HomeMy WebLinkAboutPlanning Commission Packet 03-20-1991D
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: March 5, 1991 COMMISSION MEETING DATE: March 20, 1991
FILE NO.: 91010
PETITIONER: Krutzig Homes, Inc.
REQUEST: APPROVAL OF 13 SINGLE - FAMILY ATTACHED LOTS AND 1 OUTLOT RPUD
FINAL PLAT /FINAL SITE PLAN FOR "BOULDER RIDGE 2ND ADDITION"
LOCATION: SOUTHEAST CORNER OF 57TH AVENUE NORTH AND ZACHARY LANE
GUIDE PLAN CLASS: Low Medium Density Residential (LA -2)
ZONING:
BACKGROUND:
RPUD 80 -2
In August, 1979 the City Council approved an RPUD Concept Plan for "Harrison
Hills" which included this parcel as part of an 82.9 acre site.
This approval Concept Plan was later revised by the City Council under Resolution
80 -143.
In June, 1980 the City Council approved an RPUD a Preliminary Plan /Plat and
Conditional Use Permit for Harrison Hills, including this site. The total unit
count for the entire RPUD was 252.
In 1983, by Resolution 83 -293, a revised RPUD Preliminary Plan /Plat was approved
with this portion of the RPUD approved to include 104 condominium units and 7
multiple family buildings.
In August, 1983 the City Council approved a Final Plat for Harrison Hills Second
Addition. That plan included 70 single family residential lots with a current
site platted as an outlot.
On November 7, 1988 the City Council, by Resolution 88 -782, approved an amended
RPUD Preliminary Plat /Plan and Conditional Use Permit to reduce the unit count on
this site to 53 single family attached townhouses.
On April 17, 1989 the City Council, by Resolution 89 -197, approved an RPUD Final
Plat /Final Site Plan for "Boulder Ridge" for 16 units.
PRIMARY ISSUES AND ANALYSIS:
1. The Final Plat /Site Plan presented is to plat 12 single family attached
dwelling units each on its own lot, one common ownership lot, and one outlot
of existing Outlot A. The unit count and overall design proposed is
responsive to the approved amended RPUD Preliminary Plat /Plan and Conditional
Use Permit for the parcel.
see next page)
Page 2
File 91010
2. The Development Review Committee recommends installation of the remaining site
improvements for this project, grading: landscaping, and trail construction.
When Phase I was constructed, only those site improvements within Phase I were
installed. The completion of Phase II will bring this project to just over
the 50% completion point. Units to be constructed in this phase are
significantly closer to the Bass Lake Road /Zachary Lane major intersection and
should have the screening projection. The final grading must precede the
landscape screening.
Included in remaining site work is grading west and north to Zachary Lane and
Bass Lake Road; installation of landscape screening along Zachary Lane and
Bass Lake Road; and, construction of the private trail to the extreme
northeast corner of the overall Boulder Ridge site.
3. The conditions of Resolution No. 88 -782, which approves the RPUD Preliminary
Plat /Plan and Conditional Use Permit, that would apply to.this portion of the
RPUD plan are either responded to, or are to be carried forward into the
Resolution Setting Conditions Prior to Filing of the Final Plat, or the
Development Contract.
4. The plan in all other respects meets the standards of the Zoning Ordinance and
the RPUD Preliminary Plat /Plan and Conditional Use Permit. Specifically, the
Landscape_ Plan is consistent with the Landscape Ordinance of the City of
Plymouth; no external lighting is proposed other than decorative; trash will
be handled internally within the structures; and all private /public site
improvements respond to the standards established by the City of Plymouth.
PLANNING STAFF COMMENTS:
1. We find the proposed Final Plat /Final Site Plan is responsive to be approved
Preliminary Plat /Plan, Conditional Use Permit and Final Site Plan with respect
to the layout and dwelling unit count.
2. We find that the remaining site improvements for this project, in both Phase
II and Phase III, should be completed at this time, (grading, landscape
screening and private trail) for the use and enjoyment of the property owners
and residents in this project.
RECOMMENDATION:
We hereby recommend approval of the draft resolutions approving the RPUD Final
Plan /Plat and setVITV conditions Fyv+ r to fi1in%*vflthe Plat.
Submitted by:
es-E. Dillerud—,Community De-7e-lopment Coordinator
ATTACHMENTS:
1. Draft Resolution Approving RPUD Final Plan /Plat.
2. Draft Resolution Setting Conditions to be met prior to filing.
3. Engineers Memo.
4. Location Map.
5. City Council Resolution #88 -782.
6. Preliminary Plan. (pc /jk /91010:lr)
APPROVING RPUD FINAL PLAT FINAL SITE PLAN FOR KRUTZIG HOMES, INC. FOR BOULDER
RIDGE 2ND ADDITION (91010
WHEREAS, Krutzig Homes, Inc. has requested approval of an RPUD Final
Plat /Final Site Plan for Krutzig Homes, Inc. for Boulder Ridge 2nd Addition, a
plat for 12 single - family attached lots; one common ownership lot and one
outlot located in the southeast corner of 57th Avenue North and Zachary Lane;
and,
WHEREAS, the City staff has prepared a Development Contract covering the
improvements related to said plat;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the RPUD Final
Plat /Final Site Plan and Development Contract for Krutzig Homes, Inc. for
Boulder Ridge located in the southeast corner of 57th Avenue North and Zachary
Lane; and,
FURTHER, that the Development Contract for said plat be approved, and that the
Mayor and City Manager be authorized to execute the Development Contract on
behalf of the City.
res /pc /91010.fp:lr)
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO RPUD FINAL PLAT
AND FINAL SITE PLAN FOR KRUTZIG HOMES, INC. FOR BOULDER RIDGE (91010)
WHEREAS, the City Council has approved the RPUD Final Plat and Development
Contract for Krutzig Homes, Inc. for Boulder Ridge located at the southeast
corner of 57th Avenue North and Zachary Lane;
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 the Final Plat for Krutzig Homes, Inc. for
Boulder Ridge located at the southeast corner of 57th Avenue North and Zachary
Lane, and related to said plat:
1. Compliance with the City Engineer's Memorandum.
2. The Ordinance rezoning the property shall be published upon evidence that
the Final Plat has been filed and recorded with Hennepin County.
3. Payment of park dedication fees -in -lieu of dedication in accordance with
City Policy in effect at the time of filing the RPUD Final Plat.
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 and related legal
documents are filed and recorded with Hennepin County.
8. The Final Plat mylars shall contain a statement noting that the plat is
part of the approved RPUD 80 -2 per Section 9 of the Zoning Ordinance.
9. The Development Contract, as approved by the City Council, shall be fully
executed prior to release of the Final Plat.
10. Yard setbacks are approved per the RPUD Plan, specifically 50 feet to
Zachary Lane and County Road 10; 10 foot side -yard and 20 foot rear yards;
with no private individual ownership of land within 25 feet of the public
right -of -way.
11. Appropriate legal documents regarding Homeowners Association, Covenants
and restrictions as approved by the City Attorney, shall be filed with the
Final Plat and a copy of the recorded documents shall be submitted to the
City for review as to conformance prior to issuance of building permits.
12. Submission of required financial guarantee and Site Performance Agreement
for completion of Site Improvements.
see next page)
File 91010
Page 2
13. Al trail, private open -space grading, landscaping and equipment for the
remaining outlots in both phase II and Phase III shall be completed with
Phase II.
14. A sign with a map showing all approved lots and public and private open
space, trails, and amenities shall be displayed at all entrances to the
subdivision so all prospective buyers know their location.
15. A private trail shall be constructed along the edge of the wetland area,
per the location generally reflected on the approved Concept Plan. All
private trails shall be 5 feet wide and asphalt, built to City Trail
Design Standards.
res /pc /91010.sc:lr)
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City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: March 14, 1991
FILE NO.: 91010
PETITIONER: Bill and Betsy Krutzig, 5700 Zachary Lane North, Plymouth, MN 55442
SITE PLAN: BOULDER RIDGE 2ND ADDITION
LOCATION: East of Zachary Lane, south of County Road 10 in the northeast 1/4 of
Section 1.
ASSESSMENT RECORDS:
N/A Yes No
1. _ _ X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X 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 - Watermain area assessments based on 12
units x $790 per unit = $9.480. Sanitary sewer area assessments
based on 12 units x $440 per unit - S5.2801
5. Other additional assessments estimated:
LEGAL /EASEMENTS /PERMITS:
N/A Yes No
6. _ X _ Property is one parcel -
The approval of the site plan as proposed requires that a lot
consolidation be approved by the City Council and the necessary
resolution should be processed at the same time as the site plan
approval.
N/A Yes No
7, _ _ X Complies with standard utility /drainage easements -
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.) Will comply when the final plat of Boulder Ridgy
2nd Addition is filed with Hennepin County,
g. X _ Complies with ponding 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.
9. X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities. See Item 7,
N/A Yes No
10. X All existing unnecessary easements and rights -of -way have been
vacated -
It will be necessary to vacate the obsolete easements /right -of -way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
11. X 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 easements referred to above.
2-
N/A Yes No
12. _ _ X All necessary permits for this project have been obtained -
13. X
N/A Yes No
14. —X-
15. X
16. —X_
The following permits must be obtained by the developer:
X DNR
MN DOT
X Hennepin County
X MPCA
X State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
X Shingle Creek
X Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable. The units are equipped with a sprinkler system in
accordance with Fire Department regulations for multifamily homes
3-
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N/A Yes No
17. _ X _ Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per City
Engineering Guidelines Detail Plate No. W -2. This plate should be
referenced on the site plan.
18. X _ Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of 100 foot intervals.
19. X Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
57th Avenue and Zachary Lane
N/A Yes No
20. _ X All existing street right -of -ways are required width -
Additional right -of -way will be required on
21. _ X _ Complies with site drainage requirements -
The City will not permit drainage onto a City street from a private
parking lot; therefore, the site plan shall be revised accordingly.
4-
N/A Yes No
C
22. X _ _ Curb and gutter provided -
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.
23. _ X _ Complies with parking lot standards -
The City will require 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 5 100% 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 5 100% crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements. Complies with the driveway section.
STANDARDS:
N/A Yes No
24. _ X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right -of -way. All connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As- Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Items 1. 2. 7. 9. 12, 24A and
24B.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. All sanitary sewer and water services shall be maintained from the main line
by the homeowner's association unless the services are within public right -of-
way.
B. The grading plan shall be revised to conform to the County Road 10 plans.
C. The storm sewer as shown on the preliminary grading plan shall be installed
between Lots 8, 9 and 10.
Submitted by: tic u?i' d1 CL.GC!'!GCt
Daniel L. Faulkner, P. E.
City Engineer
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CITY OF PLYMOUTH
Pursuant to due call and notice thereof a iraRJA r meeting of theCityCounciloftheCityofPlymouth, Minnesota, was held on the ?#.h_ dayof1nyamhat19_j$_ The following members were present:
MAYar Rr•hnaid rs_f!nunw lmamhnrs Vagilinu. Rtrker, 2itur and Sink
The following members were absent: _mnne
AA AAA
ceuneilmemhar Risk introduced the following Resolution andmoveditsadoption:
RESOLUTION 88- 782
APPROVING REVISED RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN /PLAT
AND CONDITIONAL USE PERMIT AMENDMENT FOR "BOULDER RIDGE" (RPUD 80- 2)(88124)
WHEREAS, Hillsborough Manor, Inc. has requested approval for a Revised
Residential Planned Unit Development Preliminary Plan/ Plat and Conditional
Use Permit Amendment for Phase III of the Harrison Hills (RPUD 80 -02), to be
known as Boulder Ridge, to change the type of housing to single family
attached townhouses with the number of units to be 53, located in the
Southeast Quadrant of Zachary Lane and County Road 10; and,
WHEREAS, The City Council approved the RPUD Preliminary Plan and Plat throughResolutionNo. 83 -293; and,
WIIEREAS, 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 hereby does approve the request by HillsboroughManor, Inc. for a Revised Residential Planned Unit Development PreliminaryPlan /Plat and Conditional Use Permit Amendment for Boulder Ridge (RPUD 80 -2)
located in the Southeast Quadrant of Zachary Lane and County Road 10 subjecttothefollowingconditions:
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 municipal sewer and water are
physically available to the sites.
4. 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.
S. Street Names shall comply with the City Street Naming System.
s ,.yam
Resolution No. 88 -782
6. Compliance with Policy Resolution No. 79 -80 regarding minimum floor
elevations for new structures in subdivisions adjacent to or containing
any open storm water drainage facility.
7. Rezoning shall be finalized with filing of the Final Plat.
8. No Building Permits shall be issued until the final Plat is filed and
recorded with Hennepin County.
9. Yard setbacks are approved per the RPUD Plan, specifically 50 feet to
Zachary Lane and County Road 10; 10 feet sideyard and 20 feet rearyard;
with no private individual ownership of land within 25 feet of the public
right -of -way.
10. Appropriate legal documents regarding Homeowner Association covenants and
restrictions as approved by the City Attorney, shall be filed with the
Final Plat.
11. Detailed construction drawings of proposed private recreation area, to
include facilities for children, as well as the trail system, with the
Final Plat application.
12. Staging of development shall be in accordance with utility availability as
approved by the City Engineer. Those areas which cannot be serviced with
utilities at this time shall be platted as outlots in the Final Plat.
13. Submission of required Site trprovements Performance Agreement and
financial guarantees for completion of site improvements.
14. Any signage shall be in compliance with the Ordinance and final detailed
plans shall be submitted with the Final Plan /Plat application.
15. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
16. All streets serving platted single family attached dwellings in the
development shall be public.
17. Public sanitary sewer shall be extended to replace the temporary lift
station as a function of the initial final plan for this stage.
18. A private trail shall be constructed along the edge of the wetland area,
per the location generally reflected on the approved concept plan. All
private trails shall be 5 feet wide and asphalt, built to City TrailDesignStandards.
19. All trail and private open spPace grading, landscape, equipment and
facility construction shall be completed, and approved by the City, prior
to Occupancy Permit issuance for residences adjoining trails or private
open space.
20. A sign with a map showing all approved lots and public and private open
space, trails, and amenities shall be displayed at all entrances to the
subdivision so all prospective buyers know their location.
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Resolution No. 88 -782
21. Slopes and trees along the Bass Creek Conservation area are not to be
disturbed by construction except where iiecessary to install sewer and
water, and that necessity is to be reviewed and approved by the City
Engineer.
22. The Final Plat resolution setting conditions and the Development Contract
shall contain provisions of the tree preservation process including the
penalty of $50.00 per caliper inch and a $15,000.00 performance guarantee.
23. Staff is directed to allow issuance of a building permit for one model
home on one of the lots numbered 1 through 5, to be used for a model only,
pending completion of utilities and amenities.
The motion for adoption of the foregoing Resolution was duly secondedbCouncilmemberyasiliou , and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider, rouncilmpmhprn yasiliou,
Lj.a4- r,_=urand Sisk
Th .)Ilowing voted a ainst or abstained -__ None
Whereupon the Resolution was declared duly passed and adopted.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: March 5, 1991 COMMISSION MEETING DATE: March 20, 1991
FILE NO.: 90093
PETITIONER: Carlson Real Estate Co.
REQUEST: GENERAL DEVELOPMENT PLAN AND REZONING OF 12.7 ACRES FROM
THE FUTURE RESTRICTED DISTRICT (FRD) TO THE HIGH DENSITY
MULTIPLE RESIDENCE DISTRICT (R -4) AND A PRELIMINARY PLAT
FOR 16 SINGLE FAMILY LOTS AND A MULTI - FAMILY LOT, AND
VARIANCES FOR THE MINIMUM LOT WIDTH FOR THREE LOTS.
LOCATION: Northwest corner of Carlson Parkway and I -494.
GUIDE PLAN CLASS: Low Medium Residential (LA -2), and High Density Residential
LA -4) .
ZONING: Future Restricted Development District (FRD) and Low
Density Single Family Residential District (R -1A)
BACKGROUND:
There are no previous petitions on this site in the Community Development
files.
Notice of this Public Hearing has been published in the official City
newspaper and mailed to all property owners within 500 feet. A development
sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The site is located within the Bassett Creek Watershed District; contains
no Floodplain Overlay District or Shoreland Overlay District; contains
both DNR Protected Waters and City of Plymouth Ponding Areas; contains
significant woodland coverage; contains areas with slopes in excess of
18 %; and contains some land unsuitable for urban development with
municipal sewer system -- related to the wetland area.
2. A variance has been requested from Subdivision Ordinance Section 500.19
Subdivision 5 regarding minimum required frontage on a public street for
lots. The petitioner is requesting a lot width of 106 feet for Lot 6,
Block 3, and 35 feet for Lot 4, Block 2, and Lot 3, Block 3, versus the
required 110 feet. The lots exceed Zoning Ordinance R1 -A standards in
other respects.
3. The Minnesota Department of Natural Resources response to this proposal
does not address any site design issues, but does address issues
concerning erosion control, easements and covenants. The DNR letter is
attached.
see next page)
Page 2
File No. 90093
4. In a traffic study prepared for the City of Plymouth in September 1982, to
analyze the need for a parallel roadway system to I.H. 494, Fernbrook Lane
and 13th Avenue North were addressed. The study finds that due to the
guiding of the vacant land in this area and the distance in travel time to
the nearest fire station, Fernbrook Lane and 13th Avenue North should be
extended to provide additional access to the area, in addition to
providing a parallel roadway to I.H. 494. The traffic study proposed four
alternatives for the Fernbrook Lane /13th Avenue North alignment. The
recommended alternative shows Fernbrook Lane connecting north from County
Road 6 south through the subject site to Harbor Lane near Carlson Parkway.
The recommendation also included connecting 13th Avenue North under
Interstate Highway 494 west to the extension of Fernbrook Lane. This has
now been precluded by reconstruction of the I -494 underpass.
5. The General Development Plan submitted shows Fernbrook Lane connecting
south to the existing Fernbrook Lane at 4th Avenue North and extending
north to the Luce Line Trail with provisions to extend north.
6. The General Development Plan does not, however, show 13th Avenue North
connecting through to Fernbrook Lane as recommended by the Traffic Study.
The Traffic Study stated that the I -494 bridge over the Luce Line Trail
had originally been built large enough to accommodate 13th Avenue North
extending west. Without providing for right -of -way for 13th Avenue North,
the General Development Plan is able to show a larger site outside of the
D.N.R. protected waters area available for multi- family development.
T. The General Development Plan proposes 165 multi - family units on 12.7 acres
3,300 square feet per dwelling unit), a density well over that allowed
for conventional development in the R -4 Zoning District (4,000 square feet
per dwelling unit).
By application of the "Lot Area Credits and Allowance" from Section 7,
Subdivision E of the Zoning Ordinance the density suggested by the General
Development development of the proposed R -4 site could potentially be at
the density proposed by the General Development Plan. The construction
details such as structure height, exact off - street parking arrangements;
rental rates; and number of bedrooms per unit that are required to support
the density calculations of Subdivision E are not available at this stage.
Without Site Plan level of detail only the basic 4,000 square feet per
dwelling unit can be assumed (553,212 square feet /4,000 square feet per
dwelling unit = 139 dwelling units).
The petitioner was advised of this is an October 2, 1990 letter from
staff, and has responded in a letter of February 6, 1991 that the site
could now support 153 units, and potentially more depending on future
factors applied. No specific unit count should be addressed at this stage
of review.
8. The General Development Plan proposes multi - family and single- family
development consistent with the Land Use Guide Plan classifications (LA -1
and LA -4) for the site. Fernbrook Lane would function as the Zoning
District boundary between R1 -A and R -4.
see next page)
Page 3
File No. 90093
9. The General Development Plan /Preliminary Plat designates two "Outlots" (A
and B) west of proposed Fernbrook Lane with no specified use. "Outlot B"
appears intended for accrual to the adjoining "Gersbach" parcel. The
Outlots" must be specifically tied (legally and physically) to existing
developable parcels with the Final Plat.
PLANNING STAFF COMMENTS:
1. We find the General Development Plan rezoning of the eastern 12.7 acres of
this site to R -4 to be consistent with the Land Use Guide Plan
classification for this area of LA -4 (High Density Residential).
2. The Preliminary Plat meets the minimum requirements of the Zoning and
Subdivision Ordinance, except with respect to the requested variance.
3. Staff finds the variances from Section 500.19, Subdivision 5 of the
Subdivision Ordinance for minimum lot frontage for lots meets the variance
criteria due to the special circumstances regarding this site. The
location of two existing exception parcels on the west side of this site
restrict the design opportunities for new residential streets in this
site. In addition, Lot 6 Block 3 is located between these two exception
parcels and cannot be platted to a wider configuration without inclusion
of land from either of the two exception parcels.
4. Staff finds the proposed extension of Fernbrook Lane to be in conformance
with the County Road 61 Corridor traffic study and the current
thoroughfare element of the Plymouth Comprehensive Plan.
5. The General Development Plan should be amended to specify development
density of the R -4 site will be consistent with the Zoning Ordinance
density standards applicable at the time of development, and eliminate
reference to 165 units.
RECOMMENDATION:
I hereby recommend approval of the General Development Plan and Preliminary
Plat and requested variance based on the findings of the draft resolution.
I hereby recommend approval of the attached resolution for the rezoning of the
property.
Submitted by:
arles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Preliminary Plat and Variances
2. Ordinance Amending the Zoning Ordinance for Rezoning
3. Resolution Setting Conditions Prior to Publication of Rezoning
4. Engineers Memo.
5. DNR Letter Dated 2/26/91.
6. Petitioner's Letters.
7. Location Map.
8. Letters from Property Owners.
pc /jk /90093:lr)
APPROVING PRELIMINARY PLAT, GENERAL DEVELOPMENT PLAN, AND VARIANCES FOR
CARLSON REAL ESTATE COMPANY FOR HARBOR WOODS. (90093)
WHEREAS, Carlson Real Estate Company has requested approval for a Preliminary
Plat and General Development Plan for Harbor Woods, for 16 single - family and 1
multi - family lots and variances for 3 single - family lots on 25.6 acres located
east of Harbor Lane and south of the Luce Line Trail; 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 Carlson Real
Estate Company for a General Development Plan and Preliminary Plat for Harbor
Woods for 16 single - family and 1 multi - family lot and variance for 3 single -
family lots on 25.6 acres located east of Harbor Lane and south of the Luce
Line Trail, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. No building permits shall be issued until a contract has been awarded for
sewer and water.
4. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat with
respect to the single - family lots, and at the time of building permit
issuance with respect to the multi- family parcel.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution 79 -80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
7. No building permits shall be issued until the Final Plat and any required
covenants or similar documents are filed and recorded with Hennepin
County.
8. Incorporation 'of tree protection provisions in the Final Plat and
Development Contract approval.
9. A variance is granted for a 106 foot lot frontage for Lot 6 Block 3, a 30
foot lot frontage for Lots 4 Block 2 and Lot 3 Block 3 based on the
following findings:
a. Strict enforcement of the minimum lot frontage would deprive the
applicant of the reasonable use of land.
see next page)
Resolution No.
Page 2
b. That the conditions which the variances are requested are unique to this
site and not generally applicable to other property within this Zoning
District.
c. The granting of the variance will not be detrimental to the public
welfare or injurious to other property.
10. The General Development Plan shall be revised prior to final platting to
eliminate the number of proposed units for Lot 1 Block 1 the multi - family
site, and to specify density shall be consistent with R -4 district standards
of the Zoning Ordinance.
11. The Final Plat shall specify the use and ownership of the areas west of
Fernbrook Lane referenced as "Outlot A" and "Outlot B" on the Preliminary
Plat.
res /pc /90093.pp:lr)
M—
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
EAST OF HARBOR LANE AND SOUTH OF THE LUCE LINE TRAIL AS HIGH DENSITY MULTIPLE
RESIDENCE DISTRICT (R -4) (90093).
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 District
to 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. 90093.
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 .
ATTEST
City Clerk
File 90093
pc/j k/90093: 1 r)
or
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
LOCATED EAST OF HARBOR LANE AND SOUTH OF THE LUCE LINE TRAIL (90093)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located east of Harbor Land and south of the Luce Line Trail from Future
Restricted Development District (FRD) to High Density Multiple Residence
District (R -4) in conjunction with approval of the Preliminary Plat for
Harbor Woods ";
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
Harbor Woods" to be filed with Hennepin County prior to the publication of
said Ordinance.
res /pc /90093.ord.sc:lr)
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
ASSESSMENT RECORDS:
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
March 14, 1991
90093
Mr. Dean A. Rieser, Carlson Real Estate Company, 45 South 7th
Street, #2222, Minneapolis, MN 55402
HARBOR WOODS
East of Harbor Lane, west of Highway 494, north of 4th Avenue in
the northeast 1/4 of Section 33.
N/A Yes No
1, X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments have been levied based on proposed
use.
3. X 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: Lot 1. Block 1 - watermain area assessments based
on 165 units 7.14 units previously assessed = 157.86 units x 5790
per unit = $124,709,40, Sanitary area sewer area assessments basted
on 165 units 21.06 units previously assessed = 143.94 units x 8440
Rer unit = $63.333.60.
5. Other additional assessments estimated: See 24A.
N/A Yes No
6. _ _ X Complies with standard utility /drainage easements -
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 All standard utility easements required for construction are 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 final plat and final construction plans. A drainage and
utility easement will be required over the west 10 feet of Lot 5 and
the east 10 feet of Lot 6- Block 2.
g, _ _ X Complies with ponding 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 drainage plan.
A drainage easement for ponding shall be provided to an elevation of
940.0 for Pond BC -P19C.
9. X All existing unnecessary easements and rights -of -way have been
vacated
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.
A street easement within Lots 3 and 4- Block 1 Glen Grove Acres,
Hennepin County, Minnesota and Empire Lane within First Addition
Greers.
10. X 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.
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR X Bassett Creek
X MnDOT Minnehaha Creek
Hennepin County Elm Creek
X MPCA Shingle Creek
X State Health Department X Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
2 -
TRANSPORTATION:
N/A Yes No
12. _ X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary. The street names will be reviewed by the Building
Department when a 200 scale reduction is provided for their review.
13. _ X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
and
15. _ _ X All existing street rights -of -way are required width -
Additional right -of -way will be required on an additional 10 feet of
right-of-way will be required for Harbor Lane.
N/A Yes No
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
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. See special conditions.
3 -
N/A Yes No
17. _ _ X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities. See
ial conditions.
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
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 October 1,
of the year preceding construction.
The developer shall petition the City to install Fernbrook Lane and
Harbor Lane along with all necessary appurtenances,
19. _ _ X Conforms with City policy regarding minimum basement elevations -
Mnimum basement elevations must be established for the following
lots.
Lot 1, Block 1 buildings adjacent to Pond BC -P19C shall be 942.0.
N/A Yes No
20. _ X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4 -
M
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be -necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right -of -way. All water connections shall be via
wet tan.
23, _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
Shall comply with all agency permits.
SPECIAL CONDITIONS REQUIRED:
24. A. Lot 1, Block 1 will be responsible for one -half the cost of a 36 foot wide 7
ton street. The footage to be assessed will be 1,500 feet. The residential
property west of Fernbrook Lane will be responsible for one -half the cost of a
36 foot wide 7 ton street. The assessable footage for this would be 800 feet.
The developer will also be responsible for one -half the cost of a 33 foot wide
7 ton street for Harbor Lane. Assessable footage for this would be 561 feet.
B. The developer shall petition the City to install Fernbrook Lane and Harbor
Lane.
C. Lot 6, Block 3, proposed Harbor Woods Addition, does not have either a water or
sanitary sewer service. This will have to be installed with the Harbor Lane
improvement.
D. The as- builts for the sanitary sewer indicate that there may not be a service
for Lot 9, Block 3 and the water service for Lot 9, Block 3 may be in the
proposed street right -of -way. The water service, if in the right -of -way, shall
be abandoned when the new street is constructed. The developer shall verify if
services are available to this lot.
E. The pond shown in the northeast corner of Outlot A, Harbor Place was not
constructed in this location. It will be located in the southeast corner of
Outlot A, Harbor Place.
F. A comprehensive storm drainage plan shows an extension of the 48" existing
storm sewer that crosses Highway 494 northerly to Pond BC -P19C and a 42" storm
sewer is required between Ponds BC -P19B and BC -P19C. The preliminary grading
and development plan shall be revised accordingly.
5 -
G. The comprehensive storm drainage plan shows a 30" storm sewer from Harbor Lane
east to Pond BC -P19C. The developer's engineer believes that this alignment
should be rethought. The existing overland drainage path for this water is
north along Harbor Lane to Pond BC -P19B. If the developer would like to
relocate the proposed 30" storm sewer north along Harbor Lane, the developer's
engineer will have to determine if Pond BC -P19B can adequately handle this
additional runoff during a 100 year storm event.
H. How is the drainage going to be maintained in the northeast corner of Lot 1,
Block 1 where the 30 inch storm sewer crosses I -494? A drainage easement for
ponding shall be required for the existing low area.
I. A sanitary sewer and water service shall be provided for the lot adjacent to
the south plat line between Lots 5 and 6, Block 2. The lot division approved
by the City Council for this adjacent property, File No. 90110, stated that the
owner of the parcel is responsible for the construction cost of the services.
J. No access will be permitted to Fernbrook Lane for Lots 1, 2, 3 and 4, Block 2
and Lot 1, Block 3.
K. The driveway access to Fernbrook Lane for the apartment units will be reviewed
with a site plan. The driveways as shown are not approved with the preliminary
plat.
Submitted by: LT ( 4a 6 `" ttt
Daniel L. Faulkner, P.E.
City Engineer
6 -
n ^
SnTATE OF
DEPARTMENT OF NATURAL RESOURCES
PHONE NO.
METRO WATERS, 1200 Warner Rd., St. Paul, MN 55106
772-7910 FILE NO.
February 26, 1991
Charles E. Dillerud fEB oWtUQt
Community Development Coordinator
City of Plymouth,:
3400 Plymouth Boulevard {s;- ';."•
Plymouth, Minnesota 55447
RE: HARBOR WOODS (90093), PRELIMINARY PLAT AND VARIANCE, CARLSON
REAL ESTATE, CITY OF PLYMOUTH, HENNEPIN COUNTY
Dear Mr. Dillerud:
I have reviewed the site plans (received 2/8/91) for above -
referenced project (NW1 /4 Section 34, T118N, R22W) and have the
following comments to offer:
1. The site does not appear to be within a shoreland or
floodplain district.
2. Protected unnamed wetland (27 -690W and 27 -691W) is on the
proposed site. Any activity below the ordinary high water (OHW)
elevation, which alters the course, current or cross - section of
protected waters or wetlands, is under the jurisdiction of the DNR
and may require a DNR protected waters permit.
a. No official OHW has been established for unnamed wetlands 27-
690W and 27 -691W. Please contact this office if there is any
question about wether proposed activities will be within protected
wetland 27 -69OW and 27 -691W and we can make arrangements estimate
60 days to process the permit application.
3. If construction involves dewatering in excess of 10,000
gallons per day or 1 million gallons per year, the contractor will
need to obtain a DNR appropriations permit. You are advised that
it typically takes approximately 60 days to process the permit
application.
4. Appropriate erosion control measures should be taken during
the construction period. The Minnesota Construction Site Erosion
and Sediment Control Planning Handbook (Board of Water & Soil
Resources and Association of Metropolitan Soil and Water
Conservation Districts) guidelines, or their equivalent, should be
followed.
5. There should be some type of easement, covenant or deed
restriction for the properties adjacent to the wetland areas. This
AN EQUAL OPPORTUNITY EMPLOYER
Mr. Charles Dillerud
February 26, 1991
Page 2
would help to ensure that property owners are aware that the DNR
and the Corps of Engineers have jurisdiction over the areas and
that the wetlands cannot be altered without appropriate permits.
6. The proposed plan does not indicate how the stormwater will be
managed. You are advised that the DNR would object to having the
stormwater routed directly to unnamed wetland (27 -690W and 27-
691W). Stormwater sedimentation /treatment basins, or other
appropriate stormwater treatment features, should be included in
the stormwater management plan. If stormwater is routed directly
to unnamed wetland (27 -690W or 27 -691W) it can cause sedimentation
and water level bounces that are detrimental to the basin's
wildlife values and water quality.
7. DNR protected water unnamed wetland (27 -690W and 27 -691W)
should be labelled as such in future plans or plats and the OHW, if
available should be noted.
Thank you for the opportunity to comment. Please call me at 772-
7910 should you have any questions about this project.
Sincerely,
Joe Richter
Hydrologist
cc: Wetland 27 -690W File
Wetland 27 -691W File
Carlson Real Estate
2 9
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S
February 6, 1991
SATHRE - BERGQUIST, INC.
150 SOUTH BROADWAY
612) 476 -6000
Mr. Charles E. Dillerud
Community Development Coordinator
CITY OF PLYMOUTH
3400 Plymouth Blvd.
Plymouth, Minnesota 55447
SUBJECT: HARBOR WOODS
Dear Mr. Dillerud:
WAYZATA, MN 55391
FAX 476 -0104
This letter is written in response to your request for further
information. Your letter was dated, October 2, 1990. The plans
submitted with this letter have been revised as explained below.
We are submitting a revised preliminary grading plan which depicts the
proposed contours for the development stage grading. The proposed
building elevations have also been added.
We have now shown the 48" storm sewer which discharges into the east
central wetland from 1494.
The plans have been amended to show existing and proposed locations,
sizes and types of material for the curbs, streets and utilities.
Carlson Real Estate Company has not requested public construction of any
utility or street improvements at this time. Their decisions relative
to public versus private construction will be finalized with other
development timing and market condition decisions. We acknowledge that
the City wishes to upgrade Harbor Lane adjacent to the site and that the
City proposes to link Fernbrook Lane from County Road #6 south across
the Luce Line Trail thru HARBOR WOODS to the stub street at the extreme
southerly tip of the triangular Outlot J, CARLSON CENTER SECOND
ADDITION.
We have depicted the locations of proposed fire hydrants along Fernbrook
Lane where necessary for structure protection.
The Comprehensive Storm Drainage Plan depicts a 30" storm sewer
traversing HARBOR WOODS from about the corner of Harbor lane and 7th
Avenue to the Pond in the east central portion of HARBOR WOODS. We
believe that this alignment should be re- thought. The existing overland
drainage path for this water is north along Harbor Lane to another
wetland. We intend to work with the City Engineer to examine the costs
and benefits of the alternative paths.
You note that under the R -4 zoning district standards 594,000 square
feet are necessary to support 165 apartment units. Lot 1, Block 1,
HARBOR WOODS is 12.7 +/- acres or 553,212 +/- square feet.
This lot area alone could support 153 apartment units. The actual
number of units possible should be a function of:
a. The exact acreage of the land area as final platted and
surveyed;
b. The zoning district standards in force;
C. The final agreement between the City and Landowner
surrounding the issues of Fernbrook Lane.
We have added certifications by a Registered Engineer to Sheets 2, 3 & 4
of the plan set.
i
We understand that the City does not wish to acquire land for park
purposes and desires cash fees in lieu of land.
The principal reason for the delay in responding to your letter has been
that Carlson Real Estate and Robert Gersbach have been exploring the
potential combination of properties and the costs and benefits to each
landowner. Following several meetings, sketches and cost estimates it
was determined that Mr. Gersbach was better off not joining with Carlson
Real Estate in a plat. The HARBOR WOODS plat now shows an Outlot B
directly east of the Gersbach property) which will be conveyed by
Carlson to Gersbach for future access to Fernbrook Lane. Mr. Gersbach
would likely approach the City to create an easterly homesite to use
this easterly access.
Please resume your review of the HARBOR WOODS project and let us know if
you need further information.
Sincerely,
Enclosures
cc: Dean Riesen, Carlson Real Estate Company
Brad Lis, Carlson Real Estate Company
Larry Chiat, Carlson Real Estate Company
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August 31, 1990
SATHRE - BERGQUIST, INC.
150 SOUTH BROADWAY WAYZATA, MN 55391
612) 476 -6000 FAX 476 -0104
Mr. Charles E. Dillerud
Community Development Coordinator
CITY OF PLY OLJJPH
3400 Plymouth Blvd.
Plymouth, Minnesota 55447
SUBJECT: HARBOR WOODS
Carlson Real Estate Company
Dear Mr. Dillerud:
5 f
SEP K 1990
F ^`:i TY
DEPT,
C'L1[L
Accompanying our letter is an application for the Preliminary Plat &
Rezoning approvals for a new residential subdivision to be known as
HARBOR WOODS.
The land contained in the application is all of the contiguously owned
property in the ownership of Carlson Real Estate Company. The property
consists of 15 separate tax parcels all held by "Carlson" for many
years. The property is located east of Harbor Lane, west of Interstate
Highway 494 and south of the Luce Line Trail.
The subject property is guided LA -1 and LA -4 and zoned R -1A and FRD
respectively. The proposed plat and general development plan propose a
standard subdivision (not a P.U.D.) of single family residential home
lots in the R -1A zone and a multi - family residential site to be rezoned
from FRD to R -4.
Carlson" wishes to receive Preliminary stage approvals for the entire
site and intends to Final Plat the single family residential portion
while waiting for the market to improve and permit construction of the
multi - family units.
As you can see, the configuration of the site is very unusual,
especially in the southeast triangle. The shape of the site and the DNR
wetlands within it force road and structure alignments which are not
normal. The City has previously approved the HARBOR PLACE subdivision
to the south. The alignment of the future collector roadway " Fernbrook
Lane" was largely fixed by this approval, by I -494 and the protected
wetlands. The Fernbrook Lane alignment results in an inordinate amount
of land taken for, or made virtually unusable by, the roadway corridor.
We hope to achieve approvals from the City which permit reasonable use
of the property and improvement costs commensurate with benefit.
Much of this property is wooded. We include a tree survey in our
submission showing the significant trees as defined in the City's Tree
Preservation Policy. The "Carlson" intent is to preserve many of the
trees. The single family neighborhood design works well with the
landform to minimize grading. This tree preserving design requires two
variances however. Both Lot 4, Block 2 and Lot 3, Block 3 are 30 feet
wide at the 35 foot minimim, front yard setback. The actual house
locations are shown on Sheet 2 of the plans. At these house locations,
the lots are more than 110 feet wide. Strict compliance with the
ordinance would result in more street, hence more tree removal, and
therefore a hardship on the land.
A third variance to lot width is necessary for Lot 6, Block 3 which will
be 106 feet wide. Due to the unusual parcelization along Harbor Lane,
this variance is reasonable. The lots on both sides of proposed Lot 6
are slightly less than 110 feet wide as well. The lots across Harbor
Lane are 100 feet wide and thus substandard also. This variance for Lot
6 will be justified by both the hardship necessary to avoid the variance
and by the consistency of this lot with the neighborhood.
We look forward to working with you to complete this difficult project.
Sincerely,
SA - BERGQUIST, INC
Richard W. Sathre, P.E.
RWS /dm
cc: Mr. Dean Riesen, Carlson Real Estate Company
Mr. Brad Lis, Carlson Real Estate Company
enclosure
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C10011:5
3/9/91
Dear = Member of the Plymouth Planning Commission,
I would like to share some concerns with you before the March 20 meeting
regarding the zoning of the land South of the Luce Line Trail and West of
Interstate 494.
Some years ago a large number of residents protested the zoning of this
parcel for high- density multiple dwelling development. A number of
suggestions were made regarding this land. Because of its rare nature (the
last remnant of mature forest in this part of Plymouth), many of us wanted to
see the city take part of the land as part of the overall Carlson project and
develop it for walking and cross - country ski trails. This plan was not given
serious consideration at that time.
I am glad to see that the new zoning appears to be primarily for single family
dwellings. Our neighborhoods, North and South of the Luce Line, are quiet,
made up mostly of single family homes. We would like to preserve the quality
of these neighborhoods as much as possible.
I'd like to make two specific recommendations.
First, zone the entire parcel for single family dwellings. This would be most in
keeping with the nature of the area.
Second, please reconsider the guide plan for the streets involved. The plan,
developed many years ago, included completing Fernbrook between County
Road 6 and old County Road 15. The more recent development of the area
clearly shows that this would not be a good "through route" for North -South
traffic. With access to #494 at both 6 and 15, and the North -South route on
Xenium and Carlson Parkway, this connection would be redundant. It would
also cause a dangerous intersection with the Luce Line Trail. The trail
receives a great deal of pedestrian and bike traffic. Many people have noted
the dangerous nature of the intersections near the workhouse. It would be far
better to create a cul de sac to the North and South of the trail. The minor
Inconvenience created for neighborhood residents would be more than
compensated by the preservation of the "dead end" nature of these
neighborhoods and the safety of those using the trail.
1 look forward to meeting with you on March 20.
Jim Hartmann
1140 Harbor Lane N.
MAR ! 1 1991
1, OF
1.7
March 13, 1991
Plymouth Planning Commission
Plymouth City Offices
3400 Plymouth Blvd.
Plymouth, MN 55447
Dear Commissioners:
DO 3
MAR 14 1991
On behalf of the Harbor Place Homeowners' Association, we are
writing to express our concern about the proposed extension of
Fernbrook Lane. This roadway extension is included as part of
the General Development Plan and Rezoning Request from Carlson
Real Estate Company scheduled for consideration before the Planning
Commission on March 20, 1991.
Our. Association is comfortable with the proposed 16 -lot single
family residential development off Harbor Lane. However, we are
strongly opposed to the extension of Fernbrook Lane. Listed below
are our major concerns with this proposed roadway:
1) It would eliminate a natural buffer area between our
single family residential neighborhood and I -494. A
large berm and significant vegetation would be lost which
buffers many homes from the highway.
2) It would double front five lots in our subdivision and
triple front one lot, which would lower their property
values. Also, five lots in the proposed subdivision
would be double fronted.
3) It would result in significant environmental damage to
the area. The proposed roadway alignment is characterized
by steep slopes, grade changes and wetlands. The grading
that would be necessary to construct this roadway would
be devastating to the area. The roadway alignment is
also adjacent to, and may even traverse, protected wetland
areas. Finally, the construction of this roadway would
result in the loss of many mature trees and other significant
vegetation.
4) It would require another roadway crossing of the Luce
Line, which is not necessary.
5) It will significantly increase traffic through an existing
single family residential neighborhood.
While we certainly understand the city's desire for improving
access to this area, we do not believe it should be accomplished
with such significant environmental impacts. We also believe
the need for the through road has lessened because of the construction
of an interchange at County Road No. 6 and I -494. The large area
of single family homes north of the Luce Line will no longer be
isolated from access to I -494. Therefore, in our opinion, the
need for this additional through road has decreased.
In addition, we are concerned about the large number of multi-
family units shown in the General Development Plan and the proposed
rezoning to R -4. While some sort of increased residential density
may be appropriate as a buffer between the highway and the residential
neighborhood, the 165 units shown seems very high. There are
no other projects approaching this density level located in the
single family residential area. We believe a reasonable number
of multi - family units could be included within the proposed development
and traffic could be accomodated along 8th Avenue.
We would like to cordially invite you to visit the site to see
the impacts of the proposed roadway extension on our neighborhood.
We would also be happy to meet with you at your convenience.
Thank you for your careful consideration of these concerns.
Sincerely,
Anne Wandrey
435 Glacier Ln N.
Plymouth, MN 54447
p v
arvin Saarela
14425 4th Ave. N.
Plymouth, MN 55447
r-
March 13, 1991 MAR 15 1991
Dear Members of the Plymouth Planning Commission,
I am writing to you to express my concerns about the proposed re- zoning
of the land South of the Luce Line and just West of 494.
While I understand the profit motivated request by Carlson Companies to
re -zone this land to multiple dwelling development, I think it would not be
a welcome addition to our area. If this land must be re -zoned for
development, then at least make it single family dwelling as this would fit
in with the surrounding and existing type of dwellings.
Also let us not rush to grant the zoning change without considering what
we will be giving up. I understand that some of the wooded area in the
proposed zoning change area is virgin timber. Any development plan must
include some preservation of this precious resource. A park area with
biking /biking trails seems like a perfect way to preserve some of the
wooded land and provide enjoyment of it to Plymouth residents.
One of the reasons that I chose to live at the location that I now reside is
the fact that there is no through traffic do to the dead end nature of the
streets in my neighborhood. I am very strongly opposed to any plan to
make Fernbrook Ln a thoroughfare. The need for such a change can not be
justified. County Rd 6 and 15 both have access to the Freeway and Xenium
is Just two blocks away. It is hard to understand what inconvenience a
traveler would have when traveling from or to County Rd 6 or 15 in this
area. Do we want to build streets or do we want to build neighborhoods
where our children can grow and play safely? The choice is yours!
iichard chmidt
Resident
14310 13th Ave N.
Plymouth.
QLVI
F! V7''
Vanning Department
2400 07ymoutn Blvd.
P,ymouth, MN 55447
Karzh 14,1991
To whom it may concern:
MAR -
CITY OF F
We are writing this letter to express our opposition to the
proposa7 to rezone the land owned by the Carlson Company
which is just south of the Luce Line and west of 494.
We ootn work in Plymouth, our children go to the publi::
sc wols here and we live here. We are increasingly
ciLtu'oed no our citv'E arparent willingness to develo;:
eve— V:ene o; land availaole.
I =IEs !-is oevs`ozment for several reasons. There are
T-L `E-v rill which would be orastica7ly
a"Enzen iz 1-:1 One is Just north of the Luce
1rL a'c 17e ot-.er 3ust south of it.
L w, e ill row, tnev 6re mace up of affordaole homen nit,
e-1u*7 v071e1, in sIVe, orice, arl age that they arorac
071 11-erKIIE nighr not be able tZ live im Plym001n.
as- affw~l or even Cn7ires to 7ive in tne new
in e Tnnencv 0 `nnwun nas on offer. The other ooiior nere
ssT-s lc KF 1071oM171ums or tDwnMcuses.
is:- t oaten wito 494 runring next to in
c-yon i7 fnr one other things it has to of+er:
1~sEs.a e,e^ nice neiVnors, anz E feeling that zz's
vVu are even if that is a 1 itt7e bit different
fw7eE 's. Esoecia77y importa7 tc us is the )on:
1~1"17 x:= allows more safety for our children.
z =11 Home c
t naks WE less
lzeriy values,
about oar homes ano our neighborhoot. T
the homes are lower-priced or older does
interested in our surroundings, our
or our qua!ity of life.
TKs tvre of development Zarlson Company is suggesting would
allscl all three. Traffic would go from light to heavy,
lar;e areas of treea would be cleared, the park and lake
which Plymouth has swent several years oeve7oping) would
become overcrowded, and the lack of trees and increase in
trafOic ano people would add to the noise level. As
aroLe-n. values went down, those of us who could afford it
Lu`z move and the neighborhood would most likely
inzteaw of improving aH. it has done in the five
anz a 7072 years we've lived here.
A u-ii 7an F)ymout7 really wants? 1 as not believe it is.
Is this necessary? Again, I think not.
I can think of only one reason either Carlson or the City of
Plymouth woold want to do this-MONEY. The Carlson Company
may be contributing much money to Plymouth but they get a
lot back. They have already ruined the skyline with their
towers. Never again can we look out at the beautiful night
sky without seeing two lit-up man-made structures sticking
up like sore thumbs. Gone are the deer we saw when we first
moved here. How much of this finite earth should one man or
one comoany be allowed to use up? We decry the farmers in
South America trying to make a living by cutting down
rainforests but it is perfectly acceptable for a large
ccmoany like this one to develop every inch of land they can
get tvair hands on.
I`l we begim putting People or the environment first?
y ooney always =he top priority7
mnere zs an old zen s
rich, larissn Compan
srousn. -"e nuestion
aying: he who knows he has e/
y has enough. The [ity of P
is-will they ever know it?
1 Mce,e`'
07i1e a'`s E-lan Williams
A32- 5- /2;4-A Ave- - ~
z/
9 f' . S-4// -
MAR 15 1991
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