HomeMy WebLinkAboutPlanning Commission Packet 09-25-1991S: A
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 16, 1991 COMMISSION MEETING DATE: September 25,
1991
FILE NO.: 91068
PETITIONER: Custom Building Concepts, Inc.
REQUEST: Conventional Preliminary Plat to Divide a 5.20 Acre Parcel
into 9 Single Family Detached Building Lots and 1 Outlot
including a Variance from the Subdivision Code for Minimum
Required Lot Depth; and Rezoning from FRD (Future
Restricted Development District) to R -2 (Low- Density
Multiple Residence Districts).
LOCATION: Intersection of Northwest Boulevard at 44th Avenue North
GUIDE PLAN CLASS: LA -2 (Low- Medium Density Residence District)
ZONING: FRD (Future Restricted Development District)
BACKGROUND:
There are no Community Development activity files on this property.
Notice of this Public Hearing has been published in the official City
newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Applicant proposes a 9 lot single family detached conventional
subdivision in the R -2 Zoning District. Each of these proposed lots meets
or exceeds the 15,000 square foot minimum lot size for the R -2 Zoning
District. Two lots, (proposed Lot 1 and Lot 2) fall slightly under the 90
foot minimum lot width at the setback line for lots in the R -2 Zoning
District. The Applicant has been advised of this deficiency and has agreed
to adjust property lines within the plat to bring all lots up to a minimum
90 foot lot width at the setback line.
2. The Site is located in the Shingle Creek Watershed District and contains
no Shoreland Management or Flood Plain Overlay Districts; no State,
Federal or Local Wetland or Storm Drainage areas; no significant
woodlands; and a small area that appears to approach 12 percent or greater
natural grade adjacent to West Medicine Lake Boulevard (Northwest
Boulevard). The soils on the site are suitable for urban development with
municipal sewers - which are available. The site contains no physical
constraints of significance as determined by the Plymouth Physical
Constraints Analysis.
Page Two
File No. 91068
3. A variance from the Subdivision Code is requested to permit a lot depth of
113 feet for Lot 5, Block 1, versus the Ordinance Standard of 120 feet for
lots in the R -2 Zoning District. Lot design variances requested
concurrent with Preliminary Plats may be approved only upon a finding that
the request is in compliance with the Subdivision Ordinance Variance
criteria. A copy of those criteria and the applicant's responses are
attached.
4. Proposed Outlot A is designed to provide future access for the remaining
parcel lying south and east of this site that will otherwise have no
access available except directly to Northwest Boulevard. The staff has
recommended to the applicant that alternative access such as this be
provided to avoid a private driveway access onto a Minor Arterial Street
in the future. The parcel lying to the southeast is of sufficient size
32,000 square feet) to accommodate two single family detached lots in the
R -2 Zoning District, and therefore may be subject to future division.
Both resulting lots would be required to access public streets (44th
Avenue North) via Outlot A rather than have direct access to Northwest
Boulevard.
5. A continuation of 44th Avenue North through this plat from Vinewood Lane
to Northwest Boulevard is consistent with design assumptions related to
the "Curtis Lake" plat recently approved for land lying west and north of
the site. The completion of 44th Avenue North as a function of this Plat
will satisfy the conditions related to access and remove the condition
related to a temporary access from the Curtis Lake Plat to Northwest
Boulevard off the end of the 45th Avenue North cul -de -sac.
6. The Development Review Committee has analyzed the proposed Plat for
compliance with the Zoning Ordinance, Subdivision Code, and all other City
Codes, Ordinances, Policies and Standards regarding platting of property
in the R -2 Zoning District. Except as noted above; the Preliminary Plat
meets or exceeds all of those City of Plymouth Standards.
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 -2
Zoning District.
2. The requested variance for lot depth of Lot 5, Block 1 complies with the
Subdivision Ordinance Variance criteria.
3. The purpose of proposed Outlot A is future access to the existing parcel
to the south and east of the plat (PIN 15- 118- 22 -12- 0002). Dedication of
Outlot A as a public street right -of -way on the Final Plat to accomplish
this purpose is recommended.
4. We find the lot width of proposed Lot 1 and Lot 2, Block 1 at the front
setback to be less than the Zoning Ordinance minimum of 90 feet in the R -2
Zoning District. Sufficient frontage exists in this portion of the plat
to readjust property lines to result in lot widths that comply with the
Zoning Ordinance. The Final Plat should reflect those alterations and no
variance is recommended.
Page Three
File No. 91068
RECOMMENDATION:
I recommend adoption of the attached Resolution providing for the approval of
a Preliminary Plat of 9 Lots and 1 Outlot including a Subdivision Ordinance
Variance to permit lot depth of 113 feet for proposed Lot 5, Block 1, as
requested.
Submitted by:
arses t. uiiierua, community uevelopment coorainator
ATTACHMENTS:
1. Resolution Approving Preliminary Plat, and Subdivision Code Variance
2. Ordinance Rezoning from FRD (Future Restricted Development) to R -2 (Low
Density Multiple Residence)
3. Resolution Setting a Condition Prior to Publication of the Rezoning
Ordinance
4. Engineer's Memo
5. Subdivision Ordinance Variance Criteria
6. Petitioner's Narrative
7. Location Map
8. Site Graphics
CITY OF PLYMOUTH
RESOLUTION 91-
APPROVING PRELIMINARY PLAT, AND VARIANCE FROM SUBDIVISION CODE FOR MINIMUM
REQUIRED LOT DEPTH FOR CUSTOM BUILDING CONCEPTS, INC., LOCATED AT THE
INTERSECTION OF NORTHWEST BOULEVARD AT 44TH AVENUE NORTH (91068)
WHEREAS, Custom Building Concepts, Inc. has requested approval for a
Preliminary Plat for 9 single family detached building lots and Variance from
the Subdivision Code for minimum required lot depth for property located at
the intersection of Northwest Boulevard at 44th Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Custom Building Concepts, Inc. for a Preliminary Plat for 9 single family
detached building lots and Variance from the Subdivision Code for minimum
required lot depth for property located at the intersection of Northwest
Boulevard at 44th Avenue 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. No Final Plat shall be approved until a contract is awarded for public
sewer to serve this parcel. Any Final Plat application made prior to when
the contract for public sewer is awarded shall be accompanied by a waiver
of the 60 day State Statute regarding processing of Final Plats.
4. No final Plat shall be approved until the Metropolitan Council has
approved the Land Use Guide Plan amendment reclassifying this parcel from
LA -3 to LA -2.
5. Removal of all dead or dying trees from the property at the owner's
expense.
6. No building permits shall be issued until a contract has been awarded for
sewer and water.
7. Street name shall comply with the City Street Naming System.
Page Two
File 91068
8. 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.
9. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
10. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
11. A Subdivision Ordinance Variance is hereby approved for a lot depth of Lot
5, Block 1 of 113 feet versus the Zoning Ordinance Standard of 120 feet
based on compliance with the Subdivision Ordinance criteria.
res /pc /91068:jw)
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
AT THE INTERSECTION OF NORTHWEST BOULEVARD AT 44TH AVENUE NORTH AS R -2 (LOW
DENSITY MULTIPLE RESIDENCE DEVELOPMENT) DISTRICTS
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
Development) 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. 91068.
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 91068
day of .
Mayor
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR CUSTOM BUILDING CONCEPTS, INC. LOCATED AT THE INTERSECTION OF NORTHWEST
BOULEVARD AT 44TH AVENUE NORTH (91068)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the intersection of Northwest Boulevard at 44th Avenue North from
FRD (Future Restricted Development) District to R -2 (Low Density Multiple
Residence) District in conjunction with approval of the Preliminary Plat for
Bitoerin;
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
Custom Building Concepts, Inc. to be filed with Hennepin County prior to the
publication of said Ordinance.
res /pc /91068.sc:dh)
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 0
to
Planning Commission & City Council
September 18, 1991
91068
Chris Censki, Custom Building Concepts, Inc., 3855 Dunkirk Lane
North, Plymouth, MN 55446
BITOERIN
West of Northwest Boulevard, south of 45th Avenue in the northeast
1/4 of Section 15.
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. SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watermain area assessments based on 5.02 acres x
91,580 per acre - S7.931.60. Sanitary sewer area assessment based on
5.02 acres x S880 per acre - S4.417.60.
5. Other additional assessments estimated: Proposed assessments Project
No. 011 Watermain Lateral, 93.712.50. One -half the cost 36 foot
roadway plus curb and gutter S11.550.
N/A Yes No
6. _ _ JL Complies with standard utility /drainage easements -
The City will require utility and drainage easements ten feet (101)
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.
S. 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.
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.
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:
DNR Bassett Creek
MnDOT Minnehaha Creek
Hennepin County _ Elm Creek
X MPCA JL Shingle Creek
X State Health Department Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
2 -
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.
13. _ JL _ 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. -IL _ _ Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
and
An additional lane may be necessary in the future as traffic
increases, but none is required at this time.
15. _ X All proposed street rights -of -way are required width as shown on the
preliminary plat.
N/A Yes No
16. _ _ g 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. ,gee
special 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 construct Project No. 011.
19. X _ _ Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
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 -
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
wettan.
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.
SPECIAAL. CONDITIONS REQUIRED:
24. A. The front yard grades for Lots 2, 3 and 4, Block 1 shall be raised to drain to
Vinewood Lane. The existing culvert shall be extended to the common rear
property lines of Lots 3, 4 and 5, Block 1 with a beehive catchbasin to collect
the storm water. A positive overflow for drainage shall be provided between
Lots 3 and 4. Any opening for homes on Lots 3 and 4 shall be 1 foot above the
curb line of Vinewood Lane.
B. All drainage swales shall be clearly defined on the final grading plan. The
swale shall be sodded and fenced immediately after grading has been complete.
C. The watermain under Northwest Boulevard shall be jacked.
D. The grade for 44th Avenue west of the west curb line of Northwest Boulevard
shall not exceed 3z for 50 feet.
E. Class SDR 26 pipe shall be used for the sanitary sewer between Manholes 2 and
3.
F. The developer shall show how the exception lot south of Lot 5, Block 1 and
Outlot A would be provided access to 44th Avenue if that lot were divided. If
necessary, easements shall be provided.
G. No driveway access will be permitted to Northwest Boulevard. This requirement
will include the existing home.
H. The driveways on to 44th Avenue must intersect the street at right angles.
Submitted by: 6 G— /1i(
Daniel L. Faulkner, P.E.
City Engineer
5 -
1. General Conditions. The Planning Commission may recommend a variance fram
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 deems 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 finds:
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. aplication Rem, . 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.
forms:o >pl /sub.stnd /s) 10/89
ENL]MEO
BITOERIN:
In approval of the preliminary plat of BITOERIN. a variance will
be needed for the depth of Lot 5, Block 1 being less than 120 feet.
This will be required because of the following reasons:
1) Because a rectangular parcel was sold out of this parcel in
the past, limiting the street configuration serving the
property.
2) The staff of the City of Plymouth, in our meetings, has
expressed a desire to "line up" the intersection of 44th
Avenue at N.W. Boulevard. with 44th Avenue to the east.
3) The City's staff has also expressed a desire to locate
Vinewood Avenue on the west property line.
4) Because of Items 1, 2, & 3, there is only so much room between
these restrictions. Also, because of the 15,000 square foot
size restrictions in the R2 district, if we were to make lot
5 deeper, Lot 3, Block 1 would be less than 15,000 square
feet and would require a variance.
5) Because we feel that we have provided a 15,000 square foot
lot that will allow for a rambler walk -out style home to
be built with ease on this lot.
6) Because of the restraints of Items 1, 2, & 3, we feel we
should be granted the variance. We have demonstrated an
alternative layout that would not have had 44th Avenue
come out to N.W. Boulevard. This plan would have relied
upon 45th Avenue extending east to N.W. Boulevard in the
Gonyea property. This layout would not have required as
much earth moving in order to develop the property.
Consequently, if we need to have the 44th Avenue connection,
a variance is warranted.
7) Granting this variance will not be detrimental to the
public safety or welfare of the community or to the
neighborhood.
8) Rezoning from FRD to R -2.
r
SIWA 1 IC 0 t i4/i1:
illl:f:
c
OW,:
E;F) MS7
m mo
mpr F '"
r
O QQ O O N
y !
92
If .4 J
jet
LL
fp w.w
r
I If!
CL
cc6 • •. .._i
awry / - -.-
MI. Y.i
Ff It
Lu
cc co
i yam. l \
r
00 low
1p 0
0
1i
11
1XV
CL
LLJ
j
CLcc
UJ
uj
LAJ
Lu
j
0 0
S B.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 16, 1991 COMMISSION MEETING DATE: September 25,
1991
FILE NO.: 91071
PETITIONER: Welsh Construction Company
REQUEST: Amendment to a Residential Planned Unit Development
Preliminary Plan /Conditional Use Permit and Final Site Plan
to Increase Offstreet Parking by 101 Places on an Existing
Site; including variances to Exceed 30% Impervious Coverage
within the Shoreland Overlay Management District and to
Exceed the 50 Foot Minimum Setback Requirement within the
Shoreland District.
LOCATION: 15700 Rockford Road
GUIDE PLAN CLASS: LA -4 (High Density Residential)
ZONING:
BACKGROUND:
RPUD 88 -1
On March 21, 1988, the City Council, by Resolution 88 -188, approved an RPUD
Concept Plan /Preliminary Plat /Plan, Conditional Use Permit, and Final Site
Plan for the Vicksburg Village Apartments.
On August 20, 1990, the City Council reviewed the parking situation at the
Vicksburg Village Apartments in response to concerns of residents of the
apartment complex and of the Plymouth Creek Townhouse Association concerning
the lack of parking at the site. The City Council directed the Welsh
Construction Company to provide the City with an Action Plan by October 1,
1990 on the resolution of the parking problem with this complex. In addition,
the City Council directed City staff to amend the Zoning Ordinance to require
two parking spaces per dwelling unit for multiple - family development.
On September 25, 1990, the Vicksburg Village management sent to the City their
Interim Plan regarding the parking situation at the Vicksburg Village
Apartments. The action plan included reducing the number of the excess
handicapped parking spaces (continued Code compliances), adding parking spaces
for other residents; clearly marking all fire lanes; prohibiting the storage
of boats, trailers, classic cars and seasonally used vehicles on the site;
requiring registration of all resident vehicles with the apartment manager;
registering all long -term guest parking with the apartment manager; and, to
require all persons with underground parking to use the spaces to free up the
outdoor lots.
Page Two
File No. 91071
On December 10, 1990, the City Council, by Resolution 90 -38, approved a Zoning
Ordinance Amendment to require two parking spaces per unit for multiple - family
dwellings and to require .5 parking spaces for guest parking for multiple -
family dwelling projects.
Notice of this Public Hearing has been published in the official City
newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Applicant proposes to construct two new parking areas on the existing
site to add 101 offstreet parking spaces to the 564 parking spaces that
already exist on the site. (345 in garages and 219 at grade) . An
additional 49 parking stalls would be added at the southeast corner of the
site adjacent to the Plymouth Creek Corridor; and, 52 additional parking
spaces would be constructed at the northwest corner of the site adjacent
to Vicksburg Lane.
2. The Vicksburg Village project is comprised of 334 multifamily dwelling
units on a site of 16.7 acres. The offstreet parking component is 564
spaces for a ratio of 1.69 spaces per dwelling unit. The proposal is to
increase offstreet parking to a total of 665 spaces for a ratio of 2.0
spaces per dwelling unit.
3. A portion of the Vicksburg Village site is located within the Shoreland
Management Overlay District of Plymouth Creek (that portion of the site
within 300 feet of the centerline of the creek). The special provisions
of the Shoreland Management Overlay District Section of the Zoning
ordinance Section 6b, Subdivision B), therefore apply. The Site Plan and
Conditional Use Permit Amendment proposed results in a setback from the
ordinary high water mark of Plymouth Creek of 26 feet versus the Shoreland
Management District standard of 50 feet; and, the construction of the 2
new parking areas will result in an increase in the impervious surface
within the Shoreland Overlay District of this site from the previously
approved to 32.9% versus the Shoreland Overlay District standard of 30 %.
Consistent with the terms of the Shoreland Overlay District regulations
the Minnesota Department of Natural Resources has been advised of these
Variance Requests. As of the date of the preparation of this Staff
Report, DNR has not provided comments regarding the Request for Variance
from the Shoreland standards.
4. Except as noted above, the proposal to add parking to the Site Plan meets
or exceeds standards of the Zoning Ordinance and other applicable City
Codes, Ordinances and Policies with regard to construction of this type of
facility in the R -4 Zoning District. The design and the features of the
offstreet parking proposed are consistent with the City Codes.
Page Three
File No. 91071
5. Section 10, Subdivision B, Paragraph 5d of the Zoning Ordinance provides
that offstreet parking and loading areas near or adjoining residence
districts shall be screened by a fence or planting buffer. The ordinance
provision does not specify height of the screening, but in practice staff
has recommended a screening height sufficient to screen vehicular
headlights from a person standing at the property line of the subject
site.
6. The Applicant proposes compliance with the screening standard of the
Zoning Ordinance for his new parking areas by a combination of earthen
berm and a variety of landscape materials. The effective height of the
berming alone ranges from 0 at the southeast corner to 4 feet over the
majority of the east frontage of the east lot; and, from 5 feet at the
east end to 4 feet at the west end of the west lot. Landscaping in
addition to the earthen berm is proposed to be comprised of deciduous and
coniferous plantings, with the coniferous plantings concentrated adjacent
to those areas of the new parking that will have the least berming impact.
7. Amendment to a PUD Conditional Use Permit must be considered for
consistency with the 6 Conditional Use Permit Standards of the Zoning
Ordinance as well as the Planned Unit Development Preliminary Plan
criteria. Copies of those Standards and criteria together with the
Applicant's narrative responses and project description are attached.
PLANNING STAFF CENTS:
1. The proposal is to increase the offstreet parking at the site in an amount
to bring the site to 80% compliance with the current Zoning Ordinance
Standard for offstreet parking for this type of development. There is no
requirement that the Applicant do so since nonconforming status for the
exi5 +r^ aff =got parking component exists. Increase in the offstreet
parr. --r,, _ite is, however, a proposal consistent with the concerns
raised by pity Council in response to complaints received concerning
available offstreet parking on this site in 1990. The City Council did
not mandate increasing the offstreet parking available on the site, but
this proposal to in fact increase the offstreet parking is certainly a
response to the problems previously observed with regard to offstreet
parking.
2. There may not be as much latitude in the location of additional offstreet
parking on the site as the extensive acreage may imply. Substantial
portions of the north quadrant of the site contain soils that are not
conducive to any type of construction.
3. Potentials for the impact of the added parking on adjoining properties are
most evident with the parking lot proposed east of "Building 1" at the
extreme southeast corner of the site. Additional berming of this parking
location will result in slopes that are unacceptable, therefore, the
screening of that parking in addition to limited berm construction now
proposed must either be way of a fence structure or by landscaping.
Generally, landscaping is considered to be a more favorable response in a
residential setting.
Page Four
File No. 91071
4. We find the proposal to amend the Site Plan to be consistent with the
Zoning Ordinance and other Codes, Ordinances, Polices and Standards of the
City of Plymouth regarding the development of sites in the R -4 Zoning
District. The findings includes compliance with the provisions of Section
10 with regard to the screening of offstreet parking adjacent to
residential areas. We note that no specific quantitative standard has
been provided by the Zoning Ordinance in regard to the extent of screening
required, and the Standard that has been applied in preceding cases has
related to the screening of vehicular headlights at the property line.
5. We find the proposed Amendment to the Planned Unit Development Preliminary
Plan and Conditional Use Permit is consistent with the general Conditional
Use Permit Standards of the Zoning Ordinance and the criteria for a
Planned Unit Development Preliminary Plan.
6. We find the Shoreland Management District variances requested to respond
to the Zoning Ordinance Variance criteria of Section 11 of the Zoning
Ordinance and the purposes and intent of the Shoreland Management Overlay
District in Section 6, Subdivision B of the Zoning Ordinance.
RECOMMENDATION:
I recommend adoption of the attached Resolution providing for the approval of
an Amended Residential Planned Unit Development Preliminary Plan, Conditional
Use Permit, and Final Site Plan, including variances from the Shoreland
Management Overlay District Standards with regard to parking setback from the
high water mark, an r2ppervious coverag,"ithin t" re land, as requested.
Submitted by:
arses t. uiiieruo, community ueveiopment uooruinator
ATTACHMENTS:
1. Resolution Approving RPUD Preliminary Plan Amendment and Conditional Use
Permit, and Final Site Plan
2. Engineer's Memo
3. Conditional Use Permit Standards
4. Zoning Ordinance Variance Standards
S. Applicant's Narrative
6. Location Map
7. Site Graphics
CITY OF PLYMOUTH
RESOLUTION 91-
APPROVING AN AMENDED RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN AND CONDITIONAL
USE PERMIT AMENDMENT; AND AMENDED RPUD FINAL SITE PLAN INCLUDING SHORELAND
OVERLAY DISTRICT VARIANCES FOR WELSH CONSTRUCTION COMPANY (91071)
WHEREAS, Welsh Construction
Planned Unit Development Plan
Site Plan including Shoreland
parking by 101 parking places
percent impervious coverage w
and to exceed the 50 foot m-
District for offstreet parkii
15700 Rockford Road; and,
Company has requested an Amended Residential
Conditional Use Permit, and Amended RPUD Final
Overlay District Variances to increase offstreet
on an existing site and Variances; to exceed 30
ithin the Shoreland Overlay Management District
nimum setback requirement within the Shoreland
ig for Vicksburg Village Apartments located at
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 of
Welsh Construction Company for an Amended Residential Planned Unit Development
Plan Conditional Use Permit, and Amended RPUD Final Site Plan including
Shoreland Overlay District Variances to increase offstreet parking by 101
parking places on an existing site and Variances; to exceed 30 percent
impervious coverage within the Shoreland Overlay Management District and to
exceed the 50 foot minimum setback requirement within the Shoreland District
for offstreet parking for Vicksburg Village Apartments located at 15700
Rockford Roadsubject to the following findings and conditions:
1. No other amendments or variances are granted or implied.
2. The granting of the Permit is responsive to criteria of the Zoning
Ordinance for Conditional Use Permits and PUD Plans.
3. Compliance with the applicable conditions of City Council Resolution 88-
188 (RPUD Concept Plan, Preliminary Plan and Final Site Plan).
4. Variances from the Shoreland Management Overlay District regulations are
approved based on compliance with the Shoreland Overlay District
purposes and intent and the Variance criteria of the Zoning Ordinance as
follow:
a. Setback of the east parking lot addition from the ordinary high
water mark of 26 feet versus the Zoning Ordinance standard of 50
feet.
b. Impervious coverage within the Shoreland Management Overlay
District of 32.9% versus the Zoning Ordinance Standard of 30 %.
res /pc /91071)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: September 18, 1991
FILE NO.: 91071
PETITIONER: Mr. Paul Anderson, Welsch Construction Company, 11200 West 78th St.,
Eden Prairie, MN 55344
SITE PLAN: ADDITIONAL PARKING - VICKSBURG APARTMENTS
LOCATION: North of County Road 9, east of Vicksburg Lane in the southwestern
1/4 of Section 16.
ASSESSMENT RECORDS:
N/A Yes No
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 - NF
5. Other additional assessments estimated: JIM
rI \ i 4
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 (61) in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.)
8. _ 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.
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 -
The following permits must be obtained by the developer:
X DNR
MN DOT
Hennepin County
MPCA
State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
13. _ X _ 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:
N/A Yes No
14. X _ _ 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.
15. X _ _ 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.
16. X _ _ 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.
3-
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
and
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
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 1002 crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 100X crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements.
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 Item No's 12, 22. 26. and 27.A.
5-
27. A. A detail of the catch basin over the storm sewer shall be provided.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
6-
C•' 1 V
P" SKMICK 9, SIZ'DIVISICN A
OF 'III PLM43M $QrOG ORDINR=
2. gam. 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 reca,1: lation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will pramte 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
j q)ai r property values within the neighborhood.
4) The establishment of the conditional use will not impede the
normal and orderly development and improvement of varra mding
property for uses permitted in the district.
5) Adequate measures have been or will be taken to provide ingress,
egress, and parkiM 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.
faoms :o>pl /cup.stnd /s) 10/89
1 ego Z. 1 1 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 fr m 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 salve zoning
classification.
3. That the purpose of the variation is not based exclusively upon a desire
to increase the value or inccme 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 imprvvsnents in the neighborhood in
which the parcel of land is located.
6. That the proposed variation will not impair an adequate supply of light
and air to adjacent property, or substantially increase the congestion of
the public streets, or increase the danger of fire, or endanger the public
safety, or substantially diminish or impair property values within the
neighborhood.
forms:o >pl /zon.stnd /s) 10/89
WelshConstruction
July 3, 1991
Mr. Chuck Dillerud
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
RE: Variance for Vicksburg Apartments
Lot 1, Block 1 Vicksburg Addition
PIN #16- 118 -22 -32 -0024
Dear Mr. Dillerud:
r ".7?
t
F, Sal
Cl k
aria
ut...i.PMEK DEPT
We are requesting a variance for the 30% coverage of impervious
surfaces in the shoreline area of Plymouth Creek to construct the
additional parking areas. This is in an attempt to upgrade the
parking availability to meet to the current city standards of a 2
to 1 ratio.
Due to the lay out of this project, there are no open areas
outside the limits of the 300 foot shoreline area which would be
able to accomodate the required parking. With these additional
parking areas, we would be increasing the coverage from the
original coverage of 25.6% to 32.9% .
Thank you for your consideration of this request.
Sinc ely,
Paul A. Anderson
Assistant Vice President
PAA /jmb
070391.1tr
August 2, 1991
VARIANCE REQUEST
Vicksburg Apartments
15700 County Road 9
Plymouth, Minnesota
Lot 1, Block 1
Vicksburg Addition
PIN # 16- 118 -22 -32 -0024
FP
NJG- 7 L'
1. The original project was designed around the existing zoning
ordinances at that time which included a 1.5 parking stall
per unit ratio and a maximum impervious surface coverage in
the shoreline area of less than 30$ . Due to these
ordinances, the project was held away from the creek area
and utilized most to of the land outside of the 300'
shoreline setback.
2. There are currently large open green areas on the project
site which fall within the 300' shoreline area. Due to this
setback requirement, we are unable to get the additional
parking without encroaching on this area. With these
additional parking areas, we would be increasing the
impervious surface within the shoreline area from the
original coverage of 25.6% to 32.9% .
3. The addition of these parking areas is for the sole purpose
of resident parking and to eliminate parking in handicap
stalls and fire lanes.
4. The project was built by and exceeded the requirements of
the 1.5 to 1 parking stall ratio set forth in the previous
City Ordinances. The current owner, Metropolitan Life, is
attempting to bring the parking ratio up to the current City
standards.
5. Extensive landscape and berming plans have been developed in
an attempt to minimize any potential impact on neighboring
developments and the residents of the Vicksburg Village
Apartments.
6. The addition of these parking areas should not affect
traffic or impair property values within the neighborhood.
It will, however, eliminate the resident parking and
restricted fire lane areas to maintain proper access for
fire department and public safety vehicles.
080291.mem
August 2, 1991
REQUEST FOR A CONDITIONAL USE PERMIT
Vicksburg Apartments
15700 County Road 9
Plymouth, Minnesota
Lot 1, Block 1
Vicksburg Addition
PIN # 16- 118 -22 -32 -0024
HMPR-WH
I
7 ]991
CITY OF PLYMOUTH
COMMUNITY DEVELOPMENT DEPT_
1. Vicksburg Village Apartments is a planned unit development
which was completed in 1990 consisting of 334 rental
apartment units and one recreation building. We are at this
time requesting the approval of two (2) additional parking
lots which will consist of 49 additional parking stalls at
the east lot and 52 additional parking stalls at the west
lot.
2. The addition of these parking stalls is in an attempt to
bring the parking ratio from approximately 1.6 to 1 to a 2
to 1 ratio as is currently required in the revised City
Ordinances. The addition of these stalls will eliminate the
problem of residents parking in fire lanes, handicap stalls
and other "no parking" areas. It will also eliminate the
issuance of parking violations.
3. In an attempt to be sensitive to the impact of neighboring
developments and also the residents within the Vicksburg
Village project, we have developed a comprehensive
landscape and berming plan and have made every attempt in
the designing of these additional lots to minimize any
potential impact.
In addition, the current management policy of not allowing
any recreational vehicles or storage of automobiles, boats,
etc. will remain in effect so that these lots will be used
for resident vehicles only.
4. The addition of these parking areas will not be changing the
current use of the project.
5. The addition of these parking areas should not be a cause
for increased traffic but should rather create a more
organized situation and eliminate the problem of residents
parking in fire lanes and "no parking" areas.
6. The additional parking areas will meet all requirements of
the existing parking.
080291.mem
August 26, 1991
VARIANCE REQUEST
50' set back from ordinary high water level - east parking lot
I?
Vicksburg Apartments
15700 County Road 9
Plymouth, Minnesota
AtiG 203 101
Lot 1, Block 1
Vicksburg Addition
PIN # 16- 118 -22 -32 -0024
1. The attempt in placement
shown was to add the req
that would be as equally
possible.
CITY Ur rLYMOUTH
l;QMt UNITY DEVELQP"F T DEBT
of the proposed parking areas where
sired additional parking in an area
usable by all buildings as
2. The only open land areas which would be able to accomodate
the required parking area located adjacent to the creek.
Due to the open area behind building #1 being smaller than
behind building #4, it is not possible to locate this lot
beyond the 50' set back. This lot does maintain the proper
set backs from the property line.
3. The addition of these parking areas is for the sole purpose
of resident parking and to eliminate parking in handicap
stalls and fire lanes.
4. The project was built by and exceeded the requirements of
the 1.5 to 1 parking stall ratio set forth in the previous
City Ordinances. The current owner, Metropolitan Life, is
attempting to bring the parking ratio up to the current City
standards.
5. Extensive landscape and berming plans have been developed in
an attempt to minimize any potential impact on neighboring
developments and the residents of the Vicksburg Village
Apartments.
6. The addition of these parking areas should not affect
traffic or impair property values within the neighborhood.
It will, however, eliminate the resident parking and
restricted fire lane areas to maintain proper access for
fire department and public safety vehicles.
080291.mem
11 Ik i 11 l
ISMS
Ad
ipr /
N*4
Sol "1111111111
W
Inman
ONE
1. 1 .
IQ ^Jaaaly.GS : t
0
Y
1 •
Arl
S
1 1
Is fit *I &SPA as& q -
s :...e...... _-
It9.
e
filst
I vi
i1
1
a
i W.40.w.r1 Mf aa «aaa
t : '
rfo we l t's.1w0 wLiM
I, a 1KirV,r,r yn wky
M011 r'I 7M,a,fIL •aM SXiI/ e
J *
i
ti
it a'
t
fill'
1 01
v
iii h l U
1 lie!
son
Y
iii-
IN
S
1
10
it
fii
fit
i !1 ! ii!i i i i{ tt •1 !!t ti! !,1 i.;i; f .r4 Z t -a r a s :s aa r s sti ,
il :ii : i i :i j '::It ,ifi : 1i i Sti :itji+ _
r is •.
e
t
44:
tl
i# ! i,
1• !'f!. i . ' '1 !a fi at f lj` tl + 1!i ' aF1.li ii i s ._StS :a ' +__.
Z t =t 1 : { 3 •
1 l± ` si 1; if '! ! fs' ,1 . ` ] - `_.
S-.f.',
2:- -t;• ___
f iit i , S ?'' if'
tl !
i 1 t ; :t i3 .!i ij= L `----- -- -`' - r _ .I e s ; t -
i it ? +4 it +i 7 {t i t '1 f iii :i __i :i i'•i .. , t3! 3 z ? . . _ : . - - ' - - • -
y
s 4
3 - !
j -
e
t
a i
s s
r
zz-C Mi
1
10
it
fii
fit
i !1 ! ii!i i i i{ tt •1 !!t ti! !,1 i.;i; f .r4 Z t -a r a s :s aa r s sti ,
il :ii : i i :i j '::It ,ifi : 1i i Sti :itji+ _
r is •.
e
t
44:
tl
i# ! i,
1• !'f!. i . ' '1 !a fi at f lj` tl + 1!i ' aF1.li ii i s ._StS :a ' +__.
Z t =t 1 : { 3 •
1 l± ` si 1; if '! ! fs' ,1 . ` ] - `_.
S-.f.',
2:- -t;• ___
f iit i , S ?'' if'
tl !
i 1 t ; :t i3 .!i ij= L `----- -- -`' - r _ .I e s ; t -
i it ? +4 it +i 7 {t i t '1 f iii :i __i :i i'•i .. , t3! 3 z ? . . _ : . - - ' - - • -
y
s 4
3 - !
j -
e
t
a i
1
f
T 4{
Otisss
1
f
T 4{
Otis
f I
all
5 r
A-'
i; t 1 1 •), !: "i' i ii!;i, ! s s i
i '
i s
1} f
i ! {il, ' I {i ii : it i 11 fl: ! j li iri':ut - - ` • : '
ff qq
r ,! jj ' ! + s} i! 1 +{ ' ' ii :
5N1
p,'Ii i s i >a -
r -
i I '
I { +
IL i i • ;j < il:ii.11 a i, S'L i ;rce
1;1 ii { !i t ; ft '1 ±i ft i i !' ' ` _
n }
i! }•- `i•; =' * -`.sL
Z -
i , ii ±! li lil} li 3i fi I' j :i si i{i :ii . Iji y r: • _ _ E r . . _ . _ . _ _ . _
L.rL.r
I-
I
it
i I
f
L \
r
i
3s
U ,0- hk
s
S
rA
E 96 J ;f
94
2
0 z
zz
z
965«: 196
w ,
i \
7 | .
Aim
September 17, 1991
Mr. John Keho
City of Plymouth Planning Department
3400 Plymouth Boulevard
Plymouth, MN 55447
Dear Mr. Keho:
RECHVED
SEP 18 X91
CITY OF PLYMOUTH
COMMUNITY DEVELOPMENT OW,
I am writing this letter in lieu of attending the public hearing scheduled for September
25, 1991, regarding the zoning variance requested by the Walsh Construction Company
for the Vicksburg Village Apts. I will be out of town on the hearing date.
I currently live in the Plymouth Creek Townhouse addition which is East of Vicksburg
Village, and I strongly oppose this variance request for the following reasons:
1. Additional noise pollution for homeowners at Plymouth Creek. The noise
already produced by the residents at Vicksburg Village is often very disturbing,
domestic fights, loud cars, motorcycles, trucks, children, bright lights, etc.
2. Plymouth Creek itself appears to be an ecological disaster. A parking lot close
to the creek will only add to this problem with automobile fluids run off,
gasoline, radiator coolant, oil and rubber.
3. Parking lots located outside the ring of apartment buildings is not
aesthetically correct and will do further damage to the property values in the
area.
I sincerely hope this is not a done deal and that this hearing is only to comply with the
law. I think it is time for Plymouth to take a strong stand on planning issues. Good
planning and strong rules only make for a more livable city.
Trou,
Ron Adler
4073 Quantico Lane
Plymouth, MN 55446
559 -0521
cc: Plymouth Creek Homeowners Association
56.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 16, 1991 COMMISSION MEETING DATE: September 25,
1991
FILE NO.: 91076
PETITIONER: Vision of Glory Lutheran Church
REQUEST: Site Plan Amendment and Conditional Use Permit to Construct
a 60 Foot Bell Tower.
LOCATION: Southwest Corner of Teakwood Lane and 26th Avenue North
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low density Single Family Residential)
BACKGROUND:
On October 6, 1980, the City Council adopted Ordinance 80 -20 amending the
Zoning for the subject site from I -1 to R -1A. This action was taken to
correct an error made during guiding /zoning consistency action accomplished
earlier.
On September 22, 1980, the City Council adopted Resolution 80 -687 approving a
Conditional Use Permit and Site Plan to construct an addition to Vision of
Glory Lutheran Church of 12,040 square feet. Numerous conditions were
attached to this Resolution, including the direction that the plans were to be
revised to eliminate all variances relative to the new parking lot. This
addition to the church was constructed.
On February 27, 1989, the City Council, by Resolution 89 -109, approved a Site
Plan and Conditional Use Permit for an addition of 12,424 square feet to the
Vision of Glory Lutheran Church. Included in this Resolution was the approval
of variances for parking lot and drive setbacks and access to 26th Avenue
North.
On July 24, 1989, the City Council, by Resolution 89 -414, approved an Amended
Conditional Use Permit and Site Plan for the Vision of Glory Lutheran Church
to amend the Site Plan approved by Resolution 89 -109 in February. Included
in that Resolution was the requirement that the Site Plan was to be amended to
specify brick similar to the existing church as the exterior treatment of the
addition. The addition approved by Resolution 89 -414 was not constructed and
on July 24, 1990, the Conditional Use Permit, Site Plan, and Variances
expired.
On April 22, 1991, the City Council, by Resolution 91 -204 approved a Site
Plan, Conditional Use Permit and Variances for parking /drive aisle setbacks,
and no access to a collector street for a 14,700 square foot addition. This
addition is currently under construction.
Page Two
File 91076
Notice of this Public Hearing has been published in the official City
newspaper and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Applicant proposes to construct a bell tower with a decorative cross
within a notch on the south side of this building addition adjacent to
State Highway 55. The brick -faced bell tower would be 35 feet in height
and the metal cross would be an additional 25 feet on top of the bell
tower. The bell tower would be triangular in shape of approximately 6
feet on 2 sides and 8.5 feet on the third side. The horizontal axis of
the cross would be approximately 4 feet.
2. The maximum height permitted for any structure in the R -1A Zoning District
is 35 feet. Section 10, Subdivision C, Paragraph lc of the Zoning
Ordinance provides, however, that height limitations found elsewhere in
the Zoning Ordinance may be increased by Conditional Use Permit for
certain features, including church spires, belfries and domes that do not
contain usable space. This proposed 60 foot addition to the church
qualifies as a church spire and belfry.
3. Approval of a Conditional Use Permit may be only upon a finding that the
proposed use meets the six Conditional Use Standards found in Section 9
in the Zoning Ordinance. A copy of those standards is attached to the
Staff Report together with the Applicant's response to those Conditional
Use Permit Standards.
PLANNING STAFF COMMENTS:
1. The Site Plan continues to comply with Zoning Ordinance and other City
codes, policies and ordinances related to development of a church in the
R -1A Zoning District.
2. The increase in height from the Zoning Ordinance standard found in the R-
lA Zoning District to the proposed 60 feet is responsive to the Zoning
Ordinance Conditional Use Permit Standards.
3. The brick facing proposed for the bell tower is in compliance with the
City of Plymouth Policy regarding architectural and aesthetic design
since the brick facing is designed to match the existing brick on the
church.
Page Three
File 91076
RECOMMENDATION:
I recommend adoption of the attached Resolution providing for the approval of
an Amended Site Plan and a Conditional Use Permit to exceed height standards
of the R -1A Zoning Dist as
requeslAdnSubmittedby: I&A3 LI? f Q2.A
Charles E. Dillerud, Commune v Development Coordinator
ATTACHMENTS:
1. Resolution Approving Amended Site Plan and Conditional Use Permit to
Exceed Height Standards
2. Conditional Use Permit Standards
3. Applicant's Response to the Conditional Use Permit Standards
4. Section 10, Subdivision C, Paragraph 1c of the Zoning Ordinance
5. Location Map
6. Site Graphics
CITY OF PLYMOUTH
RESOLUTION 91-
APPROVING SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT TO EXCEED HEIGHT
REQUIREMENTS FOR VISION OF GLORY LUTHERAN CHURCH (91076)
WHEREAS, Vision of Glory Lutheran Church has requested approval for a Site
Plan Amendment and Conditional Use Permit to exceed height requirements to
construct a bell tower 60 feet high onto the existing church for property
located at the southwest corner of Teakwood Lane and 26th Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Vision of Glory Lutheran Church for a Site Plan Amendment and Conditional Use
Permit to exceed height requirements to construct a bell tower 60 feet high
onto the existing church for property located at the southwest corner of
Teakwood Lane and 26th Avenue North; subject to the following conditions:
1. Compliance with applicable conditions of Resolution 91 -204.
2. Submission of an additional financial guarantee and Site Performance
Agreement for completion of the amended site improvements within 12 months
of the date of this resolution.
3. Any signage shall be in compliance with the Ordinance.
4. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
res /pc /91076:jw)
5
i• • We k10 M • s•. &Z v • .
PKM SBC' OR 91 SIEDIVMM A
2. Before any itianal 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 recomaerrdation 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
confornwice with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will promote and enhance the general public welfare and will
not be detrimental to or endanger the public health, safety,
morals or 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
inpaix 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.
fon=:o>pl /cup.stnd /s) 10/89
f a [4110 iMii _i
nn
zz r ba-
Ql
AR
1 s \
S" a -, S p 1
x i c{l a \
z;
y p .L 5
Litt
SL
I I
l07Cn
CONDITIONAL 'USE PERMIT APPLICATION
Item #1 Written Description
Addition of a bell tower to the current building addition. It will be tied to the main
building at the base.
Item #2 Permit Standards from Section 9
1) It will comply with the comprehensive plan.
2) The addition of the bell tower enhances the overall site and will be in
conformance with all codes. It was designed and reviewed by a structural
engineer.
3) It will have no injurious effect on surrounding property.
4) It will not impede development and improvement of surrounding property.
5) No effect on traffic or parking.
6) It will conform to all applicable regulations.
PLYMOUTH ZONING ORDINANCE
Section 10, Subdivision C
SUBDIVISION C - ADDITIONAL REQUIREMENTS, EXCEPTIONS AND MODIFICATIONS
1. Height Regulations:
a. Where the average slope of a lot is greater than one (1) foot rise or fall in
seven (1) feet of horizontal distance from the established elevation or the
property line, one (1) story in additional to the number permitted in the
District in which the lot is situated shall be permitted on the downhill side
of any building.
b. Height limitations set forth elsewhere in this Ordinance may be increased by
one hundred (100) percent when applied to the following:
1) Monuments.
2) Flagpoles.
3) Cooling Towers.
4) Elevator Penthouses.
c. Height limitations set forth elsewhere in the Ordinance may be increased by
Conditional Use Permit when applied to the following:
1) Church spires, belfries, or domes which do not contain usable space.
2) Water Towers.
3) Chimneys or smokestacks, radio and television towers.
d. Height limitations set forth in the R -4, B -1, B -2 B -3 and I -1 Districts may
be increased to a greater height provided the following conditions are met:
1) No increase in height limitations shall be allowed, except by
Conditional Use Permit.
2) The building or portion thereof with increase height shall not be
adjacent to nor closer than three hundred (300) feet to any lot in any rs
R -1, R -1A, R -1B or R -2 District.
EC
3) Where an increase in the height limitation is allowed under this
Subdivision, the building or portion thereof shall be set back from all
side and rear lot lines an additional distance of one (1) foot that the
building exceeds the height limitation of the District in which it is
located.
4) The building or portion thereof with increased height shall be set back
from front yard lines an additional distance of one (1) foot for every
one (1) foot that it exceeds forty -five (45) feet.
10 -41
Ull Ole
IN
lic*4 b;l W.
L: Be
fill&&
LL
IL
II
rc
is
1 IIyICI
Ull Ole Aeiof4 op qLc%y UN" akp-9IfAm
IN
lic*4 b;l W.
L: Be
fill&&
LL
II
Aeiof4 op qLc%y UN" akp-9IfAm I Alic*4 b;l W.
L: Be
fill&&
LL
r `t nr
r
n
i
M
e §
D -
y .
f]
O;
i
F...-
3
YL1
OO S, A VI61ot4 of c1oRY LowAq c4upc44 11111
1 '
l 1
r ss
S
P
J
S '
IIr
e §
D -
y .
f]
O;
i
F...-
3
YL1
OO S, A VI61ot4 of c1oRY LowAq c4upc44 11111
1 '
l 1
r ss
S
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 16, 1991 COMMISSION MEETING DATE:
1991
FILE NO.: 91078
PETITIONER: Laukka - Williams Parkers Lake
5D.
September 25,
REQUEST: Mixed Planned Unit Development Preliminary /Plan and
Conditional Use Permit for "Parkers Lake North Seventh
Addition"
LOCATION: Southwest Corner of 22nd Avenue North and Shenandoah Lane
GUIDE PLAN CLASS: LA -2 (Low- Medium Density Residential)
ZONING:
BACKGROUND:
MPUD 83 -1
The MPUD Concept Plan for the overall Parkers Lake Development was approved by
the City Council on March 21, 1983 by Resolution 83 -124, and included a total
of 425 acres. The approved Concept Plan consisted of residential, commercial
and industrial land uses. The MPUD Preliminary Plan /Plat Parkers Lake
Development Stage B (Parkers Lake North) was approved on May 21, 1984, by
Resolution 84 -323.
A revised MPUD Preliminary Plan /Plat Conditional Use Permit for overall
Parkers Lake North was approved on March 16, 1987 by Resolution 87 -176. The
current approved PUD Plan calls for a maximum of 1,147 dwelling units, an
approximately 5 acre commercial site, and approximately 52 acres of industrial
property.
The approved MPUD Plan created 12 "areas" of development, public park, and
public trailways. While a maximum dwelling unit count of 1,147 units was
approved, the dwelling units were not shown as specific types because the
applicant requested design flexibility as market dictated and only density
ranges were approved for each of the residential areas. The density ranges
equal the maximum dwelling units count of 1,147 and as areas develop, density
ranges and reports are adjusted accordingly so as not to exceed the maximum
building unit count of 1,147.
On May 7, 1990, the City Council, by Resolution 90 -291, approved a MPUD
Preliminary Plat /Plan and Conditional Use Permit together with subdivision
ordinance variances for the townhouse project "Parkers Lake North Sixth
Addition ". The approval action was subject to 19 conditions. The Subdivision
Ordinance Variance was granted to create lots without frontage on public
streets and to create lots of less than 30 feet width at the rear property
line.
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.
Page 2
File No. 91078
PRIMARY ISSUES AND ANALYSIS:
ADDRESS SIGNAGE
1. The applicant proposes an 80 -unit, attached housing (condominium)
development for the remainder of Outlot J of the original Parkers Lake
North PUD Plan. Approval of the Parkers Lake North Sixth Addition within
the former Outlot J resulted in 95 dwelling units remaining for further
development in Outlot J._. The 15 units not proposed for use within Outlot
J will be redistributed among the remaining Parkers Lake North Outlots to
increase the respective midpoints slightly.
2. The PUD plan proposes setbacks to streets and external property lines less
than the Zoning Ordinance Standard for the R -4 Zoning District, therefore
becoming proposed elements of Planned Unit Development flexibility, as
follow:
a. Structure setbacks to 22nd Avenue North of 30 feet versus a Zoning
Ordinance Standard of 50 feet;
b. Structure setbacks to Shenandoah Lane of 40 feet versus a Zoning
Ordinance Standard of 50 feet;
c. Structure setbacks to Shenandoah Court of 25 feet versus the Zoning
Ordinance Standard of 50 feet;
d. Structure setbacks to interior property lines of 20 feet versus a
Zoning Ordinance minimum of 20 feet.
e. Parking and drive setbacks to internal property line of 0 versus the
Zoning Ordinance Standard of 20 feet.
3. Zoning Ordinance Standards for offstreet parking for this type of
development have been amended since the last phase of the Parkers Lake
North Development (Parkers Lake North Sixth Addition). Parking
requirements for the Parkers Lake North Seventh Addition are therefore
higher (2.5 spaces per dwelling unit) versus the previous standard (2.0
spaces per dwelling unit); and, parking behind garages may no longer be
counted as offstreet parking spaces as had previously been the case. The
applicant proposes 124 garage spaces and 45 outside parking spaces be
constructed and that an additional 31 offstreet parking spaces be
designated on the plan but be deferred as to construction until a need for
those spaces has been established. A total of 200 offstreet parking
spaces are possible but the applicant proposes construction of only 169
spaces (resulting in a ratio of 2.11 spaces per dwelling unit). This
calculation does not include space behind garages on driveways.
4. The applicant proposes coordination of this Parkers Lake Seventh Addition
and the previously approved Parkers Lake Sixth Addition with respect to
common drives along the common property line. The appropriate amendment
to the final PUD Site Plan for the Parkers Lake Sixth Addition will be
required concurrent with the MPUD Final Site Plan for this Parkers Lake
Seventh Addition to reflect the modifications now proposed for the Sixth
Addition to accommodate the Seventh Addition design.
Page Three
File 91078
5. This site is located within the Parkers Lake and Gleason Lake Storm Water
Drainage Districts; contains no Shoreland Management or Flood Plain
Overlay Districts; but does contain a sizable ponding area designed as a
part of the Parkers Lake North Drainage Plan but not a part of the overall
City of Plymouth Drainage Plain; contains no wetlands or woodlands;
contains limited slopes in excess of 12 %; and, is found to be generally
conducive to development with urban sewers - which are in place. No
physical constraints exist on the site to preclude development other than
the storm water drainage feature which is accommodated within Outlot A.
6. The Preliminary Plat includes proposals for 2 variances from the standards
of the Subdivision Ordinance as follows:
a. Proposed Lot 4, Block 2 will have no frontage on a public street
versus the Subdivision Code Standard for all lots to have frontage on
public streets.
b. No permanent drainage and Utility Easements are proposed 6 feet on
either side of internal property lines versus the Subdivision Code
standard for all internal property lines to have drainage and utility
easements 6 feet on either side.
7. Section 9, Subdivision B of the Zoning Ordinance specifies that review of
PUD Preliminary Plans shall include a public hearing, and that, following
the public hearing the Planning Commission shall forward its
recommendations based on and including but not limited to the following:
a. Compatibility with the stated purposes and intent of the Planned Unit
Development. The proposal or the development of this site is
consistent with the previously approved MPUD Concept Plan for the
Parkers Lake North Planned Unit Development. The type and density of
housing for this site is consistent with that previously approved plan
and the purposes and intent of the Planned Unit Development Ordinance.
b. Relation 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.
Existing development to the south and east (across Shenandoah Lane) of
the site is of a similar nature (high density housing) and
compatibility is thereby assured. Undeveloped property lying north of
the site (across 22nd Avenue North) is also guided and designed for
high density housing.
The relationship of the development of this site to the property
located to the northwest ( Parkers Lake North Fifth Addition - "Town
Center on Parkers Lake ") requires clarification. The southeast corner
of 22nd Avenue North and Vicksburg Lane has been designated as a
neighborhood commercial site for service to the Parkers Lake Planned
Unit Development in all previously approved PUD Concept and
Preliminary Plans. In 1988 a MPUD Final Site Plan was approved for
the construction of a 25,000 square foot commercial center on this
Page Four
File 91078
adjoining parcel. While that Site Plan has since expired without
construction of the facility, the site is still designated as a
Neighborhood Commercial Site and it is reasonable to expect that an
alternative plan for the neighborhood commercial use of that site will
be presented in the future.
A significant feature of the previously approved MPUD Final Site Plan
for "Town Center and Parkers Lake" (the commercial development to the
northwest) was the construction of a berm with a top elevation of 986
along the common property line between the subject site and the
Shopping Center Site. The purpose of the berm was to screen the
shopping center site from this site, and 50 percent of the berm was to
be located on this site.
The proposed development of this site is consistent with the Land Use
Guide Plan Element and other related elements of the Plymouth
Comprehensive Plan.
c. Internal Organization and Adequacy of Various Uses or Density;
Circulation and Parking Facilities; Recreation Areas and Open Spaces.
The general design of the site has been reviewed for consistency with
engineering standards and site design by the Development Review
Committee. The general design as represented by the Preliminary Plans
stated has been found to be generally consistent with applicable City
Standards with respect to uses, densities, circulation, parking
facility (except as noted with respect to "Proof -of- Parking "),
recreation areas, and open spaces. Compatibility of design with the
overall Parkers Lake North Planned Unit Development is proposed.
8. A Planned Unit Development Preliminary Plan and Conditional Use Permit
must also comply with the six Conditional Use Permit Standards of the
Zoning Ordinance. A copy of those Standards and the applicant's narrative
in response to those and other Planned Unit Development considerations is
attached.
PLANNING STAFF COMMENTS:
1. The proposed structure and parking setbacks, as they propose a departure
from Zoning Ordinance Standards are consistent with the standards recently
approved with the Parkers Lake North Sixth Addition and Parkers Lake North
Fourth Addition projects of similar design. As such, these setbacks
become a design theme that is carried forth in an orderly fashion and we
find it to be consistent with the design flexibility previously approved
with the Parkers Lake North Mixed Plan Unit Development. We find the
design flexibility proposed by the applicant with respect to offstreet
parking to be reasonable. The Homeowner Association documents should be
amended to include a provision where the City of Plymouth may, at its sole
discretion, require of the Homeowners Association the construction of some
or all of the "deferred" parking (31 spaces) should demand for that
parking become evident as a result of parking on public streets and /or
parking in fire lanes.
Page Five
File 91078
2. The relationship of this development to the future neighborhood commercial
site to the northwest of this site should be addressed in detail with the
MPUD Final Site Plan. The alternative to provide an earthen berm as a
transition between this residential project and the future commercial
project is not reflected in the Preliminary Grading Plan nor does the
Landscape Plan provide any concentrated screening function along this west
property line. We find that this project should clearly recognize the
prior approval for neighborhood commercial development on the adjacent
site and provide design features to affect a transition between the
residential structures of this project and future commercial structures
that will adjoin.
3. Subject to the foregoing comments, we find the proposed MPUD Preliminary
Plan, Conditional Use Permit and Preliminary Plat to be responsive to the
Conditional Use Permit Standards and the findings necessary of an MPUD
Preliminary Plan /Plat Conditional Use Permit found in Section 9,
Subdivision D of the Zoning Ordinance.
4. We find the Request for Variances from the Subdivision Ordinance regarding
frontage on a public street and drainage /utility easements adjacent to
internal property lines to be responsive to the Subdivision Ordinance
Variance criteria.
RECOMMENDATION:
We recommend adoption of the attached Resolution providing for the approval of
a Mixed Planned Unit Development Preliminary Plan /Plat, Conditional Use Permit
and Subdivision Or d'iMnce Variance a,,requested.
Submitted by:
arses t. uiiierua, community uevelopment coorainator
ATTACHMENTS:
1. Resolution Approving Mixed Planned Unit Development Preliminary Plan /Plat,
Conditional Use Permit and Subdivision Ordinance Variances
2. Engineer's Memo
3. Conditional Use Permit Standards
4. Subdivision Ordinance Variance Criteria
5. Petitioner's Narrative
6. Grading Plan for "Town Center at Parkers Lake"
7. Location Map
8. Site Graphics
CITY OF PLYMOUTH
RESOLUTION 91-
APPROVING MIXED PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN /PLAT, CONDITIONAL USE PERMIT,
AND SUBDIVISION ORDINANCE VARIANCES FOR LAUKKA - WILLIAMS PARKERS LAKE (91078) (MPUD 83 -1)
WHEREAS, Laukka - Williams Parkers Lake has requested approval for a Mixed Use Planned Unit
Development Preliminary Plan /Plat, Conditional Use Permit, and Subdivision Ordinance
Variances for Parkers Lake Development Stage B to be known as Parkers Lake North 7th
Addition located at the southwest corner of 22nd Avenue North and Shenandoah Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing
and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Laukka - Williams Parkers
Lake for a Mixed Use Planned Unit Development Preliminary Plan /Plat, Conditional Use
Permit, and Subdivision Ordinance Variances for Parkers Lake North 7th Addition located at
the southwest corner of 22nd Avenue North and Shenandoah Lane, subject to the following
conditions:
1. Compliance with the City Engineer's Memorandum.
2. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations for new
structures on sites adjacent to, or containing any open storm water drainage facility.
3. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements within 12 months of the date of this resolution.
4. Any signage shall be in compliance with the Ordinance.
5. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
6. Compliance with the Ordinance regarding the location of fire hydrants and fire lanes.
7. All waste and waste containers shall be stored within the principal structures, and no
outside storage is permitted.
8. 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.
9. No building permit to be issued until the Final Plat is filed and recorded with
Hennepin County.
10. Development shall comply with applicable requirements of Resolutions 84 -14, 84 -323,
87 -176, and 87 -337, and the executed Development Contract for Parkers Lake
Development - Stage B: Parkers Lake North.
Page Two
File 91078
11. Development shall comply with the approved Environmental Impact Statement and related
permits.
12. Variances from the standards of the Plymouth City Code, Section 500.21, Subdivision 4
and 5 are approved with respect to each lot requiring the frontage on a public street
and each lot requiring internal property line drainage and utility easements based on
the findings that the PUD design of this plat presents special circumstances; the
variance is necessary to preserve a substantial property right of the applicant; and
the granting of the variance will not be detrimental to other property.
13. A Class I public trail shall be constructed to City specifications along the west side
of Shenandoah Lane. The developer is responsible for the cost to construct an 8 foot
wide trail and no credit is applied toward park dedication requirements.
14. All park dedication requirements have been satisfied with prior Development Contracts
for the Parkers Lake North MPUD.
15. The PUD Preliminary Plan and Conditional Use Permit hereby approved is for 80 dwelling
units.
16. The total numerical midpoints of the density in all area must equal 1,147 units. If
the final plat is developed above or below the midpoint of a density range included in
approved PUD Preliminary Plat, then the density ranges in other areas must be changed
so that the density of the land platted, plus the midpoint of all other areas, equals
the maximum number allowed - -1,147 units. With each application for residential
plan /plat approval, the petitioner shall submit an accounting of the number of units
remaining, by the area, along with the number of units that have been developed. Any
reduction or increase in the number of units from the established range and maximum
number of units, shall require an amendment to the Planned Unit Development .
Similarly, each final plat request shall include a status report stating the level of
sanitary sewer demand for all areas developed to date, and the balance of capacity
remaining in this PUD.
17. The Homeowner's Association documents filed with this phase shall include reference to
the maintenance of any approved medians and the remainder of Outlot J (labeled Outlot
A within the Preliminary Plat).
18. The Homeowner's Association documents shall contain provisions requiring construction
by the Association of up to 31 "deferred" parking spaces as shown on the Preliminary
Plan upon notification by the City of the need for additional off - street parking.
res /pc /91078:jw)
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
September 18, 1991
91078
BRW, Inc. by Miles A. Lindberg for Laukka - Williams Parkers Lake,
Thresher Square, 700 3rd Street South, Minneapolis, MN 55415
Parkers Lake North 7th Addition
South of 22nd Avenue North, west of Shenandoah Lane, north of 18th
Avenue in the northwest 1/4 of Section 28.
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. _ _ SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. _l_and
No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watermain area assessments based on 80 units x
5790 per unit - S63.200. Sanitary sewer area assessments based on 80
units x S440 per unit - S35,200.
5. Other additional assessments estimated: None.
In DWI IVA 4M Di r1' ;
N/A Yes No
6. _ X _ Complies with standard utility /drainage easements -
The City will require utility and drainage easements ten feet (101)
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines. As shown on the preliminary plat.
N/A Yes No
7. _ _ X All standard utility easements required for construction are provided
The City will require twenty foot (201)
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.
8. _ -JL _ 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. As shown on the preliminary plat,
9. _ _ JL 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. The temporary street and ponding
easement will terminate with the final construction of Pond GLP -14C
and the extension of Shenandoah Court to 22nd Avenue North. The
dpve1_pper shall submit a petition along with the legal description to
vacate that part of Shenandoah Court south of Parkers Lake North 7th
Addition that will no longer be necessary on the east side of
Shenandoah Court.
10. _ _ 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. _ _ JL All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MnDOT
Hennepin County
X MPCA
X_ State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
2 -
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.
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
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.
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.
18. _ _ 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.
19. _ _ _ Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
The lowest elevation for Lots 2. 3 and 4 shall be 971.5.
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 -
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
wettan.
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 cg= y with all agency permits.
24. A. The proposed private streets (cul -de -sacs) are contrary to Council policy and
shall be removed. Driveways shall be extended directly to the public street,
Shenandoah Court. The cul -de -sacs shall be deleted.
B. The notes on the plan sheet stating that all the utilities on 22nd Avenue and
Shenandoah Lane will be by others shall be removed. Shenandoah Lane, 22nd
Avenue from Shenandoah Lane to Vicksburg Lane and all utilities shall be
constructed with this plat.
C. The site plan will be reviewed with the final site plan application.
D. Cross easements will be required for the driveways, parking, storm sewer and
watermain.
E. The water services shall be 4 inches Ductile Iron Pipe.
F. The homeowner's association shall be responsible for all maintenance and
restoration as needed of the landscaping in the median island and in the
boulevard and out easement areas adjacent to the streets.
Submitted by:G'
Daniel L. Faulkner, P.E.
City Engineer
5 -
rJOW -' I .
Le k1lik, ego
2. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Caamission for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a re=, :1- lotion 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) Campliance with and effect upon the Canprehensive 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 itmiediate 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 developrent and Jxq xovement 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.
farns:o>pl /cup.stnd /s) 10/89
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 urmvsual hardship on the land exists. In granting a
variance, the Commission may prescribe conditions that it deems necessary
or desirable in the public interest. Invoking 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 finds:
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. &plication Rer . 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
pied P'r'oject.
forms :o>pl /sub.stnd /s) 10/89
B R W INC.
Planning
Transportation
Engineering
Urban Design
Thresher Square
700 Third Street So.
Minneapolis,
MN 55415
612/370 -0700
Fax 612/370 -1378
Minneapolis
Phoenix
Denver
St. Petersburg
San Diego
Seattle
Donald W. Ringrose
Richard P. Wolsfeld
Peter E. Jarvis
Thomas E Carroll
Craig A. Amundsen
Donald E. Hunt
John B. McNamara
Richard D. Pilgrim
Dale N. Beckmann
Jeffrey L. Benson
Ralph C. Blum
Gary J. Erickson
John C. Lynch
Paul N. Bay
DATE: August 15, 1991
TO: Community Development Department
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Memorandum
AUG I , 1991
WWOWNITY DEVELOPMENT DEFT.
FROM: BRW, Inc., Miles Lindberg %rom Harrington
RE: Project Narrative for Proposed PUD Preliminary Plan/Plat
Outlot A of Parkers Lake North Addition
By L.A. Laukka Development Company
The following information is intended to supplement the graphic materials
being submitted as a part of the land development application for the
development of Outlot A. The information is organized according to the sheet
titles appearing on each graphic.
SITE LOCATION
The project area consists of Outlot A of Parkers Lake North 6th Addition
which was created from Outlot J of Parkers Lake North 2nd Addition. Outlot
A is located in the southwest quadrant of the intersection of Shenandoah Lane
North and 22nd Avenue North, and extends west to Vicksburg Lane North.
BOUNDARY SURVEY (PLAT)
The boundary survey included as Sheet 2 of this submittal package contains all
boundary and easement information shown on the recorded plat of Parkers
Lake North 6th Addition. Also shown are two temporary easements which
affect the site. The temporary ponding easement shown on the survey
terminates upon construction of the storm water pond as approved with the
final plans and plat for the Parkers Lake North 5th Addition. The temporary
roadway easement terminates upon dedication of the public road right -of -way
Community Development Department
August 15, 1991
Page 2
for the northerly extension of Shenandoah Court. Additionally, based upon the
design of the proposed development it is our intent (at plan and final plat
stage) to request vacation of a portion of the existing platted drainage easement
and in turn donate additional easement area to replace lost volume. This is
illustrated on the preliminary plat drawing.
EXISTING CONDITIONS
Outlot A adjoins areas which are in various stages of development. To the
north and northeast of the site are portions of the Parkers Lake PUD which are
currently undeveloped, but designated for future commercial and high- density
residential uses. Platted and dedicated rights -of -way for 22nd Avenue North
and the further northward extension of Shenandoah Lane define the boundaries
of Outlot A in those areas. Along the eastern perimeter, Shenandoah Lane has
been completed, including all utilities, approximately 2/3 of the way from the
southeast at the intersection with 18th Avenue North, to the southeast corner of
Outlot A. Just east of Shenandoah Lane is the Mallard Pointe apartment
project by United Properties. To the south of Outlot A is Parkers Lake 6th
Addition (Parkview Condominiums). Currently, five of the seven buildings are
under construction. Shenandoah Court is constructed to the south property line
of Outlot A with curb and gutter and the base course only. The temporary
turnaround extending into Outlot A has only the base course installed. All
utility mains in Shenandoah Court have been installed, as well as storm sewer
lines and drainage structures. Also to the south is Parkers Lake 4th Addition
Promenade Condominiums), which is fully developed. To the west of Outlot J
lies Vicksburg Lane, which is fully developed with single - family homes
beyond.
Although they have not yet been constructed, the public improvements
including street, drainage ponds, storm sewer, sanitary sewer, and water main
necessary to serve the Parkers Lake North 5th Addition have been designed and
approved for construction. These elements have been considered as a "given"
with respect to the proposed 7th Addition. Additional public improvements
including streets and utilities for 22nd Avenue North east of the 5th Addition
to Shenandoah Lane, and for Shenandoah Lane north from its terminus to 22nd
Community Development Department
August 15, 1991
Page 3
Avenue will also be necessary at the time the proposed 7th Addition is
developed. Although they are not at this time a part of the proposed 7th
Addition, it is the Developer's intent to proceed with final plans and
specifications for the construction of 22nd Avenue and Shenandoah Lane to
22nd Avenue during the review and approval of the 7th Addition. Based on
preliminary approvals for the "overall" Parkers Lake PUD these improvements
may proceed to final plan at any time without additional platting approvals.
The Developer hopes to contract for, and commence construction of these
improvements prior to the final plan and plat approval for the 7th Addition.
For purposes of referencing the proposed conditions of 22nd Avenue and
Shenandoah Lane, information from the approved preliminary stage of the 2nd
Addition (overall PUD) was utilized.
The submittal requirements for a preliminary plat include a description of
roadway dimensions and curb -type for existing and proposed public streets in
and adjacent to the proposed plat. The following table summarizes the required
information.
Right -of -Way Pavement Width Curb
Existing Roadways Width (Face -to -Face) Type
Vicksburg Lane 120 ft. 52 ft. B -618
18th Avenue North 80 ft. 20 ft. eastbound
20 ft. westbound B -618
16 ft. median
Shenandoah Lane 75 ft. 20 ft. northbound
20 ft. for 20 ft. southbound B -618
path on one 16 ft. median
side)
Shenandoah Court 50 ft. 32 ft. Surmountable
divided entry 90 ft. 22 ft. northbound Surmountable
18 ft. southbound Surmountable
entry island N/A N/A B -618
divided segment 130 ft. 18 ft. northbound Surmountable
18 ft. southbound Surmountable
Community Development Department
August 15, 1991
Page 4
Right -of -Way Pavement Width Curb
Proposed Roadways Width (Face -to -Face) Type
22nd Avenue North 60 ft. 36 ft. B -618
Shenandoah Court* 50 ft. 32 ft. Surmountable
extension)
divided entry 90 ft. 22 ft. southbound Surmountable
18 ft. northbound Surmountable
entry island N/A N/A B -618
cul -de -sac (2) 120 ft. dia. 100 ft. dia. Surmountable
25 ft. width
cul -de -sac islands (2) N/A N/A B -618
Note: The proposed extension of Shenandoah Court to 22nd Avenue would require the
reconstruction of a segment of the existing street, approximately 180 feet to the south.
The planned temporary turnaround would be eliminated, and a revised horizontal curve
has been designed to most effectively utilize the in -place curb and gutter and base
course.
NATURAL RESOURCE ANALYSIS
The natural resource analysis consists of an overview of natural features
occurring on -site including vegetation, topographic conditions, surface drainage
patterns, and soil conditions. The conclusions of this overview are as follows:
1. Vegetation - Three types of vegetation occur on the site based on its his-
torical use for agriculture.
A. Overstory trees used for windbreaks around farm buildings and
cultivated areas.
B. Water - loving plants including grasses, shrubs, and trees which
naturally occur in the saturated soils in low -lying areas that were
never farmed because of wet conditions.
Community Development Department
August 15, 1991
Page 5
C. Native grasses and understory vegetation including softwood tree
species which have emerged and grown rapidly since active
cultivation of the site has ceased.
A great majority of these vegetation types do not provide any
significant value in contributing to the landscape image for the
Parkers Lake project. There are, however, approximately 25 Maple
trees randomly located at the knoll at the proposed location of
22nd Avenue North. These trees are approximately 15 to 25 feet
in height, and are being machine -moved and planted within the 6th
Addition development. They are being used to enhance the
proposed landscaping as shown on the approved construction plans
for that phase.
2. The site is gently rolling, with only a few areas with slopes in excess of
12 percent. There is a 24 -foot elevation difference, from the lowest
elevation contour of 966 to a high of over 990. This "highpoint" of the
site lies in the path of proposed 22nd Avenue North, which plans for
this knoll to be reduced by 12 to 15 feet in height due to functional
requirements of layout, drainage and utility routings.
3. Surface Drainage Patterns - The southcentral and west areas of the site
consist of a natural low area with most of the perimeter of the site
draining to it. The roadway pattern established for the MPUD provides
for the interception of runoff from site areas beyond the ridgeline which
drain away from the natural low area, collecting runoff and conveying it
through the storm sewer system in the streets. There are no well - defined
streams or channels on -site which warrant special consideration or
preservation measures.
4. Soils Conditions - The low portions of the site contain clay soils which
are saturated by groundwater which makes them relatively unstable and
requires corrective measures for development. To the extent possible,
these areas have been avoided to control development costs and
eliminate potential future problems with settlements of buildings and
pavement.
Community Development Department
August 15, 1991
Page 6
PRELIMINARY PLAT
The proposed development and corresponding plat provides for:
1. Eleven individual lots for condominium building/unit development.
2. A public street with a 50 -foot right -of -way width extending northerly
from the existing street constructed as a part of Phase One condominium
development. Additionally two 60 -foot radius eyebrows are provided for
access to Shenandoah Court.
3. An outlot ( Outlot A) for storm water ponding is provided for detention
of runoff from this development as well as portions of the Phase I
Condominium, Outlot A of Parkers Lake North 5th Addition and part of
the existing Promenade at Parkers Lake Condominium located on
Parkers Lake North 4th Addition. The pond will provide storage to
elevation 969.5 feet and calculations are attached substantiating this
condition.
4. Standard drainage and utility easements are provided along street
frontages and rear property lines as well as for a public storm sewer line
running from Shenandoah Court to the detention pond.
The individual lots of Blocks 1 and 2 associated with each condominium
building are the result of successes with the previous developments of the
Parkers Lake North 4th and 6th Additions. These areas were intended in the
Parkers Lake MPUD to provide attached for -sale housing opportunities in the
City of Plymouth. Because the market wants to buy and own housing, a
condominium approach was utilized for the 4th Addition and 6th Addition. In
order to hold down development costs and provide a more affordable product, a
phased land sale was worked out between the former owner of the undeveloped
land (City of Minneapolis) and the developer (Laukka/Williams). This
approach also provides for phasing of condominium sales and expansion of the
condominium document through supplements added with the construction of
each building.
Community Development Department
August 15, 1991
Page 7
The portions of the lots not covered by the buildings are intended for common
use and access and would be owned and maintained by the condominium
established for the project. Right -of -way for the public street would be
dedicated to the City. Fee ownership of Outlot A would remain with the
Laukka- Williams Parkers Lake partnership. Because the drainage pond which
will be constructed on Outlot A will serve both residential developments by
Laukka - Williams Parkers Lake, and commercial development by United
Properties, the area is viewed by the developers as a common area for the
overall Parkers Lake PUD. Therefore, maintenance responsibilities will be
assigned to the property- owners' association which has been established for
common area maintenance for the entire Parkers Lake PUD. Documents which
address maintenance of the pond area will be submitted for City review and
approval along with the condominium documents for the Seventh Addition at
the time of application for final plan/plat.
A tabulation of individual lot areas is attached to the back of this
memorandum. Also attached is a Land Surveyor's Certification that the
proposed development includes all of the existing Outlot A.
GENERAL DEVELOPMENT PLAN
The general development plan depicts a layout for nine eight -unit buildings and
two four -unit buildings for a total of eighty units and eleven buildings. The
site plan continues the existing orientation and layout as established in the 6th
Addition, with buildings oriented toward the interior of the site. A continued
goal is the minimizing of direct driveway access from the street by providing a
common driveway to landscaped courtyards where possible. Guest parking
spaces have been located within the courtyard areas as much as possible, and
out of the frontyard area of Shenandoah Court. This will serve to reduce views
of parked cars from the street, allowing for more area for landscaping and
enhancing the streetscape and frontyard image. The proposed site development
standards as established in the MPUD and the preceding phases would be as
follows:
Community Development Department
August 15, 1991
Page 8
1. Building Setbacks
Fronting 22nd Avenue North 30 feet minimum
Fronting Shenandoah Lane 40 feet minimum
Fronting Shenandoah Court 25 feet minimum
Adjoining 4th Addition (sideyard) 20 feet minimum
Building to building 50 feet minimum
2. Driveway/Parking Setbacks
Fronting 22nd Avenue North 30 feet minimum
Fronting Shenandoah Lane 40 feet minimum
Fronting Shenandoah Court 20 feet minimum
Adjoining Lots on Outlots 10 feet minimum*
perimeter sideyard)
The plan shows a variation in the item noted above. This has been
listed in the Required Variances section to follow.
As part of approvals for the 6th Addition, a 92 -unit midpoint density was
established for Outlot A. The 80 units proposed for Outlot A does not meet
this density range midpoint of 92. This total was not achievable within the
design standards initiated for the Sixth Addition. The 12 -unit difference
between proposed units and approved midpoint density will be transferred to
other undeveloped areas of the Parkers Lake PUD.
Shenandoah Court is to be extended through Outlot A, to the north, and
intersect with 22nd Avenue North. A curvilinear layout of the extension not
only compliments the horizontal geometry of existing Shenandoah Court, but
allow for maximum frontage on this public street to as many units as possible.
Where direct access is not possible due to Outlot A configuration at "the
corners," short cul -de -sacs or eyebrows are proposed. The arrangement of
these cul -de -sacs and the unit driveways have been developed to provide for
maneuverability of emergency vehicles within the development. The
driveways, islands, and cul -de -sacs have been arranged so that the minimum
required emergency vehicle turning radius can be met without interference by
the interior islands. Mountable curbing would be utilized along the proposed
Community Development Department
August 15, 1991
Page 9
street, with B -618 curb and gutter utilized for island areas of the two cul -de-
sacs and the entrance to the north.
To accommodate the proposed 7th Addition development, the following
modifications to 6th Addition site development are necessary:
Revise approximately 180 feet at the north end of Shenandoah Court.
Revise the location of the guest parking spaces at the northwest property
boundary to allow for drive access and increased circulation.
Revise the driveways at the northernmost three buildings to tie to the new
road alignment.
Relocate existing storm sewer structures and pipes to accommodate the
revised, continuous street width.
Revise grading of the area along the northwest property boundary,
eliminating the grass swale and the 4:1 slope from the building and
driveways.
Adjust the locations and elevations of the existing sanitary sewer and water
service main previously designed under the temporary turnaround.
Modify the location of proposed trees and shrubs in the turnaround median
and boulevards to be compatible with the proposed design of the Outlot A
and boulevard layout of the 6th Addition.
Relocate the streetlight from the temporary turnaround median, to the east
side of Shenandoah Court, matching the existing spacing.
Adequate parking is achieved between enclosed garage spaces (half the units
have double garages), driveway spaces, guest parking spaces, and parking
available along one side of the street. The public trail along Shenandoah Lane
would be installed with this development, extending from the southerly
boundary of Outlot A to the back of the proposed curb at 22nd Avenue North.
Community Development Department
August 15, 1991
Page 10
REQUIRED VARIANCES
Development proposed for this site requires the following variances from
applicable zoning and subdivision ordinances:
1. Parking Setbacks
Guest parking spaces and driveway parking have been proposed for the
areas along the south boundary of Outlot A within the Ordinance required
ten -foot minimum perimeter sideyard (adjoining lots on outlots). This
variation in standards occurs due to an attempt to integrate the continuity in
layout and appearance between the 6th Addition and the development of
Outlot A.
2. The lotting concept proposed further requires variances from two provisions
of the Subdivision Ordinance. They are:
A. That all lots must have at least the minimum required frontage on a
public dedicated street. (Section 500.21, Subdivision 5)
B. That an easement for utilities, at least six feet wide, shall be provided
along each side of a side line of lots and along any other lot line as
may be deemed necessary to form a continuous right -of -way at least
twelve feet in width. (Section 500.23, Subdivision 1)
Under normal circumstances, these requirements ensure that both the public and
individual property owners may retain their right to access without
encumbrance on, hardship to, or potential conflict with other property owners
and their rights. The required easements provide for the location, maintenance,
and extension of public and private utilities to serve individual lots and owner
needs. In this case the lots being created are intended to simply bring
additional buildings into the condominium. This method is consistent with the
concept successfully employed in the Promenade Condominium within Parkers
Lake North 4th Addition. Similarly, standard sideyard drainage and utility
easements serve no purpose as the lot lines are simply protracted to allow for
Community Development Department
August 15, 1991
Page 11
this phased development. This is again consistent with the Promenade
Condominium and Phase One of this development.
Section 500.41, Subdivision 1 of the Subdivision Code, outlines the findings
which must be made in order to grant a variance request:
1. 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.
2. That the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant.
3. 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 located.
We offer the following explanations in support of the request and findings in
the affirmative:
1. The special circumstances or conditions in this case are not physical, but
rather are the existence of the overall Parkers Lake PUD and its goals and
objectives outlined above. The requested variances are a key part of
structuring the physical aspects of the project in order to achieve results
consistent with those goals and objectives and the stated purpose of the
PUD. The most reasonable use of the land should be one which achieves
those goals.
2. The property right to be preserved is the ability to develop the property for
its highest and best intended use. Again, the existence of the Parkers Lake
PUD clearly defines that use. The variances requested are not simply a -
convenience, but have been shown to be an integral part of achieving the
highest and best use for the property, both in terms of the developer and his
product, and in terms of contribution to the physical environment of the
City of Plymouth and the housing opportunities within the City.
Community Development Department
August 15, 1991
Page 12
3. The safeguards intended by the Sub - division Code will be met by the use of
the "common areas /elements" to provide for access purposes.
PHASING
Approximately 12 -18 months from start-up to build -out is proposed for
development of the 80 units on Blocks 1 and 2. Since sewer service is
extended from the south, and since the completed units in the Sixth Addition
provide a form of marketing for prospective buyers in the Seventh Addition,
building construction will likely occur from south to north along Shenandoah
Court.
TRAFFIC CIRCULATION
As illustrated, all 80 units would be provided access from common driveways
intersecting Shenandoah Court. Typical width for two -way common drives
private) would be 20 feet. All individual driveways, garages, and guest
parking spaces are situated to provide adequate turning radii and backing space
to allow maneuvering without backing and pulling forward more than one time.
Public right -of -way, street standards, and parking space dimensions are
consistent with those established and approved for the 6th Addition:
1. Right -of -Way
Minimum Width:
Width at Intersection:
Width at Cul -de -sac:
2. Street
Minimum Width for One -Way Segment
at Entry:
Minimum Width Typical Two -Way
Segment:
3. Driveway Parking Space:
4. Guest Parking Space:
50 feet
90 feet
120 feet (diameter)
24 feet and 20 feet B to B
33 feet B to B
12 feet x 18.5 feet
9 feet x 18.5 feet
Community Development Department
August 15, 1991
Page 13
LANDSCAPE PLAN
Key elements of the landscape plan as proposed include the following:
1. Size and quantity of plant materials is consistent with the landscape
image established in Phase 1 of the Parkview Condominiums (6th
Addition).
2. Landscaped islands provided at the north entry and at the cul -de -sacs are
to be maintained by the Homeowners' Association.
3. Buffering of private outdoor patio spaces.
4. Highlighting of entry and project signage at 22nd Avenue North with
conifer backdrop, shrubbery, annual color, and landscape lighting.
5. Decorative streetlights to be maintained by the Homeowners'
Association.
6. Irrigation of all manicured landscaped areas including boulevards to the
back of the curb.
7. Buffering of guest parking/driveway parking areas from views at public
streets by the use of earth berms and Evergreen trees.
GRADING, DRAINAGE AND EROSION CONTROL
The proposed finish grade plan provides a good "fit" with the surrounding
areas. Berms will also be constructed to enhance the aesthetic appeal of the
neighborhood.
Storm water will essentially surface flow to catch basins to be constructed on
the proposed extension of Shenandoah Court or to area catch basins to be
located on bituminous courts within the site. Utility easements, 20 feet wide,
will be provided and centered on the proposed storm sewers.
Community Development Department
August 15, 1991
Page 14
Storm water surface runoff for the southwesterly portion of the site will be
directed to swales to be constructed from the bituminous paved courts to the
detention pond. These swales will be surfaced with rip -rap to provide efficient
flow of runoff from the courts to the pond.
The detention pond in Outlot A of the proposed 7th Addition (east of
Vicksburg Lane) was identified as detention pond No. 6 on the original PUD
exhibits previously approved by the City.
The pond was sized to provide 8 acre -feet of water storage for a drainage area
of 29.8 acres based on the runoff from a 100 -year frequency 24 -hour storm
with a peak discharge outflow from the pond of 2 cfs.
The proposed grading plan for the 7th Addition includes the final configuration
of detention pond No. 6. Based on this plan the pond provides for 8.0 acre -
feet with a high water elevation of 969.5 feet.
The control structure that limits the peak discharge rate to 2 cfs will be
modified based on the design that was approved with the Parkers Lake North
5th Addition.
It is intended that the construction of 22nd Avenue North, the extension of
Shenandoah Lane past 22nd Avenue North, and the grading for the commercial
site on the southeast corner of Vicksburg Lane and 22nd Avenue North be
accomplished prior to or concurrent with the construction of the proposed 7th
Addition.
Erosion control measures will be provided consistent with City and Watershed
District regulations.
UTILITIES
Public sanitary sewer will be provided by extending the existing eight -inch
sanitary lateral from the Parkers Lake North 6th Addition northerly within the
right -of -way of the proposed extension of Shenandoah Court. Each building
will be served with one- to four -inch PUB service.
Community Development Department
August 15, 1991
Page 15
Public water will be provided by extending the existing eight -inch DIP lateral
from the Parkers Lake North 6th Addition northerly within the right -of -way of
the proposed extension of Shenandoah Court and will be looped to the
proposed eight -inch water lateral to be constructed on 22nd Avenue North.
Each building will be served with one- to two -inch water service.
Fire protection requirements are met by locating hydrants strategically
throughout the site.
Water bills will be paid by the Homeowner's Association.
BUILDING PLANS AND ELEVATIONS
Each eight -unit building contains four each of two varying unit plans. All units
are two stories, characterized by living space on the lower level and bedrooms
on the upper level. Corner units provide expanded square footage of floor area
with larger room sizes, and the addition of a loft space on the upper level.
Corner units are all also provided with double garages, while the smaller
interior units have single garages. The four -unit buildings are comprised of
four corner units, providing expanded square footage of floor area and double
garages. The same building type will be used as those developed in the 6th
Addition, with the exception of the introduction of a four -unit building.
Exterior materials will be consistent with those used in the 6th Addition with
similar detailing of trim and window elements.
ML1jkh
Attachments
cc: File #1279CO1
V
m
X Ntf w = w www'/www orusew.
wwww
IV
0
S
Of-
0 /
Iv
X \ \ \ \
n
ply
1 w
m
f
m
r
rf
am
e
o
a s.
7SZ
O ply
1 w
m
f
r
rf
S
ov
p ,
vS
a s.
7SZ
a
fff
v
I
z—
a
IA
pnPIZ +i
rte
0
O .
s
J'
Y/i
ova
1 w
J'
Y/i
ova
i
I`
1 r
a
3
2 i$ 11'9?F=
Rat 4.Rezx's,
fff
I I
A ,8
8 8
K I
0
I
8
I jr
o v o
lin
Z
o
I
r Y,
w
r
rOR
i
I`
1 r
a
3
2 i$ 11'9?F=
Rat 4.Rezx's,
low
alp R I irk:
J
U.
to
W - — — .
I.' — a 2 R
aD v
jjz
If
jo
a: 3 W,94 0 S
0000
E-,
c"j\ Cl.
0.4 A a'4 oh
00-0 v
m I r .9 o IV
4)
cn
Ilk I
i!! 0. CL
co
W
j
I
Ft 11-32267.68
W - — — .
I.' — a 2 R
aD v
jjz
If
jo
a: 3 W,94 0 S
0000
E-,
c"j\ Cl.
0.4 Aa'4 oh
00-0 v
m I r .9 o IV
4)
cn
Ilk I
i!! 0. CL
co
W
j
I
ilyn00
00,\ Oti by
l)
gill 1
ii
i
1
i
U
Z
i
i
g
SHENAN
OAH
c
Q
UJ
2 cc
LANE CL (
WU-
M
0
g
4
W W N
2 Q
0 a
I mlknO
Nipysi3 yY
J
W I
ilyn00
00,\ Oti by
l)
gill 1
ii
i
1
i
U
Z
g
qc
t c
Q
UJ
2 cc
LANE CL (
WU-
M
0
g CC Z
W W N
2 Q
0 a
ilyn00
00,\ Otiby
l)
gill 1
ii
i
1
i
U
j
I
w _
f`t e
aRai
b
a
11M.1 r .4 €I @: a -40
z dcl
ail, H
a
INVU Ill
LANE $ Y Z
cco
a cc
L ww
a
m
e w Y
tlm
N
i
I
i
i
J
4
t
t
i
P
1OAH ` - LANE. Y
iif o
IL
i N 3NMl 98reg"
b
N64
U o1 e2
Otis
I
W
IL
o
Q
J
cc
a
J
W
Q
IL
cvj
J
c
M.
i
f
r w 1
5.6.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 16, 1991 COMMISSION MEETING DATE: September 25,
1991
FILE NO.: 91081
PETITIONER: Ryan Construction Company
REQUEST: MPUD Conditional Use Permit and Final Site Plan Amendment
for Rockford Road Plaza to increase the size of the
Polyhouse at the Frank's Nursery site from 1,200 square
feet to 2,934 square feet
LOCATION: Northwest corner of Vinewood Lane and County Road 9
GUIDE PLAN CLASS: CR -2 (Retail Shopping)
ZONING: MPUD 89 -2
BACKGROUND:
On November 6, 1989, the City Council, by Resolution 89 -689 approved an
Amended MPUD Preliminary Plat /Plan and Conditional Use Permit to develop
slightly over 400,000 square feet of retail /commercial structures on a site of
52 acres, subject to 17 conditions of approval. On October 16, 1989, the City
Council adopted Resolution 89 -619 finding "No Need" for an Environmental
Impact Statement based on the review of the Environmental Assessment
Worksheet.
On April 2, 1989, the City Council, by Resolution 90 -233, approved a Final
Plat and MPUD Final Plan (Final Plan was only with respect to the outlots) for
the entire 52 -acre site. On May 21, 1990, the City Council adopted
resolutions approving both the MPUD Final Site Plan for the area to be
occupied by the "Target Store" west of Vinewood Lane and a Master Sign Plan
for the entire MPUD.
On July 30, 1990, City Council, by Resolution 90 -430, approved a MPUD
Preliminary Plan Conditional Use Permit for a 28,000 square foot outdoor
garden sales area; and, by Resolution 90 -431 Final Site Plan for Bakers'
Square; and, by Resolution 90 -432, a Final Site Plan for a multi- tenant retail
shopping center on the east side of Vinewood Lane.
On both October 9, 1990 and November 16, 1990, Administrative Approval Letters
were issued for Minor MPUD Site Plan changes to the Target site.
On January 7, 1991, the City Council, by Resolution 91 -8, approved a Lot
Consolidation for Lots 1 and 2, Block 2, Rockford Road Plaza (those lots are
east of Vinewood Lane except for the Bakers' Square site).
On March 18, 1991 an Administrative Approval Letter was approved for Minor PUD
Site Plan changes for the Target site.
Page Two
File 91081
On March 21, 1991, an Administrative Approval Letter was issued for Minor PUD
Site Plan Amendments to include a decrease in the outdoor display area at the
southeast corner of the shopping center site from 28,000 square feet to 24,470
square feet.
On May 21, 1991, the City Council, by Resolution 91 -275, approved a Mixed
Planned Unit Development and a Conditional Use Permit Amendment for a 3800
square foot "Lath House" and a 1200 square foot "seasonal Polyhouse" to be
located within the approved 24,470 square foot outdoor garden display area.
On May 21, 1991, the City Council, by Resolution 91 -276, approved a Mixed
Planned Unit Development Conditional Use Permit Amendment to substitute a
retail drug store instead of a bank for Lot 3, Block 1 of "Rockford Road
Plaza ".
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 this property.
PRIMARY ISSUES AND ANALYSIS:
1. Amendments to the Site Plan for a project of this scale while construction
and leasing are under way are not unusual. Site Plan Amendments that do
not result in a change of more than 10 percent or do not affect the PUD
Conditional Use Permit may be approved administratively, and in the case
of this project, have been.
2. The applicant proposes to amend the size of a facility (the "polyhouse" at
the south end of the Frank's Nursery site), which was specified as a
maximum in the resolution approving the Amended PUD Plan to add that
facility (Resolution 901 -275, a copy of which is attached). Because
maximum size of the "polyhouse" was specified in the PUD approval
resolution, it is necessary to retrace the PUD Conditional Use Permit
approval steps if the size of that facility is to be greater than the
maximum specified.
3. The applicant proposes to increase the size of the polyhouse within the
Frank's Nursery outdoor display area from the 1,200 square feet now
approved to 2,934 square feet. The change in size will not result in
inconsistency of the resulting Site Plan with any City of Plymouth Zoning
Ordinance, codes, policies or standards for development in the B -2 Zoning
District except with respect to the PUD Plan as noted.
4. Amendment to a PUD Plan must be responsive to both the six Conditional Use
Permit standards and the PUD Preliminary Plan criteria. We have attached
a copy of those standards and criteria together with the applicant's
August 30, 1991 letter addressing these matters.
r,
Page Three
File 91081
PLANNING STAFF COMMENTS:
1. The proposed PUD Final Site Plan Amendment complies with all the City of
Plymouth standards criteria, policy, ordinances and codes regarding
development in the B -2 Zoning District and is in compliance with the
approved PUD Plan for Rockford Road Plaza except with respect to the area
of the "polyhouse ".
2. The proposal to increase the size of the polyhouse from 1,200 square feet
to 2,934 square feet is in compliance with the six Conditional Use Permit
criteria and the Planned Unit Development Preliminary Plan criteria.
RECOMMENDATION:
I recommend adoption of the attached resolution providing for an amendment to
the Rockford Road Plaza Planned Unit Development Plan and Conditional Use
Permit to permit an increase in the size of the "polyhouse" within the outdoor
storage area of Frank's Nursery from 1,200 square feet to 2,934 square feet as
requested.
Submitted by: /
Charle7-E.-Dillerud, Community Development Coor inator
ATTACHMENTS:
1. Resolution Approving Amended Mixed
Use Permit
2. Conditional Use Permit Standards
3. Planned Unit Development Criteria
4. Applicant's Letter of August 30, 1991
5. Location Map
6. Site Graphics
pc /jk /91081:jw)
Planned Unit Development Conditional
CITY OF PLYMOUTH
RESOLUTION 91-
APPROVING A MIXED PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT AMENDMENT
RYAN CONSTRUCTION COMPANY (ROCKFORD ROAD PLAZA) (91081) (MPUD 89 -2)
WHEREAS, Ryan Construction has requested a Mixed Planned Unit Development Plan
and Conditional Use Permit Amendment for an increase in the size of the
polyhouse" from 1,200 square feet to 2,934 square feet for Frank's Nursery in
the "Rockford Road Plaza" located at the northeast corner of I -494 and County
Road 9; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing;
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
Ryan Construction for a Mixed Planned Unit Development Plan and Conditional
Use Permit Amendment for an increase in the size of the "polyhouse" from 1,200
square feet to 2,934 square feet for Frank's Nursery in the "Rockford Road
Plaza" located at the northeast corner of I -494 and County Road 9; subject to
the following conditions:
I. The permit is subject to all applicable codes, regulations and ordinances,
and violation thereof shall be grounds for revocation.
2. Compliance with all applicable conditions of City Council Resolution 90-
430 (Amended Preliminary MPUD Plan and Conditional Use Permit) and
Resolution 90 -432 (Final Site Plan).
res /pc /91081:jw)
2. Before any Conditional the 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 reca 9ation 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
conformw -ce with the following standards:
1) Compliance with and effect upon the Ca%xvhensive 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 ilmiediate 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 Japrovement 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
The names and
VS-x& cord of
proper
County Aud
addresses on self- adhesive mailing labels of the owners
all property within 500 feet of the boundaries of the
uestion as the same appear on the records of the Hennepin
f. Any other information rec fi by the Zoning Administrator, Planning
Commission or Council.
Amended by Ord. No. 82 -08)
2. Procedure. Before any Conditional Use Permit may be d, the
application therefore, shall be referred to the Planning Co 'on for
purposes of evaluation against the standards of this Section, Pub
Hearing, and development of a recommendation to the City Council, which
11 _2 _ 1L_ l! -_7 J_1_,___1!_ 1. ...1 Jam__ -1 _ _-
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional use
will promote and enhance the general public welfare and will not
be detrimental to or endanger the public health, safety, morals or
comfort.
9 -1
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision A
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.
issue a Conditional Use Permit in the manner provided in Section 11,
Subdivision A.
C. The PlanhN1.kommission shall develop a report of their findings and
shall develop Flvw4ZMendation to the City Council for either the
granting of the propo onditional Use Permit, including conditions
thereof, or for the denial proposed Conditional Use Permit
including specific reasons there
d. The City Council shall receive and consider t ort of the Planning
Commission, and may hold whatever Public Hearings I s advisable in
the manner provided in Section 11, Subdivision A. The C ncil
shall consider whether the proposal conforms and is likely to c y in
the f11+11ro W4 +h +ho
r
NARRATIVE
CONDITIONAL USE PERMIT STANDARDS
FROM SECTION 9 SUBDIVISION A OF THE PLYMOUTH ZONING ORDINANCE
The following points coincide with the six conditional use standards:
1. The marginal increase in polyhouse size within the Rockford Road Plaza PUD complies
with the overall Comprehensive Plan with the City.
2. The marginal increase in polyhouse size within the Rockford Road Plaza PUD will
promote and enhance public welfare, and will not be detrimental or endanger the public
health and safety, moral or comforts of the overall citizenry for the City of Plymouth.
3. The approval of this conditional use will not be injurious to the use and enjoyment of
other properties in the immediate vicinity for the proposed uses already permitted; nor
will they substantially diminish nor impair property values within the neighborhood.
Quite the contrary, this marginal increase in polyhouse size will enhance the broader
desirability of Rockford Road Plaza, thereby improving the property values within the
neighborhood.
4. The establishment of the conditional uses will not impede the normal and orderly
development of improvements of surrounding property values for the uses permitted in
the district.
5. The marginal increase in the polyhouse size shall conform in all respects to the applicable
regulations imposed upon the overall Master PUD.
VJd1$.02 %81
I lf.01 IM
VVI
a .I,, F-A am
I I
a L
T I
o
j\ I i•
e
f
1 ;'• !aa g, s
E5.5.5 R.KE I
f s g.' e I
KE R —. 4,44,4 65;c 4j _H¢ LH
f
1
a
i
II
f
I
i
QO pf
doe y
F.
7p.` D
Loo
C) z
z
O0
pe
asx s
GNoC.) cc 1
XILa 4.4,4 E
j\ I i•
e
f
1 ;'• !aa g, s
E5.5.5 R.KE I
f s g.' e I
KE R —. 4,44,4 65;c 4j _H¢ LH
f
1
a
i
II
f
I
H74 fi ! %"' I j
1 -4
JK
Z
T-i
00
19 it
OCt
iV
lit
Fit
p
eio
z
MEN
o o
CO i
In
JK
Z
T-i
00
19 it
OCt
iV
lit
Fit
p
eio
b
t
M00
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 20, 1991 COMMISSION MEETING DATE: September 25,
1991
FILE NO.: 91086
PETITIONER: Richard Neslund
REQUEST: Site Plan Amendment to add a sidewalk and stairs connecting
the parking lot to the Public Trail along Vicksburg Lane.
LOCATION: 1115 Vicksburg Lane North
GUIDE PLAN CLASS: CR -1 (Retail Shopping)
ZONING: B -2 (Shopping Center Business District)
BACKGROUND:
The original building was constructed in 1967 with an addition construction in
1975.
On May 2, 1988, the City Council, by Resolution 88 -259, approved a Site Plan
for an 11,584 foot addition on both the north and south ends of the building.
At that time, there was an existing nonconforming use (warehouse) proposed for
continuance, but to be phased out over a three year period. The phase -out
period was guaranteed by a written agreement and financial commitment to the
City.
On August 22, 1988, the City Council, by Resolution 88 -507, approved a Site
Plan which proposed a 10% smaller addition than the Site Plan previously
approved. The condition requiring a phase out of the nonconforming use over a
three year period was retained in this resolution.
On December 4, 1989, the City Council, by Resolution 89 -769, approved a
resolution releasing the performance guarantee for the removal of the
nonconforming use at the Vicksburg Plaza Shopping Center. The petitioner had
declared in writing, and the staff had confirmed, that the removal of the
nonconforming industrial use for the Vicksburg Plaza had been completed ahead
of schedule.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to amend the site plan for the Vicksburg Plaza
Shopping Center to add a 27 foot long - 4 foot wide segment of stairs and
sidewalk from the existing public sidewalk parallel to Vicksburg Lane to
the southeast corner of the parking lot.
2. The applicant has stated that shopping center customers are now "cutting
through" at this location since no other pedestrian access to the site is
available resulting in damage to landscaping and liability since terracing
exists at this point.
Staff Report - Richard Neslund
Page 2
3. The site plan amendment has been reviewed by the Development Review
Committee and found to be in compliance with all applicable City codes,
ordinances, policies and standards for development in the B -2 Zoning
District.
PLANNING STAFF COMMENTS:
1. The site plan amendment is in compliance with all City ordinances,
policies, codes and standards developed in the B -2 Zoning District.
RECOMMENDATION:
I recommend adoption of the attached resolution providing for the approval of
an amended site plan for the Vicksburg Village Shopping Center to add a 27
foot sidewalk segmenr,.)-m requestedr. 1 % __
Submitted by:
arles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution approving amended site plan
2. Engineer's memo
3. Applicant's narrative
4. Location map
5. Site Plan graphic
pc /jk /91086:dh)
9
r
APPROVING AMENDED SITE PLAN FOR RICHARD NESLUND FOR VICKSBURG PLAZA (91086)
WHEREAS, Richard Neslud has requested approval for an Amended Site Plan for
property located at 1115 Vicksburg 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
Richard Neslund for an Amended Site Plan for property located at 1115
Vicksburg Lane North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within 12 months of the date of this
resolution.
3. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
4. The Site Plan Amendment approved is to construct a sidewalk /stairs 4 feet
wide and 27 feet long connecting the parking lot with the existing
sidewalk parallel to Vicksburg Lane.
res /pc /91086:dh)
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: September 18, 1991
TO: Chck Dillerud, Community Development Coordinator
FROM: Aniel L. Faulkner, City Engineer
SUBJECT: SITE PLAN AMENDMENT
VICKSBURG PLAZA (91086)
Proposed grades shall be shown around the proposed pedestrian walk and changes
to the existing retaining wall. Also, hand rails shall be shown on the steps.
DLF:rcj:do
cc: Fred Moore
i
I
Planning and Zoning Applicat Four
Page Two
7. BRIEF DESCRIPTION OF PS JEST (Attach separate sheet, if necessary):
We request approval to construct a pedestrian access to the site
from the existing public sidewalk in accordance with attached plans
and details. We find that many pedestrians from south of Vicksburg
Plaza will climb over and walk through the landscape materials in order
to take a "short cut ". This practice is very unsafe and inconvenient,
especially when considering the existing grade separation.
8. pgOJECT NAME: Vicksburg Plaza
9. ANTICIPATED PROJECT COMPLETION DATE: October 15, 1991
Nq INS, IS 111
4W*
FPO
Z 11
W&P IL
iJ
am !J low,
111 i 4u
I '
F..X ST• 5oc'r
IZFcScv A-17
EjCtS"f 7T Nn SEE_
KAY
ITE T-I1-P OQ t_ f= w
I P_AZ
n '\
J
l
Ism.
1 LP
co
N /
a
4i
i
1
NEB 5cp
n ar,4 Ez 11
0
co
c
br
WIM.
TFFTF11
77
os
I
p4
0
cn
co
C)
z
r1i
i.
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: September 25, 1991,
TO: Planning Commission
FROM: Charles E. Dillerud,
Community Development Coordinator
SUBJECT: Site Plan for "Zero Max" - Ryan Construction (91075)
At its September 11th meeting the Planning Commission, as a Consent item, took
action recommending approval of the subject Application to construct a 52,748
sq.ft. building on a site adjoining Sixth Avenue North, one lot east of the
Xenium Lane and Sixth Avenue North intersection. The Application and your
recommendation is scheduled for consideration by the City Council at its
October 7, 1991 meeting.
Since the September 11 meeting, two circumstances have arisen concerning the
Site Plan that should be considered by the Planning Commission as possible
amendments to the recommendation made previdusly, as follows:
I. In a report to you, Staff noted "parking is proposed to be constructed in
an amount sufficient to comply with the 'worst -case' parking requirement
for the structure (100% manufacturing utilization) ". The Site Plan showed
parking substantially in excess of that requirement, some of which was to
be constructed, and some of which was "future" to support a building
addition of which approval was not at this time being requested. We did
not accurately determine which parking spaces are to be constructed now,
and which parking spaces were intended as future.
We have subsequently determined that, even though 242 parking spaces were
shown on the Site Plan, the Applicant only intended to construct 140 of
those spaces at this time. The required parking under a "worst- case"
scenario for this building (manufacturing use for all but the office
portion of the building) requires 172 offstreet parking spaces.
Therefore, it was the intention of the Applicant to request "proof of
parking" for 32 parking spaces.
2. Since consideration by the Planning Commission, the Applicant has also
requested consideration of a further reduction in the amount of parking
to be constructed. Now proposed is the construction of 75 spaces,
resulting in a "proof of parking" for 65 spaces based on the current
building Plan.
The Zoning Ordinance standard for parking for a structure of the uses actually
intended here would be 22 for the 42,904 sq.ft. of warehouse and 50 for the
9,844 sq.ft. of office. The stated use configuration of the structure,
therefore, would require 72 offstreet parking spaces under the Zoning
Ordinance.
RECOMMENDATION: I hereby recommend that the Planning Commission
recommendation to the City Council regarding the "Zero Max" Site Plan be
amended to recommend a "proof of parking" plan to allow construction of 75
offstreet parking spaces, based on the warehouse /office occupancy intended for
the Owner Occupant, and also based on a "proof of parking" plan showing the
site capable of accommodating 242 offstreet parking spaces.
A representative of Ryan Construction will be available at the Planning
Commission meeting of September 25th to disuss the request should the Planning
Commission decide to consider this matter under Old Business.
Attachment: Planning Commission Min. of 9/11/91
pc /cd/9 -25 (91075)
r
Planning Commission Minutes
September 11, 1991
Page 163
Chairman Plufka introduced the request by Ron Splett RO SPLETT CONSTRUCTION
Construction Company for John Splett for a Planned Unit MP ANY (91069)
Development Plan and Conditional Use Permit Amendment for
a three season porch in "Cimarron Ponds" located at 1160
Black Oaks Lane.
Chairman Plufka waived the overview of the August 31, 199
staff report.
Chairman Plufka opened and closed Public Hearing as no one
was present to speak on the issue.
MOTION by Commissioner Stulberg, seconded by Co ssioner
Syverson to recommend approval of the reques by Ron
Splett Construction Company for John Splett for a Planned
Unit Development Plan and Conditional Use Perm' Amendment
for a three season porch in "Cimarron Pond located at
1160 Black Oaks Lane, subject to all con tions in the
August 31, 1991 staff report.
Roll Call Vote. 6 Ayes. MOTION carrieYon a 6 -0 vote.
Chairman Plufka introduced the reque t by Hollydale Golf
Inc. for an Amended Conditional Us Permit and Site Plan
to allow construction of a 30' 70' garage for the
storage of golf carts located at 10 Holly Lane North.
Chairman Plufka waived th/
losed,
iew of the August 31, 1991
staff report.
Chairman Plufka opened an Public Hearing as no one
was present to speak on t .
Coordinator Dillerud s ted he had received an anonymous
phone call /
appval
this request.
MOTION by Cfka, seconded by Commissioner Wigley
to recommen of the request by Hollydale Golf
Inc. for an onditional use Permit and Site Plan
to allow cn of a 30' x 70' garage for the
storage of located at 4710 Holly Lane North,
subject to tions listed in the August 31, 1991
staff repor
Roll Call/Vote. 6 Ayes. MOTION carried on a 6 -0 Vote.
Chairm Plufka called for a recess at 8:55 p.m. The
n.nn n m
MOTION by Chairman Plufka, seconded by Commissioner
Stulberg to recommend approval of the request by Ryan
Construction for a Site Plan for the construction of a
52,748 square foot office /manufacturing /warehouse facility
located north of 6th Avenue between Xenium Lane and
Sycamore Lane (west of Baxter).
Vote. 6 Ayes. MOTION carried on a 6 -0 vote.
MOTION TO APPROVE
VOTE - MOTION CARRIED.
HOLLYDALE GOLF INC.
91073)
MOTION TO APPROVE
VOTE - MOTION CARRIED.
MOTION TO APPROVE
RYAN CONSTRUCTION
91075)
VOTE - MOTION CARRIED
BACKGROUND:
On April 12, 1977, the City Council, by Resolution 77 -190 and 77 -191 approved the
Final Plat and Development Contract for the Carlson Company 2nd Addition,
including this site.
On July 10, 1989, the City Council, approved a Preliminary Plat and Final Plat
for Carlson Companies 4th Addition involving this site, which was a replat of the
previously approved Carlson Company 2nd Addi.tion, with adjusted property lines.
On September 25, 1989, the City Council, by Resolution 89 -563, approved a Site
Plan for "Building F" for Trammel Crow Company on this site, and a portion of the
Baxter site to the west. A lot consolidation /division was approved concurrently
to deduct a portion of the Baxter site and add it to this site providing
sufficient space for the building that was also approved. A building permit was
not issued for the approved Site Plan, and the Site Plan expired in September,
1990.
PRIMARY ISSUES AND ANALYSIS:
1. The proposal is to construct a 52,748 square foot office manu-
facturing /warehouse building on this existing site of 11.69 acres. Access is
proposed from both 6th Avenue North on the south and 10th Avenue North on the
north.
2. The Site Plan meets or
requirements of related ov
I -1 Zoning District.
3. Parking is proposed to be
the "worst case" parking
utilization).
exceeds all Zoning Ordinance standards and the
dinances and policies concerning development in the
constructed in an amount sufficient to comply with
requirement for the structure (100% manufacturing
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: September 4, 1991 COMMISSION MEETING DATE: September 11, 1991
FILE NO.: 91075
PETITIONER: Ryan Construction
REQUEST: Site Plan for the construction of a 52,748 square foot
office /manufacturing /warehouse facility.
LOCATION: North of 6th Avenue North between Xenium Lane and Sycamore
Lane (West of Baxter)
GUIDE PLAN CLASS: I -P (Planned Industrial)
ZONING: I -1 (Planned Industrial)
BACKGROUND:
On April 12, 1977, the City Council, by Resolution 77 -190 and 77 -191 approved the
Final Plat and Development Contract for the Carlson Company 2nd Addition,
including this site.
On July 10, 1989, the City Council, approved a Preliminary Plat and Final Plat
for Carlson Companies 4th Addition involving this site, which was a replat of the
previously approved Carlson Company 2nd Addi.tion, with adjusted property lines.
On September 25, 1989, the City Council, by Resolution 89 -563, approved a Site
Plan for "Building F" for Trammel Crow Company on this site, and a portion of the
Baxter site to the west. A lot consolidation /division was approved concurrently
to deduct a portion of the Baxter site and add it to this site providing
sufficient space for the building that was also approved. A building permit was
not issued for the approved Site Plan, and the Site Plan expired in September,
1990.
PRIMARY ISSUES AND ANALYSIS:
1. The proposal is to construct a 52,748 square foot office manu-
facturing /warehouse building on this existing site of 11.69 acres. Access is
proposed from both 6th Avenue North on the south and 10th Avenue North on the
north.
2. The Site Plan meets or
requirements of related ov
I -1 Zoning District.
3. Parking is proposed to be
the "worst case" parking
utilization).
exceeds all Zoning Ordinance standards and the
dinances and policies concerning development in the
constructed in an amount sufficient to comply with
requirement for the structure (100% manufacturing
Page Two
File 91075
4. This site is unique by nature of a covenant which exists encumbering the
parcel so to prohibit structures within 300 feet of the east property line
of the parcel. The purpose of the covenant is to provide a transition
area to the single family Glenloch addition immediately to the east. This
Site Plan proposed complies with the structure prohibition with the
easterly 300 feet of the site. The fire lane constructed within the 300
foot transition area consistent with terms of the covenant based on our
attorney's opinfon received by staff at the time of the building
immediately to the north was constructed.
5. The exterior appearance of the structure will be of a combination rock -
face and smooth face concrete block with inserts of glazed concrete block
and substantial window areas in the office portion of the building. The
structure proposed is responsive to the City Council policy concerning
architecture and aesthetics.
PLANNING STAFF COMMENTS:
1. The Site Plan proposed meets or exceeds all requirements of the Zoning
Ordinance and other related policies and ordinances concerning the
development of sites in the I -1 Zoning District.
2. The Site Plan complies with the previously mandated covenant prohibiting
structures within the easterly 300 feet of the Carlson Center 2nd
Addition.
RECOMMENDATION:
I recommend adoption of the attached resolution providing for the approval of
a Site Plan to construct a office /manufactufring /warehouse facility of 52,748
square feet.
AA
Submitted by:
Charles E. Di erud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Site Plan
2. Location Map
3. Site Graphics
pc /jk /91075:dh)
APPROVING SITE PLAN FOR RYAN CONSTRUCTION (91075)
WHEREAS, Ryan Construction has requested approval for a Site Plan for the
construction of a 52,748 square foot off ice /mnew
and Sycamore
facility
for property located North of 6th Avenue betwee n Xenium la
West of Baxter); and,
WHEREAS, the Planning Commission has reviewed said request 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
Ryan Construction for a Site Plan for the construction of a 52,748 square foot
off ice/manufacturing/warehouse
en um
Laneaandi
proerty
WestcofeBaxte )
t of 6th
Avenue North between X ,
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 withtheDedicationPolicyineffectatthetimeofbuildingpermitissuance.
3. Provisions for an easement for trail purposes over the 300 foot covenant
as verified by the Parks Department.
4. Compliance Policy Resolution 80 regarding elevations
for n e structues sites adjacent or containing
water drainage facility.
5. Submission of required financial guarantee and Site Performance Agreementforcompletionofsiteimprovementswithin12monthsofthedateofthis
resolution.
6. Any signage shall be in compliance with the Ordinance.
7. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions. No approval is granted for "future"
phases of the building.
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 principal
structure, 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.
res /pc /91075:dh)
0 L M I F.1 I
k\NN:
1
JI.
25 f it
if Ai
s!
if
Eft
ti
ON
tit
Tit
2zl
i =t
tell J
1d
Z 4
25 f it
ti
0_0 owl
ON
tit
Tit
2zl
i =t
tell J
1d
0cc
z
ei
Z 4
25 f it
0cc
z
ei
ti
0cc
z
ei
FI
LIM
CI
I I ;;
t.
O
t
if
Spa d
3 1 II
rl
O
C4
rl
Z i II E
cc
fill
1
ffff
t41hallIIoila
1
1 /
1
s
1 1 . !
w
11 II
O w
i1jl j Ii'I b
II
W
r
O
U
ff f
P c
W
Z
0 1
U N
W
a ¢
N n
Z,
x 0
U
o t
LL u
f- c
0
Z
m
a p
U
6
R Ovz
C «
a
z0
ig
SEEM
0
s
c
p D
E N N
Q v
wOw
W
v ZZ
H u'
Z•C*
0
s
Z
2
0
8.1
d
ZI)
0 gL)
cr
0
LL 6
CC
0 0
Z"
4--z'
C, 0
It j
1
Z1
iti. .1 p
HI - I. K! i " '
d iR
r=
Z
2
0
8.1
d
ZI)
0 gL)
cr
0
LL 6
CC
0 0
Z"
4--z'
C, 0
to
li
ili
I wmmw0
r=
zF n
it
fill)9 till;
to
li
ili
I wmmw0
61i `
1
i
fS
NW
Yn .- Z U
O QU < U ti
Z f
o = a
N n O
C ZtZVW n
2 N
N
U o
of ~ o
t
p F
tip : I Z
IL
I
1 °
1
i
S
T
t
t
f
CT
Y°
ii i oeoco;
ccn «--- ------ —`
tic-
I
1 °
1
i