HomeMy WebLinkAboutPlanning Commission Packet 08-12-1992q.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: July 29, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92052
PETITIONER: Flagship Outdoor Advertising
REQUEST: Conditional Use Permit for an Advertising Sign.
LOCATION: West side of I -494, north of Highway 55, east of Empire
Lane.
GUIDE PLAN CLASS: CS (Service Business)
ZONING: B -3 (Service Business)
BACKGROUND:
On February 3, 1986, the City Council, by Resolution 86 -74 approved a Final
Plat for the Elwell, Miley and Quinn Addition. Also February 3, 1986, the
City Council, by Resolution 86 -76 approved a Conditional Use Permit and Site
Plat for a Class I restaurant on Lot 2, Block 1. This restaurant was never
constructed.
In 1989, this tract of land along with other property located at the northwest
corner of I -494 and Highway 55 were reguided from CL (Limited Business) to CS
Service Business) and rezoned from B -1 (Office Limited Business) to B -3
Service Business). Final Metropolitan Council approval for the Land Use
Guide Plan change was received in January, 1992. Advertising signs are not
permitted in B -1 zoned districts.
Notice of this Public Hearing has been published in the Official City
Newspaper and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner is requesting approval of a 672 square foot advertising
sign to be located at the northeast corner of this site. The sign will be
a V Type sign which would be visible to both north and south bound traffic
on Interstate Highway 494. The sign is proposed to have a maximum height
of 36 feet. Northern States Power (NSP) will determine if the sign is
constructed to the allowed maximum height of 36 feet since the sign is
located partially within a NSP easement. The sign is proposed to be set
back 15-feet from the north property line and 10 feet from the east
property line.
2. Until the reguiding and rezoning of the site was completed in early 1992,
Advertising Signs were not permitted in this location. The site is now
f
Page Two, File 92052
available for the location of Advertising Signs as long as all other
zoning requirements such as a 1,500 foot spacing between signs is met.
3. Section 10, Subdivision A, paragraph 5c of the Zoning Ordinance contains
special conditions for advertising signs in the B -3 Zoning District
citation enclosed).
4. Before any Conditional Use Permit may be granted, the Planning Commission
must review the requested proposal for purposes of evaluation for
compliance with the standards set forth in Section 9, Subdivision A,
paragraph 2a. A copy of the Conditional Use Permit standards is attached
along with the petitioner's narrative.
PLANNING STAFF COMMENTS:
1. Staff finds that the location of the proposed advertising sign meets the
conditions set forth in the Zoning Ordinance regarding the locational
criteria of advertising signs in the B -3 Zoning District.
2. Staff finds that the request meets Conditional Use Permit criteria.
3. Staff finds that the location of this advertising sign will not negativelyimpactthefuturedevelopmentofthissite.
4. The Minnesota Department of Transportation has indicated to us in a letter
dated July 30, 1992, that a permit is required from the State for this
sign. I have made this item a condition of approval.
RECOMMENDATION:
I hereby recommend approval of the Conditional Use Permit for an outdoor
advertising sign. /-, r
Submitted by:
arses t. uillerua, Community Development Director
ATTACHMENTS:
I. Draft Resolution Approving Conditional Use Permit
2. Conditional Use Permit Standards
3. Advertising Sign Locational Requirements
4. Petitioner's Narrative
5. Location Map
6. Petitioner's Graphics
0
APPROVING CONDITIONAL USE PERMIT FOR FLAGSHIP OUTDOOR ADVERTISING FOR PROPERTY
LOCATED WEST OF I -494, NORTH OF HIGHWAY 55, EAST OF EMPIRE LANE NORTH (92052)
WHEREAS, Flagship Outdoor Advertising has requested approval for a
Conditional Use Permit for an advertising sign for property located west of I- 494, north of Highway 55, east of Empire Lane North, and Lot 2, Block 1,
Elwell, Miley and Quinn Addition; and,
WHEREAS, the Planning Commission has reviewed said request at a duly calledPublicHearingandrecommendsapproval;
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 byFlagshipOutdoorAdvertisingforaConditionalUsePermitforanadvertisingsignforpropertylocatedwestofI -494, north of Highway 55, east of Empire
Lane North, and Lot 2, Block 1, Elwell, Miley and Quinn Addition, 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 Flagship Outdoor Advertising for an outdoor
advertising sign and shall not be transferable.
3. The site shall be maintained in a sanitary manner.
4. Prior to issuance of a sign permit, evidence of an approved State Permit
for this sign must be submitted to the City.
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PKM SECTION 91 A
j& 1.1' • 1. 071 11 • •os 1 7 M'
2. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Cmudssion 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 Commission shall review the application and consider its
conformance with the following standards:
1) compliance with and effect upon the Ca gwehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will promote and enhance the general public welfhre 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
PLYMOUTH ZONING ORDINANCE
Section 10, Subdivision A
Allowable uses and business establishments other than those in
multi- tenant commercial buildings may have a free - standing
iness sign which shall not exceed 96 sq. ft. in surface area,
an ft. in height, and is setback a minimum 20 feet from the
proper lines.
3) Individual b ' ess and tenants in multi- tenant commercial
buildings may h wall Business Signs provided they are designed
and arranged in ac ance with a comprehensive sign plan for the
entire multi - tenant co rcial building which has been prepared
by, and submitted to the ' by the owner and which has been
approved by the City; furthe the aggregate area of such signs
shall not exceed 5% of the area the wall to which they are
attached. All such signs shall be viewed by the building
ownership or management who shall pro ' e a written endorsement at
the time application is made for the sig ermit; the endorsement
shall indicate that the proposed signage ha een found to be
consistent with the approved comprehensive sig lan.
4) One free - standing Business Sign shall be permitted p ided the
surface area of the sign does not exceed 96 sq. ft., do not
exceed 36 ft. in height, and is set back in no case less t 20
c. Advertising Signs. Advertising signs are intended to direct attention
to a business commodity, service, activity, or entertainment which is
not conducted, sold, or offered upon the premises on which such sign is
located. (Amended Ord. 92 -10)
Advertising signs may be allowed by Conditional Use Permit in the B -3
District subject to the following standards and criteria:
1) Advertising signs shall be allowed only along State Highway 169,
State Highway 55, and Interstate 494 with a maximum setback of 350
feet from the centerline of right -of -way of said highway or
interstate.
2) The total surface area of any advertising sign shall not exceed
300 sq. ft. per face, or be less than 110 sq. ft. in area
including, border, trim, and any projections of the featured
message,'but excluding base and apron supports and other
structural members. Advertising signs fully visible from
Interstate Highway 494 may be increased in area to no'more than
750 sq. ft.; the area may be increased further by 10% for
cut -outs, or extensions of the featured message.
3) The maximum height of all advertising signs shall not exceed 36
ft. above the established grade of the site upon which the sign is
located. The maximum length of any sign, including border, trim
and any projections of the featured message, shall not be more
than 50 feet.
10 -13
PLYMOUTH ZONING ORDINANCE
Section 10, Subdivision A
4) The minimum distance between advertising signs shall be based upon
the posted speed limit of the public street or highway as follows:
1,500 ft. 55 mph; 1,400 ft. - 50 mph; 1,300 ft. - 45 mph; 1,100
ft. - 40 mph; and, 1,000 ft. - 35 mph or less. Distance
restrictions between advertising signs apply only to those signs
physically located on the same side of the street or highway,
regardless of the direction of travel to which the display message
is directed. Measurements to determine the location of one
advertising sign in relation to another, will be made along the
right -of -way line between the closest extremities of said signs,
with the termini projected along lines perpendicular to the
right -of -way of the street or highway. Advertising signs shall be
constructed so as not to obstruct any existing business or sign.
5) No advertising sign or structure shall be located closer than 200
ft. from the boundary of any urban residential district, park,
playground, school, or church on the same side of the street or
intersection of streets; or 200 ft. from any structure located
within single family residential district located on the same side
of the street or intersection of streets.
6) No advertising sign shall contain more than two signs per facing.
7) Advertising signs shall be erected on single poles. No -
advertising sign shall be erected on or above the roof of any
building.
8) Advertising signs may be located in required industrial yard
setback areas if all requirements of Conditions 1, 2, 3, and 4 are
satisfied.
9) The City Council, upon recommendation by the Planning Commission,
may require the relocation or removal of advertising signs from
sites where urban development is proposed, and when by virtue of
site plan review and approval, it has been determined the
advertising sign presents an obstruction and /or conflict with
other signage as proposed on the site by the owner and /or
developer. Likewise, the City Council may limit the amount of.
freestanding signage allowed on a site, which contains an existing
advertising sign at the time of development.
WANZVnce and promote developments and events, and to direct persons to
those 'vities which are of limited duration.
1) One tempora n identifying architects, engineers, contractors,
or suppliers, no eding a total surface area of 96 sq. ft.,
not exceeding more tha t. in height, and not less than 2 ft,
above the ground shall be pift4A.Led on the
development. The sign shall be se at
property lines, and shall not be locate
yard. The sign shall be allowed for three
original Building Permit issuance, or until
10 -14
property under
least 20 ft. from front
any required side
ye rom the date of
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Planning and Zoning Applicati• Form
Page 2
7. BRIEF DESCRIPTION OF REQUEST (Attach separate sheet, if necessary):
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: July 24, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92056
PETITIONER: Eugene Forbragd and Martin Harstad
REQUEST: Mixed Use Planned Unit Development Concept Plan /Preliminary
Plan /Preliminary Plat and Conditional Use Permit for 87
single family detached units, 62 duplex and triplex units
and a 25.7 acre office site; and, Rezoning of 86.9 acres to
R -2 (Low Density Multiple Residence) and 25.7 acres to B -1
Office Limited Business) from the FRD (Future Restricted
Development) District.
LOCATION: Northwest corner of Vicksburg Lane and Highway 55.
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential) and CL (Limited
Business)
ZONING: FRD (Future Restricted Development District)
BACKGROUND:
On May 21, 1991, the City Council, by Resolution 91 -280 denied a Land Use
Guide Plan Amendment for Harstad and Forbragd Company for Sugar Hills (90091).
That Land Use Guide Plan Amendment proposed reguiding of the southerly portion
of this site from CL (Limited Business) to LA -2 (Low Medium Density
Residential). The denial was based in part on the finding that reguiding of
the CL portion of this site for residential uses would have a negative fiscal
impact on future residential development in the City.
On March 6, 1992, the petitioner for Wal -Mart Stores formally requested a-
withdrawal of a Land Use Guide Plan Amendment for the southerly 24 acres of
this site prior to final City Council action. The request had proposed a
reguiding from CL (Limited Business) to CR -2 (Regional Shopping). The
Planning Commission had recommended approval of the requested reguiding at
their January 22, 1992 hearing.
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. MPUD Concept Plan
a. The Concept Plan presented proposes for 47.5 acres of Low Medium
Density Residential on both sides of proposed County Road 9, to be
developed as 87 single family detached lots. A 12.7 acre portion of
this land is located north of proposed County Road 9 and is proposed to
be developed with the adjacent U.S. Homes subdivision.
1 -
Two tracts of land are proposed to be developed for 62 duplex and
triplex units. A 9.1 acre site at the southwest corner of County Road
9 and Vicksburg Lane is proposed for 18 duplex units and 6 triplex
units; and, a 12.3 acre site located at the southeast corner of
proposed County Road 9 and Dunkirk Lane is proposed for 38 duplex
units.
A 25.7 acre site located south of 36th Avenue North and west of
Vicksburg Lane is proposed for office development. The Concept Plan
shows how a 130,000 square foot office complex could be developed on
the site.
b. A portion of the site south of Dunkirk Lane is not proposed to be
developed, but to be used for wetland and drainage purposes. This area
is proposed to be owned and maintained by the developer until a
Homeowners Association for the townhome area across Dunkirk Lane is
formed, at which time Block 6 will be transferred to the townhome
Homeowners Association for ownership and maintenance.
c. As part of the PUD, a proposed woodland preservation zone would be
established by a restrictive covenant on a strip of land 50 feet wide
along all lots adjacent to Vicksburg Lane and on the rear 30 feet of
all other wooded lots in the subdivision. This easement would prohibit
the removal of all trees over 4 inches in caliper; and prohibit the
pruning of all trees over 4 inches in caliper except for the control of
disease or the elimination of dead wood.
d. The proposed location of County Road 9 complies with the approved
alignment of County Road 9, and has been reviewed by Hennepin County.
e. Section 9, Subdivision B, Paragraph 5c of the Plymouth Zoning Ordinance
specifies a written review concerning the following regarding a Planned
Unit Development Concept Plan:
1)RELATIONSHIP TO SURROUNDING NEIGHBORHOOD
This site is adjacent to undeveloped land on both the north and the
west boundaries. The land to the north and the west is zoned FRD
Future Restricted Development District) and guided for LA -2 (Low
Medium Density Residential) and CL (Limited Business). The propert
to the south, across Highway 55 is guided I -P (Planned Industria
and is zoned I -1 (Planned Industrial), and is developed in
conformance with those plans and zoning. The property directly east
of the site is guided LA -4 (High Density Residential) and CC
Community Shopping Center) and zoned MPUD 78 -2, B -1 and RPUD 88 -1.
Some development has occurred along Vicksburg Lane, including
apartments located at County Road 9 and Vicksburg Lane, and Cub Food
Stores located at 36th Avenue North and Vicksburg Lane. The
remaining land is vacant.
The relationship between this proposed MPUD and the property to the
southwest is complex. Due to prohibited access to Highway 55 and
the proposed location of County Road 9, access to the two properties
to the southwest of this site is limited. The property identified
on Exhibit A as Tract 1 currently has no access from Highway 55; and
2 -
access is limited to Dunkirk lane and future County Road 9 by DNR
protected wetlands. When County Road. 9 is constructed, the tract
will not have access off of the new road. Tract 2 currently has
access to Dunkirk Lane but will not have access to new County Road
9.
Almost half of Tract 1 will be undevelopable due to the large DNR
Protected Wetlands in the western portion of the site.
2)COMPLIANCE WITH ZONING ORDINANCE AND COMPREHENSIVE PLAN
The Concept Plan proposed shows compliance with all related City
ordinances to the degree that such compliance can be identified at
this level of detail.
f. Gross density calculations include all land that is above the high
water elevation established by the adopted Storm Water Drainage Plan.
Street right -of -way, including County Road 9 right -of -way is counted in
the gross density for the site.
g. The Concept Plan, based on the Land Use Guide Plan classifications,
results in the following number of units allowed on this site:
DENSITY WITHOUT BONUS POINTS
Approximate Dwelling Unit Maximum
Land Use Guiding Acreage * Density per Net Acre Number of Units
LA -2 77.6 ** 3 233
Future County Road 9 right -of -way is included in these figures per
Ordinance. The petitioner's narrative and graphics exclude that area
from density calculations.
Acreage is net of 2 acres below the 100 Year Flood Elevation.
The Applicant proposes bonus points assigned as follows:
Project size -- +4
Total -- +4
With the addition of 4 bonus points, the resulting density and maximum
number of units are as follows:
DENSITY WITH BONUS POINTS
Approximate Dwelling Unit
Land Use Guiding Acreage * Density per Net Acre
LA -2 77.6 ** 3.8
Maximum
Number of Units
295
Future County Road 9 right -of -way is included in these figures per
Ordinance. The petitioner's narrative and graphics exclude that area
from density calculations.
Acreage is net of 2 acres below the 100 Year Flood Elevation.
3 -
The applicant proposes 149 dwelling units, which is within the range of
units that may be allowed based on the assignable bonus points.
2. PUD PRELIMINARY PLAN /PLAT
a. The PUD Preliminary Plan /Plat proposes single family lots that meet
the R -2 dimensional standards except for minimum lot size. The
proposed minimum lot size for the single family development is 11,212
square feet. Proposed average lot size is 20,063.
b. The PUD Preliminary Plan /Plat proposes townhome development with an
individual lot size ranging from 3,605 square feet to 4,785 square
feet. Lot coverage and building setbacks have not been specified on
the Preliminary Plan. Without any specific dimensional standards, the
approved Preliminary Plan footprint for the townhome units will be
considered to show the allowed maximum coverage and setbacks for each
lot.
c. The Zoning Ordinance directs the review of PUD Preliminary Plan /Plats.
Under Planning Staff Comments, staff has addressed issues relating to
the Preliminary Plan /Plat regarding compatibility of the proposal with
the PUD, adjacent property, City regulations, and internal
organization.
3. Conditional Use Permit
a. Planned Unit Developments are permitted in R -2 areas upon approval of
a Conditional Use Permit. I have attached a copy of the Conditional
Use Permit criteria.
PLANNING STAFF COMMENTS:
1. MPUD Concept Plan
a. The Concept Plan for the office development at the southeast corner of
the site shows a potential 130,000 square feet of office space in two
separate buildings. An Environment Assessment Worksheet is not
required for this Mixed Planned Unit Development, as submitted. Any
proposal to increase the office square footage in excess of 130,000
square feet would require a Planned Unit Development Plan amendment
and an Environmental Assessment Worksheet for that amendment.
b. We find the Concept Plan is compatible with the surrounding
neighborhood.
c. We find the Concept Plan is in compliance with the Comprehensive Plan
and other City Ordinance regulations that are applicable to this
project.
2. PUD PRELIMINARY PLAN /PLAT /CONDITIONAL USE PERMIT
a. We find the PUD Preliminary Plan /Plat is compatible with the intent
and purposes of the PUD.
b. We find the PUD Preliminary Plan /Plat /Conditional Use Permit to
present a positive relationship to the expected land uses in this area
4 -
and to the other provisions in the Zoni.ng Ordinance except as noted
below.
c. We find the internal organization of the proposal as acceptable. The
proposed platting of this subdivision is consistent with the Planned
Unit Development subdivisions approved recently in terms of
dimensional standards for side yard setbacks, lot widths and lot
sizes. The dimensional standards should not be reduced further.
d. The Preliminary Plan /Plat anticipates the construction of decks,
patios, 3- season porches and any other additions that may be
contemplated by a townhome owner by providing for an individual lot
for each unit, larger than the building footprint. It is anticipated
that on some townhome lots, a 100 percent lot coverage could result.
Staff has added a stipulation in the approving resolution that the
building setbacks for the townhouse areas be measured from the
Townhouse Block" property line, not from the property line of each
Townhouse Lot ".
e. Transitional screening consisting of berming and landscaping is
normally required for single family lots adjacent to streets such as
Vicksburg Lane and County Road 9. As part of the Planned Unit
Development, the petitioner has indicated woodland preservation
easements throughout the development. Staff finds that this woodland
preservation easement will function as a suitable transition for these
lots adjacent to County Road 9 and Vicksburg Lane.
f. The Preliminary Plan, Sheet 6, shows one 28.3 square foot monument
sign for each townhouse project. A total of 32 square feet is
permitted. Monument signage is not shown for either the single family
or the office projects. Any future monument signage is regulated by
the signage requirements in the Zoning Ordinance:
g. Staff finds the proposed rezoning to R -2 and B -1 is in conformance
with the Land Use Guide Plan.
h. The petitioner has indicated that the ownershi of Block 6 will be
transferred to the Homeowners Association (HOA for Block 5 when Block
5 is fully developed. Staff finds that ownership of Block 6 should be
tied to the Homeowners Association of Block 5 at inception of the HOA.
This will reduce the possibility of the HOA refusing to fulfill their
obligations related to Block 6.
i. As part of every Planned Unit Development request, a Natural Resource
Analysis Plan is required to be submitted for Planning Commission and
City Council review. One recent component of the Natural Resource
Analysis Plan includes an analysis of the site in response to the 1991
Wetland Conservation Act. The Planning Commission does not
specifically act on the information regarding the 1991 Wetland
Conservation Act, but should take that information into consideration
in their review of the Preliminary Plat. The Plymouth City Council
does act directly upon any proposed alterations of the wetlands of the
site in regards to the 1991 Wetland Conservation Act and adopted City
Policy (copy of policy attached).
5 -
The Natural Resource Plan submitted by the petitioner does not include
an analysis of the entire property with regard to the 1991 Wetland
Conservation Act. Only that portion of the site that is beingproposedforimmediatedevelopmenthasbeenincludedwithinthis
complete review. The office area, Block 1; the single family property
north of County Road 9, Outlot A; and, the area where County Road 9 is
to be located have not been included in the wetland analysis with
regard to the 1991 Wetland Conservation Act.
A revised Wetland Analysis including the area for County Road 9 should
be submitted with the Final Plan /Plat application for the first phase.
County Road 9 must be included in the study since it will be
constructed with Phase I.
A Wetland Analysis in terms of the 1991 regulations should be
submitted with any Final Plan /Plat for the office area south of 36th
Avenue North. The Preliminary Plan proposes a substantial loss of
wetlands without identifying any replacement of the wetlands.
A wetland, regulated by the 1991 Wetland Conservation Act, is located
in the vicinity of Lot 21, Block 2 (Sheet 7). The Engineering staff
report comments on this item in 25 J.a. To preserve this small
wetland will require significant revision to the preliminary plat.
The need for such revision is qualitative.
j. The street alignment of 36th Avenue North
provide for a through street. As drawn,
North must make a right turn onto Dunkirk
westward, and all traffic on Dunkirk Lane
36th Avenue North to continue travelling
should be eliminated so that 36th Avenue
become a through street.
and Dunkirk Lane does not
all traffic on 36th Avenue
Lane to continue travelling
must make a left turn onto
eastward. This intersection
North /Dunkirk Lane would
3. As of Thursday, August 6, 1992, we have not received any comments on this
project from either the Department of Natural Resources or the Minnesota
Department of Transportation.
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
approval of MPUD Concept Plan; MPUD Preliminary Plan /Plat and Conditional Use
Permit in accordance.with the attached resolutions. I also recommend approval
of the proposed Ordinance rezoning this site from the FRD Zoning District to
R -2 and B -1 to be co . ent with the 0 Use G Plan.
Submitted by:
Charles E. Dillerud, ommunity Development Director
ATTACHMENTS:
1. Draft Resolution Approving MPUD Concept Plan
2. Draft Resolution Approving MPUD Preliminary Plan /Plat and Conditional Use
Permit
3. Ordinance Rezoning Land from FRD to R -2 and B -1
4. Draft Resolution Setting Conditions Prior to Publication of Rezoning
5. Engineer's Memo
6. PUD Attributes
7. Conditional Use Permit Criteria
8. Location Map - 6 -
9. Petitioner's Request
APPROVING MIXED USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR EUGENE FORBRADG
AND MARTIN HARSTAD LOCATED IN THE NORTHWEST QUADRANT OF HIGHWAY 55 AND
VICKSBURG LANE (92056)
WHEREAS, Eugene Forbragd and Martin Harstad have requested approval of an
Mixed Use Planned Unit Development Concept Plan for the development of
approximately 112 acres located at in the northwest quadrant of Highway 55 and
Vicksburg Lane; 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 the Mixed Use
Planned Unit Development Concept Plan for the development of approximately 112
acres located at the northwest quadrant of Highway 55 and Vicksburg Lane,
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 149 with 4 bonus points
assigned.
5. The street alingment of 36th Avenue North and Dunkirk Lane shall be
revised to function as a through street.
6. A maximum of 130,000 square feet of office use is approved on the portion
of the site south of 36th Avenue North.
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APPROVING MIXED PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN /PLAT AND CONDITIONAL
USE PERMIT FOR EUGENE FORBRAGD AND MARTIN HARSTAD FOR LAND LOCATED IN THE
NORTHWEST QUADRANT OF HIGHWAY 55 AND VICKSBURG LANE (92056)
WHEREAS, Eugene Forbragd and Martin Harstad have requested approval for a
Preliminary Plan /Plat for Eugene Forbragd and Martin Harstad, for 153 lots and
130,000 square foot office use on 112 acres located in the northwest quadrant
of Highway 55 and Vicksburg Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request by Eugene
Forbragd and Martin Harstad for a Preliminary Plan /Plat for Eugene Forbragd
and Martin Harstad, for 153 lots and 130,000 square foot office use on 112
acres located in the northwest quadrant of Highway 55 and Vicksburg Lane;
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 trail
paving costs and in accordance with the Dedication Policy in effect at
the time of filing the Final Plat.
5. Public Trail Outlots shall be deeded to the City.
6. Street names shall comply with the City Street Naming System.
7. 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.
8. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
9. Rezoning Shall be finalized with the filing of the Final Plat.
10. Private drive access shall be limited to internal public roads and
prohibited from County Road 9, Highway 55, Vicksburg Lane, 36th Avenue
North and Dunkirk Lane, except as may be approved with the Final Site
Plan for the office parcel with respect to Vicksburg Lane and 36th Avenue
North.
11. Transitional screening and berming shall be provided along the north side
of County Road 9.
Page Two, File 92056
12. A 50 foot woodland preservation easement shall be required on all single
family lots adjacent to Vicksburg Lane and a 30 foot woodland
preservation easement shall be required on all single family lots
adjacent to the south side of County Road 9 as transitional screening.
13. Final Plat mylars shall refer to MPUD 92 -1.
14. Compliance with the terms of City Council Resolution 89 -439 regarding
tree preservation.
15. Dimensional standards for single family lots:
a. The minimum side setback shall be 10 feet; the minimum rear setback
shall be 20 feet; and the minimum front setback shall be 35 feet for
all internal streets and 36th Avenue North /Dunkirk Lane. ,
b. The minimum lot width shall be 90 feet.
16. A 50 foot building setback is required for all buildings adjacent to
County Road 9, Vicksburg Lane and Highway 55 right -of -way.
17. Dimensional standards for townhouse lots:
a. Minimum lot size shall be 3,605 square feet.
b. Minimum lot width shall be 37 feet.
c. Minimum front setback, measured from the street right -of -way line,
shall be 30 feet from internal streets; and a 35 foot setback shall
be required from Dunkirk Lane.
d. Minimum building setback from single family platted lots shall be 15
feet.
18. The street alignment of .36th Avenue North and Dunkirk Lane shall be
revised to function as a through street.
19. A covenant shall be placed on Block 1 stating that a maximum of 130,000
square feet of office space is permitted; that any increase in square
footage will require an Environmental Assessment Worksheet; and that a
Wetland Analysis responsive to the 1991 Wetland Conservation Act has not
been prepared and will be required with the Final Site Plan of the site.
20. A Wetland Analysis of the site including the area of the location of
County Road 9 shall be submitted with the first phase Final Plan /Plat
submission.
res /pc /92056.pp)
CITY OF PLYMOUTH
ORDINANCE NO. 92-
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
AT THE NORTHWEST QUADRANT OF HIGHWAY 55 AND VICKSBURG LANE FROM FRD TO R -2 AND
B -1 (92056)
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 -2 (Low Density Multiple
Residence) District and B -1 (Office Limited Business) 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. 92056.
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:ord /pc/92056)
day of .
Mayor
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR EUGENE FORBRAGD AND MARTIN HARSTAD FOR LAND LOCATED IN THE NORTHWEST
QUADRANT OF HIGHWAY 55 AND VICKSBURG LANE (92056)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the northwest quadrant of Highway 55 and Vicksburg Lane from FRD
Future Restricted Development) District to R -2 (Low Density Multiple
Residence) District and B -1 (Office Limited Business) District in conjunction
with approval of the Preliminary Plat for Forbragd and Harstad;
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
to be filed with Hennepin County prior to the publication of said Ordinance.
res /pc /92056.ord.sc)
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
August 6, 1992
92056
Eugene Forbragd and Martin Harstead c/o Bob Kost, BRW, Inc., 700
South Third Street, Minneapolis, MN 55415
HARSTEAD FORBRAGD
West of Vicksburg Lane, north of State Highway 55 in the southeast
of 1/4 of Section 17 and the northeast 1/4 of Section 20.
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.
5. Other additional assessments estimated: Estimated special
assessments for County Road 9 will be detailed in the development
contract.
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
61) in width adjoining side and rear lot lines.
N/A Yes No
7. _ _ XX Are all
provided?
The City
easements
utilities
with the
following
standard utility easements required for construction
will require twenty foot (20') utility and drainage
for proposed utilities along the lot lines where these
are proposed to be installed. This item has been reviewed
Dreliminary plat construction plans. If "No" is marked, the
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: Ponding easements will be required to
the 100 year elevation for Lot 1 Block 1. Lots 17 thru 24 Block 3.
Lots 1 thru 13 Block 4. Lot 1 Block 6.
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. The drainage
Basement within proposed Lot 1 Block 1 may have to be vacated
depending on building location.
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:
DNR
X MnDOT
Hennepin County
X MPCA
X State Health Department
2 -
X Bassett Creek
X 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: The
street name changes will be determined by the Building Department.
13. X Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection of
and
See special conditions.
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
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 Yes
Watermain See Special Conditions
Storm Sewer See Special Conditions
Street /Concrete Curb & Gutter See Special Conditions
3 -
N/A Yes No
17. X Do the preliminary construction plans conform to the City's adopted
R 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
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required: ame
Special Conditions.
19. _ 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:
20. _ 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.
21. _ 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.
N/A Yes No
22. _ 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:
23. _ _ 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: $ilt
fence will be required to protect the ponds and wherever drainage
leaves the site. A crushed rock berm will be required on 36th
Avenue, 37th Avenue. 38th Place. Hay bales shall be placed around
all catchbasins during construction.
24. _ X Minimum basement elevations must be established for the following
lots: The 100 year elevation must be determined by the developer's
engineer for all ponds within the site.
25. A. Islands are proposed to be installed in the cul -de -sacs of the subdivision.
Because of added maintenance responsibility to the City, they shall be
eliminated.
B. Show the size of the existing storm sewer just west of Vicksburg Lane. Also
show the storm sewer crossing Highway 55 for Pond GL -P1. Include size, type
and invert elevations.
Ms
C. Because the City does not have all the required pond easements, the rate for
the run off north to Bassett Creek and south to Minnehaha Creek shall not
exceed the existing rate for the 1, 10, and 100 year storm.
D. The width and type of material for all existing streets shall be shown on the
preliminary plat or grading plan.
E. The width of proposed County Road 9 shall be shown on the preliminary plat or
grading plan.
F. The construction of all streets shown in the proposed plan except County Road 9
shall be at the developer's expense.
G. County Road 9 shall be constructed with the first phase of this development.
The developer shall submit a petition requesting the construction of County
Road 9. The assessment of County Road 9 will be in accordance with the City
Assessment Policy unless modified by the City Council.
H. The 16 inch watermain shall be constructed within the right -of -way of County
Road 9, not as shown on the preliminary utility plan.
I. The following modifications shall be made to the street plans:
a. Realign the site office access from 36th Avenue so that 36th Avenue will
become the through street. Also provide a stop sign control from the
office site access to 36th Avenue. Left turn lanes must also be provided
on 36th Avenue eastbound approach to Vicksburg Lane. A left turn lane must
also be provided on the westbound 36th Avenue approach to the proposed
office site driveway.
b. Provide facing left turn lanes on Vicksburg Lane at 37th Avenue in order to
provided better lane continuity with the segments north and south of 37th
Avenue and to provide safer and more effective traffic operations at this
intersection.
c. Provide facing left turn lanes on each approach at proposed County Road 9
and Dunkirk Lane intersection as part of the proposed development or as
applicable. A future traffic control signal is expected to be required at
this intersection.
d. Further review of the office component of the proposed development shall -be
done when more detailed plans become available for that portion of the
site. This future review should pay particular attention to the right -
in /right out access to Vicksburg Lane, internal site circulation in and
around the two level parking facility, and grades and access locations to
that facility. Modifications may be necessary when the detailed plans are
available for review.
J. Wetland impact: 1991 Wetland Conservation Act
a. The plan proposes to completely eliminate a 0.61 acre wetland (#3) at
approximately 37th Place and Yuma Lane. With a redesign of the plat this
wetland could be retained. The City Council Policy states that before
wetlands can be altered it must be demonstrated that "The basic purpose of
the project cannot be accomplished by a reduction in the size, scope,
configuration, or density of the project as proposed, or by changing the
design of the project in a way that would avoid or result in fewer adverse
effects on the wetland."
5 -
V
b. There are 3.38 acres of wetland in the office site. No plans or analysis
have been submitted on the impact to these wetlands. The Concept /General
Development Plans indicate the removal of a majority of the wetlands. A
complete analysis shall be submitted and approved by the City Council
before any site plan /final plat is submitted for this site. The
Concept /General Development Plan is subject to approval /modification for
wetland impact.
c. The plat does not address the wetland impact on County Road 9 within the
plat. This impact shall be addressed and mitigation provided for any
wetland encroachment.
K. The right -of -way for the cul -de -sacs is not the same on the preliminary plat,
50 foot radius, and on the utility grading plan, 55 foot radius. The plans
shall be revised to show the correct radius.
Attached is the traffic study providing future analysis of the street modifications.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
6 -
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)
FKX SEMCN 9, SUBDIMICN A
2. Before any Conditional 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 recommendation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Ccrnpliance 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,
m6rals 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 penratted, 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 imprtivemment 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
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: July 29, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92059
PETITIONER: TOLD Development
REQUEST: Preliminary Plat to create 2 lots out of 1 outlot; a Site
Plan for a PDQ Convenience Food Store; and, a Conditional
Use Permit for a retail /service use in the I -1 Zoning
District.
LOCATION: Northeast corner of Fernbrook Lane and County Road 6.
GUIDE PLAN CLASS: I -P (Planned Industrial)
ZONING: I -1 (Planned Industrial)
BACKGROUND:
On January 25, 1988, the City Council, by Resolution 88 -49, approved a Final
Plat for the WST 2nd Addition. This site was platted as Outlot B of the WST
2nd Addition.
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. With respect to the Physical Constraints Analysis we find the project to
be located within the Bassett Drainage District and contains no Flood
Plain Overlay District or Shoreland Overlay District; contains no DNR
protected wetlands, City of Plymouth ponding areas or federally protected
wetlands; contains no woodland stands of significance; does not contain
any slopes of significance; and is suitable for urban development with
municipal sewer services.
2. The petitioner is requesting to divide an existing 3.33 acre outlot into 2
lots: a 1.26 acre lot, and 2.07 acre lot. The proposal is to construct a
3,500 square foot retail /gas station on the 1.27 tract of land. The
proposed gas service will include 6 gas pump islands and will not contain
a car wash.
3. There are no definite plans for the development of Lot 2. However, a
General Development Plan is provided showing how an industrial project
could be developed on the property.
1 -
4. Before any Conditional Use Permit may be granted, the Planning Commission
must review the request for compliance with the standards set forth in
Section 9, Subdivision A, Paragraph 2a of the Zoning Ordinance regardingConditionalUsePermitcriteria. Attached is a Zoning Ordinance citation
and the petitioner's response to those standards.
5. An additional item that the Planning Commission must review for this
request is found in Section 8, Subdivision D, Paragraph 2b regarding
retail and service establishments in industrial districts. A Conditional
Use Permit may be approved for a retail and service establishment if they
are providing goods and services which are essential to the operation of
the district and which are primarily for the use of persons employed in
the Industrial District. The petitioner's response to this requirement is
attached.
6. The Site Plan for the convenience store, gasoline station has been
reviewed by the Development Review Committee responsive to the ordinance•
and policies regardin development in the B -3 zoning classification since
the nature of the use Site Plan proposed is Service Commercial rat er than
Industrial.
7. The building facade will be a red /brown variegated color face brick. A
metal canopy will cover the pump islands. The wall signage proposed meets
the 5 percent wall coverage per elevation. The proposal includes one 64
square foot freestanding sign located at the intersection of County Road 6andFernbrookLane. A combination 3 foot berm and plantings is provided
along the west property line to block vehicle headlight spillage onto the
residential property directly across Fernbrook Lane.
The proposal also includes placement of landscaping and light poles
required for the PDQ Site Plan on Lot 2. Lot 2 is not currently beingdeveloped. An easement will be placed on Lot 2 providing for the location
and maintenance of these items. Review of the appearance of the building
is responsive to the City's policy on aesthetics and architectural design.
8. Development standards for retail and service establishments approved by a
Conditional Use Permits in the I -1 District are subject to the development
standards applicable to the particular use. In this case, the B -3 Zoning
District standards were used in reviewing both the plat and Site Plan.
PLANNING STAFF COMMENTS:
I. The Site Plan proposed will meet or exceed all the Zoning Ordinance
requirements and other related City policies and standards for development
allowed in the B -3 Zone.
2. Staff finds that this request meets the Conditional Use Permit criteria
for retail and service use in the Industrial District. The petitioner's
narrative dated August 5, 1992 clearly shows a thorough analysis of this
site in response to the Zoning Ordinance criteria for commercial uses in
the Industrial District. Their report indicates that this convenience /gas
service use will provide goods and services essential to the district and
that the success of the PDQ is dependent upon employees of the Industrial
District patronizing this establishment.
1WM
3. Staff finds that the architectural appearance of the proposed structure is
consistent with the terms of the City of Plymouth policy regarding
building aesthetics and architectural design. The pitched roof of the PDQ
building will provide a compatible design transition from the residential
areas west and south to the industrial development north and east of this
site.
4. Staff finds that the proposed Preliminary Plat meets the standards for
subdivisions in the B -3 Zoning District on Lot 1 and I -1 standards for Lot
2.
RECOMMENDATION:
I hereby recommend approval of the request for a Preliminary Plat, Site Plan,
Conditional Use Pe i and Variance subject to the conditions of the draft
resolution. n _
Submitted by: '
Charles E.
ATTACHMENTS:
erud, Community Development Director
1. Resolution Approving Conditional Use Permit, Site Plan and Variance
2. Resolution Approving Preliminary Plat
3. Engineer's Memo
4. Petitioner's Narrative
5. Conditional Use Permit Criteria
6. Large Plans
3 -
APPROVING SITE PLAN, CONDITIONAL USE PERMIT FOR TOLD DEVELOPMENT LOCATED AT
THE NORTHEAST CORNER OF FERNBROOK LANE AND COUNTY ROAD 6 (92059)
WHEREAS, Told Development has requested approval for a Site Plan and
Conditional Use Permit for a convenience store and gas station, for property
located at the northeast corner of Fernbrook Lane and County Road 6; 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
Told Development for a Site Plan and Conditional Use Permit for a convenience
store and gas station, for property located at the northeast corner of
Fernbrook Lane and County Road 6, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. Compliance with Policy Resolution 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.
5. Any signage shall be in compliance with the approved Site Plan.
6. Any subsequent phases or expansions are subject to'required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within the approved trash
enclosure, 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. The requested Conditional Use Permit for retail service in the Industrial
District is found to meet the standards set forth in the Zoning Ordinance.
res /pc/92059)
APPROVING PRELIMINARY PLAT FOR TOLD DEVELOPMENT FOR TOLD DEVELOPMENT ADDITION
LOCATED AT THE NORTHEAST CORNER OF FERNBROOK LANE AND COUNTY ROAD 6 (92059)
WHEREAS, Told Development has requested approval for a Preliminary Plat for 2
lots on 3.33 acres, located at the northeast corner of Fernbrook Lane and
County Road 6; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request by Told
Development for a Preliminary Plat for 2 lots on 3.33 acres, located at the
northeast corner of Fernbrook Lane and County Road 6, 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.
4. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
5. 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.
6. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
7. Incorporation of tree protection provisions in the Final Plat and
Development Contract.
8. An easement shall be prepared by the developer, approved by the City, and
recorded with the Final Plat which provides for the placement and
maintenance of landscaping and lights on.Lot 2, which -are part of the
Site Improvements for Lot 1.
res /pc /92059.pp)
City:of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: August 6, 1992
FILE NO.: 92059
PETITIONER: Mr. Jerry Archer, PDQ Food Stores, 6600 City West Parkway 1210, Eden
Prairie, MN 55344
SITE PLAN: PDQ FOOD STORES
LOCATION: West of Interstate 494, north of County 6, east of Fernbrook Lane.
ASSESSMENT RECORDS:
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 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.
Will comply when the final plat of Told Development Company is
recorded at HenneRin County.
N/A Yes No
7. X 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.) See Item No. 6.
8. 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: For the trunk watermain along
Highway 494,
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. 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 apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the 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
X MN DOT
X Hennepin County
X MPCA
State Health Department
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Wetland Conservation Act of
1991 from City
13. _ XX 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: Hay bales
shall be installed around all catchbasins during construction. A
crushed rock filter dike shall be constructed at the shared driveway
intersecting with Fernbrook Lane.
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 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. _ 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 Fernbrook Lane and driveway access.
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 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. _ 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 1001 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 100X 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
u
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 t U .
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 Item Nos. 6. 7. 9. 12, 14 17 and Specie
Conditions,
SPECIAL CONDITIONS REOUID:
29 A. Storm drainage calculations are in the process of being reviewed. After the
review is completed, it may require modifications to the drainage plans.
Submitted by: Qti• I /
Daniel L. L. Faulkner, P.E.
City Engineer
5-
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
August 6, 1992
92059
Mr. Jerry Archer, PDQ Food Stores, 6600 City West Parkway, 1210,
Eden Prairie, MN 55344
TOLD DEVELOPMENT COMPANY ADDITION
West of Interstate 494, north of County Road 6, east of Fernbrook
Lane.
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. _ _ 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: None-
LEGAL /EASEMENTS,IPERMITS:
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
61) in width adjoining side and rear lot lines.
N/A Yes No
7. X{ Are all
provided?
The City
easements
utilities
with the
following
standard utility easements required for construction
will require twenty foot (201)
utility and drainage
for proposed utilities along the lot lines where these
are proposed to be installed. This item has been reviewed
preliminary plat construction plans. If "No" is marked, the
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:
DNR
X MnDOT
X Hennepin County
X MPCA
X State Health Department
2 -
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
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
and Fernbrook Lane drive ay access_
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
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 None
Watermain None
Storm Sewer See Special Conditions
Street /Concrete Curb & Gutter None
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
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required:
19. 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:
20. _ 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.
21. _ 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.
N/A Yes No
22. 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:
23. 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:
24. X _ _ Minimum basement elevations must be established for the following
lots:
25 A. Show the catch basins being relocated to the curb line on Fernbrook Lane.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
4 -
PDQ Food Stores of Minnesota, Inc. is pleased to submit a request
for approval of the conditional use permits and plans for a new
store in Plymouth, at the northeast corner of Fernbrook Lane and
County Road No. 6. This will be our second Plymouth store and the
product mix and operation will be similar to the facility at 4090
Annapolis Lane.
Two conditional use permits are required by the Zoning Ordinance:
1. The site is in the I -1 (Planned Industrial) District
which allows retail and service establishments by
conditional use permit.
2. The service operation involves dispensing of gasoline
which is allowed as a conditional use in the B -3
Service- Business) District, the classification that
governs the proposed commercial use.
The proposed store is responsive to the purposes for the I -1
District cited by the Plymouth Zoning Ordinance in Section 8,
Subdivision C: to "allow a limited amount of Service /Business
uses, by Conditional Use Permit, which are either essential to or
compatible with the operation of the Planned Industrial District or
which provide essential services to employees within the District."
Further, the facility will conform with the ordinance description
for the use, in Subdivision D, by providing a retail and service
establishment which is "essential to the operation of this
district," and by "providing goods and services which are primarily
for the use of persons employed in the district."
The 3,500 square foot store with its covered six self- service fuel
dispensers area will be the first combined retail food and fuel
dispensing operation in the entire I -1 district south of State
Highway 55. The large and growing number of persons employed by
the many businesses in the district have very limited convenient
facilities for their essential food and fuel needs, especially in
the area south of State Highway 55.
We have many customers at our Annapolis Lane store who are employed
south of Highway 55 who would be better served by a store closer to
their work. Told Development Company, which owns the proposed
site, commissioned a 1991 survey of Plymouth employers and
employees in the area. A high level of desire for and support of
a convenience food and fuel store on this site was found.
PDQ Food Stores provides the goods and services sought by and which
are essential to.the persons employed in the I -1 district.
The development plans are designed to meet and exceed the city's
requirements and to provide the community with a quality facility.
Page Two
The following information is presented to assist the Planning
Commission in its review of the application to determine its
conformance with the conditional use standards.
1. Compliance with and effect upon the Comprehensive Plan.
The proposed store complies with the Comprehensive Plan
which envisions "retail and service establishments
essential to the operation of the district and providing
goods and services which are primarily for the use of
persons employed in the district."
The positive effect upon the plan is the contribution the
store makes to the balanced development of the city and
I -1 district by ensuring residents and employees have
convenient access to basic goods and services.
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.
PDQ Food Stores, Inc. has a sound tradition of developing
and operating stores which are devoted to positively
serving the general welfare. Stores are designed and
managed to meet or exceed the public codes, ordinances
and regulations so as not to be .detrimental to or
endanger the community. PDQ Food Stores, Inc. maintains
in addition to public standards, its own high standards
to ensure the best interests the community's health,
safety, morals, and comfort are preserved.
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, not substantially
diminish and impair property values within the
neighborhood.
The site has been designed with structures and
landscaping to ensure compatibility with the character of
this area. Particular attention has been given to the
transition of the site to the residential properties
across Fernbrook Lane and across County Road No. 6.
This care is evident with the design of the building
which will have a total brick exterior and a shingled
hipped roof, and with the berms and plantings in the
south and west yard areas. Exterior lighting will be
effective for site illumination and security without
glare.
Page Three
The land to the north and to the east is industrial and
the property across County Road No. 6 is the public open
space used for storm drainage.
PDQ Food Stores of Minnesota, Inc. facilities are
designed and operated to contribute to and to not detract
from the value of the neighborhoods and communities they
serve. The Plymouth experience with the Annapolis Lane
store is an example.
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.
The proposed use will complement existing and future uses
of the surrounding property and will be conducive to the
development and improvement of permitted uses on the
undeveloped parcels which are zoned I -1. The PDQ store
is an essential ingredient to this area of the city which
has virtually been fully developed consistent with city
plans.
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.
Special care was taken in the creation of this property
and in the design of the site to not only provide
convenient access and positive traffic flow, but also to
avoid private drive conflict points on the County Road
No. 6 and Fernbrook Lane frontages. Access is
exclusively from and onto a private joint driveway that
intersects Fernbrook Lane across from 17th Avenue North,
as indicated for many years on city plans for this area.
The traffic flow on the site has been planned to
facilitate customers who patronize the fuel service, or
the store, or both, without creating congestion on or off
the site. Parking exceeds the minimum city standards.
This location will enable employees and residents of this
area to obtain the basic goods and service with less
travel which is beneficial from both an environmental and
a traffic generation perspective.
Page Four
6. The conditional use shall, in all other respects, conform
to the applicable regulations of the district in which it
is located.
The plans reflect a design that meets and exceeds the
minimum city standards for the B -3 district which,
consistent with the I -1 criteria for conditional retail
and service uses, govern this development. No variances
are requested.
PDQ Food Stores of Minnesota, Inc. proposes an essential and
desirable facility in an area that needs a convenient food and fuel
source for the many persons employed there. The use has been
designed and will be operated to promote the general welfare,
health and safety of the community; it is especially meant to be in
harmony with the general purposes and intent of the Zoning
Ordinance and of the Comprehensive Plan.
We look forward to serving Plymouth with our second store!
PDQ FOOD STORES OF MINNESOTA, INC.
July, 1992
4
l
PKM SBCTICN 9, - VISICH A
2. Before any Ooniitiona1 Use Permit may be granted, the
application therefore, shall be referred to the Planning CamUssion 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 Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Caq=ehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will prarote and enhance the general public welfhre 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
inp it 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
I1 -__
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FOOD STORES, Inc.
Ci 2-05q
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August 5, 1992 AUG 5 1992
CITY OF PLYf -I JUTH
Mr. Chuck Dillerud GWXWI°ll OVELO IEN,T DEPT
Director of Community Development
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: PDQ Food Stores of Minnesota, Inc., Application #92059
Fernbrook Lane and County Road 6, Plymouth, MN
Dear Mr. Dillerud:
The following is a supplemental narrative to PDQ Food Stores of Minnesota's Planning
and Zoning Application of July 1, 1992.
This narrative will define the market that PDQ's development will serve, identify the need
for PDQ's goods and services in this market, and illustrate how PDQ will focus its operation on
serving this market.
In recent years, PDQ has conducted a number of surveys in our stores to determine the
place of origin of our customers. Results of the surveys have shown that PDQ's customer base,
or market, is comprised of people who live or work within a one -mile radius of our store. PDQ is
in the business of providing convenient goods and services to our customers and these customers
are unwilling to travel beyond one -mile for our services.
Enclosed, please find Exhibit A which is an enlarged copy of the Zoning Map, City of
Plymouth, dated June 15, 1992. The proposed location for the PDQ Store on Fernbrook Lane and
County Road 6 is identified by a heart. A one -mile radius circle (PDQ's Market) has been drawn
around the store location. Also identified on the Zoning Map by the cross - hatched area is the I -1
District of which the PDQ Store is a part. This Exhibit A illustrates that the great majority of
PDQ's market for this store is the I -1 District. This is particularly true if you eliminate the FRD
District and the Parkers Lake area. Therefore, for this store to be successful, there must be a
demand for PDQ's goods and services in the I -1 District and PDQ must focus its operations on
meeting this demand.
The I -1 District's demand for PDQ's goods and services are illustrated in the enclosed
Exhibits B, C, and D. Exhibit B identifies any business within the one -mile radius of the PDQ
store location which offers similar goods and services as PDQ, (ie. deli items, fresh bakery, cold
beverages, grocery staples and gasoline). The only business within the one -mile radius is the
Amoco Service Station on Xenium Lane and Hwy 55 and they offer only gasoline and automobile
service. There are no businesses offering PDQ's products and services to this I -1 District.
6600 City West Parkway, Suite 210 • Eden Prairie, Minnesota • 55344 • (612) 941 -3343 • FAX (612) 941 -9713
Mr. Chuck Dillerud
August 5, 1992
Page 2
Exhibit C is a directory of Industrial Businesses within the 55447 and 55441 zip codes.
The majority of these businesses are located within the I -1 District PDQ will serve. This directory
calculates there are approximately 14,881 industrial employees. Currently, these employees have
no convenience food and gas available in their I -1 District.
Exhibit D is a telephone study performed by two University of Wisconsin Real Estate
Graduate Students. In this study representatives of 102 employers in the I -1 District were
interviewed. These 102 employers represented 4,987 employees. When asked which of thirteen
different business types was most attractive for their area, 75.34% responded convenience
food/gas. This was the number one response.
The I -1 District has an essential need for PDQ's products and services and PDQ's operatio41
and design will focus on this need.
PDQ's product mix at this location will cater to the industrial employees. We will put an
emphasize on our deli -lunch and bakery items. PDQ will implement an order by Fax Machine
Program. Deli Menus with our Fax number will be distributed to the I -1 District employees, and
they can order lunch or snacks (cookies, etc.) by Fax. Another program PDQ will offer the I -1
District is Company Fleet Charge Accounts for their employees. PDQ will also provide photo
copying, postage, automatic teller machines, digital pager rental programs, office supplies, fax
machine and over -night mailing services.
PDQ's building design and site planning focuses on the immediate I -1 District as opposed
to the nearby Highway 494 and County Road 6 interchange. PDQ's building is low profiled and is
orientated to Fernbrook Lane. The site will have no access to Highway 494 or County Road 6.
The only access to the site is via a private drive which serves two other industrial properties. PDQ
has orientated its gas island area on the north side of the building away from County Road 6. A 36
foot high pole pylon sign is allowed for by ordinance at this site. PDQ will instead have an 8 foot
high, ground mounted sign. Also, the size of this sign is 32 sq. ft. per side smaller than allowed
for by ordinance. The site will be intensely landscaped providing for limited exposure. PDQ is
not marketing to the freeway interchange, in fact PDQ would build the store even if there wasn't an
interchange.
PDQ Food Stores of Minnesota, Inc. is enthusiastic about the opportunity to provide an
essential service primarily to the I -1 District of Plymouth. PDQ anticipates the employees of this
District, the neighborhood, and the City of Plymouth to be as pleased with this proposed store as
they have been with our other Plymouth store.
Sincerely,
PDQ Food Stores of Minnesota, Inc.
Gn4
Jerry h
Director of Real Estate
JA.je
Encl.
Diane Misina Jill Schaum
P.O. Box 64 423 Chamberlain Ave.
St. Germain, WI 54558 Madison, WI 53705
715) 479 -7934 (608) 238 -8780
UNIVERSITY OF WISCONSIN - MADISON REAL ESTATE GRADUATE PROGRAM
June 11, 1991
Mr. Ralph Robinson
Mr. Bryant Wangard
TOLD Development Company
6900 Wedgwood Road
Suite 100
Maple Grove, MN 55369
Dear Mr. Robinson and Mr. Wangard,
As per your request, a survey of Plymouth employers situated near
the site at County Road 6 and I -494 has been completed.
Enclosed please find tabulated results of the survey. Clearly,
restaurant establishments and gas /convenience stores are very
attractive to Plymouth employees. Scoring consistently in the
most attractive" category were restaurant with bar, fast food
restaurant, and gas /convenience store.
There are immediate needs for a restaurant with bar and
gas /convenience store. Employees will benefit from a restaurant
with bar as confirmed by employers surveyed who expressed their
desire for a restaurant with bar because of the limited number in
close proximity to their work. Many respondents indicated the need
for restaurants suitable for client lunches as well. The lack of
gas /convenience stores in the area is also noticed by employers.
We hope you find this survey and report helpful in determining the
most suitable uses for the site in light of market demand.
Sincerely,
Diane L. Misina r' Jill Schaum
EXECUTIVE SUMMARY
OBJECTIVE: Establish desired retail goods or services by
Plymouth employees at the site located at the northwest quadrant
of Interstate 494 and County Road 6.
METHODOLOGY: A random telephone survey is performed of 102
employers located in the immediate vicinity of the site. The
telephone solicitor asked to speak to the director of personnel or
general manager. If neither were available the solicitor asked for
a person who would be able to represent his /her fellow employees.
Basic information about the company and number of employees is
asked up front. Secondly, a question evaluating the attractiveness
of 13 different retail uses is asked and the respondents scored
each retail type using an ascending scale of 1, 3, or 5. The
respondent is also asked for other retail suggestions. Finally,
the respondent is asked if employees in their company would use the
new interchange at County Road 6 and I -494 on a daily basis, and
if yes, the percentage which would pass this interchange daily is
estimated by the respondent. A sample survey is included in the
Appendix.
Scores of 1, 3, or 5 from the survey question on page two,
which evaluates attractiveness of various retail types, are
weighted by number of employees (see sample survey in Appendix A).
This weighting process enables the surveyors to account for varying
company sizes in the market area. Three areas near the site are
surveyed and tabulated separately, to help identify any variations
in scoring which would result from the firms' distance or direction
from the site.
CONCLUSION: Food /restaurant categories and gas /convenience
stores ranked high in attractiveness among employees. Restaurants
with a bar, fast food restaurants, and gas /convenience stores had
the highest frequency of "most attractive" scores in all three
market areas. A dry cleaner consistently ranked least attractive
overall. Respondents' enthusiasm and demand for restaurants and
gas/ convenience stores at I -494 and County Road 6 was confirmed.
1
TOTAL EMPLOYEES SURVEYED: 4987
TOTAL FIRMS SURVEYED: 102
SCORE WEIGHTED BY # EMPLOYEES - --
TENANT LEAST
TYPE ATTRACTIVE
BANK 37.00%
VIDEO 71.87%
REST W /BAR 3.47%
FAST FOOD 13.13%
GAS /CONVEN. 4.23%
REST W/O BAR 23.44%
OFFICE SUPPLY 53.74%
DAY CARE 26.89%
CARRY -OUT 6.28%
DRUG STORE 8.94%
SANDWICH SHOP 14.60%
HAIR SALON 44.40%
DRY CLEANER 57.03%
AVERAGE MOST
ATTRACTIVE ATTRACTIVE
39.12% 23.88%
27.85% 0.28%
22.56% 73.97%
27.19% 59.68%
20.43% 75.34%
33.11% 43.45%
20.97% 25.29%
25.43% 47.68%
52.80% 40.93%
68.60% 22.46%
42.45% 42.95%
48.15% 7.46%
18.25% 24.72%
Specifically considering the site's location on the northwest
corner on I -494 and County Road 6, respondents evaluated the
attractiveness of individual retail uses. This survey unveiled
retail types which are in demand by the employment base in the
surrounding area. Respondents designated the following retail
types as "most attractive ", if located at County Road 6 and I -494:
Restaurant with Bar Fast Food
Gas /Convenience Store Restaurant without Bar
Day Care Sandwich Shop
Of these retailers in the "most attractive" category, a
restaurant with bar, fast food, and gas /convenience store have high
concentrations (each over 59 %) of scores in the "most attractive"
category, with scores below 28% in the average category and scores
2
less than 15% in the "least attractive" category. A bank, carry-
out restaurant, drug store, and hair salon had the highest
frequency of responses in the "average attractive" category.
The following graphs display the relationships between various
retail types and collected responses. The first graph demonstrates
scores for attractiveness of each retail type if located at I -494
and County Road 6. The graphs to follow show in more detail the
most attractive ", "average attractive ", and "least attractive"
scales for retail uses.
Following the four graphs is a more detailed discussion of the
survey results within each of three market areas. Market area 1
includes employers north of the site and west of I -494 and along
County Road 6 west of the site. Market area 2 consists of
employers located further north of market area 1, west of I -494,
up to Highway 55. Market area 3 comprises employers to the east
of I -494 stretching from Industrial Park Boulevard on the north to
County Road 15 on the south. The map in Appendix B shows the site
and all areas where surveys were undertaken.
3
DRY CLEANER
HAIR SALON
SANDWICH SHOP
DRUG STORE
CARRY -OUT
DAY CARE
OFFICE SUPPLY
REST W/O BAR
GAS/CONVEN.
FAST FOOD
REST W /BAR
VIDEO
BANK
CONSUMER SURVEY
SCALE OF ATTRACTIVENESS
07 207 407 607 807
4
tea
1
DRY CLEANER
HAR SALON
SADD SHDP
ME STOIC
CAP—M
DAY CARE
OFFEE SLQPLY
FfST W/O BAR
GASMEN
FAST FOOD
REST +/BAR
VDEO
BANS
CONSUMER SURVEY
MOST ATTRACTfVE SCORES
rfo 201 Cc ffa Byo
5
CONSUMER SURVEY
AVERAGE ATTRAC SCORES
DRY CLEANER
PAR SALON
DREG STH
CARRY —OUT
DAY CARE
OFFGE IRY
FET W/O BAR
GAS /CM
FAST FOOD
REST W/BAR
UDEO
a"
07 107 gal Po 407 Ma Ma Mo
2
DRY CLEANER
HAR SALON
SAhDIND SHIP
DU STH
CAf;RY —OUT
DAY CAK
OFFEE SURY
FfST W/O BAR
GASICOMJEN
FAST FOOD
IfST W/OAR
WED
B"
CONSUMER SURVEY
LEAST ATTRACTIVE SCORES
al 1 al gal Ro Ca Sal 67a 9 Po
MARKET AREA 1: WEST OF I -494 - NEAR SITE
Market area 1 is located north of the site and west of I -494.
Firms located on the following streets were surveyed:
Fernbrook Lane North County Road 6
23rd Avenue North 21st Avenue North
FIRMS SURVEYED IN AREA 1: 46
EMPLOYEES SURVEYED IN AREA 1: 2386
SCORE WEIGHTED BY # EMPLOYEES---
TENANT LEAST AVERAGE
TYPE ATTRACTIVE ATTRACTIVE
BANK 45.93% 36.84%
VIDEO 65.30% 34.12%
REST W /BAR 5.32% 17.90%
FAST FOOD 19.78% 18.69%
GAS /CONVEN. 1.47% 23.60%
REST W/O BAR 32.90% 28.12%
OFFICE SUPPLY 63.66% 14.17%
DAY CARE 26.32% 23.39%
CARRY -OUT 12.03% 61.32%
DRUG STORE 6.41% 77.07%
SANDWICH SHOP 17.56% 50.21%
HAIR SALON 62.28% 36.46%
DRY CLEANER 67.64% 11.57%
MOST
ATTRACTIVE
17.23%
0.59%
76.78%
61.53%
74.94%
38.98%
22.17%
50.29%
26.66%
16.51%
32.23%
1.26%
20.79%
Restaurants with a bar, fast food restaurants, gas /convenience
stores, restaurants without a bar, and day care all commanded "most
attractive" status from market area 1. Carry -out restaurant, drug
store, and sandwich shop had the highest frequency of "average
attractive" status.
Market area 1 had the following results concerning daily use
of the new interchange at County Road 6 and Interstate 494. Number
of employees per firm, male /female ratios, and estimated travel
counts for the interchange are found on the following page.
NUMBER WHO USE INTERCHANGE: 873
NUMBER EMPLOYEES SURVEYED: 2386
AVERAGE PERCENTAGE USE OF INTERCHANGE DAILY: 36.60%
8
MARKET AREA 1:
LOCATION: DAILY USE
EAST OF 494 EMPLOYEES MALE FEMALE Y/N DAILY?
1 250 125 125 Y 125
2 67 57 10 Y 34
3 10 7 3 NO 0
4 33 28 5 Y 11
5 5 5 0 Y 4
6 8 3 5 Y 2
7 5 3 2 Y 4
8 15 8 8 Y 8
9 29 22 7 Y 15
10 80 60 20 Y 20
11 375 250 125 Y 94
12 116 100 16 Y 58
13 50 25 25 Y 25
14 85 79 6 Y 43
15 9 8 1 Y 5
16 4 3 1 Y 3
17 200 80 120 Y 40
18 4 2 2 Y 3
19 8 6 2 Y 8
20 45 25 20 NO 0
21 6 5 1 Y 3
22 2 2 0 Y 2
23 6 4 2 Y 6
24 75 38 38 Y 75
25 7 4 3 Y 4
26 11 9 2 Y 8
27 3 1 2 NO 0
28 4 3 1 Y 1
29 30 28 2 Y 6
30 35 27 8 Y 28
31 7 6 1 Y 6
32 20 17 3 Y 18
33 30 15 15 Y 24
34 10 8 2 Y 10
35 4 1 3 Y 3
36 13 1 12 Y 1
37 2 2 0 Y 1
38 15 8 8 Y 8
39 4 2 2 Y 4
40 4 3 1 Y 2
41 2 1 1 Y 2
42 5 4 1 Y 5
43 4 2 2 Y 4
44 4 3 1 Y 4
45 600 400 200 Y 150
46 85 57 28 Y 43
01
MARKET AREA 2: WEST OF I -494 - NEAR HIGHWAY 55
Firms located on the following streets were surveyed:
28th Avenue North 27th Avenue North
Niagra Lane North
FIRMS SURVEYED IN AREA 2:
EMPLOYEES SURVEYED IN AREA 2:
11
471
SCORE WEIGHTED BY # EMPLOYEES - --
TENANT LEAST AVERAGE MOST
TYPE ATTRACTIVE ATTRACTIVE ATTRACTIVE
BANK 8.49% 50.32% 41.19%
VIDEO 25.27% 74.73% 0.00%
REST W /BAR 0.85% 12.53% 86.62%
FAST FOOD 1.91% 5.31% 92.78%
GAS /CONVEN. 0.00% 7.43% 92.57%
REST W/O BAR 5.73% 2.34% 91.93%
OFFICE SUPPLY 8.92% 50.74% 40.34%
DAY CARE 11.04% 62.42% 26.54%
CARRY -OUT 1.49% 0.85% 97.66%
DRUG STORE 4.46% 59.45% 36.09%
SANDWICH SHOP 0.00% 0.42% 99.58%
HAIR SALON 58.17% 15.29% 26.54%
DRY CLEANER 64.12% 2.12% 33.76%
Restaurant with a bar, fast food restaurant, gas /convenience
store, restaurant without a bar, carry out restaurant, and sandwich
shop ranked "most attractive" by respondents in Market Area 2.
Average attractive" was the most frequent ranking for a bank;
video store, office supply store, day care facility, and drug
store.
Market area 2 had the following results concerning daily use
of the new interchange at County Road 6 and Interstate 494.
Number of employees per firm, male /female ratios, and estimated
travel counts for the interchange are found on the following page.
NUMBER WHO USE INTERCHANGE: 240
TOTAL EMPLOYEES SURVEYED: 471
AVERAGE PERCENTAGE USE OF INTERCHANGE DAILY: 51.04%
10
MARKET AREA 2:
LOCATION:
EAST OF 494
1
2
3
4
5
6
7
8
9
10
11
DAILY USE
EMPLOYEES MALE FEMALE Y/N DAILY?
2 1 1 NO 0
10 4 6 Y 10
7 6 1 Y 1
14 12 2 Y 14
55 46 9 Y 41
4 1 3 Y 1
225 150 75 Y 113
125 94 31 Y 31
8 2 6 Y 4
4 2 2 NO 0
25 13 13 Y 25
NUMBER WHO USE INTERCHANGE:
TOTAL EMPLOYEES SURVEYED:
AVERAGE PERCENTAGE USE OF INTERCHANGE DAILY:
11
240
471
51.04%
MARKET AREA 3: EAST OF I -494
Firms located on the following street were surveyed:
Annapolis Lane North
Industrial Park Boulevard
16th Avenue North
10th Avenue North
EMPLOYEES SURVEYED IN AREA 2:
FIRMS SURVEYED IN AREA 2:
Berkshire Lane North
Exenium Lane North
15th Avenue North
12th Avenue North
SCORE WEIGHTED BY # EMPLOYEES - --
TENANT LEAST AVERAGE
TYPE ATTRACTIVE ATTRACTIVE
BANK 33.29% 39.20%
VIDEO 89.53% 10.47%
REST W /BAR 1.97% 30.00%
FAST FOOD 8.17% 41.55%
GAS /CONVEN. 8.26% 19.77%
REST W/O BAR 16.76% 45.49%
OFFICE SUPPLY 52.54% 22.02%
DAY CARE 31.03% 19.53%
CARRY -OUT 0.89% 54.74%
DRUG STORE 12.77% 61.13%
SANDWICH SHOP 14.51% 43.05%
HAIR SALON 21.31% 68.50%
DRY CLEANER 43.57% 29.30%
MOST
ATTRACTIVE
27.51%
0.00%
68.03%
50.28%
71.97%
37.75%
25.45%
49.44%
44.37%
26.10%
42.44%
10.19%
27.14%
2130
45
The "most attractive" category has the greatest frequency from
the following retail types: restaurant with bar, fast food,
gas /convenience, and day care. The following retail types were
found to be of "average attractiveness ": bank, restaurant without -
bar, carry out restaurant, drug store, sandwich shop, and hair
salon.
Market area 3 had the following results concerning daily use
of the new interchange at County Road 6 and Interstate 494.
Number of employees per firm, male /female ratios, and estimated
travel counts for the interchange are found on the following page.
NUMBER USE WHO INTERCHANGE: 848
TOTAL EMPLOYEES SURVEYED: 2130
AVERAGE PERCENTAGE USE OF INTERCHANGE DAILY: 39.79%
12
MARKET AREA 3
LOCATION: DAILY USE
EAST OF 494 EMPLOYEES MALE FEMALE Y/N DAILY?
1 125 81 44 Y 63
2 5 3 2 Y 1
3 475 365 110 Y 143
4 3 2 1 Y 3
5 9 7 2 Y 4
6 15 10 5 Y 4
7 19 16 3 Y 10
8 4 3 1 Y 2
9 4 2 2 Y 4
10 25 20 5 Y 6
1.1 2 1 1 Y 2
12 25 21 4 Y 6
13 10 8 2 Y 2
14 35 10 25 Y 11
15 350 210 140 Y 175
16 80 72 8 Y 16
17 23 16 9 Y 12
18 13 11 2 Y 7
19 25 22 3 Y 10
20 5 3 2 Y 3
21 4 3 1 Y 1
22 30 18. 12 Y 12
23 3 2 1 NO 0
24 12 6 6 Y 1
25 20 19 1 Y 8
26 30 22 8 Y 15
27 10 8 2 Y 1
28 60 0 0 Y 24
29 270 216 54 Y 135
30 14 10 4 Y 7
31 80 40 40 Y 20
32 10 6 4 Y 4
33 11 7 4 Y 3
34 10 6 4 Y 5
35 8 6 2 Y 6
36 121 0 0 Y 61
37 16 15 1 Y 4
38 12 11 1 Y 2
39 10 8 2 Y 5
40 55 50 6 Y 8
41 7 5 2 Y 7
42 20 14 6 Y 2
43 20 13 7 Y 15
44 20 17 3 Y 6
45 25 23 2 Y 15
13
SUGGESTED RETAIL TYPES
In addition to the retail types spe cif ically questioned in the
survey, respondents had the following suggestions for the site at
County Road 6 and I -494. Each retail type suggested is listed
along with the number of firms who identified its high demand and
the corresponding number of employees represented by the firms.
Reoccurring retail suggestions for the site included
variations of restaurants and gas /convenience stores. Some of the
variations for gas /convenience stores included a car wash and lunch
bar. Respondents expressed demand for fast food types which were
not located along Highway 55.
NUMBER NUMBER
SUGGESTED RETAIL TYPES FOR SITE: FIRMS EMPLOYEES
MARKET AREA 1:
HEALTHY RESTAURANT 1 250
HEALTH CLUB 1 250
RESTAURANTS 1 33
BLOCK BUSTER VIDEO (BIG) 1 8
SIT DOWN RESTAURANT 1 8
GAS W /CAR WASH 1 15
CASH MACHINE 1 15
FEDERAL EXPRESS DROP BOX 1 15
NAILS /SHAMPOO PRODUCTS 1 29
SUPER AMERICA /PDQ - CONVENIENCE & LUNCH 4 618
MINI -MART (TOM THUMB) 2 11
AUTOMOTIVE SERVICE 1 35
SANDWICH CARRY OUT 1 35
BAR /RESTAURANT 1 20
DONUT SHOP 1 10
TANNING SALON 1 4
CAR WASH 1 5
MARKET AREA 2:
CAR WASH 1 7
GAS STATION 1 4
GROCERY STORE "ERICKSON" 1 4
CRAFT STORE 1 125
GAS /CONVENIENCE 1 125
14
MARKET AREA 3:
TACO BELL 2 495
GAS /CONVENIENCE' 5 514
RESTAURANT W /BAR - FOR CLIENT LUNCHES 3 379
ANY FOOD /RESTAURANT 3 52
BOOKSTORE 1 4
GIFT SHOP 1 25
BAKERY -BEST ONE BY GLEN LAKE (HWY 7W) 1 2
SUPER MARKET - LARGE SELECTION 1 25
DAIRY QUEEN 1 23
RESTAURANT W /COUNTER SPACE 1 5
OFFICE SUPPLY - COMPETITIVE PRICING 1 10
SPECIALTY - MEXICAN, ETC. FAST FOOD 1 10
BANK - NATIONAL OR MARQUETTE NEEDED 1 16
One hundred and two firms, representing 4,987 employees in the
market area were surveyed. Given the site's location near Plymouth
employers and the anticipated interchange at County Road 6 and I-
494, respondents indicated high demand for several retail types at
that location. Retail, such as restaurants, gas /convenience, and
day care, is considered most appealing if located on the site.
Other uses compatible with the area's employment base and found to
be of average attractiveness include a bank, carry -out restaurant,
drug store, and hair salon. Employers indicated a strong need for
variety lunch options and convenience stores. Thirty nine percent
of the employees represented through this survey anticipate using
the interchange on a daily basis, and would benefit from
convenience retailers on the site. Enthusiasm by respondents
confirms their desire for a variety of retail at County Road 6 and
Interstate 494.
Gas /Convenience - preference for Super America, Holiday,
Conoco, and 7- Eleven over Amoco, which is known for higher prices.
15
APPENDIX A _
CONSUMER TELEPHONE SURVEY
COMPANY NAME:
COMPANY LOCATION:
COMPANY CONTACT:
DATE:
TIME:
May I please talk to the director of personnel or general manager
if director of personnel is unavailable.
Hello, my name is , and I am a graduate student at
the University of Wisconsin- Madison working on a market research
project for the northwest quadrant of County Road 6 and Interstate
494. I was wondering if I can take a two minutes of your time to
ask you some questions about how you value retail goods or services
at this location in Plymouth.
First, I have a few questions about your company.
What type of company?
How many employees?
Male
Female
What is your major responsibility?
With consideration for where your employees shop now for the
following good or services, on a scale of one, three, and five,
with one having the least attractiveness, and five having the most
attractiveness, how attractive would the following retail goods or
services be to your employees if located in the vicinity of County
Road 6 and I -494 (Fernbrook & County Road 6).
Least Average Most
Attractive Attractive Attractive
Bank 1 3 5
Video Store 1 3 5
Sit -Down Restaurants w /Bar 1 3 5
Chili's /Applebee's /Olive Garden)
Fast -Food Restaurant 1 3 5
McDonald's /Hardee's)
Gas /Convenience 1 3 5
Super America /PDQ)
Sit -Down Restaurant wo /Bar 1 3 5
Perkins /Pizza Hut)
Office Supply Store 1 3 5
Day Care Facility 1 3 5
Carry -Out Restaurant 1 3 5
Donut /Bagel /Pizza)
Drug Store 1 3 5
Walgreens /Snyder)
Sandwich Shop 1 3 5
Subway)
Hair Salon /Barber 1 3 5
Dry Cleaner 1 3 5
Other Suggestion 1 3 5
Other Suggestion 1 3 5
Will your employees use the new interchange at County Road 6 and
Interstate 494 on a daily basis?
Yes No
If yes, can you estimate what percentage of your employees will
pass this interchange.
Thank you very much for your time, your help is greatly
appreciated. Have a nice day.
APPENDIX B
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EXHIBIT B
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EXHIBIT C
Dunn and Bradstreet Directory of Industrial Businesses for the 55447 and 55441 Zip Codes.
E,:-!
AREA ZIP CODE MAP
ZIP Codes For Other
ANOKA 55303
Areas Around Minneapolis
E%°
W "" NE Anoka 55303
Burnsville 55337CHAMPLIN5531655433CChamplin55316
109 AV MASS = 55434 = Chanhassen 55317
SSA _ o Chaska 55318
93RD s Crystal Bay 55323
55445 , Dayton 55327
OSSEO AV N
55443
MTN
W AV NE Eden Prairie 55344
55369 55444 55346
T`
T,1 AV N 73 AVN
55432 55347
AVN 2 x ST. PAUL Excelsior 5533100055428F554295543055421Hamel55340
554 6
55442 ° Hanover _ 5534155446K47AVNg7AVN1;
n =
55412
Hopkins 55343
a m 55418 Isanti 55040
55427 SM22 LOWRr AV N 19 AV NE Long Lake 55356
55447 • 55441
55411 K'n+ "
p
NENNEn
1+ ' I'°'ett° 55357
AV O "5"131 Maple Grove 55369
RI MOUNT AV GLENWODD AV. Wr +
r "
Maple Plain 55359
VOFw""
M'tonka Bch. 55361
8 55426 1 5541 =
A Ar 55414 Mound 553M
WAMTA 9
6 Navarre 55392
55391 w 97 ST t 55408:' ; Osseo 55369
55407 55406 Prior lake 55372N0S
MORNINGSIDE 55409 8 EVEN Rockford 55373
g 55436
55410 so sr '° ST MILAN
ODD
r Rogers 55374
55419 55417 St Anthony Village 55418
623T MPLSW wwL St Bonifacius 55375
az CROSSTOWN x Nwr PORT L'
St Michael 55376
55439 55435 x '55423 554
AIRPORT Savage 55378
us Nwr 494 78 ST ; E ST 5511 Shakopee 55379
g 55425 Slag Park 55384
55420 Victoria 55386
C"'„ 55438 55437 55431 Wayzata .55391
rim
55455
MINNESOTA (U' MM.) For Additional Information, BURNSVILLE 55337 Call Minneapolis Post Office:
452 -3800 or
The Z1P CODE MAP is a schematic map of luntred range and 1-800-228-8777
is presented to indicate boundaries between stations. These
boundaries are sabject to change. The Umsed States Postal
LP Code Directory — available at your local Post Office —
should be used for a specific address where the boundaries are
not clearly detftned.
Qom, • _
Y `. ab' wY 'qt •' y z, z ' xJv -si , .r 3 k- x, ., r
d r .A T *,"i k lkw'+J.t.
atitt> s q a' *ix ii.,% t pruFe yw
az. e.,t?-
1 3,12 -542 -8111, 0 sq f ,11900,000,
effi oleos -
10 00( z 30,6512 Real Estat
Accent Communication Inc „ Lacny, Steve,,, 112975 16 ve N Ste 200, Minneapolis, M
6i2 -557 -7374, 51000 sq ft,RENTS,3,000,000, 1 000 %, 11,5065 Whol
Airlift Doors Inc „ Hart, Jim,,,,,Minneapolis,MN,55441,
612- 420 -2500, 41000 sq ft,RENTS,7951315, 12 +009 %, 12,3699 Mfg Svc
Andrew Tool Co Inc „ Fischer, Norb,,,,2405 Annapolis Ln N,Minneapolis,MN,55441,
612 -559 -0402, 7,000 sq ft,RENTS,1,200,000, 20 +033 %, 20,3599 Job S
Angeion Corporation „ King, Wendell L,,,,13000 Highway 55,Minneapolis,MN,55441,
612 - 559 -3370, 18,000 sq ft,RENTS,5,0911160, 100 000$0 100,3841 Mfg M
Anixter Bros Inc „ Bergland, Bruce „ Anixter- Minnesota „ 14105 13th Ave N,Minneapol
612- 542 -1804, 0 sq ft „ 0, 25. 000$, 0,5063 Whol Wire and Cabl
Artograph Inc „ Stormo, Paul J,,,,13205 16th Ave N,Minneapolis,MN,55441,
512 -553 -1112, 28,000 sq ft,RENTS,4,000,000, 28 000 %, 28,3861 Mfg 0
Xvecor Cardiovascular Inc,Tony Badolato,Badolato, Anthony,Tony Badolato;,,13010
512- 559 -9504, 27,000 sq ft,RENTS,10,900,000, 100 000 %, 120,3841 Mfg
Sank Information Service Inc „ Clapsaddle, Norman.... 2800 Campus Dr 10,Minneapoli
512 -553 -0075, 8,400 sq ft,RENTS,1,287,727, 16 -0061, 16,7374 Data
3anner Engineering Corporation „ Fayfield, Robert W,,,,9714 10th Ave N,Minneapoli
512- 544 -3164, 57,000 sq ft,OWNS,25,800,000, 250 000 %, 350,3625 Mfg I
3axter Healthcare Corporation „ Klein, Ron,,,, 13505 Industrial Park B1v,Minneapol
312- 553 -1171, 0 sq ft „ 0, 80 000 %, 0,5047 Medical Hosp Equip
3eckman Instruments Inc „ Rosso, Lou „ Eggen Roger L „ 9905 41st Ave N,Minneapolis,
12- 944 -1350, 0 sq ft „ 990,000, 11 000 *, 11,3826 Electronic
I3enjamins Restaurant & Bakery „ Moberg, Roger „ Arnolds Hamburger Grill „ 10750 Old
12- 525 -0277, 800 sq ft,RENTS, 8,700,000, 2 -007 %, 400,5812 Res
I;urgess Industries Inc „ Burgess, Dennis,,,,2700 Campus Dr,Minneapolis,MN,55441,
i12 --553 -7800, 37,000 sq ft,RENTS,15,000,000, 56 -010$, 100,3861 Mfg
annon Technologies Inc „ Cannon, Edward L,,,,505 Hwy 169 N Ste 600,Minneapolis,M
12- 544 -7756, 2,500 sq ft,RENTS11,485,5311 10 000$,. 10,5045 Whol
Iarlson Companies Inc „ Bannick, James „ Carlson Incentive Graphic „ 2010 E Center
12- 559 -0952, 0 sq ft „ 0, 200 000 %, 0,2752 Commercial Printin
Iarlson Companies Inc „ Belle, Tom „ Retail Marketing -Gold Bond „ 12755 Hwy 55,Minn
12- 449 -3704, 0 sq ft „ 0, 25 000 %, 0,5961 Makes Gold Bond
IArysler Corporation „ Galbro, E „ Sales Division „ 13005 Hwy 55,Minneapolis,MN,554
12 -553 -2560, 0 sq ft „ 0, 28 0001, 0,5013 Whol.Autos & Parts
Iiprico Inc „ Kill, Robert H,,,,2955 Xenium Ln N,Minneapolis,MN,55441,
12- 559 -2034, 25,000 sq ft,RENTS, 9,872,285, 77 +002 %, 82,3572 Mfg
I)lorhouse Inc „ Borneman, Daryl ,,,,13010 County Rd 6,Minneapolis,MN,55441,
2- 553 -0100, 40,000 sq ft,RENTS,10,582,465, 130 -012 %, 130,2796 Mfg
I)mprehersive Care Corp „ Keuning, Arnie „ Comp Care Publications „ 2415 Annapolis
12- 559 -4800, 0 sq ft „ 0, 16 000 %, 0,2741 Publishing
1512- 559 -7978, 10,000 sq ft `WNS,2,100,000, 12 = 71 *, 12,5064 Whol X
sapper Sales Inc „ Goldetsky, Norman ,,,,1405 Highway 169 N,Minneapolis,MN,55441,
512- 545 -1604, 100,000 sq ft,RENTS,25,000,000, 80 +100$, 80,5074 Whol.
rown Fixtures Inc „ Kahler, Herbert F,,,,10700 Hwy 55 APT 160, Minneapolis, MN, 554
512 -541 -1410, 3,000 sq ft,RENTS,4,600,000, 15 +029 %, 45,3585 Mfg W
ustom Deliveries Inc „ Gunter, William,,,, 13005 Hwy 55,Minneapolis,MN,55441,
112 -553 -2522, 0 sq ft „ 0, 15 000$, 0,4213 Trckg Except Local
erata Corporation„ Dunlap, William D,,,,1840 Berkshire Ln N, Minneapolis, MN 15544
512- 553 -1102, 51500 sq ft,RENTS01,200,000, 15 -068 %, 15,3841 Mfg M
ielectric Corporation „ Barfknecht, Kevin „ Universal circuit, 13305 Industrial P
112 -559 -2530, 0 sq ft „ 0, 140 0004, 0,3672 Mfr Printed
I3orothy A Heap „ Heap, Dorothy,,,, 4030 Cottonwood Ln N, Minneapolis, MN, 55441,
512- 559 -6610, 0 sq ft „3,900,000, 31 000 *, 31,5192 Wholesale
delmann & Associates Inc, Edelmann, Mark, ,1,1900 Annapolis Ln N, Minneapolis, MN,
112- 559 -7867, 15,000 sq ft,RENTS,3,500,000, 19 +006 *, 19,5084 Manuf
Edina Technical Products Inc „ Ellenberg, Kenneth,,,, 1925 Annapolis In N,Minneapo
112.557 -8000, 36,500 sq ft,RENTS,11,000,0001 17 +040 *, 17,3581 Mfg
Alison Machinery Company „ Hodge, lain.... 13805 1st Ave N,Minneapolis,MN,55441,
112 -475 -0866, 0 sq ft „ 0, 10 000 %, 0,5084 Whol Metal Wkg McH
71ts Energy Technology Systems, Sari, Eric, ,,,2001 Annapolis Ln N,Minneapolis,MN,
112 -553 -0051, 22,000 sq ft,RENTS,21800,000, 35 +250 %, 35,3567 Mfg I
EVerest Medical Corporation, Hollenhorst, Michael J,,,,13755 1st Ave N,Minneapol
12- 473 -6262, 17,985 sq ft,RENTS,602,116, 50 +350 %, 50,3841 Mfg Ele
Exotic Rbr & Plastic of Minn „ Mc Neely, William „ Acrylic Design Associates „ 1261
12 -559 -8392, 27,000 sq ft,RENTS,4,000,000, 25 000$, 25,2822 Acryl
I' C Hayer Company,Hal Harris,Harris, Harold C,Hal Harris,11845 Berkshire Ln N,Mi
12 -546 -3777, 135,000 sq ft,RENTS (Wife owns bldg),76,425,942, 72 -001 %,
oam Enterprises Inc „ Holbert, Dennis,,,, 13630 Water Tower Cir,Minneapolis,MN,55
12- 559 - 3266, 22,500 sq ft,RENTS,23,000,000, 22 +018 %, 40,2821 Mfg
orm Tools Incorporated „ Eriksson? Mark C,,,,13803 Industrial Park B1v,Minneapol
12 -559 -7170, 860 sq ft,RENTS,1,000,000, 15 000 %, 15,3545 Mfg C
orsters Packing Co „ Forster, Thomas „ Forsters Meat Market „ 11510 Old Rockford R
12- 559 -5775, 20,000 sq ft,RENTS,4,200,000, 22 +027 %, 22,5147 Whol
onward Technology Inds PLC „ Lautenshlager, Gil „ Hydra- Sealer Division „ 13500 Co
12 -559 -1785, . 0 sq ft „ 0, 120 000 %, 0,3559 Mfg Special Indust
k Services Inc „ Fink, Richard M,,,,505 Waterford Pk Ste 455,Minneapolis,MN,554
12 -546 -7440, 15,000 sq ft,RENTS,118,656,000, 50 +052 %, 3,800,7218 Ind
eneva Group of Companies Inc „ Griffin, Edward ,,,,9909 S Shore Dr,Minneapolis,MN
12- 546 -5620, 20,000 sq ft,RENTS,2,400,000, 35 +040 %, 35,3651 Mfg A
sham Webb International Corp „ Morrison, James ,,,,13700 1st Ave N,Minneapolis,M
12 -476 -4300, 7,200 sq ft,RENTS,1,300,000, 10 000 %, 10,5122 Whol
512 -557 -0551, 2,600 sq ft,.ENTS,820,801, 11 11,2752 Offset
Buyers Builders Supply Inc „ Roers, Alan,,,,13810 24th Ave N, Minneapolis ,MN,55441
512 -553 -1445, 13,000 sq ft,RENTS04,700,000, 20 000 %, 20,5064 Whol
ioneywell Inc, Welliver, Lawrence C, Solid State Electronics Canter, 12001 Hwy 5
il2-541 -2080, 0 sq ft „ 0, 630 000 %, 0,3674 Mfg Semi Conductor
ioneywell Inc „ Leuning, J F, Distribution Center„ 800 Berkshire Ln N,Minneapolis
0,5085 Industrial Suppliei12- 593 -6578, 0 sq ft „ 0, 100 000
Honeywell Inc, Kessler, Ray F „ Honeywell Residential Division„ 975 Nathan Ln N,M
512- 593 -6500, 0 sq ft „ 0, 550 000 %, 0,3822 Computer Comm
ineywell Inc „ Leuning, J F „ Residential Division „ 1000 Berkshire Ln N,Minneapol
S12- 542 -6578, 0 sq ft „ 0, 91 000 %, 0,7378 Computer Comm
irs Construction Inc „ Korf, Robert A,,,,9909 S Shore Dr,Minneapolis,MN,55441,
512- 591 -7773, 11280 sq ft,OWNS,1,0281397, 12 +033$, 12,1791 Struct
ndustrial Supply Co,Paul Koch,Hanson, Wilber O,Paul Koch,,,12905 Hwy 55,Minneap
512 -559 -0033, 17,000 sq ft,RENTS, 8,279,546, 28 -008 %, 35,5085 Who
john H Harland Company „ Strader, George „ Minneapolis Plant „ 2600 Campus Dr,Minne
112 -559 -5266, 0 sq ft „ 0, 70 000 %, 0,2782 Printing
Toseph T Ryerson & Son Del „ Brower, J P „ Ryerson Stee1,,,Minneapolis,MN,55441,
512 -544 -4401, 0 sq ft „ 0, 115 000 %, 0,5051 Wholesales &
ate -Lo Inc „ Le Vahn, William L,11,701 Berkshire Ln N,Minneapolis,MN055441,
512- 545 -5455, 48,500 sq ft,RENTS, 8,000,000, 31 +003 %, 40,5032 Who
Ceystone International Inc „ Smith, Jeff „ Engineered Sales „ 13825 Industrial Park
512 -559 -1570, 0 sq ft „ 0, 10 000$1 • 0,5085 Industrial Supplie.
Custom Die Inc „ Fraser, Clifford,,,, 3435 Kilmer Ln N,Minneapolis,MN,55441,
il2- 544 -9121, 23,500 sq ft,OWNS12,500,000, 18 +020 %, 18,3544 Mfg St
appin Elc Co of Minneapolis,,Lappin, Todd,,,,12700 Industrial Park B1v,Minneapo
512 -559 -1202, 30,000 sq ft,RENTS,10,0001000, 25 000 %, 28,.5063 Whol
Larsen -Olson Company Inc „ Gustafson, Jack D,,,,12811 16th Ave N,Minneapolis,MN,5
il2- 557 -1950, 41,000 sq.ft,RENTS,5,350,588, 15 -057 %, 15,5083 Whol
eaf Industries Inc „ Brantman, Frank,,,,13310 Industrial Park B1v,Minneapolis,MN
312 -559 -4470, 62,000 sq ft,RENTS,4,700,000, 75 000 %, 75,3444 Mfg S
indstrom Cleaning Inc „ Lindstrom, Carl,,,,9621 10th Ave N,Minneapolis,MN,55441,
i12- 544 -8761, 11,000 sq ft,OWNS,5,000,000, 45 000 %1 45,1521 Fire R
og House Foods Inc „ Kasdan, Alan,,Jacebsens Toast „ 700 Berkshire Ln N,Minneapol
12 -546 -8395, 76,000 sq ft,RENTS,25,000,000, 145 000 %, 160,5149 Whol
SI Corporation of America „ Wellik, Gerald,,,12100 Xenium Ln N,Minneapolis,MN,55
W12 -559 -4664, 65,000 sq ft,RENTS,18,065,012, 200 000%, 200,2541 Mfg
erck & Co Inc „ Larson, Jan „ Merck Sharp & Dohme Div „ 12955 Hwy 55,Minneapolis,M
12- 559 -4445, 0 sq ft „ 0, 15 000 %, 0,5122 Whle Phrm Pdts
etro Appliance Service Inc „ Seitz, Richard C,,,,10911 Hwy 55,Minneapolis,MN,554
12 -546 -4221, 10,000 aq ft,RENTS,2,100,000, 21 +004 %, 26,5064 Whol
I,12 -544 -3375, 41400 sq ft, -ENTS,2,000,000, 17 62%, 17,1731 Sales
iidwest Marketing Inc„ Kelly, William,,,, 2405 Annapolis Ln N 270,Minneapolis,MN,
12- 557 -0996, 11000 sq ft,RENTS,1,300,000, 15 000$, 15,5013 Manuf'
inneco „ Engler, Lee J,,,,12800 Indus Pk Blvd #b- 50,Minneapolis,MN,55441,
12- 559 -7338, 500 sq ft,RENTS,21700,000, 1 000 %, 110,5812 Resta
alco Chemical Company „ Helge, John „ Nalco Unisoft „ 2415 Annapolis Ln N 170,Minn
J12 -559 -3191, 0 sq ft „ 0, 11 000$1 0,5169 Wholesales Indus
rational Designwear Inc „ Sheffert, Mark W,,,,1005 Berkshire Ln N, Minneapolis, MN,
12-944 -9720, 75,000 sq ft,RENTS,35,000,000, 120 +050 %, 200,2396 Scre
o Medical Inc „ Nordling, Neal,,,,12900 Hwy 55,Minneapolis,MN,55441,
i12 -553 -9968, 7,000 sq ft,RENTS,2,200,000, 30 000$, 30,3841 Mfg M
onvolatile Electronics Inc „ Smith, John W „ NVE „ 12800 Indus Pk Blvd #110,Minnea
12 -550 -0913, 2,000 sq ft,RENTS111000,0001 10 000 %, 27,3674 Mfg C
ortek Inc „ Huntley, David J, Mammoth,, 13120 County Rd 6 B,Minneapolis,MN,55441,
12- 559 -2711, 0 sq ft, 0, 250 000 %, 0,3585 Mfg Heating AC &
orth American Philips Corp „ Back, Roy „ Philips Medical Systems „ 13855 Industria
12- 559 -1300, 0 sq ft „ 0, 11 000$, 0,5047 Marketing X -Ray Eq
orth Face Exteriors Inc „ Balkins, Thomas „ Western Cedar „ 705 Hwy 169 N,Minneapo
12- 559 -7786, 0 sq ft „ 1,600,000, 25 0001, 25,1761 Roofing &
lfisco Inc,,Andresen, William B,,,,1915 Xenium Ln 1;,Minneapolis,MN,55441,
12- 557 -7100, 20,000 sq ft,RENTS,15,030,704, 35 000 *1 40,5143 Whol
lympic Steel Inc „ James, Jerald E „ Juster Steel Div „ 625 Xenium Ln N,Minneapoli
12- 544 -7100, 0 sq ft „ 0, 100 000 %, 0,5051 Whol Steel
tto Bock Orthopedic Industry „ Hendrickson, John.... 3000 Xenium Ln N,Minneapolis
12- 553 -9464, 48,000 sq ft,OWNS,5,800,000, 38 +052 %, 38,5047 Whol A
MS Consolidated „ Strumski, Tom,,,,3407 Kilmer Ln N,Minneapolis,MN,55441,
12 -546 -1924, 0 sq ft „10,900,000, 60 000 %, 60,5169 Chem Alld
aul E Robey and AssOCiates „ Robey, Paul E „ Industrial Pwr Trnsm Cmponents „ 1727
12- 559 -7090, 10,000 sq_ft,RENTS, 950,000, 13 +027 %, 14,5063 Man
hasor Electric Company „ Knapp, William „ Phasor Electric „ 13809 Industrial Park
12 -557 -9702, 5,000 sq ft,RENTS,5,500,000, 30 000$, 30,1731 Gener
ink Supply Corporation „ Barsness, W E „ Pink Cc The,,,Minneapolis,MN,55441,
12- 553 -8200, 100,000 sq ft,RENTS,45,000,000, 138 +028 %1 160,5023 Whol
neumadyne Inc „ Nugent, William P,,,,12975 16th Ave N Ste 300,Minneapolis,MN,554
12- 559 -0177, 5,000 sq ft,RENTS,630,000, 13 +063 %, 13,3491 Mfg Pne
olaris Industries Partners LP „ Larson, Kenneth 0.... 1225 Highway 169 N,Minneapo
12- 542 -0500, 90,000 sq ft,RENTS,296,147,000, 100 +038 %, 1,050,3799 Mfg
3S Business Systems Inc „ Sharp, Wayne.... 2455 Xenium Ln N,Minneapolis,MN,55441,
12 -559 -1341, 4,833 sq ft,RENTS,1,500,000, 15 +007 %, 15,5045 Whol
ossis Medical Inc „ Possis, Zinon C,,,,2905 Northwest. Blvd,Minneapolis,MN,55441,
12- 550 -1010, 25,000 sq ft,RENTS,3,500,000, 70 +058 %, 70,3841 Produ
612 -553 -1477, 4,800 sq f
Progressive Assembly MCH
612 -559 -0070, 15,000 sq
RENTS12,500,000, 2( •283$, 20,5065 Whol
Co „ Fortin, Philip P „ PamCO „ 12864 Highway 55,Minneapolft,RENTS,1,386,621, 15 -014$, 15,3549 Manuf
Prospect Drilling & Sawing „ Lessor, David E,,,,9806 10th Ave612- 546 -4333, 17,000 sq ft,RENTS,21132,022, 14 000$
Qmc Technologies Inc „ Frick, Thomas,,,,1955 Annapolis012 -559 -4600, 0 sq ft „ 0, 12 000$0
Rexton Inc „ woodhurst,
512 -553 -0787, 16,000
N,Minneapolis,MN,55
14,1799 Core
Ln N,Minneapolis,MN,55441,
0,3621 Manufactures
Brian,,,,2415 Xenium Ln N,Minneapolis,MN,55441, sq ft,RENTS,10,000,000, 82 +1054, 8913842 Mfg
lollin B Child Inc „ Mark, Brian „ Childcrest Distributini12- 559 -5531, 50,000 sq ft,RENTS,12,000,000, 3202p$
a0 Berkshire Ln N,Mi
42,5032 Whol
Loth Corporation „ Macphail, Alan „ Reinhard12- 559 -0779, 35,000 sq ft,RENTS,O, Distributing Co „ 1920 Xenium Ln N,Min25000$, 0,5064 Whol Appls F1
utherford Delivery Ssrvics „ Rutherford, Greg,,,,343112 -542- 9407'1 1,300 sq ft,RENTS,1,086,511, 20
atellite Industries Inc „ Hilde, A1,,,,2530 Xenium12-553 -1900, 52,000 sq ft,RENTS,10,000,000,
Highway 169 N,Minneapolis,
000 %, 20,4212 Local
Ln N,Minneapolis,MN,55441,
150 000 %, 150,3089 Mfg
Teen Printing Supplies Inc „ Johnson, Dan,,,,815 Highway 169 N,Minneapolis,MN,512- 591 -1253, 8,000 sq ft,RENTS14,000,000, 16 +050$ 16,5084 Whol
ismed Instruments Inc 10 Ga1 OUgh, Sandra J,,,,13700 1st Ave N,Minneapolis,MN,552- 473 -5151, 14,200 sq ft,RENTS,1,900,000, 21 000$, 21 3845 Mf g D
iydergeneral Corporation „ Tambornino, Charles,,,,136002- 553 -5330, 0 sq ft „ 0, 250 000$, Industrial Park B1v,Minn
0,3585 Mfg Heating vent A
erling Electric Company,,,,1,13415 Water Tower Cir,Minneapolis,MN,55441, 2- 553 -7777, 50,000 sq ft,OWNS,26,000,000, 70 +017$ 84,5063 Whol
evens -Lee Company „ Rubin, Harold R „ Silver King Div „ 1600 Xenium Ln N,Minneapo2 -553 -1881, 97,000 sq ft,RENTS,10,020,746, 115 +0154, 125,3585 Mfg
arise Pntg & Wallcovering „ Larson, Wayne,,,,12955 16th Ave N,Minneapolis,MN,552- 557 -0100, 7,000 sq ft,RENTS,5,550,814, 70 -007$ 70,1721 Comma
nifoam Inc „ Reuter, Karl,,,,13800 24th Ave N,Minneapolis,MN,55441, 553 -1333, 12,000 sq ft,RENTS,3,000,000, 20 000$ 20,3086 Mfg P
mas Davis & Associates „ Thomas, A G „ Dta Technical Services „ 505 Hwy 169 N,Mi591 -6100, 12,000 sq ft,RENTS,6,238,528, 72 +036$, 75,7379 Compu
ak Inc „ Schneider, William A,,,,3000 Campus Dr,Minneapolis,MN,55441, 553 -9224, 50,000 sq ft, OWNS,4,200,000, 75 +Q42$, 75,3679 Mfg E1
n Cities Fan Fair Inc „ Leafblad, Ronald S;,Merle Harmons Fan Fair „ 13310 Indu559 -4470, 1,500 sq ft,RENTS, 7,200,000, 1 +400$, 100,5699 Ret
I City Optical Company „ Threlkeld, Gary,,,,725 Hwy 169 N,Minneapolis,MN,55441546 -6126, 16,000 sq ft,RENTS,28,000,000, 150 +040$, 305,3851 Mfg
Co Inc „ Marais, Joseph D,,,,13205 Industrial Park B1v,M{nneapoiis,.'N,55441, 559 -3820, 6,000 sq ft,RENTS,3,000,000, 35 +040 %, 35,1731 Insta
512 - 475 -3023, 0 sq V 0, 50 000$, 0,2834 Mfr Pharmaceutical
Variety Machine Inc,Roger Schultz,Schultz, Roger,Roger312- 559 -4505, 10,000 sq ft,RENTS,1100010001 Schultz,,,2076 E Center C
18 +S00$ 180599 Job M'
I W Grainger Inc „ Barth, J0hn,,,12450 Annapolis Ln N,Minneapolis,MN,55441, 312- 559 -0405, 0 sq ft 0, 28; 000$, 0,5063 Whol Gen Indus Pdt
earner Manufacturing Co „ Warner, Guy „ Warner Tooli12 -559 -4740, 20,000 5q ft,RENTS,160100,0000 Mfg „ 13435 Industrial Park Blv
30 -009$, 170,3423 Mfg
laymouth Farms Inc „ Knight, Gerard 5,,1113870 Industrial Park B1v,Minneapolis,MN12 -559 -3930, 0 sq ft,RENTS,2,800,000, -50 0004, 50,2064 Mfg C
holesale Transportation Inc „ Henke, Ear1,,,,10g00 Old County Rd 15,Minneapolis, 12 -541 -1201, 0 sq ft „ 1,800,000, 1 '
000$ 10 10,5012 Nonclass E
illiams Publications Inc „ Williams, James „ Salon12- 473 -2353, 61500 sq ft,RENTS,1,500,000, Marketing Services „ 13755 1st
12 +280$ 15,2721 Publi
antral Tale /Systems Inc Minn,Frank Baggett,Unger, 12 -550 -1777, 9,600 sq ft,RENTS,1,000,000, Robert J,Frank Baggett,,,1285
12 -014$1 12,1731 Telep
1tak Corporation „ Hung, Wendell L,,,,2905 Northwest B1vd.,Plymouth,MN,55441, 12- 544 -3371, 84,000 sq ft,RENTS,60,000,000, 370 +062$ 370,3443 Mfr
nn Tech,Rolly Jangk „ Rolly Jangk,,,14905 - 28th Ave N,Plymouth,MN,55441, I , / 1 ,
612- 559 -9141, 60,000 sq ft QNS13,500,000, 40
coustic COmmunicatiOn S St
43$, 40,3471 Metal
y ems „ Sheeley, Robin,,1115004 23rd Ave N,Minneapolis,M512 -475 -0321, 2,800 sq ft,RENTS,11200,000, 14 -008$1 14,5065 Whol
advance Machine Company,Dave Maiers,Senn, George,Dave Maiers512- 473 -2235, 465,000 sq ft,OWNS1100,000 000 ,,,14600 21St Ave N,
750 000$, 850,3589 Mfg
advanced Duplication Svcs Inc „ Schoener, Walter,,,,14505 21st Ave N APT 228,Minnil2- 473 -0992, 6,600 sq ft,RENTS12,500,000, 25 000-%r 25,7379 Softw
GFA Copal Inc /Miles,,.Thisme, Hans
12- 553 -0366, 28,000 sq ft,RENTS,
8,,,,2605 Fernbrook Ln N,Minneapolis,MN,5544775,000,000, $0 0004, 150,5043 Imp
ljon Tool Inc „ Lucker, Donald J,,,,15700 28th Ave12 -553 -7868, 50,000 sq ft,RENTS,3,000,000, N,Minneapolis,MN,55447,
50 +025 %, 50,3444 Sheet
llied Plastics Inc „ Grover, David,,,,3005 Ranchview Ln N,Minneapolis,MN,55447, 12- 553 -7771, 36,000 sq ft,RENTS,5,726,935, 30 +006$ r 30,3089 Mfg P
nre Inc „ Walstad, Jack,,,,3700 Annapolis Ln N,Minneapolis,MN,55447, 12 -553 -0020, 0 sq ft „ 0, 30 000 %, 0,1761 Siding Installatio
3ollo Piping Supply Inc „ Pacheco, Edward E,,,,2750 Ranchview Ln N,Minneapolis,M2 -559 -1200, 85,000 sq ft,OWNS,30,000,00o, 55 -002$, 98,5051 Whol
las Loose Leaf Inc „ Provo, A1,,,,2800 Niagara Ln N,Minneapolis,MN,55447, 2- 559 -7714, 30,000 sq ft,RENTS,61000,000, 30 +071 *, 50,2782 Mfg Lg
dio Visual Wholesalers Inc „ Newman, Joseph L,,,,15395 31st Ave N,Minneapolis,M2- 559 -9666, 13,000 sq ft,RENTS,71815,327, 50 +046$, 50,5065 Whol
to -Chlor System of Minnesota „ Vertin, Tony,,,,2892 Vicksburg Ln N,Minneapolis, 2- 559 -2083, 16,000 sq ft,RENTS,O, 15 000$, 15,7359 Dishwashing E
tterman & Associates Inc „ Bitterman, Michael X.... 2600 Fernbrook Ln N 124,Minn2 -559 -8481, 5,400 sq ft,RENTS,10,000,000, 45 +150$ 45,5136 Whol
der States Industries Inc „ Silbernagel, Felix „ Border Staes Electric „ 3020 Ni2-559 -4342, 0 sq ft „ 0, 11 000 %, 0,5063 Wholesales Elec
wn- Campbell Company „ Bauer, Pamela J „ Specialty Steel Service Center „ 15405 M559 -2262, 0 sq ft „ 0, 10 000$, 0,5051 Metas Svc Cntrs Of
y Communications Inc „ Cady, Paul ,,,,3200 Harbor Ln N 2,Minneapolis,MN,55447, 553 -1001, 4,500 sq ft,RENTS,2,907,786, 33 +275$, 33,5065 Whol
cuit Science Inc „ Durfee, Richard W,,,,15831 Hwy 55,Minneapolis,MN,55447, 559 -9515, 58,000 sq ft,RENTS,10,221,110, 190 +041 *, 190,3672 Mfg
us Medical Systems Inc „ Mc Farlin, Whitney,,,, 2605 Fernbrook Ln N,Minneapoli559 -8640, 10,400 sq ft,RENTS,107,500, 25 +2754, 25,3845 Mfg Las
mercial Air Conditioning „ Quade, Steve „ Burnieces Home Coolg & Htg Div „ 2200473 -1571, 28,000 sq ft,RENTS,3,000,0o0, 45 000$, 45,1711 Air C
uter Systems Products „ Lee, Duncan,,,, 14305 21st Ave N, Minneapolis,MN,55447, 476 -6866, 22,000 sq ft,RENTS,4,200,000, 80 +078 %, 80,3679 Mfg E
ept Machine Tool Sales „ Conlon, Craig.... 15625 Medina Rd,Minneapolis,MN,5544559 -1975, 15400 sq ft,OWNS,12,000,000, 19 +027 %, 19,5084 Whol
512- 332 -4649, 0 sq ft 50,0001 25 000$, 25,6512 Commercial 8I
row River Industries Inc „ Olson, Curtis J,,,,14800 28th Ave N,Minneapolis,MN,55512 -557 -9200, 12,500 aq ft,OWNS,0, 14 +008 54 3999
wily Printing
i12- 559 -0195,
I , Mfg Wheelchair
Inc „ Chelberg, J R,,,,2220 Fernbrook Ln N,Minneapolis,MN,55447, 40,000 sq ft,OWNS,8,000,000, 60 000 60,2752 Commer
ana Corporation,, Peterson, Jack „ Spicer Mobile Off - 12- 559 -0989, 0 sq ft „ 0, 220 000 %,
Axle Div„ 15905 Hwy 55,M
0,3714 Mfrs Axles
ecal Minnesota „Jacobson, Roy,,, ,14323 28th P1 N,Minneapolis,MN,55447, 12 -559 -7288, 9,000 sq ft,RENTS,1,300,000, 050$, 15,2759 Com =e
imension Industries Inc „ Ramler, Davt4,,,,30o512 -559 -4810, 25,000 sq ft,RENTS,2,900,000,
zminium Group
12 -559 -1711,
Ilactric Power
12- 473 -1303,
Niagara Ln N,Minneapolis,MN,554435 -0154, 35,3535 Mfg C
Incorporated „ Brierton, David,,,,3140 Harbor Ln N 102,Minneapolis2,500 sq ft,RENTS,1,500,000, 12 000$, 15,1521 Build
Software Inc „ Bubb, Steven,,,,1 Carlson Pky APT 220,Minneapolis,M51500sqft,RENTS,1,600,000, 17 000 f 17,7373 Value
k Corporation „Nelson,
2- 559 -9394, 12,000 sq
Robert... 115301 Hwy 55,Minneapolis,MN,55447, ft,RENTS,4,000,000, 40 +0334, 40,7372 Prepa
gineered Products Inc „ Lee, Duncan,,,,143052- 476 -6870, 19,000 sq ft,RENTS,1,500,000,
tertaifiment Publications „ Hawes,
2- 559 -0029, 0 sq ft „ 0,
21st Ave N,Minneapolis,MN,55447,
20 0004, 20,3699 Mfg E
Karl ,,,,2605 Fernbrook Ln N,Minneapolis,MN,55160004, 0,2731 Coupon Book Pubis
uimed Corporation „ Carlson, Scott.... 36502 -557 -6810, 3,800 sq ft,RENTS,1,4001000,
A Corporation „Ahern, Roy E„ Syenergy Roof2- 550 -1000, 12,000 sq ft,RENTS,6,500,000,
Annapolis Ln N,Minneapolis,MN,55447,
14 000 %, 14,3845 Mfg E
Systems „ 2750 Niagara Ln N,Minneapo
14 +200$, 21,2952 Mfg R
feral Industries Corporation „ Goldman, Joseph,,,,2550 Niagara2 -476 -1500, 25,000 sq ft,OWNS,1,500,000, 12 000
d Engineering Corporation „ Burgess,,Ralph,,,,2765 Niagara559 -5200, 60,000 sq ft,RENTS,131300,000, 200 +042 1
Medical Inc „ Grabek, James R„ Gvmi „ 3750 Annapoli s559 -40000 35,000 sq ft,RENTS,1,733,383, 31
Ln N,Minneapolis
12,5112 Whol 0
Ln N,Minneapolis,MN
200,3556 Mfg
Ln N,Minneapolis,MN,55447
036$, 31,3845 Mfg M
Services Inc „ Zerwas, Jim,,,,3750 Annapolis Ln N,Minneapolis,MN,55447, 553 -0585, 0 sq ft „ 0, 40 000$, 0,7374 Data Center
lock Equipment Co Inc „ Hines, Larry W,,,,2602 Niagara Ln N,Minneapolis,MN,554553 -1935, 76,000 sq ft,OWNS,9,000,000, 70 000$, 70,3531 Mfg Ro
ffiths Corporation „ Griffiths, Harold F „ Wrico Stamping Co „ 2717 Niagara Ln N557 -8935, 78,000 sq ft,RENTS,42,900,000, 115 +0431, 500,3469 Meta
P Leasing Inc „ Pagel, G1en,,,,14010 23rd Ave N,M1nneapolis,MN,55447, 559 -1984, 30,000 sq ft „ 27,900,000, 135 000$, 135,5045 Whvl Comp
s Machine Tool Inc, Hales, Charles,,,, 2730 Niagara Ln N, Minneapolis, lLN,55447553 -171, 13,300 sq ft,RENTS,5,159,341, 17 +013$, 17,5084 Machi
i12- 476 -2000, 0 sq ft 01 40 000 %, 015084 Whol Industrial Eq
elix Biocore Inc „ Villafana, Manuel A,,,,3905 Annapolis Ln N,Minneapolis,MN,55412 -553 -7736, 18,000 sq ft,RENTS,394,407, 24 000%, 24,3842 Mfg BU
seller Willette Ltd, Willetter Kay, ,,,14505 21st Ave N, Minneapolis, MN, 55447, 12- 4730902, 21,200 sq ft,RENTS,1,0001000, 20 +011$, 20,5094 Whol
ollander Publishing Company „ Hollander, Roger „ The Hollander„ 14800 28th Ave N12- 5530644, 17,000 sq ft,RENTS02,500,000, 30 +050$, 30,2731 Publi
ydra -Powr Inc „ Inman, Thomas 5,,,,14630 28th Ave 14,Minneapolis,MN,55447, 12559 -2930, 22,000 aq ft,RENTS,2010001000, 38 +0734, 52,5084 Whol
iacomp Computer Centers of GA „ Schultz, Ron,,,,3050 Ranchview Ln N,Minneapolis, 12- 557 -9770, 0 aq ft „ 0, 16 000$, 015046 Whol Computer
idependent School Dst 284„ Landswerk, David „ Buildings & Grounds Dept „ 17305 1912- 476 -3103, 0 sq ft „ 0, 800 000$, 0,7349 Elmntry Scndry Scl
zdustrial Mqlded Rubber Pdts „ Heuer, Darrell W,,,,15600 Medina Rd,Minneapolis,M2 -559 -9061, 42,000 sq ft,RENTS,5,000,000, 60 0004, 60,3069 MOldi
nsbruck Investments Inc „ Erickson, Steven P „ Ericksons Bake Shop „ 1605 County2- 473 -1387, 45,000 sq ft,RENTS,55,000,000, 100 0001, 400,5411 Groc
signia Systems Inc „ Mc Clurg, Ron,,,,3800 Annapolis Ln N,Minneapolis,MN,55447, 2- 553 -3200, 21,000 sq ft,RENTS,4,000,000, 54 000 %, 54,5046 Whol
tercomp Co „ Kroll, William P,,,,14465 23rd Ave N,Minneapolis,MN,55447, 2- 476 -2531, 20,000 sq ft,RENTS,3,500,000, 30 000 %, 30 3596 Mfg Eg
cernational Parts Sup Corp „ Everson, Dan,,,,3800 Annapolis Ln N,Minneapolis,MN2553 -0652, 17,500 sq ft,RENTS,5,101,976, 15 +0224, 15,5013 Whol
I P Inc „ Wood, Jeff „ Currentech „ 2605 Fernbrock Ln N,Minneapolis,MN,55447, 557 -7580, 0 sq ft o, 0, 120 0001, 0,5045 Whol Computer Eqp
Inc „ Henriksen; Gary „ J -Mark „ 2790 Ranchview Ln N,Minneapolis,MN,55447, 559 -3300, 36,000 sq ft,RENTS,1,700,000, 25 000$, 25,3714 Mfg T
eph T Ryerson & Son Del „ Edwards, William „ Select Metals „ 14920 27th Ave N,Mi559 -1218, 0 sq ft „ 0, 60 000$, 0,3312 Steel Processing
el International Inc „ Kives, Philip,,,,15535 Medina Rd,Minneapolis,MN,55447, 559 -6800, 33,000 sq ft,RENTS,42,000,000, 65 -019$, 97,3652 Mfg
nsco Inc „ Searl, Kenneth,,1,14700 28th Ave N,Minneapolis,MN,55447, 559 -5100, 15,000 sq ft,RENTS,12,000,000, 32 +267 %, 40,5045 Data
t General Foods Inc „ Schatzke, Gary D,,,,2600 Fernbroek Ln N 100,Minneapolis559 -2113, 0 sq ft „ 0, 80 000 %, 0,5143 Whol Dairy Product
Manufacturing Company,,,,,,,3131 Vicksburg Ln N,Minneapolis,MN,55447, 574 -8350, 0 sq ft „ 0, 100 000 %, 0,3566 Spd Chngrs Drvs G
Osborn Company „ Osborn, Danny K,,,,15665 Medina Rd,Minneapolis,MN,55447, 559 -9226, 8,500 sq ft,RENTS,5,000,000, 50 000 %, 50,1799 Asbes
s 0 Werneke Company „ Werneke, Louis 0,,,,15500 28th Ave N,Minneapo1is,M1;,554559 -5911, 30,000 sq ft,RENTS,6,750,000, 40'+15o%, 50,2893 Mfg P
612 -559, -4114, 75,000 sq ft JWNS,O, 48 +002$, 48,3069 Fabricated Rbr'
Kaas Motors Inc „ Maas, Ronald J,,,,14105 Hwy 55, Minneapolis, MN, 55447, 512 -553 -1010, 5,000 sq ft,RENTS,5,500,000, 30 +650%, 30,5012 WY101
Marshall Industries „ Nelson, Rick,,,,3955 Annapolis Ln N,Minneapolis,MN,55447, 512 -559 -2211, 0 sq ft „ 0, 30 0oo$, 0,5065 Whol Electronic
iedamicus Inc „ Li.ttle, Richard L,,0,15301 Highway 55, Minneapolis,MN,55512 -559 -2613, 8,800 sq ft,RENTS,560,000, 447,
11 +267$ 11,3599 Job Mac
Metro Siding Inc „ Cox,
312- 557 -1808, 3,500
troquip Inc „ Hayden,
12- 559 -0541, 16, OOo
Michael D,,,,14244 23rd Ave N,Minneapolis,MN,55447, sq ft,RENTS,21500,000, 10 000$, 10,1761 Sidin
Henry B,,,,2340 Fernbrook Ln N,Minneapolis,MN,55447, aq ft,RENTS, 8,700,000, 39 +007$, 48,7359 Ran
idwest Rubber Svcs & Supply,, Anderson, H C,,,,14307 28th P1 N,Minneapolis,MN,5512- 559 -2551, 8,000 sq ft,RENTS,3,000,000, 21 +091$ 21,5085 Whol
inneapolis Glass Co „ Horovitz, Michael. 8,,,,14600 28th Ave N,Minneapolis,MN,55412- 559 -0635, 28,000 sq ft,RENTS,5,500,000, 5o +011%, 50,5039 Whol
inntech Corporation „ Cosentino, Louis C „ Renal Systems „ 14605 28th Ave N,Minnea12- 553 -3300, 110,000 sq ft,OWNS,28,688,051, 35 +106$ 225, 3841 Mfg D
tion Controls Inc „ Brandt, Calvin Jo,,r14910 28th Ave N,Minneapolis,MN,55447, 12 -559 -1505, 5400 sq ft,RENTS,860,000, 10 +067$ 10,3492 Mfg
iltiflora Import Co „ Beelen, Frans W,,,,2340 Niagara Ln 9,Minneapolis,MN,55447, 2- 475 -1124, 21,000 sq ft,OWNS,3,000,000, 11 000$, 11,5193 whol F
rfab Inc „ Shumer, Elmer.... 14830 27th Ave N,Minneapolis,MN,55447, 2- 559 -2510, 27,000 sq ft,RENTS,O, 30 000$, 3003354 Mfg Fabricate
ratan Communications Inc „ Wexler, Steve,,,,15755 32nd Ave N,Minneapolis, 2 -553 -3415, 0 sq ft „ 0, 32 000$, MN,554
0,5065 Whls Tele Systems
rthern Plumbing and Heating „ Perron, Harlan J,,,,15685 Medina Rd,Minneapolis,M2 -559 -4344, 8,000 sq ft,RENTS,6,530,573, 50 +035$ 50,1711 Mecha
Aire Inc „ Peters, Max D10,,2100 Fernbrook Ln N,Minneapolis,MN,55447, 2- 553 -1270, 70,000 sq ft,OWNS,15,000,000, 100 +131%, 150,3821 Mfg L
Air Products Inc „ Pierce, Robert L,,,,2838 Vicksburg Ln N,Minnea olis MN 5541 -559 -2690, 15,000 sq ft,RENTS,6,500,000, 24 +100$ ' 244 ,5084 Whol
ga Lithograph Inc „ Roscoe, Robert 8,,,,15090 23rd Ave N,Minneapolia,MN,55447, 475 -1826, 4,500 sq ft,RENTS,750,0001 11 000$, 11,2752 Offset
H Warehouse Sales Inc „ Berscheit, Richard,,,, 15400 28th Ave N,Minneapolis,MN559 -0057, 12,000 sq ft,RENTS,3,400,000, 15 000$, 17,5083 Distr
Aru Corporation „ Kruse, James „ Broughton Printing Div „ 14550 28th Ave N,Minne559 -4757, 0 sq ft „ 0, 75 000 %, 0,2752 Lithographic Prtg
Is Woodcraft Co „ Kauls, Ivars,,,,2730 Fernbrook Ln N,Minneapolis,MN,55447, 559 -2990, 32,000 sq ft,RENTS,3,000,000, 27 +017$ 27,2521 Mfg A
y Business Forms Co „ Pauly, William P,,,,15515 Hay 55,M'- nneapolis,MN,55447, 9 -2371, 20,000 sq ft,RENTS,2,100,000, 30 cool , 30,2761 Mfg B
312 - 559 -9164, 0 sq ft 1,700,000, 13 0009 13,5072 Hardware
neumatic Controls Inc? Wilsey, John D
512- 557 -9800, 4,000 sq ft,RENTS,3
00010004110
23rd Ave N,Minneapolis,MN,55447,
20 0004, 20,5084 Whol
recision Diversified Inds, Jecha, Ronald,, Precision Drilling,, 14755 27th Ave No12 -553 -9838, 50,000 sq ft,RENTS,6,410,158, 117 +0361, 117,3672 Mfg p
recision Graphics Inc „ Nelson, Jay T „ Fernbrook Lane Stationery „ 2525 Fernbrook12 -476 -4100, 20,000 sq ft,RENTS,31740,3741 40 +032 %, 40,2752 Comme
recision Line Industries, Ophoven, Teff,,,,14505 21st Ave N APT 206,Minneapolis12- 475 -3550, 3,000 sq ft,RENTS,20106,556, 25 000$, 25,3949 Mfg Sg
rodesign Inc 3m „ Richter, Mercer J,,,,2500 Niagara Ln N,Minneapolis,MN,55447, 12- 476 -1200, 25,000 sq ft,RENTS,2,200,000, 35 000$, 35,3089 Mfg P
roductivity Inc „ Krantz, Jim,,,,15150 25th Ave N,Minneapolis,MN,55447, 12 -476 -8600, 20,000 sq ft,OWNS125,00010001 39 +021$, 51,5084 Whol
ogress casting Group Inc „ Tooke, Robert C „ Progress Castings Div „ 2600 Niagara2- 557 - 1000,'125,000 sq ft,RENTS,27,000,000, 160 +012 %, 260,3365 Mfg
ality Drywall Inc „ Palmer, Bruce,,1114455 23rd Ave N,Minneapolis,mm,55447, 2- 476 -6906, 11300 sq ft,RENTS,3,062,553, 30 0004, 30,1742 Drywa
ndy Danielson „ Danielson, Randy „ Business Printing & Tech „ 3050 Ranchview Ln N2 -559 -5530, 10,000 sq ft,RENTS,400,000, 10 +011 *, 10,2752 Offset
source Processing Systems „ Pearcy, Timothy,,1115301 Hwy 55,Minneapolis,MN,55442 -550 -1588, 10,500 sq ft,RENTS,1,500,0001 11 0001, 11,2834 Contr
Obins Fgp Supply, „ Thoeny, Craig C „ Gazebo Floral„ 1940 Fernbrook Ln N,Minneapo2-559 -7166, 45,000 sq ft,RENTS,14,000,000, 48 +060 *, 10415199 Whol
Ilin Corporation „ Theis, Robin „ Pro Line Printing „ 14505 21st Ave N APT 224,Mi475 -1715, 4,800 sq ft,RENTS,1,000,000, 16 +071$, 16,2752 Comore
ation Engrg Manufacturing „ Lorence, Tames,,,,14940 28th Ave N,Minneapolis,MN, 553 -1090, 12,000 sq ft,RENTS,2,000,000, 28 +040 %, 28,3544 Tool
nner Forms Inc „ Collin&, Robert,,,,14505 27th Ave N,Mihneapolis,MN,554471559 -9035, 8,000 sq ft,RENTS,750,000, 11 +057 *, 11,2752 Mfg Sca
din Co Inc „ Reda, M S,,1,14280 23rd Ave N,Minneapolis,MN,55447, 557 -6500, 2,500 sq ft,RENTS,1,000,000, 12 +050 %, 12,3829 Mfg E
itar Entertainment Inc „ Goetz, Edward,,,,3850 Annapolis Ln N,Minneapolis,MN,5559 -6660, 15,000 sq ft,RENTS,15,000,000, 25 +083$, 25,5099 Dist
Is Acoustics Inc „ Reinhart, Armin,,,,14405 21st Ave N,Minneapolis,MN,55447, 473 -1883, 500 sq ft,RENTS,1,250,0001 10 000 %, 10,1742 Accus
re D Company „ Mayer, John J „ Square D „ 1 Carlson Pky APT 140,Minneapolis,MN, 476 -6909, 0 sq ft „ 0, 17 000 %, 0,5065 Whol Elec Sups
Litho Inc „ Mlekoday, Eugene,,,, 14305 21st Ave N 101,Minneapolis,MN,55447, 476 -0566, 5,000 sq ft,RENTS,3,000,000, 34 000, 34,2752 Litho
ling Autcmation Inc „ Berg, Michael,,,,14505 21st Ave N APT 212,Minneapc1is,M476 -2700, 8,000 sq ft,RENTS,1,300,000, 10 000 %, 10,7371. Syste
3 -3250, 31000 sq ft,RENTS,1,250,000, 18 +350 %, 18,7371 Dever
cam Systems Services Inc_ Zitzloff, Ray D,,,,14305 1st Ave N,Minneapolis,MN,
1- 473 -6550, 5,500 sq ft,RENTS,20,000,000, 40 0004, 40,5065 Dist
hereto -Dyne Inc „ Johnson, Eugene,,,,14149 21st Ave N,Minneapolis,MN,55447,
12- 557 -4900, 3,800 sq ft,RENTS,6,000,000, 12 000$, 12,5075 Manuf
Thomas M Meyer Enterprises „ Meyer, Thomas M „ Home Energy Center„ 14505 21st Ave12 -476 -1990, 4,000 sq ft,RENTS,1,827,060, 34 0004, 34,1711 Heati
om Mertz Electric Inc „ Mertz, Thomas W,,,,14327 28th P1 N,Minneap0lis,MN,55447, 12 -553 -1005, 2,200 sq ft,RENTS,800,000, -11 000$, 11,1731 Electri
riarco Arts & Crafts Inc „ Munsterman, Merlyn E „ Benton -Kirby Division „ 14650 2812- 559 -5590, 28,000 sq ft,RENTS,4,000,000, 35 000 *1 35,5961 Mail
icord Systems Inc „ Edwards, James D1,1,3750 Annapolis Ln N,Minneapolis,MN,55442 -557 -9005, 30,000 sq ft,RENTS,2010001000, 65 +500 %, 80,3571 Desi
sher -Smith Laboratories Inc „ Evenstad, Kenneth L,,,,14905 23rd Ave N,Minneapol
2- 473 -4412, 55,000 sq ft,RENTS,18,0001000, 130 +050 *1 180,2834 Mfg
Lawn Products Inc „ Sullivan, Steve F,,,,3110 Ranchview Ln N,Minneapolis,MN,552- 559 -1092, 19,000 sq ft,RENTS,5,600,000, is 000$, 25,2393 Mfg T
r Tech Inc „Vertin, Tony,11,2892 Vickurg Lane,Minneapolis,MN,55447,
2 -251 -9406, 0 sq ft „ 4,800,000, 25 000$, 25,5075 Wrm Air Ht
r -Tech Inc „ Vertin, Anthony J,,,,2892 Vicksburg Ln N,Minneapolis,MN,55447,
2 -559 -2590, 16,000 sq ft,RENTS „ 26 +0934, 27,5084 Whol Waste Hdl
gner Spray Tech Corporation „ James, Sean C,,,11770 Fernbrook Ln N,Minneapolis,
2 -553 -7000, 135,000 sq ft,OWNS,50,000,000, 195 -054 %, 185,3563 Mfg S
ter Technologies Corporation „ Vermes, Sheldon A,,,,14405 21st Ave N 120,Minnea
2- 473 -1625, 11,000 sq ft,RENTS,1,191,683, 11 +040 %, 11,3589 Mfg W
tt /Peterson Inc,,Watt, Dennis E,,,,15020 27th Ave N,Minneapolis,MN,55447,
2 -553 -1617, 30,000 sq ft,RENTS,171010,428, 108 +011$, 110,2752 Lith
st Suburban Industrial Sups „ Annis, Craig R „ Warehouse Office Wholesalers „ 144
2- 476 -6750, 91500 sq ft,RENTS,3,500,000, 13 +133$1 14,5084 Wool
i Company „ Hatfield, Quentin „ caiman Apparel „ 2915 Niagara Ln N,Minneapolis,MN,
2- 559 -5700, 11,000 sq ft,RENTS,10,000,000, 45 +092 %, 230,2329 Mfg
EXHIBIT D
CONSUMER TELE PHONE SURVE Y
TOLD D EVELOPMENT C O .
SITE AT INTERSTATE 494 AND COUNTY ROAD 6
PLYMOUTH, MINNESOTA
SUBMITTED BY: Diane L. Misina & Jill Schaum
University of Wisconsin
Real Estate Graduate Program
DATED: June 12, 1991
yo I)*
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: July 29, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92060
PETITIONER: Lundgren Bros. Construction
REQUEST: Preliminary Plat and Variances for 50 single family lots
and 1 outlot subdivision; and Rezoning of approximately 20
acres from the FRD (Future Restricted Development) District
to the R -1A (Low Density Single Family Residential)
District
LOCATION: Northwest of the intersection of Vicksburg Lane and 46th
Avenue North
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential) and FRD
Future Restricted Development District)
BACKGROUND:
On August 3, 1988, the City Council, by Resolution 81 -468, approved a
Preliminary Plat on 40.3 acres which included the south half of this site. On
April 5, 1982, the City Council, by Resolution 82 -162 approved a Final Plat
for 26 lots on 14 acres of the original site which were then serviced with
City utilities. That area is the current Oxbow Ridge subdivision.
On September 24, 1990, the City Council, by Resolution 90 -589 approved a Final
Plat for the Oxbow Ridge Subdivision. That included an outlot which is
included as the southern part of this proposal. Also, on September 24, 1990,
the City Council approved the rezoning of the south portion of this site from -
the FRD District to the R -1B District by Resolution 90 -592.
Notice of this Public Hearing has been published in the Official City
Newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner is proposing a Preliminary Plat for 50 single family lots
which would conform to the R -1A Zoning District criteria. An outlot is
proposed on the western edge of the property which would add a buffer
between the homes.and a Tee box which is part of the Hollydale Golf Course
located west of this site.
Page Two, File 92060
2. The petitioner has requested a variance from the Subdivision Code for Lots
34 and 35, Block 1, and Lot 10, Block 2 to allow for lots with front lot
width less than the ordinance required 110 feet. Lot 34, Block 1 is
proposed to have 35 foot lot width at the front setback line; Lot 35 is
proposed to have a 80 foot lot width at the front setback line and Lot 10,
Block 2 is proposed to have a 42 foot lot width at the front setback line.
A copy of the Variance criteria is attached.
3. The petitioner has requested a variance for a 1,100 foot long cul -de -sac
verses the subdivision code maximum length of 500 feet. A copy of the
variance criteria is attached.
4. This site is located in the Bassett Creek Watershed District and contains
no Shoreland Management or Flood Plain Overlay Districts; does contain
City ponding and federally protected wetlands, but no DNR wetlands; does
not contain any significant woodlands; and, does contain areas with slopes
of 18 percent or greater. Some of the soils on this site are not suitable
for urban development with municipal sewers. Proposed subdivision design
preserves or avoids alteration of these observed natural site features.
5. The Park and Trail Plan Element of the Comprehensive Plan indicates that a
trail should be constructed along the west side of Vicksburg Lane. In
residential subdivisions, trails are usually required to be placed in an
outlot. The proposed plat does not reflect this requirement. A Class I
an 8 foot wide, off of the road) Trail is proposed to extend from Schmidt
Lake Road south to the Luce Line Trail on the west side of Vicksburg Lane.
6. The Preliminary Plat originally submitted for staff review, did not show
islands in the cul -de -sacs of this project. The revised plans now do show
islands in the cul -de -sacs.
PLANNING STAFF COMMENTS:
1. Except as noted, the proposed Preliminary Plat meets or exceeds all
standards for single family detached subdivision development in the R -IA
Zoning District.
2. Staff finds that the proposed lot width variances complies with the
Subdivision Ordinance Variance criteria.
3. Staff does not find that the proposed variance for an 1,100 foot cul -de-
sac meets the variance criteria. Staff recommended to the petitioner
during Development Review Committee consideration that street access be
extended to the north property line of this plat. This could eliminate
the need for a permanent cul -de -sac variance and provide for access
between this property and the property to the north. The access is needed
to ensure that the property to the north will have two points of access
and to allow for internal neighborhood circulation. Without this
connection all neighborhood traffic traveling north /south would be forced
to use Vicksburg Lane.
4. Staff finds that the requested R -1A zoning is in compliance with the Land
Use Guide Plan.
Page Three, File 92060
5. The Preliminary Plat should be revised to include a 10 foot outlot along
Vicksburg Lane, which, in conjunction with a portion of Vicksburg Lane
right -of -way, can be used for the construction of the City trail. The
Final Plat submission should include plans showing how the trail can be
located to avoid the existing and proposed berms and trees along Vicksburg
Lane.
6. During the Development Review Committee process, staff informed the
petitioner that although the plans did not show islands in the cul -de-
sacs, that staff would recommend against them if the petitioner did
propose the islands. The plans now do show the cul -de -sac islands. Staff
finds that the islands should either be eliminated or that a 70 foot
radius be provided in the cul -de -sacs so that fire trucks can maneuver
around the cul -de -sac islands. As the plans are currently drawn, the fire.
truck cannot maneuver through the cul -de -sacs and therefore, emergency
response time will be hampered.
RECOMMENDATION:
I recommend approval of the attached resolution providing for the approval of
a Preliminary Plan and variances for a 50 lot and 1 outlot subdivision, and
the rezoning appryflVeely 20 es m FRD t 1A zoning classification.
Submitted by:
Char es E. Dillerud, Community Development Director
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
Resolution Approving Preliminary Plat and Zoning Ordinance Variances
Ordinance Rezoning from FRD to R -1A
Resolution Setting Conditions Prior to Publication of Rezoning Ordinance
Engineer's Memo
Subdivision Ordinance Variance Criteria
Petitioner's Narrative
Location Map
Site Graphics
APPROVING PRELIMINARY PLAT AND VARIANCES FROM SUBDIVISION CODE FOR MINIMUM
REQUIRED LOT WIDTH FOR LUNDGREN BROS. CONSTRUCTION FOR PROPERTY LOCATED
NORTHWEST OF 46TH AVENUE NORTH AND VICKSBURG LANE (92060)
WHEREAS, Lundgren Bros. Construction has requested approval for a Preliminary
Plat for 50 single family lots and Variance from the Subdivision Code for
minimum required lot width located northwest of 46th Avenue North and
Vicksburg Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request by Lundgren Bros.
Construction for a Preliminary Plat for 50 single family lots and Variance
from the Subdivision Code for minimum required lot width located northwest of
46th Avenue North and Vicksburg Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. No building permits shall be issued until a contract has been awarded for
sewer and water within the subdivision.
3. Dedication of trail outlots and payment of park dedication fees -in -lieu
of dedication in accordance with the Dedication Policy in effect at the
time of filing the Final Plat.
4. Street names shall comply with the City Street Naming System.
5. 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.
6. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
7. Incorporation of tree protection provisions .in the Final Plat and
Development Contract approval.
8. No Final Plat application shall be accepted until the public sewer to
serve this parcel is constructed to the border of the site.
9. A Subdivision Ordinance Variance is hereby approved for a lot width of 35
feet for Lot 34, Block 1; 80 feet for Lot 35, Block 1; and, 42 feet for
Lot 10, Block 2.
10. A Subdivision Ordinance Variance is hereby denied for an 1,100 foot cul-
de -sac based on the findings that the request does not meet the variance
criteria.
Page Two, File 92060
11. Black Oaks Lane shall be redesigned to provide a street connection to the
north property line.
12. The Final Plat submission shall include a 10 foot trail outlot parallel
to Vicksburg Lane and a Trail Plan that shows the placement of the public
trail.
13. The Final Plat shall either provide for a 70 foot cul -de -sac radius in
conjunction with cul -de -sac islands or a 50 foot radius for cul -de -sacs
without islands.
14. Outlot A shall be deeded to Hollydale Golf, Inc. prior to issuance of any
building permits on any lots adjacent to Outlot A.
res /pc /92060.pp
CITY OF PLYMOUTH
ORDINANCE NO. 92-
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
NORTHWEST OF 46TH AVENUE NORTH AND VICKSBURG LANE AS R -1A (LOW DENSITY SINGLE
FAMILY RESIDENTIAL) (92060)
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. 92060.
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 day of .
Mayor
ATTEST
City Clerk
File
ord /pc/92060)
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR LUNDGREN BROS. CONSTRUCTION FOR PROPERTY LOCATED NORTHWEST OF 46TH AVENUE
NORTH AND VICKSBURG LANE (92060)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located northwest of 46th Avenue North and Vicksburg Lane from FRD (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 /92060.sc)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: August 6, 1992
FILE NO.: 92060
PETITIONER: Mr. Terry Forbord, Lundgren Bros. Construction, 935 E. Wayzata
Blvd., Wayzata, MN 55391
PRELIMINARY PLAT: DEZIEL /TOMBERS
LOCATION: West of Vicksburg Lane, north of 46th Avenue in the southeast 1/4
of Section 8.
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: Sanitary sewer area assessments 40.11 acres x S880
per acre - S35.296.80. Watermain area assessment based on 40.11
acres x S1.580 per acres - S63.373.80. Additional assessment.
lateral sanitary sewer based on 40.11 acres x S3.002 per acre -
S120,410.22.
5. Other additional assessments estimated: None.
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
8. — _ 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:
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: The pond within Lots 21. 22. 23 and
2, Block 1: Lots 1. 2. 3. and 10. Block 2: Lots 32. 33. and 34.
Block 3.
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. Northwestern Bell
easement.
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:
DNR
MnDOT
Hennepin County
JL MPCA
X State Health Department
2 -
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
IL Army Corps of Engineers
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: The
Building Department will determine the name changes required.
13. X Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection of
Vicksburg Lane and 47th Avenue Also,
a bypass lane shall be provided for northbound traffic on Vicksburg
Lane.
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
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 See Special Conditions
Storm Sewer See Special Conditions
Street /Concrete Curb & Gutter See Special Conditions
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
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required:
19. _ 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:
20. 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.
21. 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.
N/A Yes No
22. _ 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:
23. _ _ 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: - Shall
comply with all agency perm s.
24. X Minimum basement elevations must be .established for the following
lots: For Lots 21. 22. 23. and 24, Block 1 - 987.0. Lots 1. 2. 3.
4 10 Block 2 - 987.0. Lots 32. 33. and 34. Block 3 - 970.0.
25. A. Because all the ponding easements for City Pond BC -P5 have not been acquired
the rate of run off leaving the plat shall not exceed the existing condition
before development. Data shall be provided for the 1 year, 10 year, and 100
year event, or the developer may obtain the necessary drainage easement for
ponding from the golf course property.
B. The 18 inch trunk watermain along the east of Vicksburg Lane must be extended
to serve this plat. If this watermain is not under contract by the City by the
time a final plat is submitted, it will be the developer's responsibility to
extend the watermain from the south plat line of Wooddale Addition to 47th
Avenue. The cost of the construction will be reimbursed to the developer and
will be included in the development4contract.
C. The Utility Plans shall be revised to show that the developer will "jack" an 8
inch watermain under Vicksburg Lane at 47th Avenue to connect to the 18 inch
trunk watermain.
D. A 6 inch watermain shall be extended to the north plat boundary midway between
Vicksburg Lane and the west plat boundary for future "looping" of the water
system when the property to the north develops.
E. Until city sewer is constructed to serve this site, a final plat application
shall not be submitted.
F. A public street shall be constructed from 47th Avenue north to the north plat
line. This is to provide access to the adjacent property for future
development.
G. No driveway access will be provided to Vicksburg Lane.
H. Verification shall be submitted showing that positive drainage will be
maintained in the drainage swales.
I. Several lots are unbuildable because of existing Northwestern Bell Telephone
cables /easements. When a final plat is submitted, a letter /agreement shall be
submitted from Northwestern Bell indicating they have reached an agreement to
relocate the cable and vacate the easements to provide buildable lots.
J. The City has not received a Wetland Study Report as required by the City
Council Policy for the 1991 Wetland Conservation Act. Approval of this
preliminary plat shall be subject to the City Council approving any wetland
encroachment /alteration which could affect the plat.
K. The City's Comprehensive Water Plan indicates a 3 million gallon elevated water
tower on the property north of this plat. The developer shall indicate this
water tower to all potential buyers of lots in the plat.
L. Because of added responsibility, for cul -de -sac maintenance placed on the City,
the proposed islands in the center will not be permitted.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
MIM
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1. General Conditions. The Planning Commission may recommend a variance from
the provisions of this Section (500.41) as to specific properties when, in
its judgment, an unusual hardship on the land exists. In granting a
variance, the Commission may prescribe conditions that it deans necessary
or desirable in the public interest. In making its findings, as required
below, the Commission shall consider the nature of the proposed use of the
land and the existing use of land in the vicinity, the number of persons
to reside or work in the proposed subdivision, and the probable effect of
the proposed subdivision upon traffic conditions in the vicinity. No
variance shall be granted unless the Commission finis:
a. That there are special circumstances or conditions affecting the
specific property such that the strict application of the provisions
of this Section would deprive the applicant of the reasonable use of
the land.
b. That the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant.
c. That the granting of the variance will not be detrimental to the
public welfare or injurious to other property in the territory in
which the property is situated.
The Commission findings in granting or denying a variance shall be in
writing and filed with the City Clerk.
2. Amlication Required. Applications for any variance under this Subsection
shall be submitted in writing by the owner or subdivider at the time the
preliminary plat is filed for consideration by the Planning Commission,
and shall state all facts relied upon by the applicant, and shall be
supplemented with maps, plans or other additional data which may aid the
Commission in the analysis of the proposed project. The plans for such
development shall include such covenants, restrictions or other legal
provisions necessary to guarantee the full achievement of the plan for the
proposed project.
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July 31, 1992
SATHRE - BERGQUIST, INC.
150 SOUTH BROADWAY
612) 476 -6000
Mr. John Keho
Assistant Planner
CITY OF PLYMOUTH
3400 Plymouth Blvd.
Plymouth, Minnesota 55447
Subject: DEZIEL /TOMBERS Property- Subdivision
Lundgren Bros Construction, Inc.
Dear John:
WAYZATA, MN 55391
FAX 476 -0104
71,0 &o
The purpose of this letter is to reiterate for you the hardship
condition that will be created on the DEZIEL /TOMBERS property- should our
request for a variance for cul -de -sac length in the northwestern and
westerly portions of the site be denied. As you know the westerly cul-
de -sac is over the 550 foot standard length of the City of Plymouth.
Three options for roadway- construction in this part of the site would
appear to exist.
The first of these options is the roadway patterns that we proposed with
the preliminary plat with a long cul -de -sac.
A second option would be to loop this long cul -de -sac within the
Deziel /Tombers site across the wetland basin to the internal street
system.
The third option would be to extend a roadway north from the
northwesterly cul -de -sac bubble to the Hope property which lies
immediately to the north.
Option 1, the long cul -de -sac, requires a variance due to it's length.
Option 2, would require a wetland crossing and would necessitate the
filling of additional wetland area putting the total wetland
encroachment at well over the one acre which is an important threshold
from a U.S. Army Corp of Engineers permit processing standpoint. This
additional filling may not be permissible. If it is, it would create
additional hardship on the land which can be avoided by the variance.
The third and last option, extending the northwesterly street bubble
north to the Hope property line, creates an additional hardship on the
property. This hardship, as I explained in my earlier letter, is the
likely intrusion of non - neighborhood traffic into this single family
neighborhood and that of Oxbow Ridge. Our strong fear is that traffic
would short circuit between Vicksburg Lane on the east and Schmidt Lake
Road on the north if this north /south roadway connection is forced upon
the land. In my earlier letter I explained that when Schmidt Lake Road
is built westerly from Vicksburg Lane it will carry significant levels
of traffic. Over time a semaphore will probably be installed at the
intersection of Vicksburg Lane and Schmidt Lake Road and again over time
motorists may find the stop light to be an unwanted delay and out
through the neighborhoods to avoid it. If we can avoid a north /south
linkage all the way through the property south of Schmidt Lake Road we
can avoid this potential.
We respectfully request that the City Council through the Planning
Commission and Staff consider the granting of this variance which will
protect this land and other properties in the area, and avoid this
hardship.
Thank you for your consideration.
Sincerely,
SATHRE- BERGRUIST, INC.
Richard W. Sathre, P.E.
RWS /dm
cc: Mr. Terry Forbord, Lundgren Bros. Construction, Inc.
DEZIEL/TOMBERS PROPERTY
PRELIMINARY PLAN
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
17n
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CITY OF PL:Y1ViJUTH
COMMUNITY DEVELOPMENT DEPE
July 10, 1992
TABLE OF CONTENTS
Ue
I. DEVELOPMENT TEAM ......... ..............................1
A. The Developer ......... ..............................1
B. Development Team ...... ..............................1
II. INTRODUCTION ............. ..............................1
A. Purpose of Presentation .............................1
B. Informal Neighborhood Meeting .......................2
III. GENERAL STATEMENT OF CONCEPT ...........................2
A. Location and Legal Description .....................2
B. Zoning ................ ..............................2
C. The Project ........... ..............................2
D. Land Use Guide Plan/ Density .........................2
E. Transportation System . ..............................2
F. City Parks and Trail Plans ..........................3
G. Utilities ............. ..............................3
H. Tentative Staging and Sequence Schedule ... * .......... 3
I. Outlot A .............. ..............................3
IV. EXISTING SITE ............ ..............................3
V. ADJACENT PROPERTY ........ ..............................4
VI. VARIANCES ................ ..............................4
VII. MONUMENTATION/ SIGNAGE .... ..............................4
VIII. COVENANTS ................ ..............................4
IX. CONCLUSION ............... ..............................4
r
I
II.
DEVELOPMENT TEAM
A. The Developer
B
A.
The Developer of the Deziel /Tombers property is Lundgren Bros.
Construction, Inc. (The Developer), a Minnesota Corporation
located in Wayzata, MN. The Lundgren Bros. tradition has been
synonymous with quality neighborhoods throughout the City of
Plymouth for twenty two years. Lundgren Bros. was the developer
of Bay Pointe on Mooney Lake, Churchill Farms, the Mission Planned
Unit Development, Ferndale North, the Vicksburg West Planned Unit
Development (Fox Run and Steeplechase), to name a few.
Development Team The Development Team is coordinated by Terry M.
Forbord, Vice President and Project Manager of this development.
Engineer: Site plan design and public facilities engineering
shall be performed by Richard W. Sathre, P.E., of Sathre-
Bergquist, Inc. in Wayzata, MN.
Surveyor: Site surveying shall be performed by Thomas S :-
Bergquist, Registered Land Surveyor, of Sathre - Bergquist, Inc. in
Wayzata, MN.
Subterranean Soil Analysis: Soil reviews, analysis, and
recommendations shall be performed by Gregg R. Jandro, P.E., of
Braun Intertec, Minneapolis, MN.
Wetland Biological Analysis: Regulated wetland permits,
delineation and monitoring shall be performed by Franklin J.
Svoboda, Certified Wildlife Biologist, of Franklin J. Svoboda and
Associates, Hutchinson, MN.
Environmental Assessment: Phase I Environmental Audits shall be
performed by Michael Gustafson, Environmental Specialist of
Schoell and Madson, Minnetonka, MN.
Landscape Architecture: Entrance monumenfation and landscape
design shall be performed by Howard Schriever, Registered
Landscape Architect, of Otten Bros. Nursery, located in Long Lake,
MN.
Market Analysis: Preliminary market analysis shall be performed
by Roger Conhaim, of Conhaim and Associates located in
Minneapolis, MN.
Purpose of Presentation
The purpose of this presentation is to provide the City of
Plymouth Development Review Committee (DRC), Planning Commission
and Council details of the proposed Development and to obtain the
necessary Preliminary Plan approval.
1 1
B. Informa.i Neighborhood Meeting
The Developer and its consultants intend to conduct an
informational meeting with the neighborhood residents prior to the
Planning Commission Meeting.
III. GENERAL STATEMENT OF CONCEPT
A. Location and Legal Description
The property is located north of Rockford Road approximately 1/2
mile and west of and adjacent to Vicksbury Lane.
That part of the North 3 /4ths of the NE 1/4 of the SE 1/4 lying
South of the North 663.22 feet thereof, Section 8, T.118N, R22W;
and Outlot A, Oxbow Ridge Second Addition except that portion
thereof which is encroached upon by the Hollydale Golf Course
Abstract); and the South one /quarter of the Northeast quarter of
the Southeast quarter of Section 8, Township 118, Range 22 West of
the Fifth Principal Meridian (Torrens Certificate of Title No.
752125), except that portion thereof which is encroached upon by
the Hollydale Golf Course.
B. Zoning
The Property is currently zoned Future Residential Development
FRD). The Developer proposes to rezone the Property to R -lA.
C. The Project
The project consists of 50 residential single family home sites
that with the exception of two lots, have minimum width of 100
feet at the front yard set back, which is 35 feet. The side yard
setback distances are 15 feet from the lot line to the house. The
minimum lot size area is 18,500 square feet. The average lot size
area is 33,400 square feet.
D. Land Use Guide P1anaensity
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 -3 residential dwelling units per acre.
The Deziel/Tombers Property Preliminary Plan proposes 50
residential single family dwelling units on approximately 44.1
acres for a density of 1.133 dwelling units per acre.
E. Transportation System
The thoroughfare Plan for the City of Plymouth does not indicate
any significant roadway systems through the Property. Public
street rights -of -way shall be 50 feet wide. Curvilinear streets
with cul -de -sacs are designed to provide a sensitive response to
existing and improved natural land features.
2
IV.
F.
G
City Pai._.; and Trail Plans
The City's Park and Trail System Plan does not show any designated
parks or trails within the subject property. The Developer
proposes to pay park dedication fees in lieu of land dedication.
Utilities
The Deziel /Tombers property shall be served by public facilities
including sanitary sewer, water, storm sewer and streets. All
improvements shall be designed to conform with City engineering
standards.
The proposed location and sizing of storm sewer, sanitary sewer
and watermain are shown on the preliminary utility plan.
Tentative Staging and Sequence Schedule
The Developer proposes to develop the project in two phases over a
period of approximately three years. Economic forces will effect
the actual time frame and specific areas of development.
I. Outlot A.
Immediately to the west of Outlot A are both a putting green and a
tee box as part of the Hollydale Golf Course. The
Deziel /Tombers project is an assembly of land owned by multiple
owners. One of the parcels assembled in the proposed project is
owned by the owners of Hollydale. They are concerned about. the
impact of housing development on golfing activities on the green
and tee. Therefore they wish to retain ownership of Outlot A to
protect the golf course from developmental activities and the
Developer would like to minimize the flight of golf balls into
homeowners yards.
EXISTING SITE
The topography is rolling terrain with the highest elevation being
approximately 1020.0 feet and the lowest approximately 966.0 feet.
There exists a few protected wetlands on the site, with the
Department of The Army Corps of Engineers, the City of Plymouth -
and Basset Creek Watershed District having jurisdiction.
The site is predominantly open agricultural land with an existing
farmstead located approximately in the middle. There are
scattered trees around the farmstead. The trees are depicted on
the tree survey. The Developer has deliberately planned this
neighborhood community with sensitivity to each natural resource.
Wetlands: There are 6.49 acres of wetlands on the Property. The
Developer proposes to fill 0.7 acres of wetlands as part of the
developoment of the Property.
As mitigation the Developer proposes to construct 1.1 acres of new
wetland so when the project is completed there will be a total of
6.89 acres of wetland. This represents a gain of .4 acres of
wetland.
3
Additionally, the Developer proposes to enhance two low quality
existing wetlands by dredging .87 acres to create open water area
allowing for a greater diversity of wildlife and plant habitat.
V. ADJACENT PROPERTY
The adjacent properties and land use exist as follows:
1. North - undeveloped agricultural land zoned FRD.
2. South - existing residential single family neighborhood
identified as Oxbow Ridge.
3. East - existing residential single family neighborhoods
across Vicksburg Lane identified as The Amhurst Addition.
4. West - the Hollydale Golf Course.
VI. VARIANCES
The Developer requests two variances from City Code. The
variances are for Lot 34, Block 1 and Lot 10, Block 2.
Due to the irregular shape of the subject property, location of
existing wetlands and in the case of lot 34, a telephone easement,
it is very difficult to provice access to these two lots and
impossible to allow for the minimum lot width of 100 feet at the
typical front yard setback of 35 feet.
These two lots are unbuildable with a standard setback distance so
the building pad must be placed further back from the street.
VII. MONUMENTATIONZSIGNAGE
Professionally designed and landscaped entrance monuments shall be
provided at the entrance to the neighborhood community. The
design elements of the monumentation and signage shall be
consistent throughout.
VIII. 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.
IX. CONCLUSION
Lundgren Bros. feels that the proposed Preliminary Plan for
development of the Deziel/Tombers 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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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: July 30, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92061
PETITIONER: H.I. Enterprises
REQUEST: Final Plat to create 3 lots from 2 lots; Site Plan,
Conditional Use Permit and Variance for a Goodyear Service
Store.
LOCATION: Southeast of the intersection of Empire Lane and Harbor '
Lane on the west side of Interstate Highway 494.
GUIDE PLAN CLASS: CS (Service Business)
ZONING: B -3 (Service Business)
BACKGROUND:
On February 3, 1986, the City Council, by Resolution 86 -74, approved a Final
Plat for the Elwell, Miley and Quinn Addition. Also on February 3, 1986, the
City Council, by Resolution 86 -76, approved a Conditional Use Permit and Site
Plan for a Class I restaurant on Lot 2, Block 1 of the Elwell, Miley and Quinn
Addition. This restaurant was never constructed.
In 1989, this tract of land along with other property located at the northwest
corner if I -494 and Highway 55 were reguided from CL (Limited Business) to CS
Service Business) and rezoned from B -1 (Office Limited Business) to B -3
Service Business) . Final Metropolitan Council approval for the Land Use
Guide Plan change was received in January, 1992.
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. With respect to the Physical Constraints Analysis we find the project to
be located within the Bassett Creek Drainage District and contains no
Flood Plain Overlay District or Shoreland Overlay District; contains no
DNR protected wetlands, or City of Plymouth ponding areas. The site does
contain federally protected wetlands; and contains a small area of
woodlands of significance; does not contain any slopes of significance;
and is suitable for urban development with municipal sewers.
2. The petitioner is proposing to replat 2 existing lots into 3 lots meeting
the standards of the B -3 Zoning District. The petitioner is proposing to
construct a 5,200 square foot Goodyear Service Center on Lot 1.
Page Two, File 92061
3. There are no definite plans for the development of the northerly 2 lots.
However, a General Development Plan is provided showing how a commercial
project can be sited on each lot.
4. Before any Conditional Use Permit may be granted the Planning Commission
must review the request for compliance with the standards set forth in
Section 9, Subdivision A, Paragraph 2a of the Zoning Ordinance. Attached
is the Zoning Ordinance citation and the petitioner's response to those
standards.
5. The petitioner is requesting a Variance from the minimum parking setback
to the property line of 5 feet setback versus the Zoning Ordinance
required 20 feet.
Before any Zoning Variance request may be granted, the Planning Commission
must review the request for compliance with the criteria set forth in.
Section 11, Subdivision C, Paragraph 2d of the Zoning Ordinance. Attached
is the Zoning Ordinance citation and the petitioner's response.
6. The Site Plan for the auto service store has been reviewed by Development
Review Committee responsive to the ordinance and policies regarding
development in this zoning classification.
7. The building facade will be a gray painted stone -like concrete block with
a white sign band around the structure. The wall signage proposed meets
the 5 percent wall coverage per elevation. The petitioner is not
proposing any other signage in addition to the wall signage.
PLANNING STAFF COMMENTS:
1. The Site Plan proposed will meet or exceed all the Zoning Ordinance
requirements and other related policies and standards for development in
the B -3 Zone.
2. Staff finds that the request meets the Conditional Use Permit criteria for
the auto service in the B -3 Zoning District.
3. Staff finds that the architectural appearance of the proposed structure is
consistent with the terms of the City policy regarding building aesthetics
and architectural design. The petitioner has stated that this structure,
and the previously approved Holiday Station at Fernbrook and Annapolis
Lanes (also a H.I. Enterprises project) are to be of a compatible color
scheme and appearance.
4. Staff finds that the proposed Final Plat meets the standards for
subdivisions in the B -3 Zoning District.
5. Staff finds that the requested variance meets the variance criteria for
the parking stalls adjacent to Interstate Highway 494. The required
setback along this property line is considered as a front setback since it
is adjacent to street right -of -way and therefore, a front yard. Access is
however, prohibited from this site onto the Interstate Highway. This
Page Three, File 92061
prohibited access and the fact that the street is an Interstate Highway
and not a City street creates a condition unique to this parcel, and few
others.
7. Staff does not find however, that a unique characteristic applies to the
requested variance for a reduced parking setback along Empire Lane. The
parking stall in the setback should be moved or eliminated.
RECOMMENDATION:
I hereby recommend approval of the request for a Final Plat, Site Plan,
Variance and Conditional Use Permit, subject to the conditions of the draft
resolution.
Submitted by:
Char es E. Dil erud, Community Development Director
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit, Site Plan and Variance.
2. Resolution Approving Final Plat
3. Resolution Setting Conditions Prior to Recording Final Plat
4. Engineer's Memo
5. Petitioner's Narrative
6. Conditional Use Permit
7. Zoning Variance Criteria
8. Large Plans
pc /jk/92061)
APPROVING SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR H.I. ENTERPRISES
LOCATED SOUTHEAST OF THE INTERSECTION OF EMPIRE LANE AND HARBOR LANE (92061)
WHEREAS, H.I. Enterprises has requested approval for a Site Plan, Conditional
Use Permit and Variance for an automobile service center for property located
southeast of the intersection of Empire Lane and Harbor Lane 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
H.I. Enterprises for a Site Plan, Conditional Use Permit and Variance for an
automobile service center for property located southeast of the intersection
of Empire Lane and Harbor Lane North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. A trail easement is required along the north property line of Lot 3, Block
1, Plymouth Freeway Center 5th Addition.
4. 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.
5. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within 12 months.
6. Any signage shall be in compliance with the Ordinance and the approved
Site Plan.
7. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
8. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
9. All waste and waste containers shall be stored within the approved trash
enclosure, and no outside storage is permitted.
10. 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.
11. No building permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
12. The requested Conditional Use Permit for automobile service in the B -3
District is found to meet the standards set forth in the Zoning Ordinance.
Page Two, File 92061
13. The Variance for a 5 foot parking setback along Interstate Highway 494 is
approved based on compliance with the variance criteria.
14. The Variance requested for a reduced parking setback along Empire Lane is
found not to meet the variance criteria. There are no unique
circumstances for the placement of parking spaces in this location. The
Site Plan shall be amended to eliminate the Variance prior to building
permit applications.
res /pc/92061)
APPROVING FINAL PLAT FOR H.I. ENTERPRISES FOR THE PLYMOUTH FREEWAY CENTER 5TH
ADDITION LOCATED SOUTHEAST OF THE INTERSECTION OF EMPIRE LANE AND HARBOR LANE
92061)
WHEREAS, has requested approval of a Final Plat for H.I. Enterprises located
southeast of the intersection of Empire Lane and Harbor Lane North; and,
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Final Plat for
H.I. Enterprises located southeast of the intersection of Empire Lane and
Harbor Lane North; and,
res /pc /92061.fp)
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR
H.I. ENTERPRISES FOR THE PLYMOUTH FREEWAY CENTER 5TH ADDITION LOCATED
SOUTHWEST OF THE INTERSECTION OF EMPIRE LANE AND HARBOR LANE (92061)
WHEREAS, the City Council has approved the Final Plat for H.I. Enterprises
located southeast of the intersection of Empire Lane and Harbor Lane North;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the following to
be met, prior to recording of, and related to said plat:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
City Policy in effect at the time of issuance of building permits.
3. No building permits shall be issued until a contract has been awarded for,
the construction of municipal sewer and water.
4. Removal of all dead or dying trees from the property at the owner's
expense.
5. 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.
6. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
7. No building permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
res /pc /92061.sc)
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: August 6, 1992
FILE NO.: 92061
PETITIONER: Ms. Bev Rottas, HI Enterprises, 7925 Wayzata Blvd., Golden Valley, MN
55426
SITE PLAN: GOODYEAR STORE
LOCATION: West of Interstate 494, east of Empire Lane in the southwest 1/4 of
Section 22.
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 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.
Will comply with the filing of the final plat of Plymouth Freeway
Center 5th Addition at Hennepin County.
N/A Yes No
7. _ X 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.) See Item No. 6.
8. 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. Existing 6 foot drainage and utility easements along the
common property lines of Lots 1 and 2 existing Elwell Miley Quinn
Addition.
11. _ _ 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
gquirement does not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the 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
X MN DOT
Hennepin County
MPCA
State Health Department
X Bassett Creek
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
Plan7 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 policy7
If "No" is marked, the following revisions are required: HHay bales
shall be installed around all catchbasins during construction.
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-
0
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 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. _ 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. _ XX _ 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 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. _ 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 10OX 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 10OX 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. XX 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. _ XX 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 Item Nos, 6. 7. 10, 11, 12, 14. 17 and
Special Conditions.
29 A. The storm drainage calculations shall include Lots 2 and 3 to determine if
there is capacity in the Harbor Lane storm sewer to handle all of this
drainage. If there is not adequate capacity, the plans will require revision.
B. Cross easements will be required for the storm sewer crossing Lots 2 and 3.
This is a private storm sewer.
Submitted by:
c ; ` '
d1 '
Daniel L. Faulkner, P.E.
City Engineer
5-
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: August 6, 1992
FILE NO.: 92061
PETITIONER: Ms. Bev Kottas, HI Enterprises, 7925 Wayzata Blvd., Golden Valley, MN
55436
FINAL PLAT: PLYMOUTH FREEWAY CENTER 5TH ADDITION
LOCATION: West of Interstate 494, east of Empire Lane in the southwest 1/4 of
Section 22.
N/A Yes No
1. _ X _ Have watermain area assessments been levied based on proposed use?
2. — .X —
3. _ X
4.
5.
Have sanitary sewer area assessments been levied based on proposed
usel
Will SAC and REC charges 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.
Area assessments: None:
Other additional assessments estimated: None.
6. _ X _ Complies with standard utility /drainage easements?
If "No" is marked, the City 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.
N/A Yes No
7. 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 construction plans and if "No" is
marked, the following changes are necessary:
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 in conformance with the City's comprehensive storm
water drainage plan. If "No" is marked, the following changes are
necessary:
9. 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 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. Existine
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 Have all necessary permits for this project been obtained?
The developer must comply with the conditions within any permit.
If "No" the following permits must be obtained by the developer:
DNR
X Mn DOT
Hennepin County
MPCA
State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Wetland Conservation Act of
1991 from City
16. X _
Conforms with the City's grid system for street names?
If "No" is marked, the following changes will be necessary:
Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection
of and
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
Will final plans be prepared by the Developer?
If it is their desire to have the City construct these facilities
as part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is January 1
of the year in which the project is requested for construction, if
the developer is paying 100X of the cost.
Do final utility and street plans submitted comply with all City
requirements? If "No" is marked, the following are required for:
Sanitary Sewer
Watermain
Storm Sewer
Street /Concrete Curb & Gutter
3
N/A Yes No
12. X
13. X
14. X_
N/A Yes No
15. X
16. X _
Conforms with the City's grid system for street names?
If "No" is marked, the following changes will be necessary:
Acceleration /deceleration lanes provided? If "No" is marked,
Acceleration /deceleration lanes are required at the intersection
of and
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
Will final plans be prepared by the Developer?
If it is their desire to have the City construct these facilities
as part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is January 1
of the year in which the project is requested for construction, if
the developer is paying 100X of the cost.
Do final utility and street plans submitted comply with all City
requirements? If "No" is marked, the following are required for:
Sanitary Sewer
Watermain
Storm Sewer
Street /Concrete Curb & Gutter
3
N/A Yes No
17. X Do the 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 construction plans conform to the City's adopted
Comprehensive Water Distribution Plan?
If "No" is marked, the following revisions will be required:
19. X Do the construction plans conform to the City's adopted
Comprehensive Sanitary Sewer Plan?
If "No" is marked, the following revisions will be required:
N/A Yes No
20. 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
JaR•
21. 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.
2
t
N/A Yes No
22. X _ Do the construction plans conform to the City's adopted
Comprehensive Storm Drainage Plan?
If "No" is marked, the following revisions are required:
23. X _ Does the Grading, Drainage, and Erosion Control Plan comply with
the City's erosion control policy?
If "No" is marked, the following revisions will be required:
24. X _ _ Have minimum basement elevations been established? If "No" is
marked, they must be established for the following lots:
25. A. The document number and location for the existing 20 foot snowmobile trail
along the north line of Lot 3 must be shown on the Certificate of Survey.
B. A preliminary grading plan shall be submitted for the entire plat. This must
be submitted and approved prior to recording the final plat.
C. A sanitary sewer service will be required for Lot 3. This will be the
responsibility of the developer.
D. The storm drainage calculations shall include Lots 2 and 3 to determine if
there is capacity in the Harbor Lane storm sewer to handle all of this
drainage. If there is not adequate capacity, the plans will require revision.
E. Cross easements will be required for the storm sewer crossing Lots 2 and 3.
This is a private storm sewer.
Doc. Format Rev. 2 -4 -92)
Submitted by: sle& ' l VI -
Daniel L. Faulkner, P.E.
City Engineer
4
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H.I. ENTERPRISES, INC.
7925 WAYZATA BOULEVARD
GOLDEN VALLEY, MINNESOTA 55426 U.S.A.
612 - 546 -7383 jjr ff n
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JUL 31 is"
ZONING ORDINANCE pLYMOU
VARIANCE STANDARDS '
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0100-
1 & 2. The site meets the City code for parking, we are requesting
additional parking for the times In which we have severe
weather, so that we will have it available during this extreme
case. We have found in other sites that this additional
parking during these times is desirable. The variance that we
are requesting is to allow these additional parking places to
extend into the set back area. This specific land parcel has a
very unusual configuration because it is a business on a cul
de sac, it abuts a highway and has an angled back lot. I can
not honestly say it would be an extreme hardship, but I would
say that the public good would be better served with the
additional parking area. (Auto service is unique in the fact
that people leave their cars to be worked on, therefore as
operators we are in control of the positioning of the cars.)
3. The request for additional parking will not increase the value
or income potential of the parcel of land.
4. The primary reason that the additional parking places can not
be provided without variance is that the lot exists on a cul de
sac.
5. The granting of this variance will not be detrimental to the
public welfare, injurious to other land and improvements in
the neighborhood of this parcel. Because of the configuration
of this parcel this variance will be difficult to even recognize.
6. The additional parking will not impair an adequate supply of
light and air to the adjacent property nor will it increase
congestion on public streets, increase the danger of fire,
endanger public safety or substantially diminish or impair
property values within the neighborhood.
H.I. ENTERPRISES, INC.
7925 WAYZATA BOULEVARD
GOLDEN VALLEY, MINNESOTA 55426 U.S.A.
612 - 546 -7383
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JUL 51 IPP
CITY OF P! Fr i
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APPLICATION FOR CONDITIONAL USE PERMIT
H. I. Enterprises, Inc. is proposing an eight bay auto service store with
a sales display area, tire storage, and offices on the newly created Lot
1, Block 1 Plymouth Freeway Center, 5th Addition.
Effect on comprehensive plan is as follows:
1. This area was developed as a service area for the motoring public
during the last comprehensive plan review. Automotive service
such as offered by Goodyear would be in compliance with this
service concept.
2. It has been recognized by the City that a need exists for
automotive service. The Goodyear will provide this service and
therefore promote and enhance general public welfare. Since the
area is already servicing the motoring public and is well away
from residential areas, the Goodyear operation will not be
detrimental to or endanger the public health, safety, morals or
comfort.
3. The Goodyear service would be an additional amenity to this area
servicing the motoring public and will compliment existing uses,
therefore, it will not be injurious to the use and enjoyment of
other property in the immediate vicinity nor substantially diminish
and impair property values within the neighborhood.
4. The existing undeveloped property it abuts. is owned by us and
will also provide services for the motoring public. It will be
enhanced by this service.
5. The Goodyear service is a relatively low traffic generator,
especially compared to the Perkins and the bank. (The
convenience store services traffic already in the area and is not a
destination service.) There is adequate ingress and egress. The
parking meets City code which is adequate but we have applied
for a variance which would increase available parking.
6. The Goodyear service will conform to all the applicable regulations
of the district in which it is located.
l'. 1 V• '1•.
FR M SECTIM 9, SEEDWISICN A
2. Proced»re. Before any Conditional 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 reccar endation 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 Cmprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will prcmote 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 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 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
11 Z Me '.1 I V M'
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 from a
mere inconvenience, if the strict letter of the regulations were to be
carried out.
2. That the conditions upon which a petition for a variation is based are
unique to the parcel of land for which the variance is sought and are not
applicable, generally, to other property within the same 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 iravements 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 inpair property values within the
neighborhood.
forms:o >pl /zon.stnd /s) 10/89
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: August 6, 1992 COMMISSION MEETING DATE: August 12, 1992
FILE NO.: 92064
PETITIONER: Thomas Aasgaard
REQUEST: Amendment to Planned Unit Development Plan and Conditional
Use Permit for a 3- season porch in Plymouth Creek 2nd
Addition
LOCATION: 4130 Shenandoah Lane North
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: RPUD 80 -1
BACKGROUND:
On March 17, 1980, the City Council, by Resolution 80 -177, approved a
Preliminary Plan /Plat for a 122 unit townhouse development on 27.4 acres.
On April 21, 1986, the City Council, by Resolution 86 -217, approved a RPUD
Final Plan /Plat and PUD Amendment for the Plymouth Creek 5th Addition.
A similar Plymouth Creek PUD Amendment was approved on August 3, 1992 for a 3-
season porch at 4115 Upland Lane North.
Notice of this Public Hearing has been published in the Official City
Newspaper and notices have been mailed to all property owners within 500 feet.
PRIMARY ISSUES AND ANALYSIS:
1. The proposed 12 foot x 14 foot 3- season porch is a type common throughout
the community. The porch is designed to be constructed to match the
existing residence as to design and construction materials.
2. The RPUD Final Plan /Plat for the Plymouth Creek 2nd Addition established
specific setbacks for each unit in this addition that abuts County Road 9.
A 43 foot setback from County Road 9 right -of -way is required for 4130
Shenandoah Lane North. Lot coverage and related matters are based on the
approved Preliminary Plan /Plat rather than on numeric standards in the
Zoning Ordinance. Each of the homes contains a concrete patio or deck for
outdoor living.
3. This request is to allow construction of -a 3- season porch in place of an
existing 13.5 x 10 foot deck. In other Planned Unit Development patio
homes subdivisions, staff has recommended approval of 3- season porches
Page Two, File 92064
where they are being placed on top of existing concrete patios /decks and
are not increasing lot coverage to any significant degree.
4. The location of the proposed 3- season porch will result in a 31 foot
setback to the County Road 9 right -of -way versus the PUD Plan standard of
43 feet.
5. The City has received a letter from the Plymouth Creek Homeowners
Association which indicates the Homeowners Association did approve the
plan for the 3- season porch. The City of Plymouth is not a party to
Homeowner Associations and the Homeowners Association does not govern with
respect to the zoning regulations.
6. The Zoning Ordinance directs the Planning Commission to consider a -
Conditional Use Permit in terms of the 6 standards found in Section 9,
Subdivision A, Paragraph 2a. I have attached a copy of those ordinance
citations together with the petitioner's response.
7. The Planning Commission must also consider this particular Conditional Use
Permit in terms of the Planned Unit Development Preliminary Plat /Plan
review criteria found in Section 9, Subdivision A, Paragraph 5j of the
Zoning Ordinance. I have also attached a copy of this ordinance citation.
PLANNING STAFF COMMENTS:
I. Staff finds the proposed PUD Plan Amendment is responsive to the Planned
Unit Development criteria.
2. Staff finds that the proposed Planned Unit Development Amendment is
responsive to Conditional Use Permit standards.
3. The proposed 3- season porch will be 31 feet from the right -of -way of
County Road 9.
RECOMMENDATION:
I recommend adoption of the attached draft resolution approving amendment to
the Planned Unit Development Plan and Conditional Use Permit for "Plymouth
Creek 2nd Addition ",,q/permit cAstrion of,*-37Season porch.
Submitted by:
arles E. Dillerud, Community Development Director
ATTACHMENTS:
1. Resolution Approving Amendment
Conditional Use Permit .
2. Conditional Use Permit Criteria
3. PUD Plan Criteria
4. Petitioner's Narrative
5. Homeowners Association Approval
6. Location Map
1. Site Graphics
to the Planned Unit Development Plan and
APPROVING AMENDMENT OF RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN AND
CONDITIONAL USE PERMIT FOR THOMAS AASGAARD LOCATED AT 4130 SHENANDOAH LANE
92064)
WHEREAS, Thomas Aasgaard has requested approval for an Amendment to the
Planned Unit Development Plan and Conditional Use Permit to allow the
construction of a 3- season porch in the "Plymouth Creek 2nd Addition" for
property located at 4130 Shenandoah Lane 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
Thomas Aasgaard for an Amendment to the Planned Unit Development Plan and
Conditional Use Permit to allow the construction of a 3- season porch in the
Plymouth Creek 2nd Addition" at 4130 Shenandoah Lane North, subject to the
following conditions:
1. No other amendments or variances are granted or implied.
2. All applicable requirements of the City and State Building Codes shall be
implemented and enforced; no Code requirements are waived by this
approval.
3. The granting of the Permit is responsive to criteria of the Zoning
Ordinance for Conditional Use Permits and PUD Plans.
4. The size of the porch shall be 12 feet by 14 feet.
5. The 3- season porch shall be set back 31 feet from the County Road 9 right -
of -way line.
FKM SOC.TICN 9, SUBDMSICN A
2. gedure. Before any Conditional 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 recanmendation 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) C.orrpliance 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 iq mve ent 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, conforn to the
applicable regulations of the district in which it is located.
forns:o >pl /cup.stnd /s) 10/89
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)
TEL 1-40.6129259455 nh 28.3> 12:02 F.01
AUGUST 5, 1992
CITY OF PLYMOUTH
3400 PLYMOUTH BLVD.
PLYMOUTH, MN 55447
ATTENTION: CITY PLANNING DEPT.
RE% AASGAARD CONDITIONAL USE PERMIT
4130 SHENANDOAH LANE (92064)
TO WHOM IT MAY CONCERN%
1. COMPLIANCE AND EFFECT UPON THE COMPREHENSIVE PLAN:
WE PROPOSE TO CONSTRUCT AN UNHEATED THREE SEASON PORCH IN PLYMOUTHCREEKSECONDADDITIONZONEDMULTI- FAMILY. THERE ARE A NUMBER OF THREESEASONPORCHESCONSTRUCTEDOUTSIDEOFSETBACKREGULATIONSINTHEDEVELOPMENT. WE PROPOSE A SMALL THREE SEASON PORCH WHICH WILL NOTAFFECTTHECOMPREHENSIVEPLANFORTHEDEVELOPEDAREA. WE FEEL THAT
THE THREE SEASON PORCH WILL ADD TO THE GENERAL VALUE OF NOT ONLY THEHOMEBUTTHEENTIREAREA.
2. THE ESTABLISHMENT, MAINTENANCE OR OPERATION OF THE CONDITIONAL USEWILLPROMOTEANDENHANCETHEGENERALPUBLICWELFAREANDWILLNOTBEDETRIMENTALTOORENDANGERTHEPUBLICHEALTH, SAFETY, MORALS ORCOMFORT%
SEE NO. 1 ABOVE.
3. THE CONDITIONAL USE WILL NOT BE INJURIOUS TO THE USE AND ENJOYMENTOFOTHERPROPERTYINTHEIMMEDIATEVACINITYFORTHEPURPOSESALREADYPERMITTED, NOR SUBSTANTIALLY DIMINISH AND IMPAIR PROPERTY VALUESWITHINTHENEIGHBORHOOD:
THE PROPOSED PORCH WILL NOT POSE ANY PROBLEMS WHICH MAY BE
INJURIOUS TO THE ENJOYMENT OF THE OTHER PROPERTY OWNERS. THE PORCH
WILL NOT IMPAIR SITE LINES FOR ANY IMMEDIATE HOMEOWNER AND WILLINCREASETHEPROPERTYVALUE.
4. THE ESTABLISHMENT OF THE CONDITIONAL USE WILL NOT IMPEDE THE
NORMAL AND ORDERLY DEVELOPMENT AND IMPROVEMENT OF SURROUNDING PROPERTYFORUSESPERMITTEDINTHEDISTRICT:
WE WILL NOT AFFECT ANY OF THE SURROUNDING HOMEOWNERS.
1
5. ADDEQUATE MEASURES HAVE BEEN OR WILL BE TAKEN TO PROVIDE INGRESS, EGRESS, AND PARKING 'SO DESIGNED AS TO MINIMIZE TRAFFIC CONGESTION INTHEPUBLICSTREETS%
THE PROPOSED PORCH IS LOCATED AT THE REAR OF THE HOME AND DOESNOTAFFECTTRAFFICCONSIDERATIONS.
6. THE CONDITIONAL USE SHALL, IN ALL OTHER RESPECTS, CONFORM TO THEAPPLICABLEREGULATIONSOFTHEDISTRICTINWHICHITISLOCATED%
WE WILL FOLLOW ALL REGULATIONS APPLICABLE TO THE PROPOSED THREESEASONPORCH.
SINCERELY,
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Mailing Address:
If different fx
Day Phorm Nmtxgr.- J'4:4 44 iLrq Phone IJober: C
it is- requested that the Board of Directows approve rmdiffcati.on(s) to the
above stated unit as described below:
1. General description and location of proposed modification: Describe
specifically any work involving electrical, plumbing, heating or other
utility changes, or wall modification or reroval)s
fir) la`°- X Wf - 157 rz) Powt -(
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2. Attach diagram /floor plan shaving proposed alterations.
3. Proposed work schedule: Start date: Ace-rr-7 1'S
Owpletion dates d 5e-PT
4. Name, addzew . and phow =dmr of axtractor:
S. Names and addresses of oantractorIn insurer and agent:
Al--,- . q - lam. v or . A n,,e AAA V% cL
Rev 11191
a. Additional information or a site inspection required by the Ardxitectural
Ommittee or the Board of Directors must be proap ly submitted or
a=anged•
b. No work may be omvoK d until written approval is received from the
Association. The Board or it's appointed z veentatives will try to
expedite approvals, denials or modified approvals. Work must be
ampleted as repre ted in this Request for Approval of Modification
fora.
c. The applicant warrants that the modification will be performed in a
workmanlike rennex. If approved, the applicant understands that the cost
of this rodi.fication, and all future maintenance and repair, will be the
responsibility of the owner and/or its assignees.
d. Any agreenent with the contractor must contain a provision restricting
mechanics lien rights only to the contracting owner's unit. Men waivers
for work and materials should be obtained from the contractor when
paynmts are made.
e. The owner is responsible for obtaining arty required building pewits and
providing a copy to the Board of Directors pzior to start of
construction.
f. The owner is responsible for t for any damage or other inpaiaaent
of the holding or grounds frrm the proposed construction
activities.
g. Construction work must be performed within the time limits approved by
the Board of Directors.
h. All assessments owed by regoestdnq owner must be -paid in full before
cdezatffor fixation is given.
Do not write B
Date received
The Board of EUE ectors Or its appointed
Your request for modification.
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DRAFT AMENDMENT N0. 1
HEARING DATE: August 12, 1992
DESCRIPTION:
This proposed amendment would clarify the Zoning Ordinance with regard to a
proposal by the Greater Minneapolis Interfaith Hospitality Network to utilize
existing places of worship in Plymouth for overnight lodging for families that
are homeless.
SECTIONS INVOLVED: Section 4, Subdivision B (definitions) and Section 7,
Subdivision C allowable uses in residential zones)
EXPLANATION /PURPOSE:
The Interfaith Hospitality Network through representatives of Peace Lutheran
Church in Plymouth have requested of staff an opinion as to whether their
proposal to utilize existing places of worship to temporarily house homeless
families on an overnight basis is addressed by the Plymouth Zoning Ordinance.
Staff has responded that, in our opinion, the activity they propose would be
be included within the definition of "Residential Shelter" found in the Zoning
Ordinance.
Since Residential Shelters as defined are permitted only by Conditional Use
Permit and only in the R -4 (High Density Multiple Residence) Zoning
classification, this activity would not be permitted under any circumstance on
the site of Peace Lutheran Church (which is zoned R -1A). There are other
congregations within Plymouth that would likely participate in this pro ram
including the Church of St. Philip the Deacon and St. Mary of the Lake? where
zoning is also R -1A. In fact, few if any churches in Plymouth are located in
R -4 Zoning Districts.
At least two approaches to Zoning Ordinance amendment are possible should it
be determined by the Planning Commission and City Council that the use which
is described and proposed by Interfaith Hospitality Network is one which would
be desirable in the City of Plymouth under any circumstance, as follow:
1. Amend the definition of "Residential Shelter" to exclude this specific
type of housing from the definition of "Residential Shelter" by such
specific exclusion it would be assumed that that type of activity would be
permitted as a normal and customary "accessory use" to the basic "Place of
Worship" function.
2. Amend the list of allowable uses in the residential districts to extend
the classifications in which "Residential Shelters" allowed by Conditional
Use Permit. What would be required would be to extend residential use
classification down to FRD. It would seem reasonable then to include the
intervening zoning classifications of R -2 and R -3.
Page Two
As the Zoning Ordinance currently reads, the activity proposed by Interfaith
Hospitality Network would be allowable, but only in the R -4 Zoning District
with a Conditional Use Permit.
CONCLUSIONS /RECOMMENDATIONS:
I have prepared two Zoning Ordinance Amendment Drafts for consideration at the
Public Hearing. The first draft is similar to what has been proposed by
Interfaith Hospitality Network as a desirable amendment to the Zoning
Ordinance where the use they are proposing would be specifically exempted from
the definition of "Residential Structure" as follows:
Section 1. The Plymouth Zoning Ordinance,
Section 4, Subdivision B (definition of
Residential Shelter ") is amended to read:
Residential Shelter - -A supervised facility
providing short -term housing, food and
protection for transient individuals. The term
does not include Residential Facilities,
Community Correctional Facilities, Day Care
Facilities, Hotels, Motels, Nursing Homes. The
term also does not include a Place of Worshi
used for Residential Shelter purposes for
nonconsecutive periods of one week or less for
up to six times per calendar year.
The second approach would be to amend the allowable uses of residential zoning
classifications to extend the Zoning Districts in which "Residential Shelters"
are allowed by Conditional Use Permit, subject to the provisions of Section 9
which we have attached to this report for reference of the Planning
Commission), as follows:
Section 1. The Plymouth Zoning Ordinance,
Section 7, Subdivision C is amended to read:
FRO R -1A R -1B R -2 R -3
48. - -C C C C C C
Underline - indicates new text
u - indicates deleted text
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R -4
Residential Shelter
as regulated in
Section 9.
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision E
SUBDIVISION E - RESIDENTIAL FACILITIES, DAY CARE FACILITIES AND CORRECTIONAL
FACILITIES AND SHELTERS
1. Purpose
The provisions of this section of the Zoning Ordinance are intended to
provide guidelines and requirements for the development and operation of
various care and correctional facilities and shelters which the City
Council by resolution may authorize as conditional uses when such
facilities are allowed by this ordinance, to protect the health, safety,
and welfare of the community and of the person occupying said facilities,
and to assure harmony with the Comprehensive Plan of the City.
Application requirements.
a. Applications for a conditional use permit shall be made by the owner
or owners of the property and shall be filed with the Zoning
Administrator. Owners may designate, in writing, an agent, such as
the prospective developer or operator; the owner must, in all cases
sign the application. All applications shall be accompanied by an
administrative fee as prescribed by the City Code and shall include
the information described herein.
b. Complete applications shall contain the following:
1) A description of the proposed use and of its conformance with the
conditional use permit standards as set forth in Section 9,
Subdivision A, and with the standards set forth in this
subdivision.
2) A legal description of the site, including Hennepin County
property identification number(s).
3) A map showing the site and all property within 500 feet of the
boundaries except for day care facilities serving more than 16
persons; residential facilities serving more than 16 persons;
residential shelters; community correctional facilities; and adult
correction facilities where all property within 1,000 feet of the
boundaries of the site shall be shown.
4) The names and addresses on self- adhesive mailing labels of the
owners of record of all property within 1,320 feet of the
boundaries of the site as the same appear on the records of the
Hennepin County auditor. The certified lists from the County
shall be submitted.
5) Written verification of whether there are any comparable
facilities licensed by the State of Minnesota within 1,320 feet of
the subject site at the time of application; if there are such
facilities, they shall be listed by address and type of facility.
9 -31
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision Eot_
C. A copy of coordination plans with applicable public safety, health
care, and correctional agencies. This includes indication of the
person or persons responsible during emergency including the address
and telephone number where such persons may be reached 24 hours -a -day.
2. Development standards and performance criteria.
a. Facilities shall comply with all applicable codes and regulations and
shall have, current and in effect, the appropriate State licenses.
b. On -site services and treatment at residential facilities and
correctional facilities shall be for residents and inmates of the
facility only, and shall not be for nonresidents or persons outside
the facility.
c. All new buildings or additions to existing buildings shall be
consistent with the scale and character of the buildings in the
neighborhood. Exterior building materials shall also be harmonious
with other buildings in the neighborhood.
d. No residential facility and no day care facility shall be closer than
1,320 feet from another licensed facility.
e. No correctional facility shall be closer than 1,320 feet from another
licensed correctional facility or from any property designated on the
Land Use Guide Plan as residential and /or designated on the approved
zoning map as residential.
f. The conditional use permit is only valid as long as a valid State
license is held by the operator of the facility where such license is
required.
g. Appropriate transition to neighboring property shall be provided by
landscaping and site design consistent with the City ordinances and
policies.
h. All facilities are subject to the applicable regulations with respect
to signs, parking, and performance standards for the respective uses
and zoning districts.
3. Enforcement,'review and renewal, revocation, permit amendment, and
expiration shall be subject to the procedures and requirements as set
forth in Subdivision A of this section.
9 -32
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DRAFT AMENDMENT NO. 2
HEARING DATE: August 12, 1992
DESCRIPTION:
This amendment will modify the Definition Section of the Zoning Ordinance to
conform with earlier adopted modifications to Section 6 of the Zoning
Ordinance regarding regulation of the Flood Plain. These definitional changes
were previously heard by the Planning Commission but due to a publication
error they were not adopted by the City Council along with the balance of the
Flood Plain section modifications.
SECTIONS INVOLVED: Section 4, Subdivision B.
CONCLUSIONS /RECOMMENDATIONS:
We recommend amendment to the Zoning Ordinance to adopt the definitional
changes regarding Flood Plain and related matters in conformance with
previously adopted modifications to Section 6 regarding Flood Plain
regulations as follows:
Bluff -- A topographic feature such as a hill, cliff or embankment having all
of the following characteristics: part or all of the feature is located
within a shoreland area; the slope rises at least 25 feet above the
ordinary high water level; the grade of the slope from the toe of the bluff
to a point 25 feet or more above the ordinary high water level averages 30
percent or greater; and the slope must drain toward the waterbody.
Bluff, Toe -- The toe of a bluff is the lower point of a 50 -foot segment of a
bluff where the average slope of the segment exceeds 18 percent.
Bluff, Top -- The top of a bluff is the upper point of a 50 -foot segment of a
bluff where the average slope of the segment exceeds 18 percent.
Bluff Impact Zone -- The bluff and land located within 20 feet from the top of
the bluff.
Building Line Setback -- The distance between the building line and the
property line or, in the case of a shoreland yard, the ordinary high water
level.
Clear Cutting -- The removal of an entire stand of trees. See Intensive
vegetation clearing.
Deck -- An accessory structure consisting of an unenclosed platform such as a
porch or patio, with or without railings, seats, trellises, or similar
features, attached to or detached from the principal structure, which is
used for outdoor recreation.
PLYMOUTH ZONING ORDINANCE
Section 4, Subdivision B
Intensive Vegetation Clearing -- The complete removal of trees or shrubs in a
contiguous patch, strip, row, or block. See clear cutting.
Mining -- The extraction of sand, gravel, or other material from the land in
the amount of fifty (50) cubic yards or more and removal from the site.
For the purposes of this ordinance, this does not mean extraction of
metallic minerals or peat.
Natural Resource Analysis -- A report in map and text form identifying the
existing natural features of a parcel of land and the relationship of a
proposed use to the existing natural conditions of the parcel; used in the
determination of appropriate means to preserve and manage areas unsuitable
for development in their natural state due to physical constraints or
special protection status.
Non - Conforming Structure -- A structure which was lawfully built prior to the
adoption of regulations and which does not comply with the bulk, yard
setback or height regulations of the district in which it is located.
Non - Conforming Use of Land -- Any use of a lot which was lawfully established
prior to the adoption of land use regulations and which does not conform to
the applicable use regulations of the district in which it is located.
Non - Conforming Use of Structures -- A use of a structure which was lawfully
established prior to the adoption of use regulations and which does not
conform to the applicable use regulations of the district in which it is
located.
Ordinary High Water Mark Level -- A marls The boundary of public waters and
wetlands; the elevation delineating the highest water level which has been
maintained for a sufficient period of time to leave evidence upon the
landscape. The Ordinary High Water MaA Level is commonly that point where
the natural vegetation changes from predominantly aquatic to predominantly
terrestrial. For water courses, the Ordinary High Water Mark Level shall
13e is the elevation of the top of the bank of the channel. For reservoirs
and flowages, the Ordinary High Water Mawr Level shall be the operating
elevation of the normal summer pool. The Ordinary High Water Mar
regulatiens. (Amended Ord. Ne. 82 334
Public Waters -- Waters which are defined in Minnesota Statutes 4480, Section
105.37, Subdivision 14 and 15; for purposes of the Shoreland Management
Overlay District as preyided in this GrdinaneeT this i„eludes means lakes,
ponds, and f 1 owages of more than 10 acress, and ei-eekTand —wale
eeurses haying a tetal
drai
ef 2 square miles er mere. This does
not inelud a mean a body of water created by a private user, where there was
no previous shoreland, as defined by the Department of Natural Resources,
for a designated private use allowed by this Ordinance and authorized by
the Department of-natural Resources. The official determination of the
size and physical limits of , and water
size -ef lakes, ponds , or f 1 owages shall be the - reas seed - sir the sTen
I Waters, Seils and Minerals Bulletin 25, an inyentery ef Minneseta Lakes,
4 -2
PLYMOUTH ZONING ORDINANCE
Section 4, Subdivision B
made by the
Commissioner of the Department of Natural Resources pursuant to State
statutes.
Sewage Treatment Systems -- On -site means for disposing and treating human and
domestic waste such as a septic tank and soil absorption system or other
system allowed by state and city regulations; used where authorized by the
city when access to the municipal sewer system is not feasible.
Sewer System -- The public utility operated by the city to conduct sanitary
wastes to the Metropolitan Waste Control Commission facility for treatment
and disposal.
Shore Impact Zone -- Land in the designated Shoreland between the ordinary high
water level and a line parallel to it at a setback of 50 percent of the
minimum structure setback established by this Ordinance.
Shoreland -- Land located within the following distances from the public waters
defined and classified in this Ordinance: 1,.000 feet from the Ordinary
High Water NaA Level of -a the lakes, pend, er flewage; and 300 feet from a
streams, creek -er water -cep; or the landward extent of a flood plain on
a tributary stream as designated by this Ordinance, whichever is greater.
The limits of 'shorelands may be reduced pursuant to state regulations and
this Ordinance.
Steep Slope -- Land having an average slope exceeding 12 percent as measured
over horizontal distances of 50 feet or more, that is not a bluff;
provided, the City Engineer may classify the land otherwise based upon
review of detailed topographic data.
Subdivision -- A surveyed and legally described tract of land which is to be or
has been divided, consistent with state and city regulations, into two (2) or
more lots or parcels, any of which resultant pareels is less than five --(5)
twenty acres in area, for the purpose of transfer of ownership or building
development, or, if a new street is involved, any division of a parcel of land.
The term includes resubdivision and, where it is appropriate to the context,
relates either to the process of subdividing or to the land subdivided.
Substandard Shereland Use Any use ef sherelands existing prior te the date
Variance -- A modification of or variation from the provisions of this
Ordinance consistent with the state enabling statute for municipalities, as
applied to a specific pieee - of property and granted pursuant to the
standards and procedures of this Ordinance, except that a variance shall
not be used for modification 4-n of the allowable uses within a district and
shall not lie allowed uses that are prohibited a5 a Yarianee.
4 -3
PLYMOUTH ZONING ORDINANCE
Section 4, Subdivision B
Water- oriented Accessory Structure -- A building or facility allowed and
governed as to size, number, and location by this Ordinance which is
reasonably eligible, due to the clear relationship of its use to a surface
water feature, for location closer to public waters than the minimum
shoreland yard setback; included are boathouses, gazebos, screen houses,
fish houses, pump houses, detached decks, and the like; not included are
stairways, fences, docks, and retaining walls.
Wetland -- A surface water feature classification established in the U.S. Fish
and Wildlife Service Circular No. 39 (1971 edition).
Yard, Shoreland -- A yard which is typically a rear yard extending across a lot
and being the required minimum horizontal distance between a structure and
the Ordinary High Water Mai* Level of a public water area as established by
the City Storm Drainage Plan and Department of Natural Resources.
Bold - indicates new text
eeuz - indicates deleted text
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4 -4