in a sanitary manner.
4. All waste and waste containers shall be stored within approved designated
areas.
5. The permit shall be renewed in one year to assure compliance with the
conditions of the resolution, particularly the suitability of offstreet
parking.
6. All parking shall be off - street in designated areas which comply with the
Zoning Ordinance.
7. The number of toning machines is limited to 7 machines in the lease space.
res /pc /92010:jw)
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14 '• l• C• •
2. $ Before any Oooditiaoal Use Permit may be granted,, the
application therefore, shall be referred to the Planning Ommission for
purposes of evaluation against the standards of this section, Public
Hearing,, and development of a re=. rkm Sat ion to the City Oo uncil, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
confoamiarmce with the following standards:
1) Catpliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will promote and enhance the general public welfare and will
not be detrimental to or endanger the public health, safety,
morals or comfort.
3) The conditional use will not be injurious to the use and
enjoyment of other property in the immediate vicinity for the
purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
4) The establishment of the conditional use will not impede the
normal and orderly development and in. rvvement of surrounding
property for uses permitted in the district.
5) Adequate measures have been or will be taken to provide ingress,
egress, and parking so designed as to minimize traffic
congestion in the public streets.
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L (6) The =nditianal use shall, in all other respects, confomm to the
applicable of the district in which it is located.
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fonnszoypl /cup.atnd /s) 10/89
THE GREATEST RECIPE OF ALL
FROM
BODYSHAPERS TO YOU ..............
A BIT OF ... .........................REASON
A LITTLE ... .........................EFFORT
PLENTY OF ...........................SELF RESPECT
A DASH OF .... .......................INTEREST
A PORTION OFF ..... ...................PLEASANTNESS
MUCH ............ .....................ENTHUSIASM
MIX WELL. ADD A CUP OF MILK OF HUMAN KINDNESS. AVOID SEASONING WITH
BITTERS. THIS NEVER GOES SOUR. NEEDS NO REFRIGERATION. SERVES EVERYBODY
ACTIVE ANSWERS ABOUT PASSIVE EXERCISE
by Martin Maroney
r Dr. Sue Shapiro holds PH.D in education from the University of Virginia,
specializing in the areas of Sports Medicine and Physiology. She has made
numerous appearances on NBC, ABC, ESPN, including the Phil Donahue show
and two halftime interviews on national football broadcasts. Between 1974
and 1986 she worked as an athletic trainer at several major universities.
Dr.Shapiro currently works in a consulting role with Good Health
Industries, manufacturers of the Elite Toning System.
In the next few pages, there are some questions and answers of the
more common that come up in the growing field of Toning.
IS TONING REALLY A "PASSIVE" EXERCISE?
In most situations, the tables are not utilized as passive exercise.
It's important to understand what the term "Passive" means. It means
taking the muscle through an active range of motion without contraction.
In other words., someone or something else is doing the work. If someone
gets on a table and just lies there, letting the table take them through
the motion, it would be a passive exercise, but very little benefit
would be received. Once the client contracts their muscles, either
isotonically or isometrically, it's no longer a passive exercise.. The
term "Passive" is often misused in the industry. You can't advocate
totally passive use and still promise inch loss.
CAN IT MAKE YOU LOSE WEIGHT?
Weight loss will be minimal if the tables are used by themselves.
Any good weight loss program must include a well - balanced nutritional
diet along with some form of aerobic exercise. Weight loss results
from increased energy expenditure and decreased caloric intake. Most
manufacturers don't guarantee weight loss, just inch loss, which can be
achieved by just the tables. It's a combination of increasing expenditure
and decreasing intake that affords a decrease in weight. When you
expend more energy than is provided by the food you consume, the body
draws on its fat reserves to meet the extra energy demand. When the
energy demand exceeds intake by 3500 calories, the body burns a pound
of stored fat. Very few of the toning tables on the market produce
an aerobic state, which is what results in a caloric burn. Thus toning
tables alone cannot generally be considered weight reduction tools.
HOW CAN SOMEONE LOSE INCHES WITHOUT LOSING WEIGHT?
The inch loss results from a reshaping of the muscle. This reshaping
comes about through elongation of the muscle via increased flexibility,
decreased intramuscular fat and increased muscle strength. In addition
to reshaping the muscle, the tables help facilitate better posture
alignment. The client will decrease inches thru good posture by diminishing
muscular imbalances and improving spinal curvature.
CAN THE USE OF TONING TABLES IMPROVE ENDURANCE OR STAMINA?
Proper usage of the toning tables, which includes progressively
sustaining longer and more intense muscular contractions, will facilitate
gaining muscular endurance. Being that the tables fall short of providing
an aerobic exercise, it's not possible for them to provide cardio- vascular
endurance.
J
Being that the tables fall short of providing an aerobic exercise,
it's not possible for them to provide cardio- vascular endurance.
Stamina, or the ability to fight off fatigue, comes about through
the increases in muscular strength that are gained by performing
isometric and isotonic contractions over long period of uninterruped
exercise. The key to gaining muscular endurance is perfoming the
toning exercises for periods of twenty to forty minutes without
stopping. Doing short bursts of contractions will be inefficient
at bringing about endurance in the muscles.
If muscular strength is achieved in specific muscle groups that help
improve one's posture, such as muscles in the upper back, stomach and
low back, then additional stamina can be achieved, affording the
individual the ability to stand.longer, walk further and perform
everyday activities with relative ease.
This becomes a very important attribute of working on the tables for
professional who rely on muscular endurance to get through a day's work.
HOW DOES USE OF THE TABLES IMPROVE MUSCLE TONE?
It improves muscle tone through the use of isometric and isotonic
muscle contractions. When a muscle is contracted and placed into an
overload state it begins to gain tensile strength. As this strength
improves, the muscle will become stronger, have more endurance and
take on a more taut nature.
IS IT NECESSARY TO RESIST THE MACHINE TO ACHIEVE RESULTS?
It depends on the results that you want to achieve. Without
resisting, the client can improve muscle flexibility, decrease stress
and achieve minimal peripheral circulatory improvement. Through
resisting isometrically or isotonically, the client can improve on
the results gained by increasing muscle tone and endurance, decreasing
intramuscular fat and achieving postural benefits. If you don't want
resist, it is true passive exercise will produce minimal results.
DOES REGULAR TONING REALLY IMPROVE FLEXIBILITY? HOW?
When exercise physiologists refer to.flexibility, they.make a
distinction between joint flexibility (movement around a given joint)
and muscular flexibility. The extent of the improvement of muscle and
joint flexibility is relative to the condition of the muscles and
connective tissue of the person using the tables. Most of the tables
have preset ranges that the legs and arms can be moved through, making
it difficult to increase joint flexibility past a given point. However,
if the client is coming form a sedentary lifestyle or is.limited in his
joint motion ofr medical reasons, the toning tables can vastly improve
his flexibility.
Muscle flexibility, meaning the length of the muscle and connective
tissue (tendons and ligaments) can be greatly improved on most of the
tables if the.client is properly instructed as to body positioning and
rr
stretching techniques. There are some tables in which all of the exercises
are performed with the legs bent or flexed at the hips, making it
difficult to place the muscles on the stretch. I personally feel that
the improvement of muscular flexibility is one of the major benefits os
the toning tables because it helps to elongate and reshape the muscles
providing for inch loss.
ARE THERE ANY PSYCHOLOGICAL EFFECTS ASSOCIATED WITH TONING?
Yes. In addition to serving as a relaxation technique, most client
find that. working out on the tables on a regular basis helps to establish
a positive mind set. Once the client starts to exercise, in most instances
they will also start to feel better about themselves and become more.
conscientious about what they eat and about their lifestyle.
HOW LONG DOES IT TAKE TO SHOW NOTICEABLE EFFECTS?
When the toning tables are used to promote muscular flexibility,
results along these lines will begin to be seen in just a few visits.
Visible inch loss can usually be abserved by about the eighth to tenth
visit, depending on how extensive the workouts are in intensity and
duration. I base this time parameter on the average individual whose
muscles and connective tissues have not atrophied (reduced in size)
to a state of having very little tone or tautness. A client who has
been very sedentary for a number of years will see results more quickly.
I re- emphasize the importance of compliance to a well - balanced diet
and performance of an aerobic exercise in order to attain the best
results. A few clients will have the false impression that since they
exercising, a reward of increased calories is warranted. The caloric
burning capabilities of the toning tables remains relatively low until
clients have advanced to exercises on tthe tables that tress the muscular
system. At this point, the inch loss results depend on the client's
ability to reshape the major muscle groups and use their stored fat
as fuel.
HOW MANY TIMES A WEEK SHOULD ONE USE THE TABLES FOR MAKIUM BENEFIT?
It's very unlikely that clients will experience soreness from
the intensity of isometric or isotonic contractions they are likely
to exert on a toning table. Therefore, from a physiological point
of view, it's unlikely that using the tables as often as once a
day would produce negative or unwanted effects.
From a psychological standpoint, however, clients can become emotionally
drained or burned out from trying to fit the toning workout into their
daily itinerary, especially after a stressful day, making the additional
workout psychologically exhausting.
In addition, an elderly or orthopedic client with limited joint
flexibility should not be overstretched in the begining phases of
the toning regimen. Remember, gradual progressive exercise is the
key to attaining good results and keeping the clients motivated and
excited about using the tables as a vehicle to getting firm muslces.
IF A CUSTOMER STOPS USING THE MACHINES, WILL THE INCHES COME RIGHT BACK?
When a client discontines use of the tables they will experience
the same type of effects that result from ceasing any other activity
involving muscular strength and endurance. When a toning client who
has increased either muscular strength or endurance on the tables stops
working out, he will experience some decline in the tautness of his
muslces. In some cases, clients find they lose the ability to do daily
activities such as walking, standing and climbing stairs as easily as
they once did.
Since the inch loss that is experienced is derived from elongation of
muscle fibers, a decrease in intramuscular fat and increased muscle
strength, it is understandable that as these factors decline, the inches
would return. The same type of regression would also take place if one
were to cease any other type of regular exercise, however, I would advice
clients who have reached their goals and are happy with their appearance
to at least continue exercising on the tables one or two times per week
in order to maintain their fitness level.
CAN A USER PLATEAU? ( REACH A POINT WHERE IMPROVEMENT SEEMS TO LEVEL OFF?
It goes without saying that every toning client will reach a plateay
at some point in the toning regimen. When a muscle is undergoing isotonic
or isometric contractions during an exercise program, the muscle needs
to contract against increased resistance to continue to show improvement.
If the muscle is not progressively resisted and placed into an overload
stressing the muscle beyond the point to which it is normally worked),
the result will be a leveling off or plateau effect. Therefore, the
key to progressively gaining results lies in knowing.how to place the
client into an overload state during each workout, even as his fitness
level improves.'
HOW DOES A PERIOD OF TIME SPENT ON A TONING TABLE TRANSLATE TO CONVENTIONAL
EXERCISE, IF AT ALL?
To my knowledge there haven's been any studies comparing traditional
exercise workouts th those performed on a toning table. In my opinion,
the activity levels in terms of caloric expenditure will fall far
short of activities that are aerobic in nature, involving uninterrupted
prolonged exercise over a 12 to 20 minute period. Exercise workouts on
the toning table that encourage continual motion instead of a rest and
work routine will come closer to being equivalent to traditional forms
of exercise. Obviously, the intensity and duration to which a client
utilizes the toning table will determine how closely the workout parallels
conventional types of exercise.
CAN AND SHOULD OTHER TYPES OF EXERCISE BE INCLUDED IN THE TONING WORKOUT?
Absolutely, some form of aerobic routine to facilitate weight loss
and decreases in subcutaneous fat. Toning tables help to reshape the
muscles, but unless the activity level is strenuous or long enough in
duration to place the client into an aerobic training state, the energy
demands will not be high enough to utilize stored fat as fuel.
HOW CAN A TONING WORKOUT BE INDIVIDUALIZED TO SPECIALIZE ON ONE AREA OF THE
BODY?
I recommended five techniques for placing the client into an overload.
One of these techniques is isolation. In order to reshape a particular
muscle, the toning consultant should exercise the targeted area in relative
isolation from other muscle groups. The key to gaining targeted results
is placing the client in positions that require the targeted area to
contract repetitively, one position following immediately after another
with little time in between for rest.
WHAT ARE THE VARIABLE SPEEDS FOR?
In most instances, the variable speed feature.is added to toning
tables as a method of placing the client into an overload. Once the
client's muscles becone accustomed to the stress being placed on them
one method of making the specific exercise more difficult is by increasing
the rate of contractions. Caution should be exercised in advancing the
difficulty of a client's toning regimen by increasing the speed of arms
and legs motions, however.
One of the primary problems confronting a client whose isotonic
dynamic) contractions have been speeded up is maintaining muscular
coordination to continually resist the faster moving table. Often, a
client stop contacting altogether or will only do so about half the time.
A better solution is to keep the rate of motion low and emphasize longer
sustained contractions. The rate can then be gradually increased, but
f with attention given to maintaining coordination.
ARE THERE CERTAIN CLIENTS OR POPULATIONS WITH MEDICAL PROBLEMS WHO
SHOULDN "T USE TONING TABLES AT ALL?
This is obviously a delicate subject because all medical patients
have different conditions and different degrees of affliction. One
patient with disc problems may not be able to use the tables without
a great deal of discomfort, while another may have no problem at all.
In general, clients with low back problems (discs, muscle strains,
sciatic impairments) should not sustain isometric contractions in the
lower back due to increases in the intrathecal pressure along the
spine. However, these same clients may very well be able to do isotonic
contractions without any discomfort.
Cardiac, post surgical and clients with neurological impairments
should avoid exercises that involve isometric contractions. Many
clients with range of joint motion deficiencies psotural and muscular
imbalances and orthopedic injuries that interfere with conventional
exercises can work out very well on the tables.
Post -natal clients should not begin toning workouts generally
until six weeks after a natural delivery or two to three months after
a complicated delivery such as a cesarean section. Use of massage
pads should be dincontinued with any pregnant client and positions
which necessitate the client lying on her stomach should be discourage
after a certain point. Prenatal clients in their third trimester should
avoid any positions that require lying flat on the back because of
ompediment of the blooc flow back to the lower vena cava.
Maintaining a posterior pelvic tilt is essential to avoiding lower
back problems and should be taught in both prone and supine positions.
I would recommend getting a referral from the client's attending physician
in cases of special medical considerations.
It is important to accurately represent the toning equipment and
the exercise concept to the physicians if they should call for information.
Overall, I feel that toning tables can serve a positive function for
clients who can not do conventional exercise. Clients with medical
conditions, however, must have direct supervision and doubts concerning
the structure and content of the best toning program for such a clent
are best resolved with the assistance of a medical doctor or a physical
therapist.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: March 16, 1992 COMMISSION MEETING DATE: March 25, 1992
FILE NO.: 92009
PETITIONER: Suburban Hennepin Regional Park District
REQUEST: Lot Division and Variances to divide 5.74 acres from a
parcel in the FRD District to create a parcel for a trail
corridor.
LOCATION: 15900 County Road 47
GUIDE PLAN CLASS: LAR (Rural Density Agricultural)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
There are no Community Development activity files on this parcel.
Notice of Planning Commission consideration of this application has been
mailed as a courtesy, to all property owners within 100 feet of the site.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a division of an existing 34.4 acre tract into a
5.74 acre parcel and a 28.66 acre parcel. The 5.74 acres was sold to
Suburban Hennepin Regional Park District by Sanford Williams in 1985. A
formal request for a Lot Division was not submitted for this property
transaction until this application.
2. Resulting from this property division application would be a variance from
Section 500.37 of the Subdivision Ordinance. That section permits the
division of 1pattedlandbutdoesnotprovideforthedivisionof
rr unplatted land. The variance is to allow the division of an unplatted
parcel by this procedure.
3. A variance is also requested from Section 500.21 of the City Code
Subdivision Ordinance) to permit the creation of a 5.74 acre tract of
land versus the 20 acre minimum lot size in the FRD District required by
the Zoning Ordinance.
4. The Subdivision Ordinance provides for three criteria.to be found by the
Planning Commission and City Council before any Subdivision Ordinance
Variance may be granted. A copy of those three criteria and the
applicant's response are attached to this staff report.
Page Two, File 92009
0
PLANNING STAFF COMMENTS:
1. We find the requested variances comply with the Subdivision Ordinance
variance criteria.
2. Staff finds that the approval of this Lot Division will facilitate the
development of a Regional Trail from the Elm Creek Park Reserve in Maple
Grove to the French Regional Park in Plymouth.
3. Staff finds that the approval of thos Lot Division will not negatively
impact future development of the remaining 28.66 acre parcel.
RECOMMENDATION:
I hereby recommend approval of the attached resolutions providing for the
division of unplatted property and setting conditions prior to recording of
the resolution. /-A r, —'",
Submitted by:
arles E. Dillerud, Zommunity Development
ATTACHMENTS:
1. Resolution Approving Lot Division and Variance
2. Resolution Setting Conditions to Be Met Prior to Recording
3. Engineer's Memo
4. Petitioner's Narrative
5. Location Map
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SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT DIVISION
FOR SUBURBAN HENNEPIN REGIONAL PARK DISTRICT LOCATED AT 15900 COUNTY ROAD 47
92009)
WHEREAS, the City Council has approved a Lot Division and Variance for
Suburban Hennepin Regional Park District located 15900 County Road 47;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the following
conditions to be met prior to recording of, and related to said lot division:
1. No yard setback variances are granted or implied.
2. A Variance is granted from Section 500.21 of the City Code (Subdivision
Ordinance) for the creation of 5.74 acre tract of land versus the Zoning
Ordinance minimum of 20 acres in the FRD Zone based on the request
meeting the variance criteria.
3. A Variance is granted from Section 500.37 (Subdivision Ordinance)
regarding division of platted property, based on the request meeting the
variance criteria.
res /pc /92009.sc:jw)
APPROVING LOT DIVISION AND VARIANCE FOR SUBURBAN HENNEPIN REGIONAL PARK
DISTRICT LOCATED AT 15900 COUNTY ROAD 47 (92009)
WHEREAS, Suburban Hennepin Regional Park District has requested approval for a
lot division and variance for the creation of a 5.74 acre and a 28.66 acre
parcel located 15900 County Road 47;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the lot division
and variance for Suburban Hennepin Regional Park District for property located
15900 County Road 47.
EXISTING LEGAL DESCRIPTIONS
That part of the East 112 of the Northeast 1/4 lying southerly of the
centerline of County Road No. 47 designated as beginning at the southwest
corner of said East 112 of the northeast 1/4; thence North along the West
line thereof to the centerline of said County Road; thence easterly along
said centerline to a point distance 223 feet east as measured at right
angles, from the West line thereof; thence South parallel with said West
line 162 34/100 feet; thence deflected left 90 degrees a distance of 190
feet; thence deflected left 90 degrees a distance 165 25/100 feet to a
centerline of said County Road; thence easterly along said centerline to
the East line of the East 112 of the Northeast 1/4; thence South to the
Southeast corner thereof; thence West to the beginning except Roads.
To be divided and consolidated as follows:
PARCEL A
All that part of the Southeast Quarter of the Northeast Quarter of
Section 4, Township 11, Range 22 Hennepin County, Minnesota described as
follows: Beginning at the southwest corner of said Southeast Quarter of
the Northeast Quarter; thence north along the west line of said Southeast
Quarter of the Northeast Quarter to the center line of County Road No.
47; thence easterly along said center line to a point distant 223.00 feet
east as measured at right angles from the west line of said Southeast
Quarter of the Northeast Quarter; thence south parallel with said west
line 162.34 feet; thence deflect left 90 degrees for a distance of 190.00
r feet; thence deflect left 90 degrees for a distance of 165.25 feet to the
center line of :said county road; thence easterly along said center line
to the west line of the east 200.00 feet of said Southeast Quarter of the
Northeast Quarter; thence south along said west line to the south line of
said Southeast Quarter of the Northeast Quarter; thence west to the point
of beginning.
PARCEL B
The east 200 feet of the Southeast Quarter of the Northeast Quarter of
Section 4, Township 118, Range 22 lying southerly of Hennepin County
Highway No. 47.
FURTHER, that the City Manager be authorized to make the necessary special
assessment corrections based upon City Policy when the division /consolidation
is approved by Hennepin County.
res /pc /92009:jw):
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: March 18, 1992
FILE NO.: 92009
PETITIONER: Mr. Chuck Bellingham, Department of Planning and Engineering
Suburban Hennepin Regional Park District, 12615 County Road 9,
Plymouth, MN
LOT DIVISION: Parcel 04- 118- 22 -14- 0002 /North Hennepin Regional Trail Corridor
Comments based on comprehensive plan:
Because of wetlands, Fernbrook Lane will be moved to the west and will not conflict
with the County Trail at this location.
The property to the south acquired by Hennepin County will conflict with Fernbrook
Lane. The City would like Hennepin County to agree to cooperate with the City in
locating the trail and Fernbrook Lane on the property to the south.
The property owner of the remaining parcel shall acknowledge that Fernbrook Lane is
proposed to cross their property.
Pond ML -P1 encroaches to an elevation of 976.5 in the southeast corner of the site.
An Army Corps wetland covers almost the entire north half of the site. An easement
shall be granted over all property below elevation 967.5.
Future trunk sanitary sewer terminates at the southeast corner of the site.
An additional seven feet of right -of -way shall be granted for County Road 47.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
RESPONSE TO VARIANCE CRITERIA
The 5.74 acre parcel that will be divided from an existing 34.40 acre parcel
is adequate for its use as open -space as part of the North Hennepin Regional
Trail Corridor. Fifty percent of the land is low lying and unsuitable for
building.
Hennepin Parks is the owner of land designated for trail corridor abutting
this property to the south and owns a strip of land in the plat of Lake
Camelot Estates.' The subdivided parcel will provide Hennepin Parks with a
continuous parcel in which to construct a bike /hike trail connecting Fish Lake
Regional Park to Clifton E. French Regional Park, and ultimately to the
Minneapolis Parks trail system.
By taking 5.74 acres of land from the larger parcel of 34.40 acres, thelarger
parcel will become 28.66 acres which is larger than the 20 acre minimum that
is required for development in this zoned area. No building permits will be
required on the new 5.74 acre parcel.
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MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: March 20, 1992
TO: Planning mmis ion
FROM: Chuck it Community Development Director
SUBJECT: ZONING RDINANCE AMENDMENTS REGARDING OUTDOOR ADVERTISING
At your meeting March 11, 1992 you directed preparation of an amended Zoning
Ordinance Amendment regarding outdoor advertising that will address
modifications to locational aspects of outdoor advertising rather than
complete prohibition. I have received from the City Attorney proposed Zoning
Ordinance Amendment language that I believe accomplishes what the Planning
Commission has in mind -- consistent with the observations made by staff at the
time the original issue of outdoor advertising came to light. Draft Amendment
Number 1A, attached addresses these modifications to the amendments.
You may recall that we provided the Planning Commission several weeks ago a
copy of some suggested amendments to the Zoning Ordinance regarding outdoor
advertising proposed by 3M National Outdoor Advertising. These primarily deal
with the size of billboards. I have again attached those suggested amendments
to this memorandum. Should the Planning Commission desire to address these
matters as well this would be an appropriate time.
Attachments:
1. Draft Amendment No. 1A Regarding Location of Outdoor Advertising
2. Proposed Amendments Regarding Outdoor Advertising by 3M National
Advertising
Vc /cd /outdr.3- 25:jw)
DRAFT AMENDMENT NO. 1A
HEARING DATE: March 11, 1992
DESCRIPTION:
Amendment to specifically prohibit outdoor advertising signs in all locations
in the community.
SECTIONS INVOLVED: Section 7, Subdivision A.
EXPLANATION /PURPOSE:
In 1991, as a result of an application for a Sign Permit, City staff
discovered that the Zoning Ordinance provisions for outdoor advertising are so
written as to permit such outdoor advertising as a permitted use in the I -1
Planned Industrial) District and as a conditional use in the B -3 (Service
Commercial) District throughout the City. It had been the previous
understanding of staff that the Zoning Ordinance had been written to limit
outdoor advertising to I -1 (Planned Industrial) Districts adjoining State and
Federal highways only (State Highway 169, State Highway 55, and Interstate
494 .
Following review of the staff report regarding outdoor advertising provisions
of the Zoning Ordinance, the City Council, on October 7, 1991 adopted
Ordinance 91 -31 creating a six month moratorium on permits for outdoor
advertising to permit study of Zoning Ordinance provisions, and adopt
amendments that were found necessary.
The Planning Commission was directed to review the Zoning Ordinance provisions
for outdoor advertising and recommend any amendments that may be in order.
Subsequently the Planning Commission did review the Zoning Ordinance
provisions regarding outdoor advertising and adopted direction to the staff
and the City Attorney to draft new Zoning Ordinance provisions that would
prohibit outdoor advertising in all areas of the community.
Following the March 11, 1992 Hearing on the amendment the Planning Commission
directed modification of the amendment to limit outdoor advertising to I -1
Districts along State and Federal highways only -- subject to the existing size
and spacing standards. These amendments are a substitute for the prohibition
approach previously presented.
CONCLUSIONS /RECOMMENDATIONS:
Zoning Ordinance amendments to execute the direction by the Planning
Commission of March 11, 1992 is as follows:
Section 1. Amend Section 10, Subdivision A, Paragraph 5 as
folldws:
c. Advertising Signs. Advertising signs are intended to direct attention
to a business commodity, service, activity, or entertainment which is
not conducted, sold, or offered upon the premises on which such sign is
located.
Advertising Signs. Advertising signs may be allowed by Conditional Use
Permit in the B -3 District subject to the following standards and
criteria:
1) Advertising signs shall be allowed only along State Highway 169,
State Highway 55, and Interstate 494 with a maximum setback of 350
feet from the centerline of the right -of -way of said highway or
interstate.
42) The total surface area of any advertising sign shall not exceed
300 sq. ft. per face, or be less than 110 sq. ft. in area
including border, trim, and any projections of the featured
message, but excluding base and apron supports and other
structural members. Advertising signs fully visible from
Interstate Highway 494 may be increased in area to no more than
750 sq. ft.; the area may be increased further by 10% for
cut -outs, or extensions of the featured message.
23) The maximum height of all advertising signs shall not exceed 36
ft. above the established grade of the site upon which the sign is
located. The maximum length of any sign, including border, trim
and any projections of the featured message, shall not be more
than 50 feet.
34) The minimum distance between advertising signs shall be based upon
the posted speed limit of the public street or highway as follows:
1,500 ft. 55 mph; 1,400 ft. - 50 mph; 1,300 ft. - 45 mph; 1,100
ft. - 40 mph; and, 1,000 ft. - 35 mph or less. Distance
restrictions between advertising signs apply only to those signs
physically located on the same side of the street or highway,
regardless of the direction of travel to which the display message
is directed. Measurements to determine the location of one
advertising sign in relation to another, will be made along the
right -of -way line between the closest extremities of said signs,
with the termini projected along lines perpendicular to the
right -of -way of the street or highway. Advertising signs shall be
constructed so as not to obstruct any existing business or sign.
45) No advertising sign or structure shall be located closer than 200
ft. from the boundary of any urban residential district, park,
playground, school, or church on the same side of the street or
intersection of streets; or 200 ft. from any structure located
within single family residential district located on the same side
of the street or intersection of streets.
6) No advertising sign shall contain more than two signs per facing.
7) Advertising signs shall be erected on single poles. No
advertising sign shall be erected on or above the roof of any
building.
38) The City Council, upon recommendation by the Planning Commission,
may require the relocation or removal of advertising signs from
sites where urban development is proposed, and when by virtue of
site plan review and approval, it has been determined the
advertising sign presents an obstruction and /or conflict with
other signage as proposed on the site by the owner and /or
developer. Likewise, the City Council may limit the amount of
freestanding signage allowed on a site, which contains an existing
advertising sign at the time of development.
69) The application for consideration of a Conditional Use Permit
shall be in accordance with the standards and procedures in
Section 9 of this Ordinance.
710)The application shall include, in addition to the required site
plan, perspective drawings, or superimposed graphics on
photographs of the proposed sign in relationship to the adjacent
properties; an accurate map showing the location of all existing
signs on the property; and current photographs of all existing
signs on the subject property; and the plans for any proposed
landscaping.
811)The City Council, upon recommendation by the Planning Commission,
and in addition to the standards set forth in Section 9 of this
Ordinance, shall make a finding that, by granting the Conditional
Use Permit, such an advertising sign will not have a deleterious
effect upon existing establishments on the subject property, or
upon surrounding properties.
Section 2. Amend Section 10, Subdivision A (6) as follows:
c. Advertising Signs. Advertising signs as provided herein are intended
to direct attention to a business, commodity, service, activity, or
entertainment which is not conducted, sold, or offered upon the
premises on which such sign is located. Advertising signs shall be
permitted only within the Planned Industrial District under the
following conditions:
1) Advertising signs shall be allowed only along State Highway 169,
State Highway 55, and Interstate 494 with a maximum setback of 350
feet from the centerline of right -of -way of said highway or
interstate.
42) The total surface area of any advertising sign shall not exceed
300 sq. ft. per face, or be less than 110 sq. ft. in area
including border, trim, and any projections of the featured
message, but excluding base and apron supports and other
structural members. Advertising signs fully visible from
Interstate Highway 494 may be increased in area to no more than
750 sq. ft.; the area may be increased further by 10% for
cut -outs, or extensions of the featured message.
23) The maximum height of all advertising signs shall not exceed 36
ft. above the established grade of the site upon which the sign is
located. The maximum length of any sign, including border, trim
and any projections of the featured message, shall not be more
than 50 feet.
34) The minimum distance between advertising signs shall be based upon
the posted speed limit of the public street or highway as follows:
1,500 ft. 55 mph; 1,400 ft. - 50 mph; 1,300 ft. - 45 mph; 1,100
ft. - 40 mph; and, 1,000 ft. - 35 mph or less. Distance
restrictions between advertising signs apply only to those signs
physically located on the same side of the street or highway,
regardless of the direction of travel to which the display message
is directed. Measurements to determine the location of one
advertising sign in relation to another, will be made along the
right -of -way line between the closest extremities of said signs,
with the termini projected along lines perpendicular to the
right -of -way of the street or highway. Advertising signs shall be
constructed so as not to obstruct any existing business or sign.
45) No advertising sign or structure shall be located closer than 200
ft. from the boundary of any urban residential district, park,
playground, school, or church on the same side of the street or
intersection of streets; or 200 ft. from any structure located
within single family residential district located on the same side
of the street or intersection of streets.
6) No advertising sign shall contain more than two signs per facing.
7) Advertising signs shall be erected on single poles. No
advertising sign shall be erected on or above the roof of any
building.
58) Advertising signs may be located in required industrial yard
setback areas if all requirements of Conditions 1, 2, 3, and 4 are
satisfied.
69) The City'Council, upon recommendation by the Planning Commission,
may require the relocation or removal of advertising signs from
sites where urban development is proposed, and when by virtue of
site plan review and approval, it has been determined the
advertising sign presents an obstruction and /or conflict with
other signage as proposed on the site by the owner and /or
developer. Likewise, the City Council may limit the amount of
freestanding signage allowed on a site, which contains an existing
advertising sign at the time of development.
Bold Print - indicates new text
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JOSEPH P. McCORMICK
ATTORNEY AT LAW
3033 EXCELSIOR BOULEVARD
SUITE 300
MINNEAPOLIS, MINNESOTA 55416
612- 924 -2350
Mr. Chuck Dillerud
City of Plymouth
Community Development Department
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
Re: Zoning Text Amendment
Dear Mr. Dillerud:
RECEVED
DEC 12 1991
CITY OF PLYMOUTH
COMMUNITY DEVELOPMENT DEPT,
December 10, 1991
As you know, I represent 3M /National Advertising Company. In that
capacity we have had certain discussions regarding the placement of an outdoor
advertising sign at 815 North Highway 169, in the City of Plymouth.
It is my understanding that at the present time there is a six month
moratorium on the issuance of any permits for the placement of outdoor
advertising signs in the City of Plymouth.
The purpose of this letter is to seek your advice as to the method and manner
by which my client may propose a change to Section 10, Subdivision A.6.C.(1), which
limits the size of certain outdoor advertising signs to a surface area of no more than
300 square feet. As we have discussed, the industry standard for painted bulletins,
which is the product my client utilizes, is for signs of 10.5' X 36' or 378 square feet.
I have enclosed herein the proposed change to the zoning code along with a
driscussion for the reasons thereof.
I would appreciate it if you would, at your convenience, read over the
suggested change and give me a call with your comments or suggestions as to how
best proceed to instituting this change.
Mr. Chuck Dillerud
Page Two
Thank you for your attention to this matter and your cooperation and
professional courtesies throughout this process. I look forward to hearing from you
shortly.
Sincerel ,
IL
C
J eph r. McCormick
JPM /wp
Enclosure
r
r TEXT AMENDMENT CHANGE REQUEST
This request concerns a requested change in Section 10, Subdivision
A.6.c.(1) of the Plymouth Zoning Ordinance. The present text is set forth
below along with the requested change indicated by strikeouts and /or
additional text.
C. Advertising Signs. Advertising signs as provided herein are
intended to direct attention to a business, commodity, service,
activity, or entertainment which is not conducted, sold, or
offered upon the premises which such sign is located.
Advertilsing signs shall be permitted only within the Planned
Industrial District under the following conditions:
1) The total surface area of any advertising sign shall not
exceed -390- 378 sq. ft. per face, or be less than 110 sq.
ft. in area including border, trim, and any projections of
the featured message, but excluding base and apron
supports and other structural members. Advertising
signs fully visible from Interstate Highways may be
increased in area to no more than 750 sq. ft.; the area
may be increased further by 10% for cut -outs, or
extensions of the featured message.
DISCUSSION
The outdoor advertising medium is one of standardized sizing. This sizing
exists for a number of reasons including safety, cost and uniformity of
message size throughout the advertising industry.
First, safety plays an important part in the uniform sizing. The
intent of outdoor advertising panels is to convey a message to the
consumer in a short period of time, without jeopordizing the organized
flow of traffic nor the safety of the driver. While a smaller sign, on a
minimally travelled road with reduced speeds may be appropriate to
maintain safety while conveying a message, it would be wholly
inappropriate on a heavily travelled highway with posted speeds of 55
m.p.h.
Within the City of Plymouth, it appears that there are only four (4)
locations in which this particular portion of the Zoning Code relative to '
signs of this nature would apply; and, they are all located on Highway 169,
a highway with posted speeds of 55 m.p.h. In fact, the current text of the
zoning code appears to allude to this safety factor by prohibiting any sign
in these locations which is less than 110 sq. ft. in surface area.
Second, cost is a major concern to both the manufacturers and users
of the outdoor advertising medium. The Traffic Audit Bureau (TAB), under
the authority of the Association of National Advertisers (ANA) and the
American Association of Advertising Agencies (AAAA) sets the standards
for size and usage of outdoor advertising nationwide. The standards in the
present situation (painted bulletins) describe the generally accepted size
of a painted bulletin to range in size from 10' X 36' to a "Super Bulletin"
size of 14' X 48'. Advertisers size their message according to these
standards and the equipment and facilities required for the production of
these "bulletins" cannot be easily or cost - effectively modified to
accomodate a larger or smaller size product.
This standardization within the painted bulletin industry allows the
manufacturer and user alike to create and implement a marketing plan
which is vastly superior to the "poster" system of outdoor advertising.
Painted bulletins" as compared to multiple sheet "poster" systems are
generally accepted as more aesthetically pleasing than poster type
systems due to their more deep and vibrant colors; more durable than
poster systems which tend to peel away after a short duration and in all
respects a higher quality product than that of a poster system.
Third, and closely related to the cost factors as above set forth is
the uniformity of message size throughout the painted bulletin industry.
This uniformity allows the advertiser to produce multiple numbers of
painted bulletins, which can be distributed to various locations throughout
local and national markets without the added cost burden of downsizing or
upsizing as required by differing local zoning regulations. Further, such
uniformity precludes the haphazard placement of different and varying
size bulletins along similar stretches of roadway; some being too small to
safely and adequately convey the desired message while others being
larger than required and thus obtrusive to the reader and the community in
general.
In conclusion, "painted bulletins" are a vastly superior product to the
poster" type system prevalent in many areas. Painted bulletins carry a
deeper and more vibrant color; do not peel away from the surface as do
posters and in general are universally accepted as a quality product.
However, industry standards mandate that painted bulletins be produced in
uniform sizes such as the 10 1/2' X 36' (378 sq. ft.) requested here. This
uniformity allows production costs to remain reasonable; allows
advertisers to produce multiple bulletins which can be placed in various
locations and conveys the advertising message in a safe and acceptable
manner.