HomeMy WebLinkAboutPlanning Commission Packet 05-29-1992q, Ao
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 29, 1992
TO: Planning
XGCONCERNING
ers
FROM: Charles E , Community Development Director
SUBJECT: PUBLIC HE THE AMENDMENT TO THE TRANSPORTATION PLAN
ELEMENT OF THE COMPREHENSIVE PLAN REGARDING THE FERNBROOK LANE
CORRIDOR BETWEEN COUNTY ROAD 6 AND GLEASON LAKE ROAD (91036)
At its meeting April 20, 1992, the City Council directed staff to order a
traffic study from Strgar- Roscoe - Fausch that would model the traffic count
resultants of the subject proposal. The Council also directed the Planning
Commission to hold a public hearing concerning amending the Thoroughfare Plan
regarding Fernbrook Lane after receipt of the traffic study materials from the
traffic consultant.
Consistent with the City Council direction Strgar- Roscoe - Fausch has completed
a traffic study, a copy of which is attached to this memorandum. The Traffic
Study describes the year 2010 distribution of traffic that would result from
not constructing Fernbrook Lane as a through route from County Road 6 to
Gleason Lake Drive. The Traffic Study also provides analysis and a
recommendation that the Thoroughfare Plan not be amended.
Note that the Traffic Study does find the amount of traffic that would be
introduced to the regional highway network (Interstate 494) would be
insignificant as a result of the amendment to the Transportation Plan, but the
impact on other City streets would be significant in some cases.
I have also attached copies of reports prepared by the Public Safety Division
regarding potential impacts to Public Safety functions that could result from
an amendment to the Transportation Plan if you eliminate the through route
from County Road 6 to Gleason Lake Road. These reports were prepared in
response to discussion surrounding the "Harbor Woods" Preliminary Plat in 1991
and the "Harbor Woods" Final Plat in 1992.
With this technical information and the public hearing testimony the Planning
Commission is asked to again consider the issue of the Fernbrook Lane Minor
Collector route. I have attached minutes of prior Planning Commission
consideration and recommendations on this issue, as well as pertinent City
Council minutes. A portion of the Public Safety information was available at
those times, but the Traffic Study was not, nor was the latest Public Safety
memorandum.
Page Two, File 91036
I have attached draft resolutions, both recommending approval of the amendment
and recommending no amendment as proposed.
Attachments:
1. Resolution Approving an Amendment to the Transportation Element of the
Plymouth Comprehensive Plan Regarding Fernbrook Lane.
2. Resolution to Retain the Transportation Plan as now Approved with Regard
to Fernbrook Lane.
3. Strgar- Roscoe - Fausch Traffic Study of May 27, 1992
4. Memo of the Fire Inspector of March 10, 1992
5. Memo of the Fire Inspector of June 7, 1991
6. City Council and Planning Commission Minutes Regarding the Fernbrook Lane
Thoroughfare Issue
pc /cd/91036)
APPROVING AMENDMENT TO THE TRANSPORTATION ELEMENT OF THE PLYMOUTH
COMPREHENSIVE PLAN (91036)
WHEREAS, the Planning Commission has, at the direction of the City Council,
conducted a Public Hearing regarding an Amendment to the Transportation
Element of the Comprehensive Plan to delete the Minor Collector status of
Fernbrook Lane /Harbor Lane between County Road 6 and Gleason Lake Drive; and,
WHEREAS, the Planning Commission has reviewed the report of the City's Traffic
Consultant regarding the impact of such a Transportation Plan Amendment on
adjoining streets and highways; and,
WHEREAS, the Planning Commission has considered the recommendations and
analysis of the Public Safety Department and other staff regarding the
proposed amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does amend the Transportation
Element of the Plymouth Comprehensive Plan to delete the Minor Collector
status on Fernbrook Lane /Harbor Lane between County Road 6 and Gleason Lake
Drive.
FURTHER, that this amendment to the Transportation Element of the
Comprehensive Plan is contingent on the approval of the Metropolitan Council
as required by law.
res /pc/91036)
DENYING AMENDMENT TO THE TRANSPORTATION ELEMENT OF THE PLYMOUTH COMPREHENSIVE
PLAN (91036)
WHEREAS, the Planning Commission has, at the direction of the City Council,
conducted a Public Hearing regarding an Amendment to the Transportation
Element of the Comprehensive Plan to delete the Minor Collector status of
Fernbrook Lane /Harbor Lane between County Road 6 and Gleason Lake Drive; and,
WHEREAS, the Planning Commission has reviewed the report of the City's Traffic
Consultant regarding the impact of such a Transportation Plan Amendment on
adjoining streets and highways; and,
WHEREAS, the Planning Commission has considered the recommendations and
analysis of the Public Safety Department and other staff regarding the
proposed amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does find the Transportation
Element of the Plymouth Comprehensive Plan with regard to the Minor Collector
status on Fernbrook Lane /Harbor Lane between County Road 6 and Gleason Lake
Drive to be reasonable, correct, and in the general public interest, and
therefore no amendment to the Transportation Plan in that regard is approved.
res /pc /91036:jw)
SRFSTRGAR- ROSCOE- FAUSCH, INC.
CONSULTING ENGINEERS & PLANNERS
TRANSPORTATION CIVIL STRUCTURAL ENVIRONMENTAL LAND SURVEYORS
SRF No. 0921685
MEMORAMUX
TO: Fred G. Moore, P.E. iunvrn
Director of Public Works MAY 2g 1992CityofPlymouth
FROM: Dennis R. Eyler, P.E.:
Jeffrey R. Bednar %?
DATE: May 27, 1992
SUBJECT: FERNBROOK LANE - COUNTY ROAD 6 TO GLEASON LAKE ROAD
As you requested, a review of the future (year 2010) traffic
forecasts on Fernbrook Lane and other associated roadways within
the subject vicinity has been completed. Two alternative
scenarios were considered in this review. One has Fernbrook Lane
between County Road 6 and Gleason Lake Road as a "through" minor
collector street as indicated in the city's Transportation Plan,
and the second has Fernbrook Lane as a non - through local Street.
Future (year 2010) traffic forecasts were developed for these two
scenarios (see Figures 1 and 2) based on the city's
Transportation Plan forecasts and the "Tranplan" Computer Network
Model. Based on a review of these alternative scenario
forecasts, we offer the following comments and recommendations
for your consideration:
1. The future average daily traffic volume forecast for
Fernbrook Lane as a "through" minor collector street (see
Figure 1) between County Road 6 and Gleason Lake Road is
4,000. This volume falls well within the acceptable range
for collector streets.
2. Constructing Fernbrook Lane as a non - through local street
see Figure 2) would reduce the future ADT volume to 1,100
on the north segment and 2,600 on the south segment. These
ADT volume forecasts are however still above those
considered acceptable (1,000) for local residential streets.
Suite 150, One Carlson Parkway North, Minneapolis, Minnesota 55447
612/475 -0010 FAX 612/475.2429
Fred G. Moore, P.E. - 2 - May 27, 1992
3. From a regional transportation system perspective, the
impact of not constructing Fernbrook Lane as a "through"
collector street is not significant. The future ADT
forecast on I -494 adjacent to the subject segment of
Fernbrook Lane only increases by 500 trips per day from
87,000 to 87,500 or by less than one percent.
4. Local transportation system impacts are more significant
however. Traffic volumes on Niagara /Shenandoah Lane between
County Road 6 and Gleason Lake Road double without
constructing Fernbrook Lane as a "through" collector street.
Other local and county road traffic volume forecasts also
increase significantly.
5. Fernbrook Lane throughout the city is proposed to serve as a
through" minor to major collector street paralleling I -494
on the west to provide local access to the regional system.
If Fernbrook Lane is not constructed as a "through" minor
collector street between County Road 6 and Gleason Lake
Road, the local system continuity would be disrupted.
Based on this review and analysis, we recommend that the City
continue to consider constructing Fernbrook Lane between County
Road 6 and Gleason Lake Road as a "through" minor collector
street. This roadway will provide an important local
transportation facility which is adjacent and parallel to I -494.
Should you have any questions or comments concerning this review
and analysis, please contact us.
JRB: bba
Attachments
XXXX - FUTURE (YEAR 2010) AVERAGE DAILY TRAFFIC VOLUME FORECASTS
STRGAR- ROSCOE- FAUSCR INC CITY OF PLYMOUTH
SRF CONSULTING ENGINEERS FERNBROOK LANE -
THRU COLLECTOR STREET
SRF NO.09n"S I FERNBROOK LANE FROM C.S.A.H. 6 TO GLEASON LAKE ROAD
I
FIGURE
1
0 XXXX - FUTURE (YEAR 2010) AVERAGE DAILY TRAFFIC VOLUME FORECASTS
SRFSTRGAR- ROSCOE- FAUSCK INC CITY OF PLYMOUTH
CONSULTING ENGINEERS FERNBROOK LANE -
NON-THRU LOCAL STREET
SRF NO.0921685 1 FERNBROOK LANE FROM C.S.A.H. 6 TO GLEASON LAKE ROAD
1
FIGURE
2
rit:6 1
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: March 10, 1992
TO: Chuck Dillerud, Community Development Director
FRAM: Kevin C. Leuer, Fire Inspector
SUBJECT: PUBLIC SAFETY (FILE 90093)
The proposed final plat for Harbor Woods (file 90093) does not include the
connection of Fernbrook Lane across the Luce Line. The connection of this
roadway is critical in reducing our emergency response times.
The extension of Fernbrook Lane across the Luce Line will reduce police, fire
and ambulance response times by more than two minutes.
On the surface, two minutes does not sound like a substantial amount of time.
But, suppose you were having a heart attack, or were choking and unable to
breathe, or had your children trapped in the second story of the home with a
raging inferno below them, two minutes would be an eternity and could be the
difference between living or dying.
Example 11 clearly shows the rate at which fire grows and how critical it is
to arrive on the scene within the first five minutes, which would be the time
before flashover would occur. Once flashover has occurred anyone within the
room or area would perish. After flashover has occurred the fire will spread
from room to room in only seconds and engulf one floor spreading to the next
floor in just minutes.
Example 12 illustrates the survival rate for heart attack victims based on
response times. We can clearly see that after four minutes has elapsed from
the onset of cardiac arrest the victim only has a 50/50 chance of survival.
Reducing that by two minutes would give them an 80+ percent survival rate,
undoubtedly better odds for survival.
Example 13 depicts the potential emergency response routes available to
responders and the estimated travel times based upon three different response
routes. The map clearly indicates that the most direct and efficient response
route is directly down Fernbrook Lane across the Luce Line.
Conclusion: The connection of Fernbrook Lane across the Luce Line is truly a
matter of public safety. We have an opportunity before us, to reduce critical
response times by more than two minutes for this part of our community. This
two minute faster response time will greatly enhance the level of service
provided to the citizens within that area for many, many years to come.
KCL:ly
Attachments: 3
cc Denny Paulson, Acting Public Safety Director
David Burke, Acting Fire Chief
WHEN DO SECONDS COUNT ?
When Children are Trapped in Their Home Because of a Fire
10 i191r1
Flashover is the point where a fire reaches 1500 degrees
Fahrenheit and rages out of control, instantaneously igniting
everything in its path. It is possible for a fire to reach the
flashover point in as few as 5 or 6 minutes.
see chart below)
2506
2000
a
r
c
s 1500
c
LL
1000
rn
W
0
500
i
Burnout
Full Involvement
Open Flame Flashover
Ignition
eloor
Incipient Phase
0 1 2 3 4 5 6 7 8
Time (Minutes)
Source: National Bureau of Statistics
AT WHAT POINT CAN WE BE SATISFIED WITH OUR RESPONSE TIME?
The consequences of lost seconds can be devastating in human life
and property loss. The earlier the response the better. Lowered
response time ultimately pays for itself by reducing the scale of
the emergency and time spent at the scene.
Example #1.
WHEN DO SECONDS COUNT?
When a Victim of a Cardiac Arrest Lies in Wait for Help.
SURVIVAL RATE - HEART ATTACK VICTIMS
Cardiac Arrest survival rates decline rapidly. At more than four
minutes less that 50% of heart attack victims will survive.
see chart below)
100
0
90 -
a 80
70
60
W 50
40
Q 30
ca 20
a
10
0 WAN
0 1 2 3 4 5 6 7 8 9 10
Time (Minutes)
Source: American Red Cross
AT WHAT POINT CAN WE BE SATISFIED WITH OUR RESPONSE TIME?
The consequences of lost seconds can be devastating in a medical
emergency. Lowered response time ultimately pays for itself by
reducing the scale of the emergency and time spent at the scene.
Example #2.
RESPONSE TIME
TWO CRITICAL ISSUES EFFECT RESPONSE TIME
A. Location of Emergency Equipment
B. Travel Time to the Emergency Scene
Travel Times:
Route #1 - County Road 6 to Fernbrook, south to site, 2 minutes
20 seconds, 1.1 miles.
Route #2 - Xenium Lane to Carlson 'Parkway to.Harbor, north to
Site, 4 minutes 22 seconds, 2.1 miles.
Route #3 - County Road 6 to I -494 to Carlson Parkway to Harbor,
north to Site, 4 minutes 31 seconds, 2.2 miles.
7--7 —F I1JT11 AVE I - - 1011 _
d gsG T15T ` ++ O4. 17TH AV ' z sc loa
S
2
I N G j -- --1%i - •1--11_ . gL_ .. . - .: - --
The selection of route #1 is the simplest, most direct and
efficient for emergency response vehicles.
In most cases our emergency response vehicles will be located
north of the Harbor Woods site making access more difficult from
the south.
With the connection of Fernbrook Lane south across the Luce Line
substantial reductions in response time will occur.
Example #3.
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: June 7, 1991
TO: Chuck Dillerud, Community Development Coordinator
FROM: Kevin C. Leuer, Fire Inspector
SUBJECT: CONNECTION OF FERNBROOK LANE SOUTH OF COUNTY ROAD 6 TO 4TH AVENUE
FILE NUMBER 91036
In a recent internal fire suppression study conducted by our department we
identified a need to have a road connection south from County Road 6 to the
area south of the Luce Line, in the vicinity of Fernbrook and Harbor Lanes.
Due to the current in service and travel time for fire apparatus we cannot
provide a fire truck on the scene of an emergency in ten minutes under normal
conditions. The extension of Fernbrook lane south of the Luce Line to 4th
Avenue would reduce our response time by several minutes to the residents of
the area and bring us in line with our ten minute targeted response time.
The map indicated as page number 4 shows the current Fire Department ten
minute response area. Note that the area in question is outside of this
response area.
The map indicated as page 5 shows the areas in our City where the department
cannot provide fire apparatus on the scene within ten minutes in most cases.
The map indicated as page 6 shows the areas that our mutual aid departments
can arrive on scene within ten minutes of being called.
The map indicated as page 7 shows the areas where fire protection can be
provided within the targeted ten minute response time by our department or our
mutual aid departments.
Page 8 shows the areas where fire suppression cannot be provided within ten
minutes due to the increased travel time caused by the indirect routes that
fire apparatus must take to get there.
The map indicated as page 9 shows some of the key roadway extensions necessary
for the timely arrival of fire apparatus on the scene. One of the areas is
the extension of Fernbrook Lane.
The extension of Fernbrook Lane into the area south of the Luce Line would
greatly enhance the City's ability to provide effective fire protection to
those residents of our community.
KCL:df
CC: Lyle C. Robinson, Fire Chief
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x EXTENSION OF KEY RUAUS
PAGE 9
w
Regular Council Meeting
April 20, 1992
Page 134
Community Development Director Dillerud stated
that as directed by the City Council, staff
contacted the Metropolitan Council to request an
opinion on whether Fernbrook Lane could be
deleted as a minor collector street from the
Transportation Plan. It would end in a cul -de-
sac, rather than be extended. The Metropolitan
Council has informed the City that they will not
formally comment on the concept of amending the
Transportation Plan to delete Fernbrook Lane
between County Road 6 and Gleason Lake Drive
until the Council has officially approved a
Transportation Plan Amendment contingent on
approval by the Metropolitan Council.
Director Dillerud stated the Metropolitan
Council's decision would be based on the impact
on the regional transportation system. In this
case the impact on I -494. He recommended that
the City Council direct staff to contract a
traffic study and to direct the Planning
Commission to schedule a public hearing to
consider the amendment, once the traffic study
has been prepared. He stated that some reguiding
has been done in this area since the last traffic
study was conducted which should result in a
lesser impact than previously determined.
Councilmember Helliwell asked how much this type
of study would cost and how long it would take to
complete. She believes that if the City Council
has doubts about whether the road is needed, the
study should be conducted.
Public Works Director Moore estimated the study
would cost under $5,000 and take about two weeks.
The consultant will need to rerun the computer
model without this segment of roadway, taking
into account the land use guiding amendment.
Director Dillerud stated the Transportation Plan
amendment will not receive consideration from the
Metropolitan Council without the traffic study.
MOTION was made by Councilmember Edson, seconded
by Councilmember Vasiliou, to direct staff to
Fernbrook Lane
Request for
Metropolitan
Council review
Transportation
Plan Amendment
Item 8 -A
of
Regular Council Meeting
April 20, 1992
Page 135
conduct a traffic study and to direct the
Planning Commission to immediately schedule a
public hearing to consider the amendment, once
the traffic study has been prepared.
Councilmember Tierney requested that the Planning
Commission also consider whether granting the
request to not extend the roadway would set a
precedent for future requests, the impact on
other City streets, and the public safety
concerns. She noted that the Council recently
denied a similar cul -de -sac request.
Councilmember Edson stated that the Fernbrook
Lane request is different in that there is an
alternative access to the neighborhood; not a
single access as in the Rosewood Lane situation.
Motion carried, five ayes.
and Betty Begin from the Board of Zoning
Adjustments and Appeals ruling of denial to
increase the surface area of a freestanding
business sign from 96 sq. ft. to 200 sq. ft. for
the Cottonwood Plaza Shopping Center located at
3900 Vinewood Lane North. Staff recommends
denial of the appeal.
Barbara DeMars, Leasing Agent for Cottonwood
Plaza, requested that the Council grant the
appeal. The Cottonwood Plaza tenants fee hey
need more visibility through a larger
freestanding sign. The wall signs w identify
each business are not all visible m County
Road 9. Through customer surve tenants
concluded that people aren't a of what is in
the center. She stated the ckford Road Plaza
sign is 300 sq. ft. and ested a 200 sq. ft.
sign be approved for C onwood Plaza. Ms.
DeMars stated that 11 businesses in the
center were liste the existing sign, it would
be unreadable. a feels this is a hardship, as
well due to distance from the center to
County R 9.
Br anson, 3900 Vinewood Lane, stated the
messes in Cottonwood Center are at a
Ruling for J
and Betty
03 -01 -9
Item 8
Regular Council Meeting
March 16, 1992
Page 95
conded by Councilmember son, to adopt
SOLUTION NO. 92 -170 AMENDING POLICY RELATING TO
SION AND SILTATION CONTROL.
Motion married on a roll call vote, five ayes.
MOTION was m by Councilmember Helliwell,
seconded by Co ilmember Edson, to adopt
ORDINANCE NO. 92 RELATING TO EROSION ONTO
STREET OR HIGHWAY AMENDING SUBSECTION 800.29
OF THE PLYMOUTH CITY E.
Motion carried on a roll vote, five ayes.
MOTION was made by Councilmembe lliwell,
seconded by Councilmember Edson, t opt
RESOLUTION NO. 92 -171 RENEWING CONS ON AND
DISPLAY LICENSES.
Motion carried on a roll call vote, five a
The City Council received the Planning Commissi
recommendations for the 1992 -1996 Capital
Improvement Program (CIP). Mayor Bergman noted
that the City Council will conduct a study
Councilmember Vasiliou stated the Planning
Commission recommended that the proposed
extension of Fernbrook Lane be deleted from the
Capital Improvement Program (CIP). The
commission has recommended that the Comprehensive
Guide Plan be amended to show a cul -de -sac,
rather than a through street, as requested by the
neighbors. The Public Safety Department has
recommended that the road be extended for
emergency response. She suggested that this
issue be sent to the Metropolitan Council for
opinion so that the City Council has an idea of
whether the Metropolitan Council will consider a
change to delete the Fernbrook Lane extension and
to avoid time and expense involved in formally
requesting the change.
MOTION was made by Councilmember Vasiliou,
seconded by Mayor Bergman, to direct staff to
contact the Metropolitan Council to request an
ENDING POLICY
RELATING TO
EROSION AND
SILTATION CONTROL
Item 6 -I
ORDINANCE 92 -7
AMENDING CITY CODE
RELATING TO
EROSION ONTO
STREET OR HIGHWAY
Item 6 -I
RESOLUTION 92 -171
RENEWING
CONSUMPTION AND
DISPLAY LICENSES
Item 6 -J
P
ital
rovement
Regular Council Meeting
March 16, 1992
Page 96
opinion by April 6 on whether Fernbrook Lane
could end in a cul -de -sac, rather than be
extended.
Motion carried, five ayes.
attached to the Capital Improvement Program a
done by Ehlers and Associates, the City's
previous fiscal consultant. She stated
Councilmember Edson had found an error the
park dedication fund projected deficit ount,
and asked whether the model should be run by
Springsted Inc.
Councilmember Edson suggested that ringsted,
Inc., review the model prepared b hlers for
accuracy.
MOTION was made by CouncilmembAV Edson, seconded
by Councilmember Vasiliou, to erect staff to
have Springsted Inc., review a financial model
for the Capital Improvement rogram prepared by
Ehlers and Associates for curacy.
Motion carried, fiv/
asdCouncilmemberEdsontaff to explain the
process used to solposals for property
and liability insur
Risk Management ordinator Pemberton stated bids
were solicited 1991, with League of Minnesota
Cities Insuran Trust (LMCIT) awarded the
contract. St f did not seek competitive quotes
this year s' a the market has not significantly
changed in ether pricing or available carriers.
MOTIX-172
made by Councilmember Edson, seconded
by Cmember Vasiliou, to adopt RESOLUTION
N0. AWARDING THE CONTRACT FOR INSURANCE
HE 1992/1993 INSURANCE PROGRAM.
Property %nd
Liability
Insurance
Item 6 -L
CITY OF PLYMOUTH
PLANNING COMMISSION NUTES
MARCH 20. 19
The Regular Meeting of the City of lmymouth Planning
Commission was called to order at 1:0 p..
MEMBERS PRESENT: Chairman Plufk , Commissioners Hal
Pierce, Dennis lla, Joy Tierney, Larry
Marofsky, Mi ael Stulberg,. and John
Wire.
MEMBERS ABSENT: None.
STAFF PRESENT: Coordi for Charles Dillerud, City
Engin er Dan Faulkner, and Planning
Sec tary Jackie Watson.
MINUTES
MOTION by Co issioner Stulberg, seconded by Commissioner
Marofsky t approve the Planning Commission Minutes of
March 20, 991.
Vote.
A/ Stained.
Ayes. Chairman Plufka, Commissioner Pierce and
Wire A tained. MOTION carried.
Chairman Plufka introduced the request of Carlson Real
Estate Company for Rezoning, Preliminary Plat and Variance
for "Harbor Woods" located northwest of Carlson Parkway
and I -494.
Coordinator Dillerud reviewed the March 5, 1991 Staff
Report.
Chairman Plufka asked if the construction of Fernbrook
Lane would encroach on any DNR protected wetlands, and if
the southern two small wetland areas would be impacted.
Coordinator Dillerud stated that no DNR protected wetland
would be impacted but that the two small areas at the
south would be impacted by the construction of Fernbrook
Lane.
Commissioner Zylla asked if Fernbrook Lane was designated
as a minor collector and if so, what width and what volume
of traffic could be expected on a minor collector once all
development in the area was completed.
MOTION TO APPROVE
VOTE - MOTION CARRIED
CARLSON REAL ESTATE
COMPANY (90093)
Planning Commission Minute
March 20, 1991
Page 34
City Engineer Faulkner stated that Fernbrook Lane is
designed to be a minor collector which would be 36 feet in
width. He stated that projected vehicle usage at
completion of development in the area would be 2 -3
thousand vehicles a day. He said this volume is figured
at the rate of each household making 10 trips per day.
City Engineer Faulkner stated that minor collectors are
necessary to direct local traffic out of neighborhoods so
the traffic does not directly impact upon the freeway
system.
Chairman Plufka introduced Mr. Rick Sathre representing
the petitioner.
Mr. Sathre stated that Carlson Real Estate Company's goal
was to get approval for the preliminary platting of this
property and then sell the land to a developer. He said
that the area guided LA -4 would probably not be sold at
the present time because of a decline in the demand for
multi- family homes.
Mr. Sathre stated that the two outlots would be conveyed
to other owners in the area; Outlot B would probably be
conveyed to the Gersbach Development; Outlot A could be
joined to the land at the east, used a part of the road
right -of -way or be acquired by the Harbor Place
Homeowner's Association.
Mr. Sathre stated that he was in agreement with the Staff
Report. He said there is one issue regarding the
alignment of Fernbrook Lane at the southern tip of this
parcel that was a problem since the design of the roadway
would go through the center of this southerly triangle
making the land unusable. Mr. Sathre suggested that this
area be acquired by the City.
Chairman Plufka asked Mr. Sathre if he had any alternative
suggestions for streets in this southern portion of the
site.
Mr. Sathre responded that this area contains some steep
slopes and is a difficult area. He said that if Fernbrook
Lane was not constructed Harbor Lane would have to absorb
the increase traffic in the area.
Commissioner Marofsky asked Mr. Sathre what he thought
would be the result of increased traffic if Fernbrook Lane
was constructed as a private driveway to the apartment
site rather than a City street.
Mr. Sathre responded that he did not have an answer. He
said he would need more time to think about that idea.
Planning Commission Minutes.,
March 20, 1991
Page 35
Commissioner Zylla asked if a traffic study was done for
Fernbrook Lane as it is to be constructed.
Coordinator Dillerud stated that a study was done several
years ago.
Commissioners Pierce asked if it was possible to push
Fernbrook Lane closer to the freeway thus creating a
larger outlot.
Mr. Sathre stated that Carlson Real Estate Company will
develop the area as the City requires. He said that if
Fernbrook Lane were pushed closer to the freeway retaining
walls would be required.
Chairman Plufka called a recess at 7:55 p.m. The meeting
was reconvened at 8:05 p.m.
Chairman Plufka opened the Public Hearing.
Chairman Plufka introduced Mr. Jeremy Wilson -Dando of
14400 4th Avenue North.
Mr. Wilson -Dando stated that he represented the Harbor IPlaceHomeowner's Association. He stated that the
Association was against the rezoning from FRD to LA -4 and
the extension of Fernbrook Lane. Mr. Wilson -Dando said
that the Association's reasons for the objection is due to
the loss of vegetation and trees; reduction of the natural I
buffer from the freeway; the multi - family development
would decrease property values and increase traffic; and
the completion of Fernbrook Lane would cause some homes to Ibedouble- fronted, and, in one case a home would be
triple- fronted.
Mr. Wilson -Dando presented a petition to the Planning
Commission objecting to the rezoning and completion of
Fernbrook Lane. He invited the Commissioners to walk the
area to observe the amenities. Mr. Wilson -Dando also
stated that the Association was agreeable to the
Preliminary Plat for the 16 single family lots but that
they would like access to the plat to be via 8th Avenue
North.
Chairman Plufka responded that the Commissioners do walk
the area of each proposed petition prior to Planning
Commission meetings. He stated that the Planning
Commissioners must reconsider whether the guiding in this
area is right.
Commissioner Marofsky observed that if access to the
single family lots were via 8th Avenue North the trafficwouldthenflowtoHarborLanethusincreasingthetraffic
there.
Planning Commission Minutes
March 20, 1991
Page 36
Chairman Plufka introduced Ms. Sue Beiersdorf of 545
Glacier Lane North.
Ms. Beiersdorf stated she was opposed to the multi- family
rezoning and against the extension of Fernbrook Lane.
Chairman Plufka introduced Ms. Kathy Blish of 510 Glacier
Lane North.
Ms. Blish stated that her home would be double- fronted if
Fernbrook Lane were extended. She said she would rather
see twinhomes or townhouses in the proposed LA -4 area
instead of apartments. She suggested that the extension
of Fernbrook Lane would diminish the natural buffer from
the freeway and increase the noise in the area.
Ms. Blish asked if an Environmental Impact Study could be
requested for this area.
Coordinator Dillerud stated that a mandatory Environmental
Assessment Worksheet would not be required but that one
could be petitioned through the Environmental Quality
Board. He offered to give Ms. Blish the information
needed to contact them. He said that a petition does not
guarantee that an EAW will be required. IChairmanPlufkaintroducedMs. Cheryl Creecy of 14365 4th I
Avenue North. i
I
Ms. Creecy stated that the she was against the rezoning it
and extension of Fernbrook Lane because of the potential
increase in traffic and the threat to the quality of life
currently present in this area.
Chairman Plufka introduced Mr. John Grams of 1230 Harbor
Lane North.
Mr. Grams stated that the Commissioners should reconsider
the guiding in this area and determine whether the present
guiding is in the best interest of the neighborhood.
Chairman Plufka introduced Mr. James Hartmann of 1140
Harbor Lane.
Mr. Hartmann stated that he felt the LA -4 guiding was not
appropriate for the neighborhood. He said that he was
against development in this area 10 years ago and did not
realize that the zoning could be changed without a
separate Public Hearing not tied to a development. He
suggested that there is no clear need for apartments in
this area and the increase in traffic resulting from the
high density is undesirable. He said that he is against
the extension of Fernbrook Lane.
Planning Commission Minutes
March 20, 1991
Page 37
Mr. Hartman said he did not object to townhomes on the
site. He gave Chairman Plufka a copy of his notes when he
finished speaking.
Chairman Plufka introduced Ms. Lori Hempel of 450 Glacier
Lane North.
Ms. Hempel stated that the extension of Fernbrook Lane and
the proposed multi - family development would cause her home
to be triple- fronted. She said the proposed Fernbrook
Lane would be 35 feet from her home. She said that her
children play in the wooded area as there are no parks in
the neighborhood.
Commissioner Marofsky asked Ms. Hempel if she had been
aware that Fernbrook Lane eventually would be extended.
Ms. Hempel responded that she knew this would happen some
day but did not think it would happen so soon or that the
road would be so close to her home.
Chairman Plufka introduced Mr. David Leschak of 14385 4th
Avenue North.
Mr. Leschak stated that he felt an error had been made in
the guiding of the LA -4 area which will disrupt the
residential neighborhood. He said that the extension of
Fernbrook Lane is also a mistake since the slopes in that
area are too steep. He stated that this development would
destroy many of the old oak trees in the area.
Mr. Sathre showed a graphic of the area designated for the
extension of Fernbrook Lane explaining the slopes
projected without constructing any walls.
Mr. Leschak stated he was also concerned with the increase
in traffic which would be generated from a multi - family
development at the intersections of Harbor Lane and
Gleason Lake Drive, and Gleason Lake Drive and Carlson
Parkway.
Chairman Plufka introduced Mr. Reg McNutt of 805 Harbor
Lane.
Mr. McNutt stated that traffic in the area is already
heavy. He said the multi- family development will destroy
the quality of the neighborhood. He suggested that the
City establish a park in the area of Fernbrook Lane and
8th Avenue North with access on to Harbor Lane.
Chairman Plufka stated that parks are not part of the
Planning Commission authority and are under the authority
of the Park and Recreation Department and Advisory
Commission.
Planning Commission Minutes -
March 20, 1991
Page 38
Chairman Plufka introduced Mr. John Richter of 1205
Fernbrook Lane North.
Mr. Richter stated that he preferred to see single family
homes in the area guided LA -4. He said that multi- family
homes in the area would increase the crime rate. He also
stated that there is not market demand for multi- family
homes.
t
Chairman Plufka introduced Mr. Skip Rosen of 425 Harbor
Lane.
Mr. Rosen stated he was against traffic increases which
would be caused by a multi - family development; the
increase in crime caused by multi- family development; and
the destruction of wetlands and wildlife in this area. He
said he was in favor of single family units for this iparcel.
Chairman Plufka introduced Ms. Deelaine Schaefer of 14506
12th Avenue North.
Ms. Schaefer stated she was against multi - family
development in this area. She said she would like to see
a trail constructed from this area to Parkers Lake and
Medicine Lake.
Chairman Plufka introduced Mr. Richard Schmidt of 14310
13th Avenue North.
Mr. Schmidt stated that if the LA -4 area was eliminated
from the plan the need for Fernbrook Lane would also be
eliminated. He said the LA -4 guiding is not in character
with the neighborhood. He suggested that Fernbrook Lane,
if constructed, be placed closer to the freeway.
Mr. Schmidt stated that he was aware of the plans for
Fernbrook Lane some time ago but did not know what steps
to take to get them changed. He said that it is time now
to get the extension of Fernbrook Lane stopped.
Chairman Plufka explained that if Fernbrook Lane were
moved closer to the freeway it would encroach on the
wetlands in the area.
Chairman Plufka introduced Mr. David Schumacher of 525
Harbor Lane North.
Mr. Schumacher stated that he was against the proposed
multi - family development. He said that the increased
traffic from Harbor Lane onto Gleason Lake Drive would be
a hazard for small children. He said he preferred to see
single family homes in the LA -4 guided area.
Planning Commission Minutes
March 20, 1991
Page 39
Chairman Plufka introduced Ms. Dorothy Vigness- of 530
Glacier Lane North.
Ms. Vigness stated that when she purchased her home the
developer told her the street stub was for access to
adjoining property but that this was not likely to
happen. She said she also called the City before
purchasing her home about the street stub and future
construction of a road and was told there were no plans
at that time ".
Chairman Plufka replied that the City was correct in
stating that there had been no plans for the extension of
the roadway since this is the first application for this
property which includes the extension of Fernbrook Lane.
Chairman Plufka introduced Ms. Alice Williams of 14325
12th Avenue North.
Ms. Williams stated that she is against the LA -4 guiding
and the extension of Fernbrook Lane. She read a portion
from the 1989 Plymouth Handbook Mission statement
regarding the aspect of "rural living in an urban setting"
in the City of Plymouth and suggested that this
development is not mindful of the Mission Statement.
Chairman Plufka introduced Mr. Larry Wood of 1125
Fernbrook Lane.
Mr. Wood stated that when he purchased his home the
realtor made him aware of the extension of Fernbrook Lane
and some single family development but did not suggest
that there would be any multi- family development in the
area. He said that he in favor of the extension of
Fernbrook Lane, but is against the LA -4 guiding.
Mr. Wood asked why citizens are. not informed of zoning
changes; what guidelines are used for determining zoning;
whether assessments will be charged to neighbors for the
road; whether parking is allowed on a minor collector and
what the speed limit is on a minor collector; and what
plans are there for the Luce Line Trail.
Chairman Plufka responded that the rezoning cannot be done
until public utilities are in to the site and an
application is received for development. He said that the
City Council is charged with the responsibility of
assessments.
City Engineer Faulkner responded that parking is allowed
on a minor collector street except from 2:00 a.m. - 6:00
a.m., and the speed limit on a minor collector is 30 mph.
Planning Commission Minutes
March 20, 1991
Page 40
Chairman Plufka stated that there
present time for crossing the Luce
will be none until an application is
to develop a site abutting the trail.
are no plans at the
Line Trail and there
received by the City I
Chairman Plufka introduced Mr. Mike Munson of 305 Harbor
Lane.
Mr. Munson stated that he did not feel the LA -4 site was
properly guided and stated his concern about the increased
traffic the site would generate. He questioned whether
the DNR approved the plan.
Chairman Plufka stated that the DNR has not opposed this
development plan.
Chairman Plufka called a recess at 9:45 p.m. He
reconvened the meeting at 9:55 p.m.
Chairman Plufka closed the Public Hearing.
Chairman Plufka thanked the audience for their comments
and for being so thoughtful and courteous during the
Public Hearing.
Commissioner Marofsky questioned whether all the land in
this site had to be platted at this time including the
extension of Fernbrook Lane, or could the single family
homes be platted separately.
City Engineer Faulkner responded that platting of the
entire property including the roadway is required.
Coordinator Dillerud stated that, with a subdivision plat
in process and public utilities available to the site, it
was not consistent with the Zoning Ordinance to leave a
portion of the site zoned FRD. Rezoning to some urban
zoning classification is required. The proposed R -4
zoning is the correct classification for consistency with
the Land Use Guide Plan.
Coordinator Dillerud concurred in Engineer Faulkner's
statements on platting-all contiguous property.
Commissioner Marofsky stated that R -4 zoning is not
restricted to just apartment houses but has other
alternatives which are listed in the Zoning Ordinance.
Commissioner Marofsky stated that the extension of
Fernbrook Lane will eliminate the current traffic problems
in the area by giving the area a north /south access and
will also give the area an alternative access in case an
emergency causes the current access to be blocked.
Planning Commission Minutes
March 20, 1991
Page 41
Commissioner Wire stated that he would like to see the
Thoroughfare Guide Plan studied again regarding the
extension of Fernbrook Lane and defer the rezoning until
this is done.
Chairman Plufka stated that the extension of Fernbrook
Lane will eliminate much of the traffic from the south
especially once is crosses the Luce Line. He suggested
that the Commissioners ask themselves whether the LA -4
guiding is appropriate for the site and whether the Luce
Line should be crossed by the extension of Fernbrook Lane.
Chairman Plufka stated that the Commission also must
consider that they cannot deprive a landowner of the
reasonable use of his land.
Commissioner Zylla stated that a property owner has the
right to request rezoning of his property that is
consistent with the Land Use Guide Plan. He suggested
that a trade -off might be made to lower the guiding on the
LA -4 parcel for the right to extend Fernbrook Lane.
Commissioner Zylla stated that the extension of Fernbrook
Lane is necessary to provide an alternative way out of
this area.
Mr. Sathre commented that single family developers are not
interested in the LA -4 guided property because of its
proximity to the freeway. He said he though they may be
interested in a lower density of LA -3 or LA -2.
Commissioner Pierce suggested that a lesser density in
this area would allow an alternative configuration for the
extension of Fernbrook Lane.
Commissioner Stulberg stated that a R -4 zoning does not
necessarily mean apartments nor does it mean that the
crime in the area will increase.
MOTION by Commission Stulberg, seconded by Commissioner MOTION TO APPROVE
Wire to recommend approval of the Preliminary Plat for
Harbor Woods" based on the staff recommendation contained
in the Staff Report of March 5, 1991 but subject to the
following modifications:
1. The plat shall be modified to substitute a single
outlot for the proposed Fernbrook Lane; Lot 1, Block
1; Outlot A; and Outlot B.
2. Condition No. 1 of the recommendation be modified
regarding the Engineer's Memo as it relates to
features eliminated from the plat by No. 1.
Planning Commission Minutes
June 12, 1991'1
Page 108
0
0000
an alternative pylon si hich is more in keeping with
the gateway image of City of Plymouth which could be
displayed at the Cit Council Meeting.
Chairman Plufka introduced the request by the City of
Plymouth for continued consideration of the Thoroughfare
Guide Plan for the area generally bounded by I -494, Harbor
Lane (extended), Gleason Lake Road and County Road 6.
Coordinator Dillerud reviewed the May 23, 1991 Staff
Report.
Chairman Plufka opened the Public Hearing.
Chairman Plufka introduced Mr. Rick Sathre, speaking on
behalf of the Carlson Real Estate Company.
Mr. Sathre presented the Commissioners with an alternative
plan for the site differing from the plan that had
previously been before Public Hearing at the Planning
Commission. He discussed the plan stating that Carlson
Companies would be donating the easterly protion of the
parcel guided as LA -4 in the future to either the City or
another party with the condition that it be held as a
natural preserve.
Mr. Sathre requested that the guiding of this site remain
as LA -4 until after Carlson Real Estate has donated the
property. He said this is necessary for tax benefit to
the company.
Chairman Plufka asked if the reguiding of this parcel
could be revisited in recognition of the alternate
proposal discussed this evening with Mr. Sathre,
representing Carlson Real Estate.
Director Tremere stated that it could be revisited.
Chairman Plufka introduced Mr. Pat Murray of 504 Kingsview
Lane.
Mr. Murray stated that he is the spokesman representing 34
homes located on Kingsview Lane who are against the
connection of 10th Avenue North. He said that the steep
grade and the curve of the road would need to be corrected
if 10th Avenue North were connected.
Mr. Murray stated that the homeowners objected to the
connection. He said that the cul -de -sac was created from
land dedicated from the surrounding property owners and
they keep this area open so that an emergency vehicle
could enter this area.
VOTE - MOTION CARRIED
THOROUGHFARE GUIDE
PLAN (91036)
Planning Commission Minutes
June 12, 1991 ? r'
Page 109
Chairman Plufka introduced Mr. Roy Obermiller of 920
Kingsview Lane North.
Mr. Obermiller stated that he keeps the grass cut in the
10th Avenue North area. He said he can see no benefit to
Fernbrook Lane crossing the Luce Line or the connection of
10th Avenue North.
Chairman Plufka introduced Ms. Jan Anderson of 910
Kingsview Lane.
Ms. Anderson stated that no one on Kingsview Lane was in
favor of the 10th Avenue connection. She said all the
property owners expressed concern over the safety hazard
that would result from increasing traffic if 10th Avenue
were connected.
Chairman Plufka introduced Mr. Ron Anderson of 915
Kingsview Lane North.
Mr. Anderson voiced his objection to the connection of
10th Avenue North. He said he and the neighbors enjoy the
dead end cul -de -sac on Kingsview Lane North.
Chairman Plufka introduced Mr. Jim Hartman of 1140 Harbor
Lane.
Mr. Hartman stated that none of the residents on Harbor
Lane want Fernbrook Lane connected nor do they want to see
Fernbrook Lane extended across the Luce Line. He said
that he is also against the connection of 10th Avenue
North, but, if the connection of 10th Avenue North would
prevent the extension of Fernbrook Lane, he would be in
favor of it.
Mr. Hartman stated that he was happy with the alternative
proposed plan discussed by Mr. Sathre for Carlson Real
Estate Company and said that the extension of Fernbrook
Lane would not be necessary if this plan is approved. He
said that he prefers to live without the Fernbrook Lane
connection and that any danger from lack of emergency
access is unlikely.
Chairman Plufka introduced Mr. David Miller of 925
Kingsview Lane.
Mr. Miller stated that he is against the connection of
10th Avenue North. He said he was concerned about the
safety issue and wanted to see the integrity of the
neighborhood preserved.
Chairman Plufka introduced Mr. Craig Rodamaker of 613
Kingsview Lane.
Planning Commission Minutes
June 12, 1991
Page 110
Mr. Rodamaker stated that he was against the connection of
10th Avenue North and said he could see no sense in a road
which was so close to the Luce Line Trail.
Chairman Plufka introduced Mr. Richard Schmidt of 14310-
13th Avenue North.
Mr. Schmidt stated he was against the connection of
Fernbrook Lane across the Luce Line Trail because of the
concern for the safety of the neighborhood resulting from
increased traffic. He said that he favored the alternate
plan proposed by the Carlson Real Estate Company, and that
the lower density of this development would not need the
Fernbrook Lane connection.
Chairman Plufka introduced Mr. Kurt Schwarz of 925 Ithaca
Lane.
Mr. Schwarz voiced his objection to the connection of 10th
Avenue North.
Chairman Plufka introduced Ms. Alice Williams of 14325-
12th Avenue North.
Ms. Williams stated that there are 3 neighborhoods that
are currently happy with the way the streets are.
Chairman Plufka introduced Mr. Jeremy Wilson -Dando of
14400 -4th Avenue North.
Mr. Wilson -Dando stated that he represented the Harbor
Place Homeowner's Association and they oppose the
connection of Fernbrook Lane and 10th Avenue North. He
said that he favors the alternate proposal by Carlson Real
Estate Company, and the reduced density of this project
eliminates the need for any street connections in the
area. He presented a petition dated May 14, 1991 in
opposition to the connection of 10th Avenue North.
Chairman Plufka introduced Mr. Harold Bakke of 815
Kingsview Lane.
Mr. Bakke stated he opposed the connection of 10th Avenue
North. He said that the School Board had asked for the
connection in approximately 1961 and it was denied.
Chairman Plufka introduced Mr. Robert C. Anderson of 604
Kingsview Lane North.
Mr. Anderson stated that another street parallel to the
Luce Line Trail was unnecessary and would destroy many
nice trees.
Planning Commission Minutes
June 12, 1991
Page 111
Chairman Plufka introduced Mr. Skip Rosen of 425 Harbor
Lane.
Mr. Rosen stated that he opposed the connection of 10th
Avenue North. He said that he did not object to the
Fernbrook Lane crossing the Luce Line Trail as long as the
traffic did not come down Harbor Lane.
Chairman Plufka closed the Public Hearing.
Commissioner Stulberg stated that memorandums from the
Fire Chief and Fire Inspector relay the message that the
connection of Fernbrook Lane is needed for emergency
access into the area.
MOTION by Commissioner Stulberg, seconded by Chairman
Plufka to reconsider the guiding of the Carlson Real
Estate parcel.
Roll Call Vote. 7 Ayes. MOTION carried.
Substitute MOTION by Commissioner Stulberg, seconded by
Chairman Plufka to recommend reguiding the areas in the
Carlson Real Estate parcel as follows: reguide the center
of the parcel to LA -2; reguide west side of the parcel to
LA -1; and leave the east portion of the parcel as LA -4,
dependent on a plan from Carlson Real Estate Company to be
submitted and approved by the Planning Commission and City
Council.
Roll Call Vote. 7 Ayes. MOTION carried.
MOTION by Commissioner Stulberg, seconded by Commissioner
Wigley to recommend that the Minor Collector
classification for Fernbrook Lane be deleted; that there
be no connection of 10th Avenue North; and, that the
connection of Fernbrook Lane across the Luce Line be
deleted; contingent on the approval of the alternate
proposal to be forthcoming to the Planning Commission and
City Council by Carlson Real Estate Company.
Commissioner Beckers stated that he supports the proposal
to not connect 10th Avenue North, but he said that an
emergency in the future could impact the need for that
connection and the City could be exposed to liability for
not providing adequate secondary access.
Roll Call Vote. 7 Ayes. MOTION carried.
Commissioner Wigley recommended that 10th Avenue North be
eliminated as a paper street on the Thoroughfare Guide
Plan.
r'
MOTION TO RECONSIDER
VOTE - MOTION CARRIED
SUBSTITUTE MOTION TO
APPROVE
VOTE - MOTION CARRIED
MOTION TO APPROVE
VOTE - MOTION CARRIED
Planning Commission Minutes
June 12, 1991
Page 112
Director Tremere stated that the process necessary to do
this was for the abutting property owners to petition the
City for the vacation of this property.
Chairmk Plufka introduced the request by the City of ZONING ORDINANCE
Plymout regarding the Zoning Ordinance Amendment for AMENDMENT REGARDING
retail us as a conditional use in the I -1 District. RETAIL USE IN I -1
DISTRICT
Chairman Plufkaened and closed the Public Hearing as
there was no one Kesent to speak on the issue.
MOTION by Chairman Plufka, seconded by Commissioner
Stulberg to defer this Xem.
Roll Call Vote. 1 Ayes. %,,TION carried.
Chairman Plufka introduced t %
an
uest by the City of
Plymouth to consider the revi membership terms for
the Board of Zoning Adjustmentppeals.
Chairman Plufka opened and closed th Public Hearing as
there was no one present to speak on the ssue.
MOTION by Chairman Plufka, seconded by Commi Toner Wigley
to recommend approval of the Zoning Ordinan Amendment
regarding the revision of membership terms for he Board
of Zoning Adjustments and Appeals.
Roll Call Vote. 7 Ayes. MOTION carried.
Meeting Adjourned at 1:35 p.m.
MOTION TO DEFER
VOTE - MOTION CARRIED
ZONING ORDINANCE
AMENDMENT REGARDING
BOZA TERMS
MOTION TO APPROVE
VOTE - MOTION CARRIED
Regular Council Meeting
July 1, 1991
Page 12
deleted and referred to correspondence from
and the staff reports. public Safety personnel,
MOTION was made by Councilmember Vasiliou,
e SoT,UTTON 91 -366
APPROVING LAND USE
seconded by Councilmember Ricker, to adopt
GUIDE
RESOLUTION No. OFGPLYMOIITS. MENTFOR THE
PLAN FOR THE CITY CITY OF PLYMOUTH
Item 8 -J
MOTION was made by Councilmember Vasiliou,
to adopt
RaentnTT[N 91 -367
APPROVING LAND USE
seconded by Councilmember Ricker,
91-367 APPROVING LAM SIDE t GUIDE PLAN
RESOLUTION NO.
PLAN AMENDMENT OR THE CITY
MEMENT FOR THE
CITY OF PLYMOUTH
Item 8 -J
MOTION was made by Councilmember Vasiliou,
seconded by Councilmember Ricker, to deny the
request to amend the Transportation Element of `
the Comprehensive Plan regarding a MinorCollectorParalleltoInterstate494from County
road 6 to Gleason Lake Drive.
Councilmember Vasiliou stated that there may not
be an immediate need for the minor collector, but
it is not prudent for the City to delete it from
the Transportation Element.
Director Tremere recommended that the•motion to
deny be withdrawn since the City isi the
petitioner. If uitlisaethensnooaction isTransportationPlanas
necessary.
Councilmembers Vasiliou and Ricker withdrew the
motion regarding the Transportation Element.
Dan Haugen, 515 Harbor Lane, stated that problems
of speeding and additional traffic have increased
since the road was reconstructed and widened. He
suggested that the speed limit of 30 mph be
reduced or that "Children at Play" signs be
erected along this section of roadway.
Public works Director Moore stated that the 30
mph speed limit is established by state la •
Children at Play signs are
because motorists should always expect to look
Regular Council Meeting
July 1, 1991
Page 13
for children in residential areas. The signs are
only used for unusual conditions such as near a
playground or school.
Councilmember Vasiliou suggested that the public
thisareapnooting,
conduct radar in
are
this
area residents.
Jeremy Wilson- Danido, 14400 4th Avenue North,
represented Harbor Place Homeowners Association.
He stated the Association supports a plan that
has a low environmental impact, will not cross
the Luce Line, and will not require removal of
the natural berm between Harbor Place and I -494.
Roy Obermiller, 920 Kingsview Lane North, asked
if the extension of 10th Avenue North was deleted
from consideration. He stated the area residents
would like this street right -of -way vacated.
Manager Willis responded that it is not
contemplated in the matter now before the
Council, but the right -of -way is platted. He
explained the procedure for petitioning for
vacation of the street.
Alice Williams, 14325 12th Avenue North, stated
that many people use Fernbrook Lane to access the
Luce Line. She believes there would be a more
hazardous situation with the road, than without
it.
Dave Blish, 510 Glacier Lane, stated he does not
want to lose the natural buffer behind his home,
and expressed concern about the location of
proposed Fernbrook Lane. He noted thathif
ae
road is constructed, his property
major street on the front and back sides.
Rick Sathre, Sathre Bergquist,Architects, and
Kathryn Bent, Carlson Companies Real astate
Company, were present to answer questions
regarding the proposed Carlson development plan.
Motion to adopt Resolution No. 91 -366 carried on
a roll call vote, five ayes.
f
Vote on
Resolution No. 91-
366 and 91 -367
Regular Council Meeting
July 1, 1991
Page 14
Motion to adopt Resolution No. 91 -367 carried on
a roll call vote, five ayes.
Councilmember Vasiliou stated that a homeowner in Release of Site
th \
9are
ton development has indicated some
Improvement
ow confused about what the development Performance
for
bos and what the homeowner's association Agreement (
83054)
wisponsible for when the developer is Item 8 -X -1
go stated the items remaining in the
det bond appear to be unrelated to
homeowner Voncerns.
She questio \
that
ther it is reasonable to allow
the developaintain the existing curbcuts
for the posenefit of a future owner of the
property. gested that if the developer is
allowed to the curbcuts, money be provided
to rebuild so that
for itfutThis
oise
the otype
not be obli pay
of improvemat homeowner association
should not t t ay after the original
developer hed th financial interest in the
development
John Healey, Assistant Vi a President of Healey
Ramme Company, represent- the developer. He
explained that the existing curbcuts may be a
benefit to a future owner de nding on the layout
of the site. He stated that a homeowners
association would be not be re onsible for
rebuilding the curb.
Attorney Thomson stated that the 'ty could place
this as a condition on any new dev opment
proposal for the site.
Director Tremere stated that the use the site
is multiple family housing. Any propo 1 for
development of the remaining land would •quire
site plan approval which would include a ublic
hearing.
Councilmember Vasiliou stated she will supp
the resolution for release of the site
improvement performance agreement for TimbeN-- with the understanding that the Timberton
Homeowners Association will not be responsie
for replacement of curb in the area subject to
future development.
CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
October 9, 1991
The Regular Meeting of the City of Plymouth Planni
Commission was called to order at 7:00 p.m. /
MEMBERS PRESENT: Acting Chairman Michael Stulb g, Scott
Syverson, Dennis Zylla, d Michael
Wigley, and Barb Stims (arrived at
7:09 p.m.).
MEMBERS ABSENT:
STAFF PRESENT: Coordinator ' Charles Dillerud, City
Engineer,. Dan Faulkner, and Sr.
ClerVTypist Denise Hutt
MINUTES
Motion by , 06mmissioner Zylla, second by Commissioner
Syverson to approve the Planning Commission Minutes of
September 25, 1991.
Vote. 3 Ayes. MOTION carried on a 3 -0 -1 Vote.
j Commissioner Wigley abstained.
Acting Chairman Stulberg introduced the request by Carlson
Real Estate Company for a Preliminary Plat and General
Development Plan for a 30 lot and l outlot conventional
residential subdivision; Rezoning of a portion of the site
from the FRD (Future Restricted Development) District to
R -2 (Low Density Multiple Residence) and to R -4 (High
Density Multiple Residence) District; and from R -1A (Low
Density Single Family Residential) District to R -2 (Low
Density Multiple Residence) District; and, Variances from
the Subdivision Ordinance for lot width at the rear lot
line and minimum lot width at the building setback line
located at the northwest corner of Carlson Parkway and I-
494.
Coordinator Dillerud reviewed the September 26, 1991 Staff
Report.
Commissioner Zylla asked who the owner of Outlot A would
be.
Coordinator Dillerud responded that he did not know who
the owner of Outlot A would be, but stated that the Park
and Recreation Director prefers the City not be.
MOTION TO APPROVE
VOTE - MOTION CARRIED
CARLSON REAL ESTATE
90093)
Planning Commission Minuter,
October 9, 1991
Page 180
Commissioner Stulberg asked whether the proposed zoning
followed the Land Use Guide Plan.
Coordinator Dillerud stated that it is consistent with the
reguiding that the City Council recently approved for this
area.
Acting Chairman Stulberg introduced Rick Sathre
representing the petitioner.
Mr. Sathre stated that the proposed development is
consistent with the Comprehensive Plan, and the only issue
remaining is if Fernbrook Lane is to be extended across
the Luce Line Trail. Mr. Sathre stated that the
petitioner would rather Fernbrook Lane not be extended.
Mr. Sathre stated Outlot A is about 10 acres, but Carlson
Real Estate has not yet found a nonprofit or public owner
for that land. He also stated that the petitioner plans
to give it to a nonprofit organization, and they have no
intent to develop the Outlot..
Acting Chairman Stulberg opened the Public Hearing.
Acting Chairman Stulberg introduced Jeremy Wilson -Dando of
14400 4th Avenue North.
Mr. Wilson -Dando stated he resides south of the Harbor
Woods development, and felt he would be affected by the
proposed development and Fernbrook Lane. Mr. Wilson -Dando
stated he is opposed to Fernbrook Lane crossing the Luce
Line Corridor, as it would affect the trail users (bikers,
joggers, walkers). Mr. Wilson -Dando stated he felt there
would be increased noise, and personal injury risk because
of higher traffic if Fernbrook were to go through. Mr.
Wilson -Dando also stated that the crossing of Luce Line
would only reduce response time for emergency vehicles a
small amount.
Acting Chairman Stulberg introduced Ken Gardner of 1240
Harbor Lane North.
Mr. Gardner stated he is opposed to Fernbrook Lane going
through, and commended the Commissioners for recommending
that previously to the City Council.
Acting Chairman Stulberg introduced Bob Gersbach of 10211
Cedar Lake #202.
Mr. Gersbach stated he owns 2 acres of land south of the
proposed project. Mr. Gersbach stated that the ponding
area east of his parcel has been used as a drainage pond
from Harbor Place, and the water level has been so high
that trees have been under water. Mr. Gersbach asked
Planning Commission Minutec
October 9, 1991
Page 181
whether Hans Hagen was responsible for constructing a
holding pond. Mr. Gersbach also asked whether the
developer will be improving or extending Harbor Lane north
to the Luce Line.
City Engineer Faulkner stated that Harbor Lane is to be
improved to the north end of the proposed platted
property.
Mr. Gersbach asked what the setbacks are on the east part
of the project; value of homes proposed; and, what the
proposed lot sizes are.
Coordinator Dillerud responded that the front setbacks are
35 feet, and the rear yard setbacks are 25 feet.
Coordinator Dillerud stated that the lot sizes range from
15,000 square feet to 35,000 square feet.
Acting Chairman Stulberg asked if Hans Hagen is working on
the ponding area.
City Engineer Faulkner replied that Mr. Hagen has not yet
fulfilled his obligations, but that the City will continue
to monitor the progress.
Acting Chairman Stulberg introduced John Grams of 1230
Harbor Lane North.
Mr. Grams stated he is opposed to Fernbrook Lane crossing
the Luce Line Trail. Mr. Grams stated that he felt it
would be a potential traffic hazard and risk to
pedestrians.
Acting Chairman Stulberg introduced Susan Green of 700
Harbor Lane North.
Ms. Green stated she is opposed to access across the Luce
Line. Ms. Green asked how Outlot A size was determined,
and will the outlot be rezoned in the future. Ms. Green
also stated she was concerned with what will happen with
the wildlife in the area.
Acting Chairman Stulberg stated there would be a covenant
on Outlot A so that it can not be rezoned or developed.
Acting Chairman Stulberg introduced Jim Hartmann of 1140
Harbor Lane North.
Mr. Hartmann stated he is concerned about Fernbrook Lane
crossing the Luce Line. I
Acting Chairman Stulberg introduced David Leschak of
14385 4th Avenue North.
Planning Commission Minute.
October 9, 1991
Page 182
Mr. Leschak stated he would like to see a temporary
emergency access road north of the proposed project
instead of Fernbrook Lane crossing the Luce Line.
Acting Chairman Stulberg introduced Steve Offerman of 1135
Fernbrook Lane North.
Mr. Offerman stated he is opposed to the completion of
Fernbrook Lane across the Luce Line, and felt increased
traffic would be a risk.
Acting Chairman Stulberg introduced John Richter of 1205
Fernbrook Lane North.
Mr. Richter asked if there would be a Public Hearing if
they proposed Fernbrook Lane to go across the Luce Line.
cting Chairman Stulberg stated there will be public
meetings to discuss the project, but no formal public
hearings are required.
Acting Chairman Stulberg introduced Terry Rosen of 425
Harbor Lane North.
Ms. Rosen stated she was concerned with the health and
safety of the neighborhood if Fernbrook Lane is extended
across the Luce Line.
Acting Chairman Stulberg introduced Richard Schmidt of
14310 13th Avenue North.
Mr. Schmidt stated he does not want Fernbrook Lane to go
across the Luce Line, and that traffic is already heavy
enough in that area.
Acting Chairman Stulberg introduced Alice Williams of
14325 12th Avenue North.
Ms. Williams stated she also does not want to see
Fernbrook Lane go across the Luce Line. Ms. Williams
stated that the City would be trading one hazard for
another. Ms. Williams asked why fire safety concerns are
greater than traffic safety concerns.
Mr. Gardner questioned whether the concerns of the
residents attending the meeting are brought to the City
Council's attention.
Acting Chairman Stulberg stated that the minutes of this
meeting go to the City Council.
Mr. Sathre responded to several questions that were
raised. Mr. Sathre stated that Outlot A area is 432,000
square feet; almost 10 acres, and has great diversity.
Planning Commission Minute, -
October 9, 1991
Page 183
Mr. Sathre stated that some wildlife may be displaced, but
most will stay. Mr. Sathre stated that home values will
range from $130,000 and up, which are comparable to other
homes in the surrounding area.
Acting Chairman Stulberg closed the Public Hearing.
Commissioner Wigley asked City Engineer Faulkner about
looking at an emergency access along the Luce Line.
City Engineer Faulkner stated that a collector street
needs to go through, as he recommends.
MOTION by Commissioner Wigley, seconded by Commissioner
Stimson to recommend approval for a Preliminary Plat and
General Development Plan for a 30 lot and 1 outlot
conventional residential subdivision; and Variances from
the Subdivision Ordinance for rear yard width at the lot
line, and minimum lot width at the building setback line,
subject to the conditions listed in the September 26, 1991
staff report.
MOTION by Commissioner Wigley, seconded by Commissioner
Stimson to add a Condition #11 to provide emergency access
across the Luce Line trail. /
Roll Call Vote. 5 Ayes. MOTION to Amend carried on a 5 -0
Vote.
MOTION by Commissioner Zylla, seconded by Commissioner
Wigley to amend Condition #10 to state "The Final Plat
shall include a perpetual conservation easement /covenant
for Outlot A and for ownership and responsibility for
Outlot A acceptable to the City ".
Roll Call Vote. 5 Ayes. MOTION to Amend carried on a 5 -0
Vote.
MOTION by Commissioner Zylla, seconded by Commissioner
Wigley to amend Condition #4 to recommend a waiver of the
payment of park dedication fees -in -lieu because of the
conservation easement in Outlot A.
Acting Chairman Stulberg stated that they should not do
this as an amendment to a condition and should not
interfere with park dedication fees.
Commissioner Zylla stated this is a fairness issue because
of the dedication of Outlot A, and he does not want a
financial burden placed on the developer.
Acting Chairman Stulberg stated the petitioner may request
a waiver at the City Council meeting.
MOTION TO APPROVE
MOTION TO AMEND
VOTE - MOTION CARRIED
MOTION TO AMEND
VOTE- MOTION CARRIED
MOTION TO AMEND
Planning Commission Minuteq-
October 9, 1991
Page 184
Roll Call Vote. 2 Ayes. (Commissioners Syverson, Wigley
and Stulberg voted Nay) Motion failed on a 2 -3 Vote.
Roll Call Vote on main motion. 5 Ayes. MOTION carried on
a 5 -0 Vote.
MOTION by Commissioner Wigley, seconded by Acting Chairman
Stulberg to recommend approval of the Rezoning of a
portion of the site from the FRO (Future Restricted
Development) District to R -2 (Low Density Multiple
Residence) and to R -4 (High Density Multiple Residence)
District; and from R -1A (Low Density Single Family
Residential) District to R -2 (Low Density Multiple
Residence) District, and the resolution Setting conditions
to be met prior to the publication of. the ordinance
rezoning land.
Roll Call Vote. 5 Ayes. MOTION carried on a 5 -0 Vote.
MOTION by Commissioner Zylla, seconded by Commissioner
Syverson to recommend 4th Avenue be vacated relative to
the road easement, not the utility easement; and that the
roadway be removed and returned to a pre- roadway condition
subject to the preservation of the trail easement to
Outlot A.
Roll Call Vote. 5 Ayes. MOTION carried on a 5 -0 Vote.
MOTION by Commissioner Zylla, seconded Commissioner Wigley
to recommend that the Prelminary Plat and Final Plat be
amended to show a permanent cul -de -sac at Fernbrook and
the Luce Line Trail, and that Harbor Lane / Fernbrook be
removed as collector streets as part of the Thoroughfare
Guide Plan.
VOTE - MOTION FAILED
VOTE - MOTION CARRIED
MOTION TO APPROVE
VOTE - MOTION CARRIED
RECOMMENDATION TO CITY
COUNCIL
VOTE - MOTION CARRIED
RECOMMENDATION TO CITY
COUNCIL
Roll Call Vote. 5 Ayes. MOTION carried on a 5 -0 Vote. VOTE - MOTION CARRIED
I-Acting Chairman Stulberg introduced the request by Richard RICHARD KOEPP (91017)
Koep`p-r a Site Plan and Conditional Use Permit for U-
Haul Rentai-,_and outside storage of rental trailers and
trucks located--a"605 36th Avenue North.
Acting Chairman Stulberglaiyed the overview of September
26, 1991 staff report.
Coordinator Dillerud stated that the pe£ttf ner has been
in violation at this location for a number years.
Coordinator Dillerud stated that the use itse if
properly controlled, is responsive to the Conditional Us
Permit standards, but suggested to the Commission that
there should be some screening of this use.
Acting Chairman Stulberg introduced Rick Koepp and Bud
Koepp representing the petitioner.
Regular Council Mee" ng
November 4, 1991
Page 431
MOTION was made by Councilmember Ricker, se naea
by Councilmember Helliwell, to defer the
assessments for Northwest Trunk Sanitary war,
rovide
Project 014, until December 2 in order t P
time for the Special Assessment Committ to
consider how to ease the assessment on for
single family properties.
Motion carried, three ayes.
Mayor Bergman opened an assessor hearing at
7:50 p.m. on County Road 9/101 T Watermain
Project 012.
Bill LaTour stated he has the ame comments to
this proposed assessment as made relative to
Project 012.
Mayor Bergman closed the wring at 7:59 p.m.
MOTION was made by Coun lmember Ricker, seconded
by Councilmember Helli 11, to defer the
assessments for County oad 9/101 Trunk
Watermain, Project 01 , until December 2 in order
to provide time for a Special Assessment
Committee to consid how ase the assessment
burden for single ly properties.
Mayor Bergman op ed an assessment hearing on the
1991 Street Rec struction Program, Phase I,
Project 102, a 8:00 p.m. No one appeared and
the hearing w closed at 8:00 p.m.
Assessment Hearing
Project 012
Item 8 -A -3
MOTION was /
AD
e by Councilmember Ricker, seconded s'SOLOTTON 91-688
by Council er Helliwell, to adopt RESOLOT2102, A.SSESSMENTS,
N0. 91 -688 PTING ASSESSMENTS, PROJECT NO.
PROJECT N0. 102
NSTRUCTION
1991STF ILY%RECONSTROCTION
ONLAYM.
PEE ,
Item 8 -A -4
Mot
8:
ied on a roll call vote, three ayes.
imember vasiliou arrived at the meeting at
Community Development Director Dillerud stated Carlson Real
the Planning Commission recommended approval of Estate Company -
the Preliminary plat/General f evelopmenny
Plan
I90093)
Carlson Real Estate Company P P
Regular Council Me ing
November 41 1991
Page 432
in the northwest quadrant of Carlson Parkway and
I -494. The Commission found that the design is
responsive to the previously approved Land Use
Guide Plan Amendments for the site. The
remaining issue relates to the collector street
designation between County road 6 and Carlson
Parkway.
At the public hearing, residents requested that
the collector street be eliminated. The
developer indicated their preference to have a
permanent cul -de -sac at the Luce Line, but they
Mould provide the through street consistent with
the Thoroughfare Guide Plan. The Planning
Commission recommended that a temporary cul -de-
sac be included in the plan and that emergency
access be made across the Luce Line Trail. They
also recommended that the Council consider the
Thoroughfare Guide Plan to determine whether it
should be amended to remove the collector street
status of Fernbrook /Harbor Lane from County Road
6 to Gleason Lake Drive. This would be a
separate action.
Councilmember Vasiliou stated that she
understands, through discussions with residents,
that the Public Safety Department has no problems
with the poles across the emergency access which
can be opened by public safety personnel.
Rick Sathre, Sathre- Bergquist Inc.; Kathryn Benz,
Carlson Real Estate Company; and Terry Forbord,
Lundgren Bros. Construction were present. Mr.
Sathre stated that Carlson Real Estate and
Lundgren Bros. Construction have entered into a
joint agreement for development of this property.
He requested that the Council not require a
through collector street, but state they will
abide with the Council's decision.
MOTION was made by Councilmember Vasiliou,
seconded by Councilmember Ricker, to adopt
RESOLUTION NO. 91 -689 APPROVING PRELIMINARY PLAT,
GENERAL DEVELOPMENT PLAN, AND VARIANCES 9'OR
CARLSON REAL ESTATE COMPANY FOR HARBOR WOODS
90093), including the provisions for emergency
access across the Luce Line Trail and for the
conservation easement and ownership of Outlot A,
as indicated in the draft resolution.
GENERAL
DEVELOPMENT PLAN
AND VARIANCES FOR
HARBOR WOODS
90093)
Item 9 -A
Regular Council Mee +-ing
November 4, 1991
Page 433
Bob Gersbach, 702 Harbor Lane, stated that he was
previously required to provide easements for
ponding and asked that these be vacated.
Engineer Faulkner stated that when storm sewer
becomes available, there will be a new high water
level established based on the storm sewer
system. The City would be willing to vacate the
ponding easement after the future storm sewer is
installed.
Mr. Gersbach stated he would like something
specific in the Engineer's Memorandum regarding
responsibility for the costs of sewer and water
service, i.e. that the going lineal foot rate for
sewer and water will prevail.
Manager Willis stated the reference is only for
service from the lateral main to his property and
the cost will be based on the actual cost of
construction.
Councilmember Vasiliou stated the Planning
Commission had recommended waiver of payment of
park dedication fees for the outlot. She asked
whether the Council should waive those fees.
Manager Willis stated the dedication of the
conservation easement affords the property owner
a tax advantage. it is not being dedicated for
public park purposes; it is for the interest of
the developer.
Rick Sathre stated this recommendation is based
on the Planning Commission interest to encourage
open space preservation.-
Councilmember Vasiliou concurred that natural
conservation areas are positive and should be
encouraged. Homeowner associations do not want
active area outlots that have to be maintained
and require additional liability coverage.
Ken Gardner, 1240 Harbor Lane, stated many
residents from both sides of Fernbrook Lane
objected to the through street. He encouraged
the Council to approve a permanent cul -de -sac.
Regular Council Mea =ng
November 4, 1991
Page 434
Jim Hartmann, 1140 harbor Lane, stated there is
no compelling reason to require a through street.
An emergency access will be available to address
public safety concerns. A through street Mould
be a safety problem in the neighborhood due to
addition traffic.
Motion carried on-a roll call vote, four ayes.
MOTION was made by Councilmember Vasiliou, ORDINANCE 91 -35
seconded by Councilmember Ricker, to adopt REZONING PROPERTY
ORDINANCE NO. 91 -35 AMENDING THE ZONING ORDINANCE FOR CARLSON REAL
TO CLASSIFY CERTAIN LANDS LOCATED EAST OF HARBOR ESTATE COMPANY
LANE AND SOUTH OF THE LUCE LINE TRAIL AS R -2 (LOW HARBOR WOODS
DENSITY MULTIPLE RESIDENCE) DISTRICT, AND R -4 Item 9 -A
HIGH DENSITY MULTIPLE RESIDENCE) DISTRICT
90093) .
Motion carried on a roll call vote, four ayes.
MOTION was made by Councilmember Vasiliou, RESOLUTION 91 -690
seconded by Councilmember Ricker, to adopt SETTING CONDITIONS
RESOLUTION NO. 91 -690 SETTING CONDITIONS TO BE TO BE MET PRIOR TO
MET PRIOR TO PUBLICATION OF ORDINANCE REZONING PUBLICATION
LAND LOCATED EAST OF HARBOR LANE AND SOUTH OF THE Item 9 -A
LUCE LINE TRAIL (90093).
Motion carried on a roll call vote, four ayes.
MOTION wby Councilmember Ricker, seconded
by Counr Helliwell, to adopt RESOLUTION
NO. 91 -OVING AMENDED MIXED USE PLANNED
UNIT DERELIMINARY PLAN AND CONDITIONAL
USE PER STATION /CONVENIENCE
STORE /CA FINAL SITE PLAN; AND A
CONDITIPERMI OR A GAS STATION FOR
ROCKFORLAZA (91
Motion carried on a roll four ayes.
MOTION was made by Councilmember cker, seconded
by Councilmember Helliwell, to adop SOLUTION
NO. 91 -692 APPROVING CONDITIONAL USE i .FOR A
CAR WASH LOCATED IN ROCKFORD ROAD PLAZA 074).
Motion carried on a roll call vote, four ayes:
RESOLUTION 91 -691
APPROVING AMENDED
MPUD AND CUP FOR
RYAN CONSTRUCTION
COMPANY AT
ROCKFORD ROAD
PLAZA (91074)
Item 9 -B
RESOLUTION 91 -692
APPROVING CUP FOR
A CAR WASH IN
ROCKFORD ROAD
PLAZA (91074)
Item 9 -B
t
ye J3
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: May 15, 1992 COMMISSION MEETING DATE: June 3, 1992
FILE NO.: 91098
PETITIONER: Werneke Company
REQUEST: Site Plan Amendment and Conditional Use Permit for outside
storage
LOCATION: 15500 28th Avenue North
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I -1 (Planned Industrial District)
BACKGROUND:
On June 3, 1985, the City Council, by Resolution 85 -339 approved a Site Plan
for a 32,116 square foot building at this site. This approval also included a
deferral of 44 parking spaces and the requirement that no outside storage be
allowed at 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. The applicant proposes to construct a 28 foot by 17 foot 8" outside
storage area enclosed by an 8 foot screening fence. This outside storage
will be used for the storage of empty clean containers.
2. Outside storage in the I -1 (Planned Industrial District) is allowed only
with the approval of a Conditional Use Permit consistent with the
provisions of Section 8, Subdivision D, Paragraph 2 of the Plymouth Zoning
Ordinance. Section 10, Subdivision C, Paragraph 4b of the Zoning
Ordinance provides that any outdoor storage shall be located and screened
per plans approved by the City so as not to be visible from any classes of
residence district, from adjoining property, or from the public street.
Screening of outdoor storage from adjoining property and from public
streets in the Industrial District may be waived totally or partially by
the City Council in conjunction with the Conditional Use Permit for
outside storage.
3. Any Conditional Use Permit must be responsive to the six specific
conditional use standards found in the Zoning Ordinance. A copy of which
is attached. We have also attached a copy of the petitioner's narrative.
4
7
4. The products to be stored outside include containers which have been
cleaned and purged of all vapors and other chemicals.
PLANNING STAFF COMMENTS:
1. The proposed Conditional Use Permit Site Plan Amendment for outside
storage complies with the six Conditional Use Permit Standards of the
Zoning Ordinance Standards.
2. The staff finds that the Site Plan Amendment meets all the criteria set
forth in the Zoning Ordinance regarding Site Plans for industrial sites.
RECOMMENDATION:
I recommend adoption of the attached resolution providing for the approval of
the Conditional Use Permit and Site Plan Amendment to allow for outside
storage.
Submitted by:
arles E. Dillerud, Z8lemunity Development Director
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit and Site Plan Amendment
2. Conditional Use Permit Standards
3. Petitioner's Narrative
4. Location Map
5. Site Graphics
pc /jk/91098)
0
APPROVING CONDITIONAL USE PERMIT AND SITE PLAN AMENDMENT FOR WERNEKE COMPANY
92098)
WHEREAS, Werneke Company has requested approval for a Conditional Use Permit
and Site Plan Amendment for outside storage for property located 15500 28th
Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Werneke Company for a Conditional Use Permit and Site Plan Amendment for
outside storage for property located 11500 28th Avenue North, subject to the
following conditions:
1. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within 12 months of the date of this
resolution.
2. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
3. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
4. This permit is subject to applicable codes, regulations, and ordinances,
and violation thereof shall be grounds for revocation.
5. This site shall be maintained in a sanitary manner.
6. Approved outside storage area is a 28 foot by 17 foot 8" area screened by
an 8 foot vertical board -on -board fence.
7. Only empty, cleaned and gas free metal containers may be stored in this
area.
8. No stored containers shall be visible above the screen fence.
res /pc/91098)
FROM S=ON 9, S[MDIVISIM A
2. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Cammission for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a recamrendation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will promote and enhance the general public welfare and will
not be detrimental to or endanger the public health, safety,
morals or ccmfort.
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 improvement of surrounding
property for uses permitted in the district.
5) Adequate measures have been or will be taken to provide ingress,
egress, and parking so designed as to minimize traffic
congestion in the public streets.
6) The conditional use shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
fozms:o >pl /cup.stnd /s) 10/89
PHONE: 612/559.5911
I 0 ' O
FAX:
12/
559 -5FAX: 612/559 -5545
LOUIS O. WERNEKE COMPANY 15500 28th Avenue North, Plymout! ,.,"I)n_ sota,5544 ;
Li
April 21, 1992
Charles E. Dillerod
Community Development
City of Plymouth
2300 Plymouth Boulevard
Plymouth, Minnesota 55447
pca 9,> 1992
CITY 01' F L` MOUTH
COMMUNITY DEVELOPMENT DEPT.
Subject: Application for site plan ammendment and conditional
use permit. (91098)
Dear Mr. Dillerod:
Enclosed please find our revised plan for use on our application
91098. This plan reflects our changes discussed during our
phone conversation during the second week in January 1992.
Per our conversation we have made the decision to store only
empty clean containers outside in a fenced in area to be the
same size as our original plan submitted. The size was kept
the same to utilize our original permit and site plan. The
reason for reconsidering our original plan was simply economical.
We could not afford at this time to comply with Item 8 of your
letter dated October 30, 1991.
After reviewing the questions from your October 30, 1991 letter,
it appears that none of these questions pertain to our new proposal.
I have also enclosed a revised plan zoning application form
to reflect the changes we are proposing.
If any additional information is necessary, please call (559 - 5911).
We look forward to your reply.
Sincerely,
Michael Buystedt
Vice President of Research and Development
LOUIS 0. WERNEKE COMPANY, INC.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: May 12, 1992 COMMISSION MEETING DATE: June 3, 1992
FILE NO.: 92034
PETITIONER: Graham Land Development Company
REQUEST: Planned Unit Development Concept Plan, Preliminary Plan /Plat,
Conditional Use Permit and Rezoning from FRD (Future Restricted
Development District) to R -3 (Medium Density Multiple Residence)
of a 21.81 acre site for a 38 lot single family Residential
Planned Unit Development.
LOCATION: Northwest of the intersection of Northwest Boulevard and 42nd
Place North.
GUIDE PLAN CLASS: LA -3 (High Medium Density Residential)
ZONING: FRD (Future Restricted Development District)
BACKGROUND:
There are no previous Community Development activity files for this site.
Notice of this Public Hearing has been published in the Official City Newspaper and
has been mailed to all property owners within 500 feet. A development sign has been
placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Concept Plan proposes 15.69 acres of single family sites (38 total sites)
and a 5.3 acre outlot for wetland purposes. An average lot size of 14,310
square feet is proposed, with no lots below 10,000 square feet. The density
proposed is 2.21 units per net acre (land above the Ordinary High Water Level- -
17.21 acres).
2. This site is located in the Bassett Creek Storm Water Drainage District;
contains storm water holding areas required by the City of Plymouth (pond BC-
P14); does not contain Shoreland Management area or land with the Flood Plain
Overlay Zoning District; contains wetlands regulated by both state and federal
requirements; contains some woodlands of significant stature as defined by the
Physical Constraints Analysis; contains some slopes greater than 18 percent; and
contains land which has physical constraints to urban development even with
public sewers -- primarily the wetlands.
3. Bonus points are assigned as follows:
Project Size -- -4
One bonus point is subtracted for every 5 acres of project size under 40 acres.
1 -
Density Without Bonus Points
Minimum
Dwelling Unit Density Maximum #
Land Use Guiding Approximate Acreage* Per Net Acre of Units
LA -3 17.21 5 87
Density With Bonus Points (4)
Maximum Dwelling
Unit Density Per Net Maximum #
Land Use Guiding Approximate Acreage* Acre (4 Bonus Points) of Units
LA -3 17.21 2.8 48
Acreage is net 4.6 acres below the Ordinary High Water Mark.
The applicant proposes 38 dwelling units, which is 21 percent under the number
of units that may be allowed based on the assignable bonus points.
4. The PUD Plan proposes a dimensional standard varying from the Subdivision
Ordinance standard for the length of a cul -de -sac. The Subdivision Ordinance
establishes 500 feet as the maximum length of a cul -de -sac. This PUD Plan
includes a cul -de -sac length of 1,220 feet (measured from Northwest Boulevard).
5. The PUD Plan proposes detached single family use on a site classified LA -3 on
the Land Use Guide Plan Element of the Comprehensive Plan. Conventional zoning
of a LA -3 classified site is R -3. Only duplex, townhouse or apartment dwelling
unit types are permitted in the R -3 Zoning District - -not single family detached
houses. The applicant proposes flexibility through the PUD Conditional Use
Permit to allow single family homes on LA -3 property (and R -3 underlying
zoning).
6. Since no conventional single family lots are anticipated in the R -3 zone, the
Zoning Ordinance specifies no single family dwelling dimensional standards
setbacks, lot area, etc.). The applicant's PUD Plan specifies:
Minimum Lot Area - 10,000 square feet
Minimum Lot Width (at Front Setback) - 80 feet
Minimum Front Setback - 30 feet
Side Yard Setback 10/6 feet
Rear Setback Not Specified
The only true Zoning Ordinance R -3 standard that may be applicable is that of
6,000 square feet per dwelling unit for allowable residential uses.
7. Proposed Outlot A is 5.3 acres, of which 4.6 acres is below the Ordinary High
Water Level. A portion of the proposed outlot is currently subject to a
sanitary sewer easement, and most of the outlot would be also subject to a
ponding and drainage easement.
The applicant has not specified the intended ownership of Outlot A. This
becomes an importantissue since no Homeowner Association is proposed and the
City does not take title -- beyond easement rights - -to wetland or storm water
drainage areas such as this.
2 -
8. The PUD Plan /Plat suggests extension of Vinewood Lane north to the north
property line with the Hennepin Parks trail corridor. Vinewood was similarly
extended south from the Curtis Lake plat. By a letter to the applicant of
March 27 (attached), Hennepin Parks has, essentially, said that it opposes a
public street crossing the 200 foot (north /south) trail corridor between
propose "P ymouth Pointe" and the existing Curtis Lake development. An
emergency access road ", either on the Vinewood Lane centerline, or elsewhere
to the south is suggested by Hennepin Parks.
PLANNING STAFF COMMENTS:
1. Concept Plan
a. The relationship of the proposal to the surrounding neighborhood.
The PUD Concept Plan proposes uses that are consistent with the proposed
uses of the surrounding land. The guiding for the property on the north,
east and west is LA -2. The guiding on the south is CR -2 (Retail Shopping).
The 200 foot wide Hennepin Parks trail corridor provides transition to
slightly lower residential density to the north; and, Northwest Boulevard
and a similar trail corridor east of Northwest Boulevard provides
transition to the east.
b. Compliance with the City Ordinances and the Comprehensive Plan.
The proposed PUD Concept Plan is consistent with the Comprehensive Plan
with respect to land use guiding for High Medium Density Residential uses
based on the bonus point assignment to this project. The negative bonus
points reduces the allowable density on the site. The proposed single
family dwelling use and the proposed dimensional standards are PUD
flexibility requests.
2. PUD Preliminary Plan /Plat /Conditional Use Permit
a. We find the PUD Preliminary Plan /Plat /Conditional Use Permit to present a
positive relationship to the expected land uses in the area and to other
provisions of the zoning area except as noted below.
b. We find the internal organization of the proposal as submitted is
acceptable. Although side yard setbacks of 6 feet and a front setback of
30 foot have not been approved for previous single family Planned Unit
Developments, this site is guided LA -3 not LA -1 or LA -2 as are all other
recent single family PUD's. The intent of LA -3 guiding is to encourage
more dense developments than either LA -1 or LA -2. This proposal generates
densities close to the maximum allowed for this site based on bonus point
calculations while providing for detached dwelling units.
C. We find the Conditional Use Permit application to meet the Conditional Use
Permit criteria as established by the Zoning Ordinance (Section 9,
Subdivision A).
d. Due to pre- existing development and wetlands /topography, excessive cul -de-
sac length is unavoidable in the development of this parcel. The effective
length of the cul -de -sac can be reduced from over 1,200 feet to
approximately 700 feet by access across the Hennepin Parks trail corridor
via Vinewood Lane. A complete public street may not be required but a
3 -
method of "year round" access should be designed with the Final Plat
construction drawings and the short street dedication of Vinewood should be
retained on the plat.
e. Proposed Outlot A needs a permanent owner other than the City of Plymouth
or the tax forfeit process. The applicant must nominate ownership to be
approved by the City with the Final Plat.
f. Proposed Lot 1, Block 1, and Lot 1, and Lot 4, Block 3 will be exposed to
the heavy traffic of Northwest Boulevard without the grade differentials
enjoyed by the other two lots backing up to the thoroughfare. The Final
Plat should include a developer installed (individual homeowner maintained)
screening plan for these lots.
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for
a RPUD Concept Plan, RPUD Preliminary Plan /Plat and Conditional
accordance with the attached resolution. I also recommend approval
ordinance rezoning this site from the FRD Zoning District to R -3
Multiple Reside
Submitted by:
ATTACHMENTS:
the approval of
Use Permit in
of the proposed
Medium Density
1. Draft Resolution Approving RPUD Concept Plan
2. Draft Resolution Approving RPUD Preliminary
3. Draft Resolution Setting Conditions Prior to
4. Ordinance Rezoning Land from FRD to R -2
5. Engineer's Memo
6. PUD Attributes
7. Petitioner's Narrative
8. Location Map
9. Large Plans
pc /j k/92034)
IKIW
Plan /Plat and Conditional Use Permit
Publication of Rezoning
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR GRAHAM LAND
DEVELOPMENT COMPANY FOR "PLYMOUTH POINTE" LOCATED AT 43RD AVENUE NORTH AND
NORTHWEST BOULEVARD (92034)
WHEREAS, Graham Land Development Company has requested approval of a
Residential Planned Unit Development Concept Plan for the development of
approximately 21.81 acres located at 43rd Avenue North and Northwest
Boulevard; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Informational Meeting 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 a Residential
Planned Unit Development Concept Plan for Graham Land Development Company for
the development of approximately 21.81 acres located at 43rd Avenue North and
Northwest Boulevard, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. The maximum number of dwelling units approved is 38.
4. Maximum dwelling unit density is 2.21 units per net acre (11.21 net
acres), based on LA -3 guiding and -4 bonus points for site area.
res /pc/92034)
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN /PLAT AND .
CONDITIONAL USE PERMIT FOR GRAHAM LAND DEVELOPMENT COMPANY FOR PLYMOUTH POINTE
LOCATED AT 43RD AVENUE NORTH AND NORTHWEST BOULEVARD (92034)
WHEREAS, Graham Land Development has requested approval for a Residential
Planned Unit Development Preliminary Plan /Plat and Conditional Use Permit for
Plymouth Pointe for property located at 43rd Avenue North and Northwest
Boulevard; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Graham Land Development for a Residential Planned Unit Development Preliminary
Plan /Plat and Conditional Use Permit for Plymouth Pointe for property located
at 43rd Avenue North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. No building permits shall be issued until a contract has been awarded for
sewer and water.
4. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of final platting.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures in subdivisions adjacent to, or containing any open
storm water drainage facility.
7. Rezoning shall be finalized with the filing of the Final Plat.
8. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
9. Approved dimensional standards are:
a. Minimum side yard setback of 6 feet, but not less than a sum of 16 feet
between houses.
b. A minimum front lot width of 80 feet.
c. A minimum lot size of 10,000 square feet.
d. A minimum front yard setback of 30 feet.
10. Private drive access shall be limited to internal public roads and
prohibited from Northwest Boulevard.
Page Two, File 92034
11. Final Plat mylars shall refer to RPUD 52 -2.
12. Cul -de -sac length of 1,220 feet (measured from Northwest Boulevard) is
approved, versus the Subdivision Ordinance standard of 500 feet, based on
a Final Plat Plan and construction program for emergency access across the
Hennepin Parks trail corridor on the Vinewood Lane alignment. The plans
for such access must be submitted with the Final Plat for approval by the
City Engineer.
13. The PUD Plan to plat single family dwelling lots in the underlying R -3
Zone is approved based on the dimensional standards approved above.
14. The Final Plat submission must designate an owner for Outlot A, subject to
City approval, other than the City of Plymouth.
15. The Final Plat shall include plans for effective screening of Lot 1, Block
1 and Lots 1 and 4, Block 3 from Northwest Boulevard. Screening shall be
installed by the developer on all lots prior to issuance of building
permits on any of the noted lots.
res /pc /92034.rpud)
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR GRAHAM LAND DEVELOPMENT COMPANY LOCATED NORTHWEST OF THE INTERSECTION OF
NORTHWEST BOULEVARD AND 42ND PLACE NORTH (92034)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located northwest of the intersection of Northwest Boulevard and 42nd Place
North from FRD (Future Restricted Development District) District to R -3
Medium Density Multiple Residence) District in conjunction with approval of
the Preliminary Plat for Graham Land Development Company;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the Final Plat for
Graham Land Development Company to be filed with Hennepin County prior to the
publication of said Ordinance.
res /pc /92034.rz.sc)
CITY OF PLYMOUTH
ORDINANCE NO. 92-
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
THE WEST SIDE OF NORTHWEST BOULEVARD AND 43RD AVENUE NORTH AS R -3 (MEDIUM
DENSITY MULTIPLE RESIDENCE) (92034)
Section 1. Amendment of Ordinance. Ordinance No. 80 -9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD
Future Restricted Development) District to R -3 (Medium Density Multiple
Residence) District with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 92034.
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council
ATTEST
City Clerk
File
pc /jk/92034)
day of .
Mayor
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
N/A Yes No
City of Plymouth
E N G I N E E R' S - M E M O
to
Planning Commission & City Council
May 29, 1192
92034
Mr. Tom Graham, Graham Land Development, 10201 Wayzata Blvd.,
Minneapolis, MN 55343
PLYMOUTH POINTE ADDITION
West of Northwest Boulevard, north of 42nd Place in the northeast
1/4 of Section 15.
1. _ _ _1L Have watermain area assessments been levied based on proposed use?
2. _ X Have sanitary sewer area assessments been levied based on proposed
use?
3. Will SAC and REC charges will be payable at the time building permits
are issued? These are in addition to the assessments shown in No. 1
and No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watermain area assessments based on 38 units x
S790 per unit - 930.020.
5. Other additional assessments estimated: Pending Assessments Project
No. 011, watermain lateral 646 feet x 922.50 per foot - S14.535.
Street curb and gutter assessments. 646 feet x S92.50 per foot
5,59.755.
N/A Yes No
6. _ X Does the preliminary plat comply with standard utility /drainage
easements?
If "No" is marked, the City will require utility and drainage
easements ten feet (10') in width adjoining all streets and six feet
6') in width adjoining side and rear lot lines.
N/A Yes No
7. _ _ X Are all standard utility easements required for construction
provided?
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the preliminary plat construction plans. If "No" is marked, the
following shall be included on the final plat:
8. _ _ X Complies with ponding easement requirements?
The City requires the dedication of drainage easements for ponding
purposes on all property lying below the established 100 year high
water elevation and conformance with the City's comprehensive storm
water drainage plan. If "No" is marked, the following easement shall
be included on the final plat:
Drainage easements for ponding purposes will be required for Pond BC-
P13 to an elevation 928.0.
9. X Have all existing unnecessary easements and rights -of -way have been
vacated?
If "No" is marked it will be necessary to vacate the obsolete
easements /right -of -way to facilitate the development. This is not an
automatic process in conjunction with the platting process. It is
the owner's responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
N/A YES NO
10. X Has the Owner's Duplicate Certificate of Title has been submitted to
the City with this application?
It will be necessary for the property owner to provide the city
attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easement or vacation of unnecessary
easement.
11. _ _ X All necessary permits for this project have been obtained -
The developer must comply with the conditions within any permit.
If "No" the following permits must be obtained by the developer:
X DNR
X MnDOT
Hennepin County
X MPCA
X State Health Department
2 -
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
X Army Corps of Engineers
Wetland Conservation Act of
1991 from City
x1misial i.
N/A Yes No
12. _ X _ Does the preliminary plat conform with the grid system for street
names?
If "No" is marked, the following changes will be necessary:
13. , _ _ Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection of
and
14. _ X _ Are all existing street rights -of -way the required width?
If "No" is marked, an additional feet of right -of -way will
be required on As shown on the preliminary plat.
15. _ X Do the preliminary street and utility plans conform with City
standard requiring the developer to construct utilities necessary to
serve this plat?
If "No" is marked, in accordance with City standards, the developer
shall be responsible for constructing the necessary sanitary sewer,
water, storm sewer and streets needed to serve this plat. A
registered professional engineer must prepare the plans and profiles
of the proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development.
N/A Yes No
16. _ , X _ Do preliminary utility and street plans submitted comply with all
City requirements? If "No" is marked, the following revisions are
required for:
Sanitary Sewer
Watermain
Storm Sewer
Street /Concrete Curb & Gutter
MM
3
N/A Yes No
17. _ X Do the preliminary construction plans conform to the City's adopted
Thoroughfare Guide Plan?
If "No" is marked, the following revisions must be made to conform
with the City's adopted Thoroughfare Guide Plan:
18. _ X _ Do the preliminary construction plans conform to the City's adopted
Thoroughfare Guide Plan?
If "No" is marked, the following revisions must be made to conform
with the City's adopted Thoroughfare Guide Plan:
19. _ X _ Do the preliminary construction plans conform to the City's adopted
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required:
N/A Yes No
20. _ X _ Do the preliminary construction plans conform to the City's adopted
Comprehensive Sanitary Sewer Plan?
If "No" is marked, the following revisions will be required:
21. _ X Is it necessary to contact Bob Fasching, the City's public utility
foreman, at 550 -7492?
If "Yes" is marked 24 hours notice is required in advance of making
any proposed utility connections to the City's sanitary sewer and
water systems. All water connections shall be via wet tap.
22. X Is it necessary to contact Tom Vetsch, the City's Street Foreman, at
550 -7493 for an excavating permit?
If "Yes" is marked 24 hours notice is required before digging within
the City right -of -way.
4 -
0
1;0-40-00 _ _ zml I _t_• • 11s _ • • • • _ i •
N/A Yes No
23. _ X Do the preliminary construction plans conform to the City's adopted
Comprehensive Storm Drainage Plan?
If "No" is marked, the following revisions are required:
24. _ X Does the preliminary Grading, Drainage, and Erosion Control Plan
comply with the City's erosion control policy?
If "No" is marked, the following revisions will be required:
25. _ X _ Minimum basement elevations must be established for the following
lots:
26. A. If Vinewood Lane is proposed to be construction from 43rd Avenue north across
Hennepin County Parks Trail System to existing Vinewood Lane, a proposed grade
shall be shown on the preliminary plat.
B. The final grading plan shall clearly indicate how drainage is to be maintained
around Lots 19 thru 23, Block 2.
C. A usable vehicle access easement shall be provided for cleaning the sediment
basin in Lot 24, Block 2.
D. The overflow drainage swale between Lots 24 and 25, Block 2 shall be sodded and
fenced.
Submitted by: q- d,W-Z %.c -
Daniel L. Faulkner, P.E.
City Engineer
5 -
Doc. Format Rev. 2- 11 -92)
PLYMOUTH ZONING ORDINANCE
P.U.D. CRITERIA
The Planning Commission, after holding the public hearing, shall make its
recommendations to the City Council for approval; approval with conditions;
or denial of the Conditional Use Permit for a P.U.D., preliminary plat and
rezoning if considered.
The Planning Commission shall forward to the City Council its recommendations
based on and including, but not limited to the following:
1) Compatibility with the stated purposes and intent of the Planned Unit
Development.
2) Relationship of the proposed plan to the neighborhood in which it is
proposed to be located, to the City's Comprehensive Plan and to other
provisions of the Zoning Ordinance.
3) Internal organization and adequacy of various uses or densities;
circulation and parking facilities; recreation areas and open spaces.
conventions:pl /jk /pud)
McCombs Frank Roos Associates, Inc. ZG3y
15050 23rd Avenue North, Plymouth, Minnesota 55447 Telephone Engineers
612./476 -6010 Planners
612/476 -8532 FAX Surveyors
May 11, 1992
Mr. John Keho, City Planner _ ,1
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: Graham Land Company
CUP - PUD Application Request
MFRA #9993
Dear Mr. Keho:
This letter is written in support of Graham Land Company's request to
rezone and plat approximately 21.81 acres for single - family detached
residential use. The property is described as indicated in the application and
as noted on the Preliminary Plat drawing. The site is contiguous to the north
boundary of Rockford Plaza, with vehicular access from Northwest Boulevard
County Road 61).
The property is an isolated parcel, rectangular in shape, with an east -west
dimension of approximately 1,400 feet and a north -south dimension of 650 feet.
The east central 5.3 acres consists of a DNR and Army Corps of Engineers
regulated wetland. The wetland is generally circular, with a diameter of 530
feet; approximately equal to the north -south dimension of the property. The
protected wetland separates the 21 acre land mass into two buildable portions.
The eastern portion fronts on County Road 61 while the western portion extends
from the pond to Interstate 494 right -of -way. The western buildable portion is
a hill of approximately 70 feet in height with slopes toward the wetland in the
range of 15 -20%.
The entire north boundary abuts Suburban Hennepin County Park land,
intended ultimately to accommodate a multi - purpose trail /linear park connecting
Fish Lake Regional Park with Clifton French Regional Park and other Regional
Park Facilities. Directly east of County Road 61 is a north -south rectangular
land parcel, also a part of the Hennepin County Park System. This parcel
separates County Road 61 from the southern extremities of the Swan Lake
neighborhood. The entire length of the subject property south boundary adjoins
Rockford Plaza commercial development, consisting of Target Greatland, Rainbow
Foods, a strip shopping center and other commercial uses.
The subject site is isolated from other residential properties; it has
unique physical features and is contained by roads, county park land, inter-
state highway and a community /subregional shopping center. The site's physical
features are complex and include a regulated wetland equaling approximately 24
An Equal Opportunity Employer
Mr. John Keho
May 11, 1992
Page Two
percent of the total land mass, 15 -20% slopes and some woodland. These
physical site amenities are highly conducive and supportive to residential
uses. In fact, the combination of the single access from County Road 61, the
future linear county recreation facility, wetland /pond, slopes and the trees
are not only highly desirable site amenities, but very supportive to developing
a well- defined cluster of single - family detached homesites.
The preliminary plat includes 38 residential lots served by a public road
intersecting at the most logical point on Northwest Boulevard. The overall
density (1.7 units per acre), the land utilization and anticipated traffic
generation is considerably less than alternative development scenarios allowed
under the provisions of the LA -3 residential guiding (6 to 10 units per acre).
City ordinance requires approval of a Conditional Use Permit for
development within the R -3 (LA -3) use district. Section 9, Subdivision A of
the ordinance identifies six standards to be considered in reviewing an
application for a Conditional Use Permit. The following is a response to each
of these statements:
1. "Compliance with and affect upon the Comprehensive Plan ".
Response: The Comprehensive Plan has guided the subject property for
LA -3 residential uses. Detached residential uses are specifically
allowed in the LA -3 district. The applicant's proposed plan is
consistent with the Comprehensive Plan. The effect of the proposal on
surrounding land use, and upon the site's physical features, would be
characterized as positive.
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 ".
RESPONSE: The general intent of this standard within the context of
municipal planning and zoning parlance is to provide a measure of
public health, safety, welfare, morals and comfort when considering
proposed conditional uses which may not necessarily promote or enhance
the goals of a community.
In this instance, the Conditional Use request is merely a response to
a requirement of the district and the proposed single - family detached
housing will not be detrimental or endanger the general public health
or welfare of the community.
3. "The Conditional Use will not be injurious to the use or enjoyment of
other property in the immediate vicinity for the purposes already
permitted, nor substantially diminish and impair property values
within the neighborhood ".
Mr. John Keho
May 11, 1992
Page Two
RESPONSE: It is incomprehensible to imagine that the proposed single -
family use would diminish or impair property values within the
neighborhood. No substantive evidence exists that would suggest the
proposed single - family use of this property would be injurious to the
use or enjoyment of other property in the immediate vicinity. In
fact, single - family detached housing is considered one of the least
intense urban uses and, in this specific instance, the fact that the
site is isolated from other uses, is further basis in support for the
above statements.
4. "The establishment of the Conditional Use will not impede normal and
orderly development and improvement of surrounding property for uses
permitted in the district ".
RESPONSE: The entire west and south adjoining property has developed
to its expected potential with regard to usage and intensity. The
east boundary is Northwest Boulevard (County Road 61). East of the
county highway and along the entire north boundary is Suburban
Hennepin County Regional Park property. The proposed residential
development would be supportive and complimentary to the future
orderly and normal development of the regional park property.
In directions north, northeast and east, beyond the 150 -200 foot
regional park corridor, are existing residential developments occupied
by single - family home.
5. "Adequate measures have been or will be taken to provide ingress,
egress and parking so designed as to minimize traffic congestion on
the public streets ".
RESPONSE: A single access intersection will be constructed to serve
the property from County Road 61. The intersection location will be
situated as far north as practical. The intersection will be limited
to a "T" geometric design. This is determined to be the appropriate
location for ingress and egress. The fact that the property is being
developed ;for residential lots suggests that traffic will be
substantially lower considering the alternatives for higher density
uses allowed under the LA -3 district.
6. "The Conditional Use shall, in all other respects, conform to the
applicable regulations of the district in which it is located ".
RESPONSE: The regulations of the LA -3 corresponding zoning district
do not specify lot area or dimensional requirements for single - family
detached uses. The proposed plat includes lots of 14,310 square feet
in area on the average and widths of 85 feet and depths of 130 feet,
typically. The lots are of sufficient configuration, area and
dimension to accommodate good size homes with 3 -car garages. All lots
are certainly of sufficient size and proportion considering the
physical site constraints and the site's land use context.
Mr. John Keho
May 11, 1992
Page Four
In addition to the Conditional Use request, Graham Land Company is seeking
a Planned Unit Residential Development and zoning district change to PUD.
Because of the isolated nature of the site from other residential
development and because of the site's unique context of commercial uses, the
County Park property and I -494, and considering the site's physical
characteristics, the Developer /Applicant is pursuing the design and development
flexibility provisions of a Planned Unit Development. City ordinance requests
the Developer demonstrate that utilization of these PUD benefits, i.e., design
and development flexibility will "indeed provide a development which has
substantial attributes to enhance the particular area ".
It is axiomatic that new, quality residential development enhances the
total community. Single - family residential uses generally constituent the
largest major land use component in most suburban communities. In the City of
Plymouth, single - family detached housing, and in most other metropolitan
communities, is unquestionably the preferred housing choice. Owner occupied
detached homes have always been a mark of success and personal pride.
Proposed single - family homes on this site would perhaps be the most
favorable attribute of the proposed Planned Unit Development. The fact that
the property adjoins County Park land on its entire north boundary combined
with the fact that the center of the property includes a 5.3 acre natural
wetland and that the site has interesting topographic character, aesthetics and
a small amount of woodland, all contribute to the desirability of the site for
single - family residential use. The Developer is convinced that the most
substantial attribute of the Planned Unit Development is the use of the
property for single - family homes.
Other PUD attributes listed in the ordinance deal with:
1. Benefits derived from new technology in building design, construction
and land development;
2. High standards of site and building design through use of experienced
professionals;
3. More efficient and effective use of streets, utilities and public
facilities;
4. More usable and suitable recreational facilities; and
5. A demonstration of affirmative design efforts through the preservation
and enhancement of desirable natural site characteristics.
RESPONSE: It would be important to suggest that new technology in building
design construction or land development will be implemented as a part of
this Plan. The facts are, however, that for all practical circumstances,
the development of this property, considering the physical site features,
would involve accommodating site grade changes through the use of walkout
structures, retaining walls and site grades to accommodate safe vehicular
access.
Mr. John Keho
May 11, 1992
Page Five
Experienced, trained professionals have been employed by the developer to
prepare the plans. In fact, the Developer has considerable experience in
this metropolitan market and the City of Plymouth with similar and more
complex developments.
It can be argued that the single - family detached residential plat is an
effective and efficient use of public streets, utilities and facilities.
Single - family is the largest category of urban land use in most suburban
cities. Single - family developments typically yield high quality and highly
demanded home sites. The Applicant is seeking approval of a Planned Unit
Development which represents an efficient layout and use of the property.
The proposed development has easy access to public streets and utilities.
With regard to more usable and suitable recreational facilities that would
not otherwise be provided under conventional development; the Developer's
positionn is that, with 25% of the site covered by wetland, open space of
aesthetic and ecological value does exist. The fact that the entire north
boundary is suburban park reserve district, provides additional perpetual
open space and recreational opportunities. Each residential lot will have
some rear yard open space for private use and recreation. The site's
physical features provide intrinsic aesthetic and natural areas for passive
human enjoyment. The preservation and enhancement of desirable natural
site characteristics is, in part accomplished by prohibiting any physical
encroachment into the wetland area and by the utilization of intermediate
storm ponds to minimize the effects of surface water runoff entering the
central wetland. Any urban use of the property would require site
grading. The proposed development has been designed to minimize the extent
of grading by maximizing the use of walk -out home structures and retaining
walls. In addition, retaining walls are being proposed in the western
portion of the site to preserve woodland. The original maximum topographic
relief will not be substantially altered. In fact, the high point on the
property is 1000 feet; the proposed grading plan reduces this elevation to
990 feet.
One detail request of the applicant is a reduction in front and side yard
setbacks. Specifically, the front yard reduction request is from 35 feet to 30
foot. This request is intended to gain approximately 20 feet in total distance
by combining 5 -foot per row of front yards. The individual 5 -foot reduction
may be minimal; however, the accumulated 20 -foot space, as measured from the
wetland's edge to the west property line is significant and simplifies site
grading and land utilization slopes are more easily engineered.
With regard to side yard reductions, current City requirements are 10 feet
on each interior side yard. The applicant is requesting 10 feet and 6 feet,
with no less than 16 feet between homes. The 10 and 6 -foot side yard setbacks
will accommodate 3 -stall garages without compromising the density of the plat
or decreasing the efficiency of the subdivision.
Mr. John Keho
May 11, 1992
Page Six
The PUD zoning district and the LA -3 land use designation accommodate this
proposal especially considering the unique setting and neighborhood context
without adversely affecting the surrounding properties.
On behalf of the applicant, I respectfully request favorable consideration
of the Conditional Use Permit, Planned Unit Development, the reduction in front
and side yard setbacks, and the 38 -lot subdivision.
The development represents an appropriate and compatible use of the
property, similar to other existing development in the area and along I -494.
Kindest regards,
McC MBS RO S ASSOCIATES, INC.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: May 12, 1992 COMMISSION MEETING DATE: June 3, 1992
FILE NO.: 92035
PETITIONER: Lundgren Bros. Construction
REQUEST: Residential Planned Unit Development (RPUD) Concept Plan,
Preliminar Plan /Plat, Conditional Use Permit and Rezoning
from FRO (Future Restricted Development District) to R -1A
Low Density Single Family Residential) of an 82.84 acre
site for a 127 lot single family residential development.
LOCATION: Northeast corner of County Road 101 and County Road 24
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: FRD (Future Restricted Development District)
BACKGROUND:
On September 24, 1990, the City Council, by Resolution 90 -588, denied a PUD
Concept Plan for a residential project which consisted of both single family
detached and townhome development on this site.
Notice of this Public Hearing was published in the Official City Newspaper and
has been mailed to all property owners within 500 feet. A development sign
has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Concept Plan presented provides for 51.1 acres of single family
residential lots; 6.2 acres for public park and trail; and 15.3 acres of
private open space. An additional 10.2 acres is proposed for City street
right -of -way dedication. The average lot size proposed is 17,507 square
feet. Eighty -one of the 127 lots are proposed to be under 18,500 square
feet. No lot is _proposed to be less than 10,000 square feet in area.
2. This site is located in the Bassett Creek Storm Water Drainage District;
contains storm water holding areas required by the City of Plymouth (pond
BC -2); contains Shoreland Management areas; contains no land within the
Flood Plain Overlay Zoning District; contains wetlands regulated by both
state and federal requirements; contains no woodlands of significant
stature as defined by the Physical Constraints Analysis; contains very
limited slopes greater than 12 percent related to the wetlands; and,
contains land which has physical constraints to urban development with
public sewers, related to the wetlands only.
3. Net density calculations include all land that is above the Ordinary High
Water Elevation established by the adopted Storm Water Drainage Plan.
Street right -of -way is counted in net density for the site.
1
4. The applicant is not proposing PUD Bonus Points for this project. A total
of 127 lots are proposed for this subdivision. Without bonus points the
maximum number of units allowed for this site is 141.
2 units per net acre x 70.29 net acres = 141 units
5. The PUD Plan proposes dimensional standards varying from the Zoning
Ordinance standards for a R -1A zoning classification as follows:
a. Minimum side yard setback of 6 feet for interior side yard setbacks to
garages and 9 feet interior side yard setbacks for living area versus
the ordinance standard of 15 feet.
b. A minimum front yard setback of 25 feet versus the ordinance standard
of 35 feet.
c. A minimum lot size of 10,000 square feet versus the ordinance standard
of 18,500 square feet.
6. The petitioner is proposing to deed 6.1 acres for public park purposes.
Park dedication fee credit will be given to the 4.91 acres of park and
trail corridor that is above the Ordinary High Water level.
7. In addition to the public park and trail, the petitioner proposes 15 acres
gross) of private open space to be owned and maintained by a Homeowners
Association. While the bulk of the private open space would be natural
and manicured wetland /pond areas, an active recreation area is proposed
at the intersection of Olive Lane and 32nd Avenue North. A play
structure and tennis courts are proposed.
PLANNING STAFF COMMENTS:
1. Concept Plan
a. Relationship of the proposal to the surrounding neighborhood.
The PUD Concept Plan proposes uses that are consistent with proposed
uses of the surrounding land. The guiding for the property on the
east, south and west is LA -1. The guiding to the north is IP.
b. Compliance with City Ordinances and the Comprehensive Plan.
The proposed PUD Concept Plan is consistent with the Comprehensive
Plan with respect to the land use guiding for low density residential
uses.
2. PUD Preliminary Plan /Plat /Conditional Use Permit
2 -
Public
Existing Conditions Total Park and Trail Single Family Dwelling
Gross Area (Acres) 82.84 5.83 77.01
Area Below Ordinary
High Water Mark 7.64 92 6.72
Net Area (Acres) 75.2 4.91 70.29
4. The applicant is not proposing PUD Bonus Points for this project. A total
of 127 lots are proposed for this subdivision. Without bonus points the
maximum number of units allowed for this site is 141.
2 units per net acre x 70.29 net acres = 141 units
5. The PUD Plan proposes dimensional standards varying from the Zoning
Ordinance standards for a R -1A zoning classification as follows:
a. Minimum side yard setback of 6 feet for interior side yard setbacks to
garages and 9 feet interior side yard setbacks for living area versus
the ordinance standard of 15 feet.
b. A minimum front yard setback of 25 feet versus the ordinance standard
of 35 feet.
c. A minimum lot size of 10,000 square feet versus the ordinance standard
of 18,500 square feet.
6. The petitioner is proposing to deed 6.1 acres for public park purposes.
Park dedication fee credit will be given to the 4.91 acres of park and
trail corridor that is above the Ordinary High Water level.
7. In addition to the public park and trail, the petitioner proposes 15 acres
gross) of private open space to be owned and maintained by a Homeowners
Association. While the bulk of the private open space would be natural
and manicured wetland /pond areas, an active recreation area is proposed
at the intersection of Olive Lane and 32nd Avenue North. A play
structure and tennis courts are proposed.
PLANNING STAFF COMMENTS:
1. Concept Plan
a. Relationship of the proposal to the surrounding neighborhood.
The PUD Concept Plan proposes uses that are consistent with proposed
uses of the surrounding land. The guiding for the property on the
east, south and west is LA -1. The guiding to the north is IP.
b. Compliance with City Ordinances and the Comprehensive Plan.
The proposed PUD Concept Plan is consistent with the Comprehensive
Plan with respect to the land use guiding for low density residential
uses.
2. PUD Preliminary Plan /Plat /Conditional Use Permit
2 -
a. Staff finds the PUD Preliminary Plan /Plat /Conditional Use Permit to
present a generally positive relationship to the expected land uses
in the area and to the other provisions of the Zoning Ordinance
except as noted below.
Transition to existing developments west and south is adequate- -
particularly since compatible housing styles will result. As
proposed street (front) setback to 32nd Avenue North may be 10 feet
less (25 feet) versus adjoining homes in Seven Ponds 2nd Addition to
the east (35 feet) . While Seven Ponds front setback may, under
certain environmental conditions be reduced, there is no guarantee
that this will be the case. The "streetscape" of 32nd Avenue North
is relatively straight at the transition point, but potentially
broken to some degree by the subdivision monument signage proposed.
If front setback of less than 35 feet is otherwise approved a
graduated transition is recommended along 32nd Avenue North. Details
should be addressed with the Preliminary Plat.
The petitioner, during the Development Review Committee process, was
informed of our concern for the relationship of the design of this
site to a parcel of approximately 2 acres at the northeast corner of
this site (Leon Leuer). Redivision of that adjacent parcel in the
future is probable and the only two directions of access to that
parcel - -due to wetlands - -are north to Medina Road and west to this
site. The Leuer parcel is not wide enough for a double loaded
north /south cul -de -sac, and private drive accesses to Medina Road
should be eliminated where possible. We recommend the Concept Plan
be amended to include a stub public street (35th Avenue North) to the
east property line.
b. The Director of Park and Recreation recommends that the public street
frontage to the public park be increased by 10 feet. He suggests
deletion of Lot 1, Block 4, and incorporation of that area in to the
public park. Additional park dedication credit, and less cash fees
payable by the developer will result as well.
C. The proposed side yard setbacks (9 feet /6 feet) are (in sum) a 50
percent reduction from R -1A standards (15 feet /15 feet). There have
been several requests for side yard setbacks of this type with recent
PUD applications. No blanket side setbacks of less than 10 feet have
been approved for PUD 's areas classified LA -1 land use in recent
years. "Steeplechase ", a development of this petitioner, was the
last where the 9/6 standard was approved that we are aware of. That
site is classified LA -2.
Structure setbacks both provide health /safety benefits (such as fire
separation and sight lines on a street), and, a sense of "feel" in
the neighborhood. The feel can range from open, airy, suburban or
rural (large setbacks) to compact, efficient, urban or city (smaller
setbacks). A reduction from 30 foot sum (15/15) setbacks to 20 foot
10 /10) or, as here proposed, 15 foot (9/6) does not reach the
threshold of public health /safety concern. Neither isit a densit
issue. The site density is controlled exclusively by unit count of
area allocations.
3 -
To a large degree the issue is "feel ". Does the current Planning
Commission /City Council like /dislike the "feel" of Steeplechase. Do
those setbacks with those homes (as to house mass -- vertical as well
as horizontal) reflect the local perception of tie right neighborhood
feel. If so, the same standard should be available to all
developments with similar circumstances (PUD on LA -1 land use
guiding).
d. The petitioner's proposal for 25 foot front (street) setbacks
responds to much of the same logic noted above regarding side
setbacks. Again the public health /safety threshold involving sight
distance is well under 25 feet. Even on street corners our ordinance
sight triangle" is 20 feet.
Additional considerations regarding street setback reductions
include:
1.) Our Building Inspection Division estimates a savings a $600 per
lot for 10 feet of reduced length of water sewer connections and
concrete driveway ($76,000 over this entire PUD)
2.) A potential exists for preservation of wetlands on certain lots
by reduction of the lot depth required to be graded for a house
pad.
Several recent PUD's have featured front (street) setback flexibility
from 35 feet to 30 feet specifically where natural resource
preservation would result. In the adjoining PUD (Seven Ponds Second)
the Community Development Director was delegated the decision for
such flexibility on up to 25 percent of the total lots.
As with side yard setbacks, a decision to grant a blanket reduction
from 35 feet to 25 feet, as requested, will serve as precedent in
future similar circumstances - -not necessarily a negative
consideration, since there can be positive precedents too.
Should the Planning Commission find a blanket 25 foot street setback
is appropriate we recommend Lots 1 -3, Block 5, be excluded; and, that
Lots 1 -3, Block 6, be "stepped" from 35 feet to 25 feet, east to
west. Both adjustments are to blend with setbacks along 32nd Avenue
North east of this plat.
e. We recommend 35th Avenue North be extended east to the east property
line to provide the access to the adjoining 2 acres in the best
public interest.
f. As we are currently researching and analyzing the general topic of
Homeowners Association owned open space in sin le family detached
subdivisions, we are finding more problems than advantages- -
particularly where active recreation facilities (such as play
structures and tennis courts), or manicured common open space is
involved. The general concept of a H A for single family home
owners, particularly where fees to cover liability insurance and
maintenance, continues to burden the C in many instances after the
developer has completed the subdivision. The liability insurance
4 -
issue appears to compound when active recreation facilities are
included.
We recommend the RPUD Preliminary Plan be amended to, at a minimum,
delete the tennis courts and play structure from the private open
space. The Park Director has suggested those facilities may be
welcomed (and thereafter maintained) by the City in the upblic
neighborhood park near the center of the neighborhood.
g. Substantial transition landscaping is proposed on the Preliminary
Plan along County Road 24, County Road 101, and Medina Road. We
recommend that the Homeowners Association be granted easement rights
to these landscaped portions of the rear yards, and be responsible
for perpetual maintenance of those easement areas. As now proposed
only "hit and miss" maintenance of the transition landscaping can be
expected from the individual lot owners. All subdivision monument
signage not within HOA outlots should also be written such as
easement.
RECOMMENDATION:
I hereby recommend adoption of the attached resolutions providing for the
approval of a RPUD Concept Plan; RPUD Preliminary Plan /Plat and Conditional
Use Permit according to the attached resolutions. Staff comments and
recommendations are reflected as conditions of approval - -where appropriate.
The resolution approving the Preliminary Plat is structured to approve the
requested blanket setback requests. No specific staff preference should be
implied by that structure. I also recommend approval on the proposed
ordinance for rezoning on the site from FRD to R -1A to be consistent with the
Land Use Guide Ply ,-- I__
I\
l_`
Submitted by:
erud, Community Development Director
ATTACHMENTS:
1. Draft Resolution Approving RPUD Concept Plan
2. Draft Resolution Approving RPUD Preliminary Plan /Plat and Conditional Use
Permit
3. Draft Resolution Setting Conditions to Be Met Prior to Publication
4. Ordinance Rezoning Land from FRD to R -1A
5. Engineer's Memo
6. PUD Attributes
7. Petitioner's Narrative
8. Location Map
9. Large Plans
pc /jk/92035)
5 -
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR LUNDGREN BROS.
CONSTRUCTION LOCATED AT THE NORTHEAST CORNER -OF COUNTY ROAD 101 AND COUNTY
ROAD 24 (92035)
WHEREAS, Lundgren Bros. Construction has requested approval for a Residential
Planned Unit Development Concept Plan for 127 single family detached lots on
83 gross acres for property located at the northeast corner of County Road 101
and County Road 24; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public 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 request by
Lundgren Bros. Construction for a Residential Planned Unit Development Concept
Plan for property located at the northeast corner of County Road 101 and
County Road 24, for 127 single family detached lots on 83 gross acres, subject
to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. All public street right -of -way shall be dedicated.
4. The maximum number of dwelling units approved is 127 with no bonus points
assigned. Net project density is approved at 2.08 dwelling units per net
acre (61 net acres).
5. Extension of 35th Avenue North to the east property line.
6. Deletion of the play structure and tennis courts from the private open
space.
res pc /92035.cp)
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAT /PLAN AND
CONDITIONAL USE PERMIT FOR LUNDGREN BROS. CONSTRUCTION LOCATED AT THE
NORTHEAST CORNER OF COUNTY ROAD 101 AND COUNTY ROAD 24 (92035)
WHEREAS, Lundgren Bros. Construction has requested approval for a Residential
Planned Unit Development Preliminary Plan /Plat and Conditional Use Permit for
property located at the northeast corner of County Road 101 and County Road
24; and,
WHEREAS, the City Council approved an RPUD Concept Plan for this site for 127
single family lots; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Lundgren Bros. Construction for a Residential Planned Unit Development
Preliminary Plan /Plat and Conditional Use Permit for property located at the
northeast corner of County Road 101 and County Road 24, subject to the
following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. No building permits shall be issued until a contract has been awarded for
sewer and water. ,
4. Payment of park dedication fees -in -lieu of dedication with appropriate
credits in an amount determined according to verified acreage and paving
costs and according to the Dedication Policy in effect at the time of
filing the Final Plat with Hennepin County.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures in subdivisions adjacent to, or containing any open
storm water drainage facility.
7. Rezoning shall be finalized with the filing of the Final Plat.
8. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
9. Private drive access shall be limited to internal public roads and
restricted from Medina Road, County Road 24, and County Road 101.
10. Final Plat mylars shall refer to RPUD 92 -3.
11. Appropriate legal documents regarding Homeowners' Association documents,
covenants and restrictions as approved by the City Attorney, shall be
filed with the Final Plat.
Page Two, File 92035
12. Approved setbacks are:
a. 9 foot (living) and 6 foot (garage) side yard setback.
b. 25 foot front yard setback except 35 feet for Lots 1 -3, Block 5 and
graduated from 35 feet to 25 feet for Lots 1 -3, Block 6.
c. Lot width at the rear property line 15 feet.
d. Lot width at the front setback line 75 feet.
13. Minimum lot size is 10,000 square feet.
14. Deletion of the play structure and the tennis courts from the private open
space.
15. Extension of 35th Avenue North to the east property line.
16. An easement to the Homeowners Association shall be provided for all areas
bermed /landscaped on the Preliminary Plan (labeled "General Development
Plan "), and the HOA documents shall provide for perpetual HOA maintenance
of the easement areas.
17. The street frontage of the public park outlot ( Outlot C) shall be
increased to 165 feet.
res /pc /92035.rpud)
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR LUNDGREN BROS. CONSTRUCTION FROM FRD (FUTURE RESTRICTED DEVELOPMENT
DISTRICT) TO R -1A (LOW DENSITY SINGLE FAMILY RESIDENTIAL) (92035)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the northeast corner of County Road 101 and County Road 24 from FRO
Future Restricted Development) District to R -1A (Low Density Single Family
Residential) District in conjunction with approval of the Preliminary Plat for
Lundgren Bros. Construction;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the Final Plat for
Lundgren Bros. Construction to be filed with Hennepin County prior to the
publication of said Ordinance.
res /pc /92035.sc.ord)
CITY OF PLYMOUTH
ORDINANCE NO. 92-
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
AT THE NORTHEAST CORNER OF COUNTY ROAD 101 AND COUNTY ROAD 24 AS R -1A (LOW
DENSITY SINGLE FAMILY RESIDENTIAL) (92035)
Section 1. Amendment of Ordinance. Ordinance No. 80 -9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD
Future Restricted Development District) to R -1A (Low Density Single Family
Residential) District with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 92035.
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council
ATTEST
City Clerk
File
ord /pc/92035)
day of .
Mayor
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: May 29, 1992
FILE NO.: 92035
PETITIONER: Mr. Terry Forbord, Lundgren Bros. Construction Company, 935 East
Wayzata Blvd., Wayzata, MN 55391
PRELIMINARY PLAT: STROMSETH PROPERTY
LOCATION: North of County Road 24, east of County Road 101, south of Medina
Road in the northeast 1/4 of Section 19.
N/A Yes No
1. X — Have watermain area assessments been levied based on proposed use?
2. _ X_ Have sanitary sewer area assessments been levied based on proposed
use?
3. _ X Will SAC and REC charges will be payable at the time building permits
are issued? These are in addition to the assessments shown in No. 1
and No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: None.
5. Other additional assessments estimated: Project 016. Pond BC -P1
S31.295 and Medina Road, Project 010, S38.150.
N/A Yes No
6. _ X Does the preliminary plat comply with standard utility /drainage
easements?
If "No" is marked, the City will require utility and drainage
easements ten feet (10') in width adjoining all streets and six feet
6') in width adjoining side and rear lot lines.
N/A Yes No
7. _ X Are all standard utility easements required for construction
provided?
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the preliminary plat construction plans. If "No" is marked, the
following shall be included on the final plat:
8. _ _ X Complies with ponding easement requirements?
The City requires the dedication of drainage easements for ponding
purposes on all property lying below the established 100 year high
water elevation and conformance with the City's comprehensive storm
water drainage plan. If "No" is marked, the following easement shall
be included on the final plat:
9. X _ _ Have all existing unnecessary easements and rights -of -way have been
vacated?
If "No" is marked it will be necessary to vacate the obsolete
easements /right -of -way to facilitate the development. This is not an
automatic process in conjunction with the platting process. It is
the owner's responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
N/A YES NO
10. X Has the Owner's Duplicate Certificate of Title has been submitted to
the City with this application?
It will be necessary for the property owner to provide the city
attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easement or vacation of unnecessary
easement.
11. _ _ X All necessary permits for this project have been obtained -
The developer must comply with the conditions within any permit.
If "No" the following permits must be obtained by the developer:
X DNR
MnDOT
X Hennepin County
X MPCA
X State Health Department
2 -
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
X Army Corps of Engineers
X Wetland Conservation Act of
1991 from City
TRANSPORTATION:
N/A Yes No
12. _ X _ Does the preliminary plat conform with the grid system for street
names?
If "No" is marked, the following changes will be necessary:
13. X Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection of
Olive Lane and County Road 24
14. _ X _ Are all existing street rights -of -way the required width?
If "No" is marked, an additional feet of right -of -way will
be required on As shown on the preliminary plat,
15. _ X Do the preliminary street and utility plans conform with City
standard requiring the developer to construct utilities necessary to
serve this plat?
If "No" is marked, in accordance with City standards, the developer
shall be responsible for constructing the necessary sanitary sewer,
water, storm sewer and streets needed to serve this plat. A
registered professional engineer must prepare the plans and profiles
of the proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development.
UTILITIES:
N/A Yes No
16. _ X Do preliminary utility and street plans submitted comply with all
City requirements? If "No" is marked, the following revisions are
required for:
Sanitary Sewer See Special Conditions
Watermain See Special Conditions
Storm Sewer See Special Conditions
Street /Concrete Curb & Gutter See SRecial Conditions
N/A Yes No
17. _ X _ Do the preliminary construction plans conform to the City's adopted
Thoroughfare Guide Plan?
If "No" is marked, the following revisions must be made to conform
with the City's adopted Thoroughfare Guide Plan:
18. X Do the preliminary construction plans conform to the City's adopted
Thoroughfare Guide Plan?
If "No" is marked, the following revisions must be made to conform
with the City's adopted Thoroughfare Guide Plan:
19. _ X Do the preliminary construction plans conform to the City's adopted
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required:
N/A Yes No
20. _ X _ Do the preliminary construction plans conform to the City's adopted
Comprehensive Sanitary Sewer Plan?
If "No" is marked, the following revisions will be required:
21. _ X Is it necessary to contact Bob Fasching, the City's public utility
foreman, at 550 -74927
If "Yes" is marked 24 hours notice is required in advance of making
any proposed utility connections to the City's sanitary sewer and
water systems. All water connections shall be via wet tap.
22. _ X Is it necessary to contact Tom Vetsch, the City's Street Foreman, at
550 -7493 for an excavating permit?
If "Yes" is marked 24 hours notice is required before digging within
the City right -of -way.
4 -
N/A Yes No
23. _ X _ Do the preliminary construction plans conform to the City's adopted
Comprehensive Storm Drainage Plan?
If "No" is marked, the following revisions are required:
24. X Does the preliminary Grading, Drainage, and Erosion Control Plan
comply with the City's erosion control policy?
If "No" is marked, the following revisions will be required: Ht
bales shall be placed around all catch basins. A crushed rock be
will ho required at Olive Lane and County Road 24. and Lawndale Lane
and Medina Road Silt fence will be required around all ponds and
wherever drainage leaves the site.
25. _ X _ Minimum basement elevations must be established for the following
lots: All lots adjacent to ponds with a minimum flood elevation
being 2 feet above the 100 year high water elevation.
26. A. The radius to back of curbs for all turn arounds shall be 41 feet.
B. Remove the medians at Olive Lane and County Road 24, and Lawndale Avenue and
Medina Road, and the islands in the turn arounds.
C. Pond BC -P2 shall be established and the control structure constructed or on-
site storage shall be provided in order that the DNR elevation of 993 is not
exceeded by any storm.
D. Pond calculations along with spot elevations within Pond BC -P2 shall be
submitted with the final grading plan to ensure the required storage is
available.
E. Field tile, if encountered, shall be connected to the new storm sewer unless it
can be determined the tile is no longer functioning.
F. The existing 24 inch storm sewer crossing County Road 24 shall be extended to
the pond in Block 6 and 7 and invert elevations shall be shown on the grading
plan.
G. The existing storm sewer crossing County Road 101 shall be extended to the pond
on Lot 1, 2 and 3, Block 8. Invert elevations shall be shown on the grading
plan.
H. All storm sewer outlets shall be extended to the 100 year high water elevation.
I. All overflow swales shall be sodded and fenced when grading is complete.
J. A storm sewer pipe shall be installed between the ponds in Outlot E to Outlot
D.
K. The final grading plan shall show the house pads for lots adjacent to the
sanitary sewer, storm sewer easement.
5 -
Doc. Format Rev. 2- 11 -92)
L. The location of the proposed Lawndale Circle /CSAH 24 intersection near the east
plat boundary must be located directly opposite existing 30th Avenue North.
M. Driveway access will not be permitted to County Road 24, County Road 101, or
Medina Road.
N. A 8 inch public sanitary sewer shall be extended between Lots 2 and 3. Block 1
from Lawndale Lane to the east plat boundary.
0. The developer has not provided the required information to evaluate the impact
on wetlands as required by City policy and the 1991 Wetland Act. This
information shall be provided and shall be evaluated before the preliminary
plat is presented to the City Council.
P. Relocate the fire hydrant from Lot 6, Block 2 to Lot 4, Block 2.
Q. Relocate the fire hydrant from Lot 14, Block 3 to Lot 16, Block 3.
R. A fire hydrant should be added to the north end of Lot 12, Block 3.
Submitted by: 6
Daniel L. Faulkner, P.E.
City Engineer
6 -
Doc. Format Rev. 2- 11 -92)
PLYMOUTH ZONING ORDINANCE
P.U.D. CRITERIA
The Planning Commission, after holding the public hearing, shall make its
recommendations to the City Council for approval; approval with conditions;
or denial of the Conditional Use Permit for a P.U.D., preliminary plat and
rezoning if considered.
The Planning Commission shall forward to the City Council its recommendations
based on and including, but not limited to the following:
1) Compatibility with the stated purposes and intent of the Planned Unit
Development.
2) Relationship of the proposed plan to the neighborhood in which it is
proposed to be located, to the City's Comprehensive Plan and to other
provisions of the Zoning Ordinance.
3) Internal organization and adequacy of various uses or densities;
circulation and parking facilities; recreation areas and open spaces.
conventions:pl /jk /pud)
J
STROMSETH PROPERTY
PLANNED UNIT DEVELOPMENT (PUD)
CONCEPT PLAN
AND PRELIMINARY PLAT
PREPARED FOR THE
PLANNING COMMISSION AND CITY COUNCIL
OF
PLYMOUTH, MN
Submitted By:
Lundgren Bros. Construction, Inc.
935 East Wayzata Boulevard
Wayzata, MN 55391
612) 473 -1231
16 April 1992
TABLE OF CONTENTS
Page
I. DEVELOPMENT TEAM I
II. INTRODUCTION 1
III. GENERAL STATEMENT OF CONCEPT I
A. Location I
B. P.U.D. Criteria 3
C. Comprehensive Plan Acceptability 5
1. Land Use Guide Plan/Density 5
2. Site Utility Availability and Service 5
3. Traffic Access & Circulation 6
D. Tentative Staging and Sequence Schedule 7
E. Financial Capability 7
F. Natural Resource Analysis 7
IV. CONFORMANCE TO CONDITIONAL USE PERMIT 7
V. MONUMENTATION/SIGNAGE 8
VI. COVENANTS 8
VII. CONCLUSION 9
I. DEVELOPMENT TEAM
The developer of the Stromseth Property is Lundgren Bros. Constriction, Inc., a Minnesota
Corporation located in Wayzata, MN. The Lundgren Bros. tradition has been synonymous with
quality neighborhoods throughout the City of Plymouth for 23 years. Lundgren Bros. was the
developer of the Mission Planned Unit Development, Churchill Farms Planned Unit Development, Bay
Pointe at Mooney Lake, Ferndale North, Fox Run and Steeplechase to name a few.
The development team is coordinated by Peter Pflaum, President; Michael Pilaum, Vice President; and
Terry Fothord, Vice President and Project Manager of this development.
Consultants
Planner.
Engineer:
Surveyor.
Legal:
Wetland
Biological Analysis:
Landscape
Architecture:
Market
Analysis:
H. INTRODUCTION
Pumose of Presentation
The site plan design by Dahlgren, Shardlow, and Uban, Inc., located in
Minneapolis, MN.
The plat and public facilities engineering by Sathre Bergquist, Inc. in
Wayzata, MN.
Site surveying by Sathre Bergquist, Inc.
Hugh Maynard, Leonard, Street & Deinard in Minneapolis, MN
Regulated wetland permits, delineation and monitoring,
Frank Svoboda, Wildlife Biologist.
Entrance monumentation and landscape design by
Dahlgren, Shardlow, and Uban, Inc.
Preliminary market analysis by Conhaim & Associates located
in Minneapolis, MN.
The purpose of this presentation is to provide the Plymouth Development Review Committee
DRC), Planning Commission and City Council details of the proposed planned unit
development (P.U.D.) and to obtain the necessary concept plan, preliminary plan and
preliminary plat approval.
III. GENERAL STATEMENT OF CONCEPT
A. Location
This proposed residential planned unit development by Lundgren Bros. is located in
Plymouth in Sections 18 and 19, Township 118N, Range 22W. The property consists
of ±83 acres and is served by County Road 24 to the south, County Road 101 to the
west and Medina Road to the north. The recently approved Seven Ponds Subdivision
by Hans Hagen, lies adjacent to the east.
Stromseth Property P.U.D.
Zoning
2
The property is currently zoned Future Residential Development (FRD). The
Developer proposes to rezone the property to a Planned Unit Development (PUD).
The Project
The project consists of 126 single family residential home sites that will be developed
on lots ranging from 75' lot width to 100' with lot depths varying from 120' to 250'.
Each lot will be developed to match the site with a choice of pre- designed models.
Each home will have a minimum two car garage with a wide driveway and major
emphasis placed on walkout basements where topography allows.
Lot Size:
Gross Average Lot Size 28,639 s.f.
Net Average Lot Size 17,507 s.f.
Smallest Lot Size 10,000 s.f.
Largest Lot Size 39,500 s.f.
Proposed Building Setbacks:
25' Front Yard Setback (minimum)
25' Rear Yard Setback (minimum)
6' Interior Side Yard Setback for Garages
9' Interior Side Yard Setback for Living Area
25' Rear Yard Wetland Setback
The necessity for reduced front yard setbacks are for the perimeter lots abutting
County Roads 101, 24 and Medina Road. In addition, lots abutting wetlands are also
directly affected. Meandering wetlands create a variety of constraints to development,
which can be minimized by setting the homes 25' from R.O.W., so as not to force
development closer to the wetlands. This request for a 25' front yard setback would
allow an additional 10' of buffering to accommodate extensive berming and
landscaping, which will provide a much more desirable condition for quality housing.
For obvious planning reasons, we prefer to maintain a consistent 25' front yard
setback.
The interior lots not affected by county roads or wetlands vary in size from 10,000
square feet to 20,000 square feet with perimeter lots; (those lots affected by wetlands
and county roads), ranging from 12,000 square feet to 30,000 square feet. The range
of lots in this development is considerable and provides an opportunity to
accommodate different home styles.
Besides offering the advantage of a highly varied stmetscape, the mixture of home
plans and lot sizes can help to diversify target markets. Generally this option does, not
achieve densities as high as those using conventional platting procedures, evidenced by
the gross density shown on this plan of 1.5 units/acre with a net average lot size of
17,507 square feet.
Stromseth Property P.U.D. 3
With the difficult constraints on this site, the mitigation measures that we propose of
additional landscaping and preservation of open space creates a development that is
aesthetically pleasing and environmentally responsible.
These mitigation measures speak to the purpose of the setbacks and successfully create
the ultimate condition that the setbacks were designed to affect.
Development Summary:
Total Acres
Public Paris & Trail
Open Space
R.O.W.
Net Developable
Number of Lots
Gross Density
Net Density
B. P.U.D. Criteria
82.84 ac.
6.10 ac. ( 7%)
15.90 ac. (19%)
10.20 ac. (12%)
50.64 ac. (62 %)
126
1.5 unjac. (126 = 82.84)
2.5 un./ac.
The Plymouth Zoning Ordinance (May, 1986 version) outlines five expected attributes
of Planned Unit Developments. Those expected attributes and the Developer's
findings are outlined below:
1. Attribute: Benefits from new technology in building design, construction and
land development.
Finding: Lundgren Bros. annually upgrades its entire home product line
keeping current with design trends that are the most in demand and efficient.
The latest innovative construction techniques are implemented upon their
introduction to the building industry.
2. Attribute: Higher standards of site and building design, through the use of
trained and experienced professionals in land planning, architecture, and
landscaping to prepare plans for Planned Unit Developments.
Finding Lundgren Bros. has been developing residential single family
Planned Unit Developments and building quality homes in Plymouth for 23
years. The Lundgren Bros. tradition of quality neighborhood communities has
been recognized nationally by many industry publications such as; Better
Homes and Gardens, Professional Builder and Builder magazine.
The Lundgren Bros. design team is an assembly of experienced professionals
who consistently have been on the "cutting edge" of innovative land use
planning and environmental sensitivity, preserving and enhancing the existing
natural features of each site.
Stromseth Property P.U.D. 4
3. Attribute: More efficient and effective use of streets, utilities and public
facilities to yield high quality development at a lesser cost.
Findin : The proposed Concept Plan and Preliminary Plan maximizes the
potential of the limited developable land on this property while providing an
efficient use of open space that benefits as many home sites as possible.
Because of the unusual amount of constraints existing on this site such as: the
six wetlands, the visual and noise concerns of County Roads 101 and 24 and
the anticipated industrial development to the north of Medina Road, Lundgren
Bros. is requesting a P.U.D. on this property. A P.U.D. would provide more
efficient use of land and public services, consolidation of areas for recreation
and reductions in street lengths and other utility related expenses.
4. Attribute: More usable and suitably located active recreation facilities and
other public and common facilities than would otherwise be provided under
conventional land development procedures.
Finding The amount of open space provided in the neighborhood recreation
area and the numerous ponds created within the development are a direct result
of the flexibility allowed under a P.U.D. Additionally, because of reduced lot
size and setback requirements the Developer is able to provide other
neighborhood community benefits that reduce the strain on other city parks
and trails.
5. Attribute: Demonstration of affirmative design efforts toward the preservation
and enhancement of desirable natural site characteristics.
Finding The overall concept is oriented around the development of
individual neighborhoods defined by the road system and the integrated open
space system. This community was designed to accommodate moderate -sized
single family homes. The building pad that is used on each lot to determine
the impact of development is generally square and measures approximately 60'
wide and 50' deep. The plentiful open space shown affords the visual amenity
provided by ponds, wetlands, mounds and depressions and combines them with
the landscape elements such as grass, flowers, shrubbery and trees.
Over and above this, it provides the means to preserve and enhance existing
natural amenities. Open space can beneficially influence the micro climate by
improving heat radiation and by providing channels for air drainage and
favorable air flows. The system operates as more than just open space; it
provides a readily accessible place for informal recreation.
The road system is designed to identify a hierarchy of traffic with secondary
streets ruining into a north -south collector road. The cul-de -sacs are used to
allow development of rolling hills and to create niches for smaller
neighborhoods. The curvilinear road system, rolling topography and general
site design help create many interesting and unique building sites which further
promotes quality housing within the development.
Stromseth Property P.U.D. S
By design, the road system also locates entrances which identify points of
arrival to individual neighborhoods. The entrance features will consist of
ponds, tennis courts, play structures and planted medians. These areas will all
be maintained by a homeowners association as well as covenants on the land
that must be adhered to by owners. Those things to be controlled will be
building size and materials, tree planting and other site features.
Through the departure from the strict application of required setbacks, yard
areas, lot sizes and other minimum requirements and performance standards
associated with traditional zoning, planned unit developments can maximize
the development potential of land while remaining sensitive to its unique and
valuable natural characteristics.
C. Comprehensive Plan Acceptability
Land Use Guide Plan/Density
The property is currently guided for Low Density Residential Single Family
Housing (LA -1) by the City's Land Use Guide Plan. This designation allows
1 to 3 residential dwelling units per acre. The Stromseth Property Concept
Plan and Preliminary Plan proposes 126 residential single family lots on
approximately 83 acres for a density of 1.5 dwelling units per acre.
2. Site Utility Availability and Service
The Stromseth site is within the current urban services area of Plymouth.
Sanitary sewer, watermain and storm sewer systems have been completed
around and in the site to serve this property as well as other undeveloped
properties in the general area. Sanitary sewer service for the single family lots
and homes will principally be provided by a 12" trunk sewer line that was
installed through the property in 1991. The sewer bisects the northwesterly
comer of the property. Gravity sewer lines will be extended southerly from
this trunk sewer line to serve the majority of the site.
The extreme southeasterly comer of the site will receive gravity lateral sewer
service from an existing sewer line which parallels County Road 24.
The installation of internal gravity sewers will be done in phases as necessary
to support the phased development; beginning with Phase I at the southerly
end of the property.
Watermain trunk service has also been provided to the site in the past. As
with the sanitary sewer service lateral watermains will be extended into the site
in a phased manner beginning from County Road 24 and working north The
preliminary utility plan shows the intended watermain system and its looping
to the surrounding trunk lines.
Stromseth Property P.U.D. r
As each phase is extended, fire hydrants and individual house services will be
provided from the lateral mains to provide normal urban services to each
segment of the project.
Storm drainage for the project site will be accommodated by existing public
facilities in place (and to be constructed in a Seven Ponds 2nd Addition
neighborhood area to the east of the site).
The existing conditions plan for the property shows the wetlands which exist
on the property at present. DNR wetlands 46OW and 463W straddle the
property line between the Seven Ponds 2nd Addition area to the east and the
Stromseth site.
In addition to these two DNR wetlands, four other wetlands which are under
the jurisdiction of regulatory bodies including the U.S. Army Corp of
Engineers, exist in the southerly and southwesterly portions of the site.
The design of the project is such that a very minimal encroachment into the
federal wetlands area will be necessary for development of the project. No
encroachment within the limits of the DNR wetlands are planned. The
Preliminary Utility Plan depicts a system of upland ponds and an expansion of
some wetland areas with storm sewers to interconnect the natural and man
made facilities.
The expansion of the wetland areas and the installation of storm sewers and
drainage facilities will be phased with the phasing of the balance of
development.
The drainage facilities will conform to the Plymouth Storm Drainage Plan and
its on -site ponding area BC -P2.
3. Traffic & Access Circulation
The road system, open space system and trails have been developed to best
facilitate the movement of traffic safely and conveniently in accordance with
the City's designated road system. The overall plan is to develop housing and
open space within a harmonious arrangement of neighborhoods set in a park
like area.
Primary access to the development will be off of a north -south collector
connecting County Road 24 and Medina Road.
Public trails are proposed along County Road 101 and along the southeastern
edge of the property connecting adjacent neighborhoods to the park system.
The preliminary plan provides for the preservation of approximately 22 acres
of natural wetland and high ground areas as public park, trails and open space.
Stromseth Property P.U.D.
D. Tentative Staging and Sequence Schedule
7
The Developer intends to develop the project in five phases over a period of
approximately four to five years. Obviously, economic conditions may effect the
actual time frame and specific areas of development.
The accompanying phasing plan attached identifies the sequence of development of the
proposed development. This sequence is mostly derived by the approximate location
of utilities.
E. Financial Capability
As the optionee, Lundgren Bros. intends to develop the Stromseth Property once they
complete the purchase. Lundgren Bros. has successfully been a major participant in
the residential development of Plymouth for more than 23 years and has never failed
to perform on any of its commitments.
F. Natural Resource Analysis
The topography is gently, rolling terrain with the highest elevation being 1,020.6 and
the lowest 991.2. There exists ± 18 acres of protected wetlands on the site, with both
the Department of Natural Resources and the Department of Army Corp of Engineers
having jurisdiction.
In addition to these natural features, the development will include significant ponding
and an undulating landscaped berm on three sides of the development providing a
buffering of the development and single family homes to the County Roads.
Additional landscape elements that the Developer is including will also ensure an
overall development that is attractive, softens building masses and develops more
intimate settings for each home.
IV. CONFORMANCE TO CONDITIONAL USE PERMIT
1. Attribute: Compliance with and effect upon the Comprehensive Plan.
Finding The property is currently guided for Low Density Residential Single Family
Housing (LA -1) by the City's Land Use Guide Plan. This designation allows 1 to 3
dwelling units per acre. The Stromseth Property Concept Plan and Preliminary Plan
proposes 126 residential single family lots on approximately 83 acres for a density of
1.5 dwelling units per acre.
2. Attribute: 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.
Finding: With such site design features as a curvilinear road system, abundance of
open space, preservation of wetlands and buffering from county roads, the Stromseth
Stromseth Property P.U.D. S
Property Proposal, in our opinion, enhances the quality goals and objectives of the
City of Plymouth.
3. Attribute: 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.
Finding The Stromseth Proposal was designed to fit into the immediate community
and with its open space, public park and public trails, this development is able to
provide neighborhood community benefits as well as benefits to itself.
4. Attribute: The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses permitted in
the District.
Finding It properly completes the development of the surrounding neighborhood and
with its public trails and park, accommodates the park requirement and benefit to the
community.
5. Attribute: 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.
Finding With its proper intersection with County Road 24 and Medina Road and
adequate measures taken such as 32' roadways and wide driveways, minimal traffic
congestion should occur.
6. Attribute: The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
Finding: The Stromseth property conforms to all applicable regulations of the LA -1
District and should provide a subdivision that is attractive, enduring and, along with
Lundgren Bros. as developer, a quality housing development.
IV. MONUMENTATION /SIGNAGE
Professionally designed and landscaped entrance monuments shall be provided at each entrance to the
P.U.D. The elements of the monumentation and signage shall be consistent throughout the
neighborhood community. The design team shall take advantage of the creativity the P.U.D. ordinance
allows and develop an identity that blends well with the natural surroundings. All monumentation
shall be owned and maintained by the homeowners association and shall be consistent with the quality
monumentation found in other exclusive Lundgren Bros. neighborhood communities.
V. COVENANTS
As in all neighborhood communities created by Lundgren Bros., strict architectural and protective
covenants shall be established and recorded to protect the investment of each home owner and the City
of Plymouth.
Stromseth Property P.U.D.
VI. CONCLUSION
9
Lundgren Bros. feels that the proposed Concept Plan and Preliminary Plan for development of the
Stromseth property enhances the quality goals and objectives of the City of Plymouth. It is our
pleasure to respectfully submit to you our proposal and request your acceptance.
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E
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: May 28, 1992 COMMISSION MEETING DATE: June 3, 1992
FILE NO.: 92038
PETITIONER: Christ Memorial Lutheran Church
REQUEST: Site Plan and Conditional Use Permit Amendment, and Zoning
Ordinance Variance to permit a second structure on the
parcel.
LOCATION: Southeast corner of Sunset Trail and Xenium Lane
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
On September 23, 1985, the City Council, by Resolution 85 -742, approved a
Conditional Use Permit for a daycare center for 21 students at this site.
On October 7, 1985, the City Council, by Resolution 85 -814, approved a
Conditional Use Permit for a Montessori School in Christ Memorial Lutheran
Church.
On December 7, 1987, the City Council, by Resolution 87 -789, approved a
Conditional Use Permit for a nursery school in this facility.
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. This proposal is for the placement of a modular building on this site to
meet the needs of the church for approximately five years. This building
would be used for daycare uses as well as church uses. The structure
contains 2,688 square feet. The church is proposing to increase the
number of children in the daycare to 51 from the existing 21 children.
2. The Zoning Ordinance directs the Planning Commission to consider the
Conditional Use Permit in terms of the six criteria found in Section 9,
Subdivision A, Paragraph 2a. I have attached a copy of the referenced
citation along with the applicant's narrative.
3. The Planning Commission must also consider the variance request for two
structures on a parcel in terms of the criteria found in Section 11,
Subdivision C, Paragraph 2d. of the Zoning Ordinance. I have attached a
copy of this citation along with the applicant's narrative.
Page Two, File 92038
PLANNING STAFF COMMENTS:
1. Except with respect to the Zoning Ordinance variance issue noted, this
Site Plan meets the standards of the Zoning Ordinance policies and
standards of the City of Plymouth regarding developments in the R -1A
Zoning District.
2. The Conditional Use Permit Amendment application with the expansion of the
daycare use complies with the Conditional Use Permit standards.
3. The requested variance for two structures on a lot meets the variance
criteria.
4. The Zoning Ordinance does not specifically address temporary structures.
Review of this request has been consistent with review procedures for a
permanent structure including the addition of landscaping and the
placement of the structure on a permanent foundation.
RECOMMENDATION:
I recommend adoption of the attached resolutions providing for the approval of
the Site Plan and Conditional Use Permit Amendment and Variance for Christ
Memorial Lutheran Church.
Submitted by:
Charles E. Dillerud, Community Development Director
ATTACHMENTS:
1. Draft Resolution Approving Site Plan and Conditional Use Permit Amendment
and Variance
2. Engineer's Memo
3. Applicant's Narrative
4. Conditional Use Permit Standards
5. Zoning Ordinance Variance Criteria
6. Location Map
7. Site Graphics
pc /jk /92038:jw)
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT AMENDMENT AND VARIANCE FOR
CHRIST MEMORIAL LUTHERAN CHURCH (92038)
WHEREAS, Christ Memorial Lutheran Church has requested approval for a Site
Plan and Conditional Use Permit Amendment and Variance for construction of a
second building and expansion of an existing daycare center for property
located at the southeast corner of Sunset Trail and Xenium Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Christ Memorial Lutheran Church for a Site Plan and Conditional Use Permit
Amendment and Variance for construction of a second building and expansion of
an existing daycare center for property located at the southeast corner of
Sunset Trail and Xenium Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
3. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within 12 months of the date of this
resolution.
4. Any signage shall be in compliance with the Ordinance.
5. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
6. An 81z x 11 inch "As Built" Fire Protection Plan shall be submitted prior
to the release or reduction of any site improvement bonds per City Policy.
7. The site shall be maintained in a sanitary manner.
8. All parking shall be offstreet in designated areas which comply with the
Zoning Ordinance.
9. This permit is issued to Christ Memorial Lutheran Church.
10. A variance is granted for two structures on one parcel.
11. A State Seal and Certification of the structures is required.
12. This Conditional Use Permit shall be valid for 5 years from the date of
this resolution.
res /pc /92038:jw)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: May 29, 1992
FILE NO.: 92038
PETITIONER: James MacLachlan /Deb Reisner, Christ Memorial Church, 13501 Sunset
Trail, Plymouth, MN 55441
SITE PLAN: CHRIST MEMORIAL LUTHERAN CHURCH
LOCATION: 13501 Sunset Trail
N/A Yes No
1. _ X _ Have watermain area assessments been levied based on proposed use?
2. _ XX Have Sanitary sewer area assessments been levied based on proposed
use?
3. _ X Will SAC and REC charges will be payable at the time building
permits are issued? These are in addition to the assessments shown
in No. 1 and No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - None,
5. Other additional assessments estimated: None,
6. _ X _ Is property one parcel?
If "No" is marked, the approval of the site plan as proposed
requires that a lot consolidation be approved by the City Council.
N/A Yes No
7. _ Complies with standard utility /drainage easements?
If "No" is marked, the current City ordinance requires utility and
drainage easements ten feet (10') in width adjoining all streets and
six feet (6') in width adjoining side and rear lot lines.
If easements are required it is necessary for the owner to submit
separate easement documents executed and in recordable form prior to
the issuance of any building permits.)
S. X _ _ Complies with ponding easement requirements?
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements. If "No" is marked, the
following changes are necessary:
9. X Are all standard utility easements required for construction
provided?
The City requires twenty foot (20') utility and drainage easements
where these utilities are proposed to be installed. This item has
been reviewed with the final site plan. If "No" is marked, the
following changes are necessary:
10. X _ _ Have all existing unnecessary easements and rights -of -way been
vacated?
If "No" is marked, it will be necessary to vacate the obsolete
easements /right -of -way to facilitate the development. This is not
an automatic process, it is the owner's responsibility to submit a
petition as well as legal descriptions of easements proposed to be
vacated.
X Has the Owner's Duplicate Certificate of Title has been submitted to
the City with this application? If it is subsequently determined
that the subject property is abstract property. then this
requirement does not annly.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
12. _ _ X Have all necessary permits for this project been obtained?
The developer must comply with the conditions within any permit.
DNR
MN DOT
Hennepin County
MPCA
State Health Department
Bassett Creek
X Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Wetland Conservation Act of
1991 from City
13. _ X Does the Site Plan comply with The City's Adopted Storm Drainage
Plan? If "No" is marked, the following revisions are required:
14. _ _ X Does the Grading, Drainage, and Erosion Control Plan comply with the
City's erosion control policy?
If "No" is marked, the following revisions are required: Silt fence
shall be placed along the east and south side of the proposed
building.
15. X Are necessary fire hydrants provided?
If "No" is marked, the City of Plymouth requires five hydrants be
spaced 300 feet apart. It will be necessary to locate hydrants in
such a manner that the site plan complies with Plymouth City Code
Section 905.05.
16. _ X _ Is the size and type of material proposed in the utility systems
included on the utility plans?
If "No" is marked, the utility plan shall be revised to indicate the
size and type of material.
Sanitary Sewer
Watermain
Storm Sewer
3-
N/A Yes No
17. . X _ _ Is the post indicator valve and fire department connection provided?
If "No" is marked, they shall be included in the site utility plan.
18. X _ Are hydrant valves provided7
If "No" is marked, all new fire hydrants shall be valved with 6"
gate valves per City Engineering Guidelines Detail Plate No. W -2.
19. _ X _ Are sanitary sewer clean -outs provided?
If "No" is marked, it will be necessary to provide clean -outs on the
proposed internal sanitary sewer system at a maximum of 100 foot
intervals.
N/A Yes No
20. X _ _ Acceleration /deceleration lanes provided?
If "No" is marked, Acceleration /deceleration lanes are required at
the intersection of
and
21. _ X _ Are all existing street rights -of -way the required width?
If "No" is marked, an additional feet of right -of -way will
be required on
22. X _ _ Does the grading plan comply with site drainage requirements?
If "No" is marked, the City will not permit drainage onto a City
street from a private parking lot, the site plan shall be revised
accordingly.
23. X Is concrete curb and gutter provided7
If "No" is marked, the City requires B -612 concrete curb and gutter
at all entrances and where drainage must be controlled, Curb Stone
may be used where it is not necessary to control drainage. For
traffic control either B -612 or curb stone is required around the
bituminous surfaced parking lot. The site plan shall be revised to
indicate compliance with this requirement.
24. X _ _ Does the site plan comply with parking lot standards?
The City requires that all traveled areas within the parking lot, as
well as the proposed entrances, shall be constructed to a 7 -ton
standard City design with six inches of Class 5 1002 crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 1002 crushed base and two inch bituminous mat. If "No" is
marked, the site plan shall be revised to indicate compliance with
these requirements:
4-
N/A Yes No
N/A Yes No
25. _ X Is it necessary to contact Bob Fasching, the City's public utility
foreman, at 550 -7492?
If "Yes" is marked 24 hours notice is required in advance of making
any proposed utility connections to the City's sanitary sewer and
water systems. All water connections shall be via wet tap.
26. _ X Is it necessary to contact Tom Vetsch, the City's Street Foreman, at
550 -7493 for an excavating permit?
If "Yes" is marked 24 hours notice is required before digging within
the City right -of -way.
27. _ X The City requires reproducible mylar prints of sanitary sewer, water
service and storm sewer As- Builts for the site prior to the
financial guarantee being released.
28. _ _ X{ Does the site plan comply with the City of Plymouth's current
Engineering Standards Manual?
If "No" is marked, see Items See Item Nos, 7. 11- 12. 14. and
Special Conditions.
29 A. The developer is responsible for the restoration of First Avenue North.
Submitted by: c-ic1
Daniel L. Faulkner, P.E.
City Engineer
5-
CHRIST MEMORIAL LUTHERAN CHURCH
TENDER LEARNING CENTER
Christ Memorial Lutheran Church was originally located at State
Highway 12 and Ford Road in Minnetonka. With the development
in the area, access to the highways became a problem and we
chose to relocate the church.
The present facility was built at its present location in
Plymouth in 1969. It was built on the edge of an existing
residential area, but in an agricultural area that was to be
developed, with the idea of being a part of a growing area in
the community.
Over the years we have offered educational programs on weekday
evening that have been open to the public. The church has served
the community as a poling place for elections for many years.
In 1986 we felt that day care was an important and integral
part of the community and we started a christian day care center
which is open to the community and at present serves some special
needs students from the Wayzata Public School System.
At this time, because of the continued demand for a christian
day care facility in the community we feel a need to expand
our program. To provide the space needed for this expanded
program we must construct an additional structure to house these
children. In addition to the day care in this additional
structure there will be an area dedicated to the youth program
at the church. This building will be a fully handicap accessible
structure with handicap access to all rooms.
This structure will be a free standing modular built structure
of about 2670 square feet. The plan is to provide this structure
on a temporary basis for about 5 years. At that time it is our
plan to expand the present church and educational facility to
incorporate this additional day care use.
Our present day care facility serves about 76 children of all
ages and our expanded program will serve about 107 children.
f CHRIST MEMORIAL LUTHERAN CHURCH
TENDER LEARNING CENTER
Zoning Ordinance - Variance Standard
The variance of a second building on the site is being
requested as a temporary use for about 5 years to allow planning
for an addition to the present structure. We feel this variance
should be granted for us on a temporary basis because it has
been allowed in the past in Plymouth at the Wayzata Schools.
This temporary structure, since it is temporary in nature,
will not have an effect on the value of the property. This
hardship and request are caused by an existing ordinance only
allowing one structure on a tax parcel and we have done nothing
to create this condition.
Our present building is a brick structure on about 5 acres
of land. On the southerly side of the property is a low area
owned by the City of Plymouth, which is undeveloped. To the
east of the site is a single family residence that is screened
from the area of the temporary structure by existing trees and
bushes. To the north are single family homes and a group home
and on the westerly side is County Road No. 61. The area across
County Road No. 61 is industrial with one story buildings. With
this parcel between industrial and residential uses it should
blend into the community.
The temporary structure will be a one story modular unit
with nature tone colors to blend into the environment. Light
and air supplies will not be impacted with a one story structure
and there will be little change in the traffic flow. The
temporary structure will be fully installed with fire detection
equipment. All points of the building will be within 50 feet
of an existing bituminous surface and no fire danger will be
created.
U
0
CHRIST MEMORIAL LUTHERAN CHURCH
TENDER LEARNING CENTER
Conditional Use Permit Standards
At the present time there is a church building on the
property with a state licensed day care facility. The day care
facility operates at this location under a Conditional Use
Permit. There is no change in that use, except the proposed
temporary structure being requested.
There is a continued need for quality day care facilities
and we feel that the proposed structure is an enhancement to
that program, as well as the community, by providing a christian
day care facility to the neighborhood. Many of our children
are Plymouth residents.
Since this is only a temporary structure to be used for
about 5 years it will not have an impact on the development
in the area nor will it impede any orderly development on the
surrounding properties.
Because of the low number of parking spaces required for
this facility it will have no effect on parking at the present
facility and access will be to Sunset Trail and County Road
No. 61, which are presently being used for access.
There shall be no other effect on the property or the
neighborhood and any change will be a change for the better
with a community day care facility, which serves the immediate
neighborhood.
PKM SKMICK 9r A
2. Before any Oondit3AS:a1 Use Permit may be granted, the
application therefore, shall be referred to the Planning Commission for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a reacmnezrdati:on to the City Ccx=il, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the C %xvhensive Plan.
2) The establishment, maintenance or operation of the conditional
use will prcuote 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 inmediate 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 inpede the
normal and orderly development and 11,; rvvenent of surrounding
property for uses permitted in the district.
5) Adequate measures have been or will be taken to provide ingress,
egress, and parking so designed as to minimize traffic
congestion in the public streets.
6) The conditional use shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
foram:o >pl /cup.stnd /s) 10/89
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1. That because of the particular physical surroundings, shape, or
topographical conditions of the specific parcel of land involved, a
particular hardship to the owner would result, as distinguished fran a
mere inconvenience, if the strict letter of the regulations were to be
carried out.
2. That the conditions upon which a petition for a variation is based are
unique to the parcel of land for which the variance is sought and are not
applicable, generally, to other property within the same zoning
classification.
3. That the purpose of the variation is not based exclusively upon a desire
to increase the value or income potential of the parcel of land.
4. That the alleged difficulty or hardship is caused by this Ordinance and
has not been created by any persons presently having an interest in the
parcel of land.
5. That the granting of the variation will not be detrimental to the public
welfare or injurious to other land or imprvvenents in the neighborhood in
which the parcel of land is located.
6. That the proposed variation will not impair an adequate supply of light
and air to adjacent property, or substantially increase the congestion of
the public streets, or increase the danger of fire, or endanger the public
safety, or substantially diminish or impair property values within the
neighborhood.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION' STAFF REPORT
REPORT DATE: May 21, 1992 COMMISSION MEETING DATE: June 3, 1992
FILE NO.: 92039
PETITIONER: Quantum Development
REQUEST: Conditional Use Permit for a K -12 Private School
LOCATION: 12325 State Highway 55
GUIDE PLAN CLASS: Public /Semi - Public
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
The Beacon Heights School was closed by the Wayzata School District in 1982.
On August 20, 1984, the City Council, by Resolution 84 -546 denied a Land Use
Guide Plan amendment and rezoning of this site from the R -1A (Low Density
Single Family Residential) District to B -1 (Office Limited Business).
On July 1, 1991, the City Council, by Resolution 91 -360, approved a
Conditional Use Permit for a daycare facility and a private school; and, by
Resolution 91 -361, approved a Conditional Use Permit for a private nursery
school; by Resolution 91 -362, approved a Site Plan for parking lot expansion
and variance for Quantum Development; and, by Resolution 91 -363, approved a
Lot Consolidation for the Beacon Heights School.
On May 4, 1992, the City Council, by Resolution 92 -245, approved a Site Plan
and Conditional Use Permit for a parking lot expansion for Quantum
Development.
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. This request is for a private coeducational nonprofit school for
Kindergarten to Grade 12. The school will at full implementation occupy
the remaining 16,000 square feet of an existing structure and will be
implemented in two phases. The first phase will include 8,000 square
feet. A total of 140 students is proposed for this school at full
occupancy, with the first phase accommodating 40 students. The complete
facility will include seven classrooms, with two in the first phase; and,
will be open from 8:00 a.m. - 5:00 p.m. with extended hours for
extracurricular activities.
i •
Page Two, File 92039
2. The Planning Commission, in consideration of a Conditional Use Permit must
find the six standards of Section 9, Subdivision A, Paragraph 2a are
complied with. A copy of the Conditional Use Permit standards is attached
along with the petitioner's narrative.
PLANNING STAFF COMMENTS:
1. The use of this existing facility for elementary level education has been
historic. At one time 400 Kindergarten to 6th Grade students attended the
facility. While the level of activity on the site would increase by this
use over the current use, and that of the past few years, the aggregate
scale of activities resulting from these 140 students, and the existing
day care (250 students), would be similar to that previously established
on the site.
2. The new factor represented by this application is the introduction of
Junior and Senior High School age groups to the site. Typical differences
in activity type and level that can accompany this older age group include
expanded outdoor physical education and extra curricular athletics; and,
for the Grades 10 -12 student automobiles. It is for these and other
reasons State standards for Junior and Senior High School sites call for
substantially more per pupil site area, with campus size minimums greater
than the Beacon Heights site area.
3. Rehabilitation of the Beacon Heights facility is progressing - -a credit to
the current owner /developer and his present tenant. We recognize that
continued rehabilitation of the facility depends on additional tenants.
To that end we find the use of the structure for 40 or 140 elementarx age
students (Grades Kindergarten to Six) to be responsive to the Con itiona
Use Permit standards.
4. We find the potential impact on the adjoining neighborhood could be
significantly different with the introduction of students in Grades 8 to
12-- particularly related to outdoor physical education and student
automobiles. Because of this potential we find the use - -as it relates to
Grades 8- 12 - -will not meet the Conditional Use Permit standards #2 and #3
toning Ordinance Section 9, Subdivision A, Paragraph 2a.), regarding
public welfare and the use and enjoyment of other property in the
immediate vicinity.
5. We recommend approval of a Conditional Use Permit for Phase I (as stated
by the applicant) for 40 elementary age (through Grade 6) students only.
Additional numbers, or higher grade levels, could be considered by an
Amended CUP following evaluation of elementary level operations at the 40
student size; and, based on a detailed analysis and a plan by the
applicant to address the added site impacts from students in Grades 7 -12.
i
Page Three, File 92039
RECOMMENDATION:
I hereby recommend approval of the Conditional Use Permit in conformance with
the conditions of the attached resolution including a limitation to 40
students in K -6 gr MA levels.
Submitted by:
Charles E. Dillerud, Community Deve opment Director
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit Amendment
2. Conditional Use Permit Standards
3. Petitioner's Narrative
4. Location Map
pc /jk /92039:jw)
APPROVING CONDITIONAL USE PERMIT FOR QUANTUM DEVELOPMENT FOR THE FOUNDATION
FOR APPLIED STUDY TECHNOLOGY, INC. LOCATED AT 12325 STATE HIGHWAY 55 (92039)
WHEREAS, Quantum Development has requested approval for a Conditional Use
Permit for The Foundation for Applied Study Technology, Inc. to operate a K -12
private school for property located at 12325 State Highway 55; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval of an amended use configuration;
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
Quantum Development for The Foundation for Applied Study Technology, Inc. for
a Conditional Use Permit to operate a private school for property located at
12325 State Highway 55; subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and ordinances,
and violation thereof shall be grounds for revocation.
2. The permit is issued to The Foundation for Applied Study Technology, Inc.
for a private school 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. Signage relative to the use shall be per ordinance standards and the
property owner shall apply for any permits and shall account for total
signage for the building.
6. All parking shall be offstreet in designated areas which comply with the
Zoning Ordinance.
7. Operating hours shall be 8:00 a.m. to 5:00 p.m. week days with extended
hours for indoor extracurricular activities only.
8. Maximum enrollment, including any secondary uses, shall be 40 students in
the grade and age levels Kindergarten to grade 6 only.
9. A copy of the current State Operating Certificate and /or license shall be
kept on file with the City.
10. The permit shall not be issued until the required building improvements
have been completed and approved by the City.
11. No variances from any City ordinance or code standards regarding this use
are granted or implied by this action.
res /pc /92039:jw)
FROK SBCTICN 9, S[IDDIVISIC N A
2. per. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Ccnvdssion for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a recommendation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning CcnvLi.ssion shall review the application and consider its
conformance with the following standards:
1) Ccmpliance 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 improvement of surrounding
property for uses permitted in the district.
5) Adequate measures have been or will be taken to provide ingress,
egress, and parking so designed as to minimize traffic
congestion in the public streets.
6) The conditional use shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
forms: o>pl /cup. stnd/s) 10/89
92039
Exhibit B
We are applying for a conditional use permit at the Beacon Heights School, 12325 State Highway 55,
in order to house a co- educational, non - profit school which is for grades kindergarten thorough
twelve. Our school will occupy approximately 16,000 square feet of the building that we will occupy
in two (2) phases. Each phase will be approximately 8,000 square feet. Renovations will be complete
and we should be ready to move in no later than September 1, 1992. Phase one of our renovated
space will be able to fully service 40 students. Phase two will accommodate an additional 100 stu-
dents for a total of 140 students. The proposed space will have two classrooms in phase one, and five
additional classrooms in phase two. There will also be a kitchen, office and a boys and girls lavatory.
Parking for both phases (total of 7 classrooms) is duly provided under site plan previously submitted
to your city. The school will be open Monday through Friday 8:00 to 5:00 with extended hours for
occasional extra curricular activities.
Our school is addressing the fact that all children have different learning speeds. The curriculum is
tailor made for the individual child who can learn at his own optimum speed, who does not fall be-
hind, or get oard ith too much repetition. All of our teachers will be certified in Minnesota and
will receive additional extensive training on how to apply this technology of study to our students.
We do conform with the standards set forth in Section 9 of the Plymouth Zoning Ordinance, condi-
tional use permit standards.
1.) The school is in compliance with the Comprehensive Plan because the building is guided
and zoned for residential use which is the zoning required for school use.
2.) The school will provide a service that will enhance and promote the general public welfare
and it will in no way endanger the public health, safety, morals or comfort. It will take a
vacant building and put it to good use.
3.) The school will not be injurious to the use and enjoyment of the property in the area nor
impair property values.
4.) The establishment of the conditional use will not impede the normal and orderly develop
ment and improvement of surrounding property for uses permitted in the district.
5.) Adequate measures have been or will be taken to provide ingress, egress, and parking so
designed as to minimize traffic congestion in the public streets.
6.) We will conform to all applicable regulations of our district.
CXUD7
QUANTUM DEVELOPMENT, INC.
202 Peninsula Road
Medicine Lake, Minnesota 55441
MAY
Mr. John Keho, Associate Planner
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447 May 28, 1992
Re: Conditional Use Permit Application (92039)
Foundation for Applied Study Technology, Inc.
Dear Mr. Keho,
As we discussed, Beacon Heights was originally built as a Kindergarten
through 12th grade school building and was used for all grades and high
school for many years. With Wayzata Schools' numerous locations in the
later years, the Beacon Heights building was used only for grades K through
6 during the last years they used it.
The proposed use under this conditional use application would be for
the use of the building exactly as it was originally designed and built:
Kindergarten through grade 12.
If you have any questions or comments, please call me at 544 -0965.
Sincerely,
Clint Carlson
President
QUANTUM DEVELOPMENT, INC.
202 Peninsula Road
Medicine Lake, Minnesota 55441
Mr. John Keho, Associate Planner
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
9 2.031
May zsLEOME
MAY 28
Re: Conditional Use Permit Application (92039)
Foundation for Applied Study Technology, Inc. CITY OF PLYMOUTH
Dear Mr. Keho, OMMUNITY DEVELOPMENT DEPT
I am writing in response to the questions in your letter dated May 15,
1992.
1.As we discussed by phone, we are supplying 57 parking spaces on the
site under the site plan recently approved. This is in comparison to
the required 32 spaces (18 for Family Child Development Center and 14
additional for this school). The tenants will not be using the parking
along the frontage road. As we agreed, no physical changes will need
to be made to that area along the road from the way it is now.
2. The architect will be supplying the working drawings to provide
compliance with current building
those
and fire codes. However, except for
compliance items, no other changes to the building are planned.ysl
3. Our site plan dated April 15,
serve the two different levels of
1992, shows 2 handicapped
the
spaces to
project.
Zoe
a) The southern most space southwest of the building will be a a
handicapped space.
b) Of the 13 spaces on the north side of the project, the most
westerly space will be a handicapped space.
4. Summary of Uses at the Project
Tenant Use Maximum Pupil
Famil hiTd Development Center rT - eschool & Daycare 1
Foundation for Applied Study K =12 School 1.40
Technology, Inc.
Total for both schools
If you have any questions or comments, please call me at 5440965.
Sincerely,
Clint Carlson
President
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MEMO •
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55441
DATE: May 29, 1992
TO: Chuck Dillerud, Community Development Director
FROM: John Keho, Associate Planne r
SUBJECT: ROCKFORD ESTATES (92012)
I have reviewed the Rockford Estates revised plans dated May 28, 1992. The
revised plans include five additional planting beds at the two driveways and
adjacent to their development sign which will consist of "two ton 1k inch
washed river rock, 20 boulders, four Gold Drop Potentilla, four Mock Orange,
two purple leaf Sand Cherry and two variegated Dogwoods ". The revised plans
also include adding window panes to the windows and to add two additional
windows to the second floor of the end units. A second floor overhang above
the two exterior doors has also been proposed by this plan. There are no
other revisions to the plans.
pc /jk /cd.92012:dh)
4.oA*
9_Y_,
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 22, 1992
TO: PlanniWi2oCi,,one rs
FROM: Chuck ommunity Development Director
SUBJECT: GOFF H)
The Planning Commission requested that this application be brought back to the
table at the May 27, 1992 meeting. It is my understanding that there has been
at least one and perhaps two meetings involving the neighbors and Mr. Goff
since the April 22, 1992 Planning Commission meeting.
As of the agenda publication deadline, neither Mr. Goff nor the adjoining
neighbors have presented any additional information or graphics to be
transmitted to the Planning Commission. Also, any modifications to the plans
that may be presented on May 27, 1992 have not had the benefit of Development
Review Committee consideration.
I have attached all agenda materials received by the Commission with their
April 22, 1992 agenda packet as well as the minutes from April 22, 1992
regarding this item.
Attachments:
1. Planning Commission Minutes of April 22, 1992
2. Original Goff Homes Agenda Packet
pl /cd /pc.5 -27)
planning
ppr1 22,
age X
Commission Minutes
1992
Commissioner Zylla stated that he was
concerned about the parking, and felt that
the prior plan should not relieve developer
of new ordinance requirements.
Roll Call vote. 4 Ayes, Commissioner Zylla VOTE - MOTION
voted Nay. MOTION carried on a 4 -1 vote. CARRIED
Chairman Stulberg introduced the request by GOFF HOMES, INC.
Goff Homes for rezoning from FRD to R -4; (92012)
Site Plan; and Conditional Use Permit for
attached housing located at the west side
of Xenium Lane at 37th Avenue North.
Director Dillerud reviewed the April 13,
1992 staff report.
Chairman Stulberg introduced Mr. Pat Goff,
the petitioner.
Mr. Goff stated that the proposed townhomes
would be like those that have been built at
44th Place. He said that the anticipated
occupancy would consist of 66 percent
single persons, 30 percent empty nesters,
and 2 -3 percent young couples. He said the
models are open for review.
Commissioner Scherer asked what was located
on southeast corner of the Site Plan.
Mr. Goff responded that it was an existing
family home. He said he purchased the
property from the owner of this site. Mr.
Goff stated that he intends to develop
20 -40 units each season. He stated that
because of the large assessments against
the property, he would like to complete the
property sites on the east and west, north
of the north roadway first. He said this
would give complete circulation through the
site without disturbing existing Xenium
Lane to the north.
Chairman Stulberg opened the Public
Hearing, and introduced letters into the
record which were received at the table
prior to the meeting.
Chairman Stulberg introduced Attorney Scott
Miller who stated he is representing
homeowners in the area.
April 22, 1992
Page 59
Mr. Miller stated what the, purpose and
intent of the zoning ordinance is in regard
to the public welfare. He stated that the
Planning Commission should evaluate this
proposal as it did not comply with the
Conditional Use Permit criteria Nos. 2, 3,
and 5 of Section 9 of the Zoning
Ordinance.
Mr. Miller stated that this request would
be injurious to his client's land use and
diminish the property values of neighboring
property owners. He said that the increase
in traffic endangers health and welfare of
the neighborhood. Mr. Miller stated that
the City codes and ordinances should
reflect current public opinion.
Mr. Miller said he wanted to know if the
timing of the anticipated phases of
development were realistic, and what if
subsequent phases are not completed. He
said the neighbors want to see if there are
some alternatives uses for this land.
Mr. Miller requested that the Planning
Commission deny or table this request so
that neighbors can meet with developer and
City to explore other options, as they
felt there had not been enough time from
the time of property owner notices to
discuss this proposal. -
Chairman Stulberg introduced Ms. Sharon
Maslow of 13210 -35th Avenue North.
Ms. Maslow presented a petition to the
Commission which she wanted entered into
the record, signed by neighbors who oppose
this request. She stated the high traffic,
noise pollution ..and anticipated decrease
property values would be detrimental to the
neighborhood. She stated that one of the
signatures on the petition was that of the
owner of the site at the southeast corner,
and another was the signature of the
manager of the Stonehill Apartments. She
said that the Stonehill Apartment have not
created any problems for the neighorhood
and that the management is supportive of
the neighborhood's opposition to this
proposed development.
Planning Commission Minutes
April 22, 1992
Page 60
Ms. Nancy Scott of 3530 Wedgewood Lane
stated that she was concerned with
aesthetic design, density and the
anticipated loss in property values for
surrounding property.
Ms. Brenda Admire of 3620 Wedgewood Lane
stated that she feared the devaluation in
surrounding property, and was concerned
over the heavy density, noise, and traffic
that would result in the area from this
proposed development.
Ms. Admire stated that she is a realtor and
it is difficult to sell homes in this area
because of the closeness to the highway and
the high density of the area. She stated
that this type of development such as
Sagamore and Trenton Place had decreased
the value of surrounding property. She
said this location is the gateway of
Plymouth, and it is important to the
impression you want people to have when
they enter the City. She stated that she
would like the City to maintain its high
standards.
Chairman Stulberg asked Ms. Admire when she
bought her home.
Ms. Admire stated that she bought her home
in 1986.
Chairman Stulberg stated that this guiding
has been in place since 1973.
Mr. Miller stated that the homeowners in
the area did not understand what would go
into this area when they bought their
homes.
Chairman Stulberg stated that the property
owners of the developable land sites also
need to be protected.
Chairman Stulberg introduced Mr. Leo
Timmerman of 3630 Wedgewood Lane.
Mr. Timmerman stated that the Planning
Commission is obligated to the people
living in the area. He said he built his
home in 1989 and was told it was zoned as
is, and that the development would be
similar to the Stonehill Apartments. He
April 2
Page 61
1992
said he is not happy with the $60,000 value
of the proposed townhomes.
Chairman Stulberg introduced Mr. David
Griffith of 13220 -35th Avenue North.
Mr. Griffith showed the Commissioners some
photographs and gave them a letter also
stating his concerns. He said he does not
live within 500 feet of the proposed
development, but said that there had not
been enough time between the receipt of the
property notices and the public hearing for
citizens to react and research information
regarding this development. He said he had
obtained copies of 44th Avenue and
Fernbrook Lane development done by Goff
Homes. He said he checked out this plan,
and that what he saw at the site was
different than what is on the plan.
Mr. Griffith stated he could not see where
there would be room for berms for buffering
in the proposed project. He said he was
also concerned that the parking spaces of 2
1/2 for each unit would place too much
asphalt on the site. He said this
development would negatively affect the
quality of life for the neighborhood, and
he was opposed to another development such
as Fernbrook Manor.
Mr. Griffith stated that he was surprised
to hear that the Xenium Lane project had
been moved up in the Capital Improvement
Program, which will result in increased
traffic on Xenium Lane. He said the kids
need a park in this area. He stated that
there has been constant construction in the
area, and if this proposed development
takes 5 or 6 years to complete, it will not
be pleasant for the neighborhood. He asked
the Commission to give the neighbors time
to review the situation.
Mr. Miller stated that he assumed the
phases would not be complete until 1996.
Chairman Stulberg introduced Mr. Ed Thode
of 3540 -35th Place.
Mr. Thode stated that in 1985 Graham
Development received approval for a zoning
change to R -2. He said he expected
Planning Commission Minutes
April 22, 1992
Page 62
multiple dwellings to be built on this
site, but he would like to see a lower
density. He said he was not aware of the
1988 plan for rezoning.
Chairman Stulberg introduced Mr. John Doom
3600 Wedgwood Lane.
Mr. Doom stated that he was concerned with
the low cost of the proposed townhomes, and
said this project does not fit in the
neighborhood. He said he would like to see
a better design with more aesthetics. He
asked the Commissioners if any of them or
any of the City Council members would
benefit financially from the approval of
this project.
Chairman Stulberg explained that the
Commissioners would not benefit financially
from this proposal, and that in a case
where there is a conflict of interest, the
Commissioners would remove themselves from
the discussion and vote on a proposal.
Chairman Stulberg introduced Ms. Nancy
Lykkehop of 3505 Wedgewood Lane.
Ms. Lykkehop stated that the Fernbrook
Manor project landscaping is still not
completed. She asked if there would be pet
areas, walking areas, and places where the
snow could be piled. She asked how the
laws would govern the association in regard
to parking for - recreational vehicles,
privacy, and what the cost of the
association dues would be.
Ms. Lykkehop stated that the dues for
Fernbrook Manor were only $60 and wondered
if the amount for this development was
similar if it would be enough to cover
future needs of the development. She said
the neighbors deserve a development such as
Stonehill.
Mr. Miller stated that the concerns of the
neighbors are sufficient to raise concern
as to whether the standards of the City are
being complied with, and asked that this
request be at least tabled.
Chairman Stulberg introduced Mrs. Linda
Mulligan of 13005 -34th Avenue North.
April 22, 1992
Page 63
Mrs. Mulligan stated that she was concerned
with the increase in traffic on Xenium Lane
and the safety of children in the area
resulting from the anticipated traffic
increase. She said she was a realtor and
would like to she some improvement in the
aesthetics for this development.
Chairman Stulberg introduced Mr. Mike
Mulligan of 13005 -34th Avenue North.
Mr. Mulligan stated that the Fernbrook
Manor townhouses did not sell well and this
will probably be the case with these
townhomes as well.
Chairman Stulberg introduced Steven Piazza
of 13410 -36th Avenue North.
Mr. Piazza stated he was concerned with
Xenium Lane street project and asked when
it would be started.
City Engineer Faulkner stated that a
preliminary report has been ordered for
Xenium Lane; easements and right -of -ways
will have to be taken care of; and, he
projected the work could begin in late
summer.
Mr. Piazza asked what the zoning is along
Xenium Lane extended to Northwest Boulevard
via 38th Avenue North.
Director Dillerud
guiding in the area
corridor would be
Residential).
Mr. Piazza stated
Commission should
guiding in regard to
by Goff Homes.
responded that the
of the Xenium Lane
LA -1 (Low Density
that the Planning
consider this LA -1
the proposed project
Chairman Stulberg introduced Ms. Bev Kottas
of 3380 Sycamore Lane.
Ms. Kottas stated that she was the
President of Heritage Highland Homeowners
Association, and that they were not aware
of this request for development until
Thursday. She said they are concerned with
the high density and quality of the homes
proposed, and the development would not be
Planning Commission Minutes
April 22, 1992
Page 64
so objectionable if it was upgraded. She
said that curb appeal needs to be looked
at, as well as how the upkeep could be
managed financially by the purchasers of
these lower priced homes. She stated that
insufficient parking could be a problem.
Chairman Stulberg introduced Mr. Brian
Anderson of 3735 Vinewood Lane.
Mr. Anderson stated that four years ago he
saw a development such as this one proposed
changed to single family homes. He said it
was important to look at alternatives for
this site.
Chairman Stulberg introduced Mr. Marc
Maslow of 13210 -35th Avenue North.
Mr. Maslow stated that the quality needs to
be upgraded in the Fernbrook Manor project,
and he fears that this development will be
the same quality. He said the Commission
should do what is right and should not be
bound by the law, as this development will
effect all future development in Plymouth.
Chairman Stulberg introduced Mr. Brad Haigh
of 3780 Rosewood Lane.
Mr. Haigh stated that he was against this
project.
Chairman Stulberg introduced Mr. Douglas
Godfrey of 3770 Rosewood Lane.
Mr. Godfrey stated that he has seen some
60,000 units located at the Crosstown and
Highway 18 that are very appealing, and
said that some good projects can be done
for this dollar amount.
Mr. Steve Piazza was recognized a second
time and he stated that this proposed
development has been a strain on his family
because they believe that the value of the
family's "dream home" will be reduced by
this project.
Mr. David Griffith was recognized a second
time and stated that he was against the
Xenium Lane roadway project.
Planning
April 22,
Page 65
Commission
1992
Chairman Stulberg recognized Ms. Sharon
Maslow a second time.
Ms. Maslow stated that the rezoning of some
of this land approved in 1985 was just
recently published in the Sailor and that
the City deliberately delayed the
publication to mislead the neighbors.
Ms. Maslow stated that zoning can be
changed and it is the duty of the City to
notify all residents of changes.
Chairman Stulberg recognized Ms. Bev Kottas
a second time. Ms. Kottas stated that she
was in favor of the Xenium Lane extension,
but that she also wanted Vinewood Lane
extended.
Chairman Stulberg recognized Mr. Griffith
who stated that he had asked the City what
the taxes on the proposed units would be
and was told that taxes would be $600 per
unit.
Mr. Griffith stated that approval of this
development would not be fair to those
people who live across the road from this
proposed site, and who pay $9,000 a year in
taxes. He said this proposal is not an
economic investment for the community as it
will increase the number of children in the
schools, which are already crowded.
Mr. Miller was recognized again by Chairman
Stulberg.
Mr. Miller stated that the question of
property taxes is a quality issue and the
neighbors do not want to see the City tax
base diminished by low income development.
He said if there were time more issues
could be raised and addressed.
Mr. Leo Timmerman was recognized by
Chairman Stulberg a second time.
Mr. Timmerman stated that he had talked to
an appraisal agent about what would happen
to the value of his property if this
development were approved. He said he was
told by the agent to get an immediate
reappraisal of his property, because the
value would decrease, and he could then
request that his taxes be lowered.
Planning Commission Minutes
April 22, 1992
Page 66
Chairman Stulberg called upon the following
citizens who had filled out blue cards to
speak at the Public Hearing. Each of the
following responded that, they were against
the request by Goff Homes, Inc., and that
their concerns had been expressed by those
who spoke before them.
Tony Andreason, 13300 -34th Ave. N.
Claudette Battaglia, 13205 -35th Ave. N.
Frank Baeumler, 13325 -35th Ave. N.
Robert Bemel, 13395 -36th Ave. N.
Ken Bowers, 13430 -35th P1. N.
Chuong Van Dao, 13425 -35th P1. N.
Mary Anne Doom, 3600 Wedgewood La. N.
Dianne Fuller, 13300 -35th Ave. N.
Paul & Nancy Hammonds, 13415 -35th Ave.
Carl Hedberg, 13420 -36th Ave. N.
Eileen Hedberg, 13420 -36th Ave. N.
Stu Holmer, 13120 -38th Ave. N.
Howard Juul, 3615 Wedgewood La. N.
Randi Livon, 13395 -36th Ave. N.
John Love, 3650 Xenium Lane
Wade Lykkehoy, 3505 Wedgewood La. N.
Norma Miller, 13415 -36th Ave. N.
Gary Petersen, 3520 Wedgewood La. N.
Ray Roeller, 3400 Rosewood La. N.
Mike & Sue Smed, 13310 -35th Ave. N.
Larry Solberg, 3625 Wedgewood La. N.
Candace Streeter, 13215 -35th Ave. N.
Ed Streeter, 13215 -35th Ave. N.
Stephanie Streeter, 13100 -35th Ave. N.
Doug Templeton, 3510 Wedgewood La. N.
Dawn Timmerman, 3630 Wedgewood La. N.
Steve Tranter, 3650 Wedgewood La. N.
Chairman Stulberg closed the Public
Hearing.
Chairman Stulberg requested that Mr. Goff
answer the questions raised during the
Public Hearing regarding pet areas and snow
storage. He also asked what happens if a
builder does not complete a part of the
development such as landscaping.
Director Dillerud responded that all
builders are required to post a financial
guarantee with the City which includes
landscaping and other required site
improvements. If the builder pulls out of
the development without completing such
items the financial guarantee would be used
by the City to complete the requirements.
I-ranirii[y %,wiuui
April 22, 1992
Page 67
Mr. Goff responded that homeowners are
expected to clean up after their own pets;
snow would be stored between and at the
ends of the parking areas, and there is too
much snow the Homeowners Association would
have to contract with someone to truck it
out of the area. He stated that the common
area is everything outside the building
sites.
Carol Goff responded to the questions
regarding the Homeowner Association
documents stating that the dues will be
sufficient to take care of needs. She said
that a budget is submitted to FHA to be
certain that adequate funds are available
for improvements needed through the
Homeowners Association. She stated that
the exterior of the building, except garage
doors, would be. aluminum which requires
very little maintenance. She stated that
recreational vehicle parking is not
allowed. She said the City has a copy of
the document.
Mr. Pat Goff stated that the $60,000 units
should not devalue property in the area;
that all property values are driven by
supply and demand. He said the Homeowners
Association gives the protection to the
neighborhood that the development will be
maintained. He discussed the placement of
trees along Xenium Lane and the aluminum
siding and brick construction of the
townhomes.
Mr. Goff stated that the income of persons
owning the townhouses at Fernbrook Manor
range from $20,000 to $90,000.
He said that 30 percent of the buyers
anticipated for this new development will
be empty nesters who will pay cash for
their home. He said this type of
development satisfies the needs of those
who want to stay in the community, and that
many of these owners consider their home
their "dream home ".
Mr. Goff stated that the reason he plans to
build over the next 5 to 6 years is because
his company employs the same people to work
on all their developments, including those
in other communities, to ensure the work is
Planning Commission Minutes
April 22, 1992
Page 68
well done, and Goff Homes stays with the
Homeowners Association until all work is
completed to the satisfaction of the
association. He said that supply and
demand drives property values and Goff
Homes strives to build as good a product as
can be found.
Carol Goff stated that Goff Homes is still
on the Fernbrook Manor Homeowners
Association Board. She said that the
people living in these $60,000 homes are
respectable, honest people who want to live
in Plymouth too and deserve this right.
Pat Goff stated that he has looked at
alternatives and feels this proposal is
right for the site.
Chairman Stulberg asked Mr. Goff how many
garage units will be attached to each
townhouse.
Mr. Goff responded that there will be a one
car garage for each unit.
Chairman Stulberg asked for an explanation
of the market for this type of home.
Mr. Goff stated that the Fernbrook Manor
development will begin its 3rd Phase this
year. His plan for this new requested
development is for 24 -36 units this
season. He stated there is market
potential for this type of housing.
Director Dillerud explained that the Parks
and Trails Plan shows the neighborhood park
at Plymouth Creek and Northwest Boulevard
with a trail running along the Creek.
Access south to that trail will be by a
painted lane on Xenium Lane.
Chairman Stulberg asked for an explanation
of the notice discussed by Ms. Maslow
regarding the Xenium Lane, Vinewood
extension.
Director Dillerud explained that the notice
seen in the Sailor by Ms. Maslow was not a
notice of public hearing; it was the
publication of the rezoning which is not
done until after the Final Plat was filed
with the County. This action takes place
Planning Commiss
April 22, 1992
Page 69
pro forma after the approval by the City
Council - -which had happened in 1985.
Chairman Stulberg asked what became of the
Gaughan Company, who had previously
received approval for development on this
property.
Director Dillerud explained that the
Gaughan Company has become a management
focused company and sold the land. They
now manage apartment complexes.
Commissioner Wigley asked Mr. Goff if he
could work with the neighborhood to resolve
their issues.
Mr. Goff stated that the neighbors should
look closer at the 44th and Fernbrook Lane
project; talk to some of the people who own
the townhomes to see how valuable their
property is to them; and, view the good
quality materials that have been used.
Commissioner Wigley asked what kind of
compromise could be made by Goff Homes to
meet with the neighbors.
Mr. Goff stated that the development has to
make economic sense because of the large
assessments on the site. He said it would
be difficult to determine where to start on
a compromise. He said valuation is a
perceived thing in today's tight market,
and compromise is an arbitrary thing. He
said that he does not want to compromise as
he feels he knows what is right for this
site.
Chairman Stulberg stated that the issue
concerning tax rates is not something that
can be handled by the Planning Commission.
The tax issue can be discussed with the
City Council.
Carol Goff stated that a possible
compromise could be accomplished by the use
of only one color on all the units instead
of different colors, which would be a
perceived value (like Stonehill), and they
could do something at the entrance such as
Stonehill. She said they could possibly do
some heavy planting on the site, to give
perceived value.
Planning Commission Minutes
April 22, 1992
Page 70
Commissioner Scherer stated that he thought
the side view of the buildings could be
improved by adding some windows which would
create a more pleasing look rather than the
solid wall.
Commissioner Zylla asked if the prior
rezoning of this site had been premature.
Director Dillerud stated that the Rezoning
was approved by the Planning Commission and
City Council. The rezoning is not
published in the newspaper until the Final
Plat is filed with the County. The Final
Plat for this site was never recorded with
Hennepin County.
Commissioner Wigley stated that he felt
that the neighborhood is "up in arms ", and
the developer is unwilling to compromise.
MOTION by Commissioner Wigley, seconded by MOTION TO DENY
Commissioner Zylla, to recommend denial of
the request by Goff Homes, Inc. for
Rezoning from FRD to R -4, Site Plan and
Conditional Use Permit located at the west
side of Xenium Lane at 37th Avenue North,
stating that this request does not meet
Condition No. 3 of the Conditional Use
Permit criteria.
Commissioner Wigley stated that the issue
of compromise was not a threat; but his
motion to deny would leave it up to the
developer to agree to a compromise with the
neighbors, or drop the plan.
Commissioner Zylla stated that the guide
plan for this site will still be LA -4 (High
Density Multiple Residence District) if the
request is denied. He said that it is
possible for someone to submit a new
request for the site which would be liked
even less by the surrounding neighbors,
which could include a higher density than
what is currently being proposed.
Commissioner Scherer stated that another
possibility for development on this site
could be a rental project instead of owner
occupied townhomes, and this would probably
be liked even less than what is currently
being proposed.
Planning Commission Minu
April 22, 1992
Page 71
s
Chairman Stulberg stated he was against the
motion to deny this request, but that he
would like to see developer meet with
neighbors. He said this will give the
neighbors more time to review the proposal.
MOTION to table by Commissioner Scherer to
give interested parties more time to review
the project.
The Motion died as there was no second.
MOTION by Chairman Stulberg, seconded by
Commissioner Scherer to table the request
until the second meeting in June, with the
requirement that the developer meet with
the neighbors before the May 27, 1992
meeting.
Roll Call Vote. 4 Ayes, Commissioners
Wigley and Zylla voted Nay. MOTION carried
on a 4 -2 vote.
Meeting adjourned at 12:15 a.m.
MOTION TO TABLE
MOTION DIED
MOTION TO TABLE
VOTE - MOTION
CARRIED
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: April 13, 1992 COMMISSION MEETING DATE: April 22, 1992
FILE NO.: 92012
PETITIONER: Goff Homes, Inc.
REQUEST: Rezoning of 16.11 acre site from the FRD (Future Restricted
Development District) to the R -4 (High Density Multiple
Residence District); a Site Plan for 13 multiple family
buildings with a total of 156 units; and, a Conditional Use
Permit for attached housing.
LOCATION: West side of Xenium Lane at 37th Avenue North.
GUIDE PLAN CLASS: LA -4 (High Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
On February 6, 1984, the City Council, by Resolution 84 -74 approved a Lot
Division and Variance for this property.
On March 7, 1988, the City Council, by Resolution 88 -153 approved set
conditions prior to approving zoning of this site from the FRD to R -4
District, by Resolution 88 -154, approved a Preliminary Plat for this site, and
by Resolution 88 -155, approved a Site Plan and Conditional Use Permit for 152
units consisting of 62 coach house units, 55 townhouse units and 35 apartment
units. This project was never constructed. Consistent with the terms of the
Zoning Ordinance, the Site Plan and Conditional Use Permit approvals expire
when no building permits were applied for within 12 months.
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. While we have referenced rezoning from FRD to R -4 in the published Public
Hearing Notice and in the property owner's letters, our subsequent file
research reveals rezoning to R -4 was approved by the City Council on March
7, 1988. Since the publication of the rezoning ordinance - -the effective
execution of the rezoning direction- -was subject onl) to recording of
the Final Plat with Hennepin County, no City rezoning action appears
necessary at this time. Because of the passage of time we recommend the
rezoning be simply reaffirmed at this time. The R -4 zoning continues to
be consistent with the LA -4 (High Density Residential) classification of
this site by the Land Use Guide Plan Element of the Plymouth Comprehensive
Plan. The LA -4 classification of this site was reaffirmed by the City
Council on December 1989 with the approval of the new City -wide Land Use
Guide Plan Element.
2. The petitioner is also requesting approval of a Conditional Use Permit and
Site Plan for a 13 building multifamily residential development totaling
156 units. The proposed development will have two access points onto
Xenium Lane; at 37th Avenue North and 36th Avenue North. The petitioner
is proposing to have 156 garage units and 234 surface parking spaces in
this complex.
3. The Physical Constraints Analysis shows this property to be located within
the Bassett Creek Drainage District. The site is not within the Shoreland
Management District, but does contain wetland areas in the north edge of
the property. There are no significant woodlands on this site. There are
some slopes in excess of 12 percent on the eastern portion of the site.
There are no physical constraints to urban development with public sewers
on this site.
4. At the present time, Xenium Lane has not been constructed to intersect
with County Road 9 as is proposed by the Thoroughfare Guide Plan. A dirt
road extends north from Xenium Lane connecting to County Road 9 in the
vicinity of the Cottonwood Plaza Shopping Center. The extension of Xenium
Lane to County Road 9 and 38th Avenue North to Northwest Boulevard is part
of Year 1992 Capital Improvement Program.
5. The Planning Commission must find the Conditional Use Permit consistent
with the six standards for Conditional Use Permits found in Section 9,
Subdivision A of the Zoning Ordinance. A copy of the standards and the
applicant's narrative is attached.
6. Development of this site as proposed is responsive to the conventional
development standards of Section 7, Subdivision E of the Zoning Ordinance.
Dwelling unit density is determined by the requirement of 4,000 square
feet per dwelling unit. With adjustments being responsive to lot area
credits and allowances provided by the ordinance, the minimum lot area may
be reduced in size. The petitioner is not proposing any credits or
allowances for this site. The petitioner is proposing 4,498 square feet
per dwelling unit.
7. The Site Plan proposed meets or will exceed standards of the Zoning
Ordinance and other ordinances and policies governing development of sites
in the R -4 Zoning District. Specifically, offstreet parking is consistent
with the Zoning Ordinance in regard for multiple family dwellings; parking
areas and driveways will be constructed to the standards of the City
including construction and ease of circulation; trash containment will be
handled internally on a unit -by -unit basis; proposed signage meets Zoning
Ordinance standards for residential developments; the Landscape Plan is
consistent with the Landscape Policy; and, no rooftop mechanical equipment
are proposed.
8. The exterior appearance of the structures will be a 12 -Unit building with
a breezeway in the center of the building. The buildings will be two
stories with a peaked roof and horizontal lapped siding. The appearance
of the structures is consistent with the City Council Policy regarding
site and building aesthetics and architectural design.
PLANNING STAFF COMMENTS:
1. The rezoning from the FRD (Future Restricted Development District) to R -4
High Density Multiple Residence District) is consistent with the Land Use
2 -
Guide Plan Element of the Comprehensive Plan. The City Council approved
the rezoning of this site to R -4 in 1988 but the development was not built
and the Zoning Ordinance was not published.
2. The Site Plan meets or exceeds all City standards with respect to
development of multiple residence projects in the R -4 Zoning District.
3. Based primarily on consistency with the Plymouth Comprehensive Plan and
applicable City policies, ordinance and standards regarding land
development we find the application consistent with the Conditional use
Permit Standards of Section 9, Subdivision A, Paragraph 2a of the Zoning
Ordinance--assuming execution of the 1992 Plymouth Capital Improvements
Program regar ing construction of Xenium Lane to County Road 9 and /or 38th
Avenue North to Northwest Boulevard.
4. While it does not appear to have been an issue during 1988 discussion of
development of this site, we now find the completion of an all weather
north and /or east secondary access to this neighborhood to be a prudent
condition to later stages of this development.
The 1992 -1996 CIP has been approved by the City Council to include the
Xenium Lane /38th Avenue North extension as a 1992 project. MaT has
requested the City Council to order the engineering study at the April 20
meeting. These actions are the result of requests by residents of this
neighborhood at the CIP Public Hearing February 26, 1992, and the
subsequent Planning Commission recommendation to move this project ahead
of the proposed schedule.
5. A limitation should be included in the Conditional Use Permit regarding
the number of units to be constructed until Xenium Lane is completed to
County Road 9 or 38th Avenue North is completed to Northwest Boulevard.
Based on the likely timing of the road improvement and the applicant's
statements on staging, the southerly five structures (60 units) may be a
logical limitation.
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
approval of a rezoning from the FRD (Future Restricted Development District)
to R -4 (High Density, Multiple Residence istric nal Use Permit, and
Site Plan.
Submitted by:
S E.
ATTACHMENTS:
1. Resolution Approving Site Plan and Conditional Use Permit
2. Resolution Setting Conditions Prior to Publication of Rezoning Ordinance
3. Ordinance Rezoning from FRD (Future Restricted Development District) to R-
4 (High Density Multiple Residence District)
4. Engineer's Memo
5. Conditional Use Permit Standards
6. Petitioner's Narrative
7. Minutes of February 26, 1992 Hearing on the CIP
8. Communications
9. Location Map
10. Site Graphics
3-
pc/jk/92012:jw)
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR GOFF ,MES, INC. LOCATED AT
THE INTERSECTION OF 37TH AVENUE NORTH AND XENIUM LANE (92012)
WHEREAS, Goff Homes, Inc. has requested approval for a Site Plan and
Conditional Use Permit for a 156 unit multifamily project located at the
intersection of 37th Avenue North and Xenium Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Goff Homes, Inc. for a Site Plan and Conditional Use Permit for a 156 unit
multifamily project located at the intersection of 37th Avenue North and
Xenium Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of recording of each Final
Plat stage.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within 12 months of the date of this
resolution.
5. Any signage shall be in compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within each building, and
no outside storage is permitted.
9. An 8k x 11 inch "As Built" Fire Protection Plan shall be submitted prior
to the release or reduction of any site improvement bonds per City Policy.
10. No building permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
11. Compliance with the provisions of Resolution 89 -439 regarding tree
preservation.
12. Building permits for Phases 3 and 4 shall not be issued until Xenium Lane
is extended to Vinewood Lane or Northwest Boulevard; and, existing Xenium
Lane is vacated. Phases 1 and 2 include the southerly 5 structures (60
total units).
13. No setback variances are approved. All setbacks for structures and
parking /drive isles shall comply with Zoning Ordinance standards. The
Site Plan shall be modified to comply with this condition.
res /pc /92012:jw)
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR GOFF HOMES, INC. (92012)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located on the west side of Xenium Lane and 37th Avenue North from FRD (Future
Restricted Development District) to R -4 (High Density Multiple Residence
District) in conjunction with approval of the Site Plan for Rockford Estates;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the Final Plat for
Rockford Estates to be filed with Hennepin County prior to the publication of
said Ordinance.
res /pc /92012.sc:jw)
CITY OF PLYMOUTH
ORDINANCE NO. 92-
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
WEST OF XENIUM LAND AND 37TH AVENUE NORTH AS R -4 (HIGH DENSITY MULTIPLE
RESIDENCE DISTRICT) (92012)
Section 1. Amendment of Ordinance. Ordinance No. 80 -9 of the .City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD
Future Restricted Development District) to R -4 (High Density Multiple
Residence District) with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of saicT tracts only in accor ance with the Plan approved for the
File No. 92012.
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council this
ATTEST
City Clerk
cc /jk /92012:jw)
day of .
Mayor
City of Plymouth
E N G I N E E R ' S M E M O
to
Planning Commission i City Council
DATE: April 15, 1992
FILE NO.2 92012
PETITIONER: Mr. Pat Goff, Goff Banes, Inc., 865 Aspen Circle, Little Canada, MN
55109
SITE PLAN: ROCKFORD ESTATES
LOCATION: West Renium Lane, east of 494 in the south 1/2 of Section 15.
N/A Yes No
1. _, _ _2_ Have watermain area assessments been levied based on proposed use?
2. _ _ Have Sanitary sever area assessments been levied based on proposed
use?
3. _ _ Will SAC and REC charges will be payable at the time building
permits are issued? These are in addition to the assessments shown
in No. 1 and No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
5. Other additional assessments estimated: None.
LEGAL /EASEMENTS /PERMITS:
6. _ _ Is property one parcel?
If "No" is marked, the approval of the site plan as proposed
requires that a final plat be approved by the City Council.
N/A Yes No
7. _ _ Complies with standard utility /drainage easements?
If "No" is marked, the current City ordinance requires utility and
drainage easements ten feet (10') in width adjoining all streets and
six feet (61) in width adjoining side and rear lot lines.
If easements are required it is necessary for the owner to submit
separate easement documents executed and in recordable form prior to
the issuance of any building permits.) Will comely when the final
plat is recorded with Hennepin County.
g. _ _ _JL Complies with ponding easement requirements?
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements. If "No" is marked, the
following changes are necessary: For the lion d in he north Portion
of the site.
9. _ _ Are all standard utility easements required for construction
provided?
The City requires twenty foot (20') utility and drainage easements
where these utilities are proposed to be installed. This item has
been reviewed with the final site plan. If "No" is marked, the
following changes are necessary:
10. X _ _ Have all existing unnecessary easements and rights -of -way been
vacated?
If "No" is marked, it will be necessary to vacate the obsolete
easements /right -of -way to facilitate the development. This is not
an automatic process, it is the owner's responsibility to submit a
petition as well as legal descriptions of easements proposed to be
vacated.
11. _ _ Has'the Owner's Duplicate Certificate of Title has been submitted to
the City with this application? If it is subsequently determined
that the subject property is abstract nrooerty. then this
reg, { cement does not A2211.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
12. _ _ _ZL Have all necessary permits for this project been obtained?
The developer must comply with the conditions within any permit.
DNR
MN DOT
Hennepin County
MPCA
State Health Department
g Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
g Wetland Conservation Act of
1991 from City
13. _ J _ Does the Site Plan comply with The City's Adopted Storm Drainage
Plan? If "No" is marked, the following revisions are required:
14. _ _ X Does the Grading, Drainage, and Erosion Control Plan comply with the
City's erosion control policy?
If "No" is marked, the following revisions are required: Silt fence
or hay bales shall be provided around the catchbasins. A crushed
rock berm shall be constructed in the driveways until the area is
payed,
15. _ J _ Are necessary fire hydrants provided?
If "No" is marked, the City of Plymouth requires five hydrants be
spaced 300 feet apart. It will be necessary to locate hydrants in
such a manner that .the site plan complies with Plymouth City Code
Section 905.05.
Is 'the size and type of material proposed in the utility systems
included on the utility plans?
If "No" is marked, the utility plan shall be revised to indicate the
size and type of material.
Sanitary Sewer
x_ Natermain
Storm Sewer
3-
N/A Yes No
17. _ _ _ Is the post indicator valve and fire department connection provided?
If "No" is marked, they shall be included in the site utility plan.
18. _ JL _ Are hydrant valves provided?
If "No" is marked, all new fire hydrants shall be valved with 6"
gate valves per City Engineering Guidelines Detail Plate No. W -2.
19. _ L. _ Are sanitary sewer clean -outs provided?
If "No" is marked, it will be necessary to provide clean -outs on the
proposed internal sanitary sewer system at a maximum of 100 foot
intervals.
N/A Yes No
20. ,L _ _ Acceleration /deceleration lanes provided?
If "No" is marked, Acceleration /deceleration lanes are required at
the intersection of
and
21. _ _ Are all existing street rights -of -way the required width?
If "No" is marked, an additional 23.5 feet of right -of -way will
be required on Xenium Lane snaking the total distance from center
line 40 feet.
22. _ X _ Does the grading plan comply with site drainage requirements?
If "No" is marked, the City will not permit drainage onto a City
street from a private parking lot, the site plan shall be revised
accordingly.
23. _ ,L _ Is concrete curb and gutter provided?
If "No" is marked, the City requires B -612 concrete curb and gutter
at all entrances and where drainage must be controlled, Curb Stone
may be used where it is not necessary to control drainage. For
traffic control either B -612 or curb stone is required around the
bituminous surfaced parking lot. The site plan shall be revised to
indicate compliance with this requirement.
24. _ _ Does the site plan comply with parking lot standards?
The City requires that all traveled areas within the parking lot, as
well as the proposed entrances, shall be constructed to a 7 -ton
standard City design with six inches of Class 5 1002 crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 1002 crushed base and two inch bituminous mat. If "No" is
marked, the site plan shall be revised to indicate compliance with
these requirements:
4-
N/A Yes No
N/A Yes No
25. _ L _ Is it necessary to contact Bob Fasching, the City's public utility
foreman, at 550 -74927
If "Yes" is marked 24 hours notice is required in advance of making
any proposed utility connections to the City's sanitary sewer and
water systems. All water egMections shall be Via wet tjR.
26. _ _ Is it necessary to contact Tom Vetsch, the City's Street Foreman, at
550 -7493 for an excavating permit?
If "Yes" is marked 24 hours notice is required before digging within
the City right -of -way.
27. _ _ The City requires reproducible mylar prints of sanitary sewer, water
service and storm sewer As- Builts for the site prior to the
financial guarantee being released.
28. _ JL Does the site plan comply with the City of Plymouth's current
Engineering Standards Manual?
If "No" is marked, see Items 1. 2. 7. 8. 12, 14, 16. 21 and SR@cial
Conditions,
29 A. A detail for the catchbasins shall be provided on the grading plan or utility
plan.
B. The revised storm drainage calculations are in the process of being reviewed.
C. The B -612 curb detail shall be dimensioned
D. Building permits for Phases 3 and 4 shall not be issued until Xenium Lane is
extended to Vinewood Lane or Northwest Boulevard and existing Xenium Lane is
vacated.
Submitted by: 41 a. .ei /.
Daniel L. Faulkner, P.E.
City Engineer
5-
PFCK S MMA 9, bZIDIVISIQi A
re ego
2. $ Before any Oonditfonal Use permit may be granted, the
application therefore, shall be referred to the Planning Ommiission for
xim.; of evaluation against the standards of this section, Public
Hearing, and development of a ro""taendation to the City Ommil, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall rwiew the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the cmRzehensive 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 oomfort.
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 neigh ad=d.
4) The establishment of the conditional use will not impede the
normal and orderly development and ivvanant of surrounding
property for uses permitted in the district.
5) Adequate measures have been or will be taben to provide ingress,
mss, and parking so designed as to minimize traffic
congestion in the public streets.
6) The conditional use small, in all other respects, conform to the
applicable regulations of the district in which it is located.
form:o>pl /cup.stnd /s) 10/89
GENERAL STATEMENT OF DEVELOPMENT
FOR ROCKFORD ESTATES
MAR 6 199?
CITY OF PLYMOUTH
CONCEPT p0MNtTY DEVELOPMENT KF
A proposed multifamily residential development for the E.
1/2 of the E. 1/2 of the S.W. 1/4 of Sec. 15, TNSHP. 118 N,
and R 22 W, in Hennepin County, City of Plymouth, Minnesota.
Developer; Goff Homes, Inc.
865 Aspen Circle
Little Canada, Minnesota 55109
612- 482 -0767
Existing Conditions
d_ 16 acre Parcel is currently zoned agriculture and the
and plan states further development to be R -4
D,_nsity Residential. The land is bordered on the west
tt,_ 494 freeway, on the East with Xeniurn Lane and the
ors the South by the Stonehill Apartment complex
orer-t. narrows to a point cri the N4mrt`-. ;t : :ckfcr,u
71 _ i s .. single family home at the S.E. corner of
Th h ,s, c•,_er undr_r cultivat.: _.n and is still bcinz
Z., __ :. „ sc:il rui-,__sts of ( -_: y znd ssr,dy-_ 1ay with gooc-1
littl= sign of erosion or c4l excessive pond- !' +•g.
the site :. -said be to the east.
c,r rn, 5:r- and the ether
one r r the existing home i
in the- S.W. corner of
si rificant tre in
PROPOSED CONCEPT
Thi- sit.., g neraily falls from west to east. The west
portion of the property will be graded to produce berms
along the boundary to minimize the noise impact and
visiL)ility of the freeway. The maximum slope on all berms
will X3.1 to keep ease in maintenance. Berms will be
used along parking areas and between buildings to create as
much privacy a=. possible.
Ail storm water drainage is handled internally, except for
the small portion in the wooded area in the southwest corner
of the site which could not be altered without destroying
trews- The existing story! sewer in 37th Avenue N. is
fcr the maJ'?rlt; of the sate. All stc)rm water on
the p"_ u areas i::. --arried along the curbs to catch basins
I eforc ?ntr `ng Xenium Lane.
An sariitzry sewer main will be extended from an existing
tub ^! the west boulevard of Xenium Lane at the
r.'"r section
wat'_-main
boulevard of
N. and loop
into the 24'
of 36th Avenue
will be extend
Xenium Lane at
Lhrough serving
main extending
N. and serve the development. A
u from an 8" stub on the west
the intersection of 36th Avenue
the development and connect back
straight north from Xenium Lane.
With this utility design, according to the asbuilts, there
should be no in street construction or repairs needed to
Xenium Lane.
The driveway layout is designed to function as a fire lane
as well as access for residents and visitors. All turns
have a 45' radius and the drive has a consistent 26' width.
For fire protection there is a hydrant located at each end
cf each building allowing no point inside or outside of any
bUilding to be farther than 150' from a hydrant. It was
decided to use this option of fire protection rather tha.-)
fire 14n;i S around each + building or sprinklers in each unit.
requirement of 1.5 stalls per dwelling unit is
ma.orit.r ^f the gue t Malls immediat iY
itself.
T!' ,. re'`u_z is haridled b; each homeowner with a 50 to 50
iC_t G: i1 ciYlEr stored in their garage and a scheduled
Gvljc =tin^ on .s wF'el•:lY basis.
st - nt rely of Civ.-r -tCry trcFS. Wit+
i'.._ _.__.» !r ".•i= ..c eXr= 1-ienc.e has shown with thi._, t'y'pe G4
L -a ti ins will he,..: the most c: -,ance for long
ar i =wide t`+e opt imurr, amOl.nt of shade
The tr+_ = lc -3t -,5 are bas--d on the
Stlad r19 Gn ;: tio_ and dec:'.s, ad; dd'L;
can r, ri. r, areas, eve.-,green screenirr4
r : _w; ; , Gt-+d betw•- buildings anima alot-ty harking
t'i1i. xt_rt-c deciduous overstory trees,
w- e rrgreen tr_ will ac'_ ) m p I s the above
while providing color, variety and meeting the requirements
of the landscape ordinance. The choice of using all
over tors trees is based on experience of being involved
with development associations and the lack of attention for
the smaller plantings as the development ages.
Proposed Development
W& to rezone the property to R -4 under the provisions
the zoning ordinance, for conventional multifamily
dweiiings and to plat the property into one Lot and Block.
c mmon arc-as will be maintained through the homeowners
uZ IatiGri
bUil-d fcurteen 12 unit condominium 7UlldirgS.
TP:•_ ir+ of the development will be fror, t north
t._ _; ordinate with sales. Our projections are to sell 24 to
t m_s each season.
T!-or building design will be very similar to the Existing
Fernbrook Manor development on Fernbrook Lane and 44th Place
North. The buildings will have a connecting canopy over a
center open air walk with six homes on either side of the
center walk. Each home will have two private entrances, one
from their own private garage and the front entry from the
outside. There are three floor plans to select from, two
with 1050 square fleet and one with 1100 square fleet. Each
home has two bedrooms and one full bath. The inside of each
home is finished with oak woodwork and cabinets. Standard
features• include central air conditioning, refrigerator,
rang:., dishwasher, washer and dryer. The second floor homes
ii have vaulted ceilings and skylights as standard
fccturCS. Optional features include french doors and a
L-uilt in hutch off the dining area.
ch bu -ding will have varying roof styles, different earth
r:e _' r-- of horizontal aluminum siding, aluminium fascia
cr;:: soffit -, brick garage illars and brick: three feet high
r_;:'• th- entire building.
quslity homes designed for energy efficiency with
uc.lity workmanship and very affordable at around
st D. - _C The =z horses are aopeaiing to the single career -
r, couple- any empty nesters. Our homes help.
ne-ea for style of living.
Tabulation
1.: 1w
wiling Units 168
Area of Parcel 16.11 acres
252F.irk-ng Spaces
ThzuriF., you for your conside-ation of this proposed
development. If any additional information will be helpful,
I will be hapby to provide it.
Respectfully S ubmit ed,
4ZtjZ W,
Patrice: W. Goff
w#1
Planning Commission Minute
February 26, 1992
Page 20
Chairman Stulberg introduced Ms. Alice Williams of 14325-
12th Avenue North.
Ms. Williams stated that it would not be safe to complete
Fernbrook Lane and it is not needed. She said there are
other north /south roads already complete such as Vicksburg
Lane, portions of Fernbrook Lane, I -494 and Xenium Lane
which move the traffic out of the neighborhoods. She said
the Planning Commission previously recommended that
Fernbrook Lane not be completed, the neighborhood is
against it, and they she would like this issue resolved as
soon as possible, one way or the other.
Chairman Stulberg introduced Paul Vincent of 12800 -34th
Avenue North.
Mr. Vincent stated he would like to see curb cuts on east
side of Xenium Lane at 34th and 37th Avenue to allow the
public access for bikes and baby carriages to the park
trail. He said he would like to see Xenium Lane extended
to Northwest Boulevard but would also like to see it
connected to Vinewood Lane. He said he would like to see
a stoplight installed at 34th Avenue and Xenium Lane
because of the heavy traffic, and would like his proposals
done in 1992, if it is practical.
Chairman Stulberg introduced Mr. Richard Schmidt of 14310-
13th Avenue North.
Mr. Schmidt stated that he wished property owners had been
notified of the Public Hearing on the CIP. He said that a
previous Planning Commission recommendation of the
Fernbrook Lane extension was to not extend it. He said he
thought the City Council had agreed with the Planning
Commission recommendation.
Chairman Stulberg explained that the City Council did not
act on the Planning Commission's recommendation to amend
the Transportation Element of the Comprehensive Plan by
removing Fernbrook Lane from the Plan.
Commissioner Zylla asked if the Harbor Woods development
had been approved.
Associate Planner Keho stated that the Preliminary Plat
has been approved, and staff recently received the
application for the Final Plat.
Director Moore stated that City Council approval of the
Harbor Woods Preliminary Plat and General Development Plan
stated that the right -of -way be granted for Fernbrook
Lane.
Planning Commission Minute
February 26, 1992
Page 22
developments and neighborhoods which did not want the
major thoroughfares in their neighborhoods.
Chairman Stulberg introduced Mr. Steve Offerman of 1135
Fernbrook Lane.
Mr. Offerman stated he lives just north of Luce Line;
stated the roadway is not needed, and he doesn't want to
have to pay for it. Mr. Offerman said he does not
understand why staff continues to recommend the completion
of Fernbrook Lane when no one wants it. He said he would
like decision made on this issue soon, preferably to not
complete Fernbrook Lane.
Chairman Stulberg introduced Mr. Rick Murray of Builders
Development, Inc.
Mr. Murray stated he wanted the Northwest 19 Sewer
District service available as soon as possible.
Chairman Stulberg introduced Mr. Tom Loucks representing
the Craig Scherber Development.
Mr. Loucks stated that the Scherber development was
recently approved by the City Council and they would like
the extension of the watermain for Dunkirk Lane from
County Road 9 to County Road 24 done in 1992 rather than
1993 as proposed and Dunkirk Lane added to the program for
1992.
Chairman Stulberg introduced Mr. William Pritchard of
Orrin Thompson Homes.
Mr. Pritchard stated he would like to see the Dunkirk Lane
improvements moved up to 1992 from 1993.
Chairman Stulberg introduced Ms. Bev Kottas of 3380
Sycamore Lane.
Ms. Kottas stated that she was representing Heritage
Estates Homeowners Association.
Ms. Kottas stated that the Homeowners Association would
like to see traffic signals at both 34th and 37th Avenue
and Northwest Boulevard. She said she had talked to the
County about installing traffic lights and they said there
were no plans for installing them. She also indicated that
the Homeowners Association would like curb cuts on the
east side of Northwest Boulevard at 34th and 37th Avenue
North for bikes, baby carriages and walkway.
Ms. Kottas stated that the Homeowners Association would
like to see Xenium Lane connected to Northwest Boulevard
but that this connection would increase the problems of
Planning Commission Minutes
February 26, 1992
Page 23
exiting from 34th and 37th Avenue North onto Northwest
Boulevard. She explained that if Vinewood Lane was
extended to Xenium Lane it would relieve some of the
traffic at 34th Avenue North. She said she realized that
there has been no development proposed along Vinewood Lane
which would warrant its completion but wondered if the
City would lock at this possibility and possibly be able
to complete it with the land owners consent.
Commissioner Wigley asked Ms. Kottas to explain the
Vinewood Lane extension she was proposing.
Ms. Kottas indicated her suggestion on a map shown on the
overhead projection screen.
Chairman Stulberg introduced Mr. Jim Hartman of 1140
Harbor Lane.
Mr. Hartman stated that he was in agreement with others
who spoke regarding his opinion that Fernbrook Lane is not
needed and not wanted. He said that City staff are the
only ones who wants Fernbrook Lane extended. He said he
did not feel City staff are serving the community's best
interests with this proposal. He said he thought City
staff would notify the property owners in this area when
the discussion of Fernbrook Lane came up.
Chairman Stulberg introduced Ms. Bonnie Friedmeyer of
14425 -13th Avenue North.
Ms. Friedmeyer stated she lived north of the Luce Line and
she did not see a benefit for the extension of Fernbrook
Lane.
Chairman Stulberg introduced Mr. Jeremy Wilson - Dandos of
14400 -4th Avenue North.
Mr. Wilson - Dandos stated he was speaking as a
representative of the Harbor Place Homeowners Association,
and they do not want Fernbrook Lane extended. He said the
Fernbrook Lane extension would be a safety hazard, and no
one wants this extension.
Chairman Stulberg recognized Mr. Peter Pflaum who spoke
earlier.
Mr. Pflaum stated he would like to see the Northwest 19
District Sewer moved up to 1992.
Chairman Stulberg introduced Ms. Susan Green of 700 Harbor
Lane.
Ms. Green asked who would pay for the special assessments
to construct Fernbrook Lane.
Planning Commission Minute
February 26, 1992
Page 24
Chairman Stulberg recognized Ms. Bev Kottas who spoke
earlier.
Ms. Kottas stated that she was speaking now as a
developer. She asked when the traffic signal at Fernbrook
Lane and Harbor Lane would be installed since it is not
indicated on the CIP.
Chairman Stulberg introduced Mr. Larry Wood of 1125
Fernbrook Lane.
Mr. Wood stated that property owners were not notified of
this Public Hearing. He said he would like to know who
will be assessed for the street extension. He said he
would like to have a final decision made on the Fernbrook
Lane issue.
Mr. Wood stated that signs that had been posted for
jogging and bicycle trails on the Luce Line Trail have
disappeared.
Chairman Stulberg responded that the Public Hearing Notice
for the Capital Improvement Program 1992 -1996 was
published in the Official City Newspaper as required by
State Law. He said that the CIP affects every property
owner in the City and therefore individual property owners
are not sent individual notices.
City Manager Willis stated that City's Thoroughfare Guide
Plan was adopted in 1971 and 72. He said the Carlson
Company proposal for Harbor Woods has brought the
Fernbrook Lane roadway extension to the forefront, from
the previous anticipated time of 1994. He said the
Thoroughfare Guide Plan will need to be amended by the
City Council and if this amendment is approved it will
also need to be approved by the Metropolitan Council. Mr.
Willis stated that the Metropolitan Council does not want
to see metropolitan highways overburdened with local
traffic.
He stated that City Council options are to amend the
Thoroughfare Guide Plan and to have Fernbrook Lane end in
a cul -de -sac with emergency access; construct Fernbrook
Lane as shown in the Guide Plan; or temporarily end the
street in a cul -de -sac with it extended at some time in
the future. He said that if the street remains in the
1992 CIP, then the adjacent property owners would be
notified and a Public Hearing would be held for the street
improvement project.
Chairman Stulberg closed the Public Hearing.
Chairman Stulberg asked Director Moore to respond to the
questions raised during the Public Hearing by citizens.
Planning Commission Minute -,
February 26, 1992
Page 29
Commissioner Zylla stated that the decision on Fernbrook
Lane should be decided now, whether it be to remove the
street or construct it. He said the City Council needs to
make the decision as the controversy creates problems for
developers who wish to build in this area.
Commissioner Scherer stated that it is good planning to
have alternate parallel roadways to the major highways to
aid the flow of traffic around the community.
Commissioner Scherer stated that he had been a member of
the Metropolitan Council and that he doubted that the
Metropolitan Council would approve the removal of
Fernbrook Xane as part of the Plymouth Thoroughfare Guide
Plan, and they can overrule the City Council's decision.
He said that one of the Metropolitan Council's main
objectives is to prevent the overcrowding of the major
highways in cities with the traffic from subdivisions.
Roll Call Vote. 6 Ayes, Commissioner Scherer voted Nay. VOTE - MOTION CARRIED
MOTION carried on a 6 -1 vote.
MOTION by Commissioner Wigley, seconded by Commissioner MOTION TO AMEND
Albro to recommend that the City enter into discussion
with land owners to develop Xenium Lane to Northwest
Boulevard and the Vinewood extension, and move these
improvements to 1992.
Commissioner Zylla stated he would like to see the Xenium
Lane project done in 1992. He suggested using tax
increment funding and assessments to the land owners to
fund this project.
Roll Call Vote. 7 Ayes. MOTION carried on a unanimous
vote.
Commissioner Albro asked why Zachary Lane was planned as a
4 lane roadway and said he would like it to remain a 2
lane street.
Director Moore responded that he does not know if Zachary
Lane will need to be 4 lanes, but traffic projections at
the present time indicate 4 lanes will needed in the
future. He stated that the High School is a major
generator of traffic. He said detailed traffic studies
will be done as this project nears 1994 when it becomes
closer to time to be developed.
Commissioner Albro stated that the Goals, Objectives and
Criteria of the Comprehensive Plan state that a major
collector street not be placed in a school area.
Director Moore responded that the roadway was built in
1960 and needs to be improved. He said there are many
minor roadvmvs that feed into Zachary Lane.
e4
Apri 1 16, 1992
APR i6 02
CITY OF PLYMOUTH
io uivi-noutn Planning commission: COWAUNITY DEVELOPMENT DEPT
I am writing on hethalt of our neighborhhod action committee in
regard to Vie proposed development on Xenium Avenue by Goff Homes. We
are wiampr t iv opposed to the current plan presented by Gott Homes
uur group reels the plan is not consistent with the existing
neighborhoods near the site. Further, we have serious questions regarding
increased trattic patterns on the area, possible effects on crime in the
neighborhoods, coverage of.the site and the consequent impact on
drainage, and the overall quality of design, This development, as currently
proposed, is not only an eyesore, it is entirely too dense.
Our group wi i be presenting a comprehensive report of our views at
the April 22nd meeting. we ask you to consider carefully our concerns
wren investigating the proposal by Goff Homes and urge you to vote
against iti
Sincerely, /
1
Sharon S Maslow
13210 35th Ave. N.
Plymouth, MN. 55441
c( (. nur.k t)i i lerude
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