HomeMy WebLinkAboutPlanning Commission Packet 10-23-1991574
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: October 15, 1991 COMMISSION MEETING DATE: October 23, 1991
FILE NO.: 91074
PETITIONER: Ryan Construction Company
REQUEST: Final Site Plan, Conditional Use Permit, and PUD Amendment
for a food and fuel gas station with car wash
LOCATION: Northwest corner of I -494 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 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 -649 finding a "no need" for an Environmental Impact
Statement based on the review of the Environmental Assessment Worksheet.
On July 30, 1990, the City Council, by Resolution 90 -430, approved a MPUD
Preliminary Plan and Conditional Use Permit Amendment for a 28,000 square foot
outdoor garden sales area; and, by Resolution 90 -431; a 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 March 18, 1991 an Administrative Approval letter was issued for minor MPUD
Site Plan changes for the Target site.
On May 21, 1991 the City Council, by Resolution 91 -276 approved a Mixed
Planned Unit Development Conditional Use Permit Amendment to allow for a
retail drug store use in place of a bank use on Lot 3, Block 1 "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 the property.
0
Page Two
File 91074
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner is requesting approval of a 5,750 square foot convenience
store, gas station and car wash, (4,000 square feet of retail convenience
store and 1,750 square feet in an attached car wash). This facility would
have 5 pump islands. Each pump island could be accessed from both sides.
2. This use is a substitution for a Class II restaurant approved in the MPUD
Plan, and therefore an amendment to the PUD Plan. A Conditional Use
Permit is required for the gas station use and a second Conditional Use
Permit is required for the car wash use.
3. The Site is located in the Bassett Creek Watershed District and contains
no Shoreland or Floodplain Overlay Districts; no wetlands or woodlands; no
slopes over 12 %; and, is designated by the Plymouth Physical Constraints
Analysis to be suitable for urban development with Municipal Utilities.
The site has been mass graded and no existing natural resource features
remain that must addressed in site design.
4. The applicant has provided the 10 stacking spaces as required for the car
wash facility, however, the spaces are provided in a double row. This
type of layout has not previously been approved.
5. The required 30 stacking spaces for the gas pump islands has also been
provided for in a non - traditional manner. Instead of a single line for
six cars, the plan proposes 3 spaces per side of each pump island.
6. The petitioner has indicated that drying facilities will be required as
part of each car wash. This is in response to City Engineer's concern for
ice forming.on public streets as a result of cars leaving car wash during
cold weather.
7. A traffic study was prepared Strgar Roscoe Fausch, Inc. to determine the
impact of replacing the approved fast foot restaurant with the proposed
convenient store. The study indicates that 1.4% of less traffic will be
generated by a proposed convenience store use than would be generated by
the previously approved fast food use.
8. The applicant proposes site design features inconsistent with the B -2
Zoning District standards that would apply to this site. A deviation from
Zoning District dimensional standards proposed by this PUD plan amendment
are as follows:
a. Projection of the proposed canopy 4 feet into the required 35 foot
rear yard setback and 10 feet into the required 35 foot side yard
setback.
b. A reduction from the parking requirements for the use to allow for 15
automobile spaces on the property versus the Zoning Ordinance
requirement 49 spaces.
Page Three
File 91074
9. Parking calculations have been determined as follows:
Zoning Ordinance Requirement Proposed
Retail Parking 24 spaces 15 spaces
Car Wash Parking 25 spaces 0 spaces
TOTAL 49 spaces 15 spaces
The proposed 15 automobile spaces represents only 31% of the required
parking for this use.
10. Except with respect to the design variations noted above, the Site Plan
presented complies with the minimum standards of the Zoning Ordinanceand
other related City ordinances, policies and standards with respect to
setbacks; internal stacking and circulation; signage (a single
freestanding sign meeting Ordinance specifications and wall signage
meeting Ordinance specifications); site illumination (none over .5
footcandles crossing property lines); there will not be any roof top
equipment; and site engineering details (as conditioned by the City
Engineer's memorandum); and landscaping.
11. The Zoning Ordinance directs the Planning Commission to consider a
Conditional Use Permit including amendments in terms of the 6 criteria
found in Section 9, Subdivision A, Paragraph 2.a. We have attached a copy
of the referenced citation along with the applicant's narrative.
12. The Planning Commission must also consider this Conditional Use Permit
Amendment in terms of the Planned Unit Development Ordinance Preliminary
Plan and Plat criteria found in Section 9, Subdivision B, Paragraph 5.c of
the Zoning Ordinance. We have attached a copy of this ordinance /citation.
PLANNING STAFF COMMENTS:
1. During the Development Review Committee analysis of this request, the
concept of a fast food use within the structure was suggested. The
current proposal does not include any reference to a fast food use within
this structure.
2. The trash /recycling area is proposed to be located within the car wash
workroom. Access to the trash /recycling area must cross the double
stacking aisle for the car wash. This design may result in difficulties
in accessing the trash /recycling area when the car wash is in high demand.
3. The parking reduction proposed by the petitioner relates primarily to the
25 parking spaces required by the Zoning Ordinance for the car wash. The
requirement for 25 parking spaces for a car wash does not appear to be
related to this type of drive -thru car wash. The Zoning Ordinance
requirement appears to be directed towards car wash designs that are not
typically built today. The proposed Conditional Use Permit resolution for
the car wash contains a condition that if parking becomes a problem that
the CUP will be subject to revocation.
Page Four
File 91074
4. Excluding the 25 spaces required for the car wash, the petitioner is
requesting a reduction of 9 spaces for the retail use. Since this site is
part of a larger shopping center project, staff finds that the parking
reduction should not be a problem.
5. The stacking for the car wash meets the numeric requirement of the Zoning
Ordinance, however, the layout is not "normal" for Plymouth. Double
loaded aisles for a single bay car wash have not been proposed or approved
previously in Plymouth. Although the proposal includes traffic control
lights, staff is concerned with the actual operation of the facility.
Many customers may not be familiar with the double aisle resulting in a
single lane of cars backing into the gas pump island area. The internal
circulation on site would then be disrupted.
6. Staff has prepared a separate resolution for the car wash Conditional Use
Permit with specific conditions requiring that all stacking be maintained
on site and not cross onto the the adjacent property or into City right -
of -way. If violations of the resolution occur, the CUP for the car wash
would be subject to revocation.
7. The Conditional Use Permit Site Plan and PUD Amendment application is
responsive to the six standards required to be demonstrated for any
Conditional Use Permit.
8. The acceptability of the proposed reduced canopy setback is consistent
with the Planned Unit Development criteria and the intent of this
particular Planned Unit Development. The reduced setbacks will not be
noticable to the general public.
9. The site is within a Planned Unit Development which provides for more
flexibility than a traditionally zoned district. Staff finds that within
the context of this Planned Unit Development, the proposal is consistent
with both the standard Planned Unit Development Criteria and the intent of
this particular Planned Unit Development.
RECOMMENDATION:
I hereby recommend adoption of the attached resolution approving the Final
Site Plan, Condition 4,1 Use Permit, and PUD Amendment, subject to the
conditions in the res on. '
DSubmittedby:
C ar e
P0M2rudq,
Con—
MMTniQty Deve opment Coor inator
ATTACHMENTS:
1. Resolution Approving Final Site Plan, Conditional Use Permit for Gas
Station and PUD Amendment
2. Resolution Approving a Conditional Use Permit for a Car Wash
3. Engineer's Memo
4. Applicant's Narrative
5. Conditional Use Permit Criteria
6. PUD Amendment Criteria
7. Location Map
8. Site Plan (pc /jk /91074:jw)
APPROVING MPUD FINAL SITE PLAN, CONDITIONAL USE PERMIT AND PUD AMENDMENT FOR A
CONVENIENCE STORE, GAS STATION LOCATED IN ROCKFORD ROAD PLAZA (91074)
WHEREAS, Ryan Construction Company has requested approval for an MPUD Final
Site Plan, Conditional Use Permit for a gas station and PUD Amendment for a
convenience store and gas station on Lot 2, Block 1, Rockford Road Plaza
Addition located at the northwest corner of Vinewood Lane and County Road 9;
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 Company for an MPUD Final Site Plan, Conditional Use Permit
and PUD Amendment for a convenience store and gas station on Lot 2, Block 1,
Rockford Road Plaza Addition located at the northwest corner of Vinewood Lane
and County Road 9, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within one year from the date of this
resolution.
5. Any signage shall be in compliance with the approved Site Plan.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within the structure, and
no outside storage is permitted.
9. An 8k x 11 inch "As Built" Fire Protection Plan shall be submitted prior
to the release of any site improvement financial guarantee per City
Policy.
10. Cross easements for driveway access covering Lots 1, 2, and 3, Block 1,
Rockford Road Plaza Addition shall be submitted by the petitioner;
approved by the City Attorney and recorded on the titles of all three
parcels prior to issuance of a Building Permit.
File 91074
Page Two
11. Compliance with all standards of City Code, Ordinance and Policy
Resolutions and submission of all items required on an amended Site Plan
prior to issuance of a Building Permit.
12. An easement for access to the fire hydrant located on Lot 3, Block 1,
Rockford Road Plaza from Lot 2, Block 1, Rockford Road Plaza shall be
submitted by the petitioner; approved by the City Attorney and recorded on
the title of the property prior to issuance of a building permit.
13. The approved PUD Plan Amendment includes the following adjustments to
Zoning Ordinance dimensional standards on this lot only:
a. Projection of the proposed canopy 4 feet into the required 35 foot
rear yard setback and 10 feet into the required 35 foot side yard
setback.
b. A reduction from the parking requirements for the use to allow for 15
automobile spaces on the property versus the Zoning Ordinance
requirement 49 spaces.
res /pc/91074)
APPROVING CONDITIONAL USE PERMIT FOR A CAR WASH LOCATED IN ROCKFORD ROAD PLAZA
91074)
WHEREAS, Ryan Construction Company has requested approval for a Conditional
Use Permit for a car wash for property located on Lot 2, Block 1, Rockford
Road Plaza Addition located at the northwest corner of Vinewood Lane and
County Road 9; 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
for a Conditional Use Permit for a car wash for property located on Lot 2,
Block 1, Rockford Road Plaza Addition located at the northwest corner of
Vinewood Lane and County Road 9; subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and ordinances,
and violation thereof shall be grounds for revocation.
2. The site shall be maintained in a sanitary manner.
3. All waste and waste containers shall be stored within approved designated
areas.
4. The permit shall be reviewed annually to assure compliance with the
conditions.
5. All stacking for this car wash use must be contained totally on this site
and shall not cross the lot lines onto either the adjacent lots or into
City right -of -way.
6. Mechanical drying of cars shall be mandatory to prevent icing conditions
on site and on the public street.
res /pc /91074.cup)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: October 16, 1991
FILE NO.: 91074
PETITIONER: Bill McHale, Ryan Construction Company, 900 2nd Avenue South, #700,
Minneapolis, MN 55402
SITE PLAN: BETTGER'S SERVICE PLAZA
LOCATION: North of County Road 9, west of Vinewood Lane in the east 1/2 of
Section 15.
ASSESSMENT RECORDS:
N/A Yes No
1. _ x Watermain area assessments have been levied based on proposed use.
2. _ X _ Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X _ SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - None.
5. Other additional assessments estimated: The estimated assessment
for Project 948 is S33.681.71.
LEGALIEASEMENTS /PERMITS:
N/A Yes No
6. _ X _ Property is one parcel -
The approval of the site plan as proposed requires that a lot
consolidation be approved by the City Council and the necessary
resolution should be processed at the same time as the site plan
approval.
N/A Yes No
7. _ X _ Complies with standard utility /drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (101) in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.)
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. JL _ _ 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:
DNR
X MN DOT
Hennepin County
MPCA
State Health Department
X 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. If Bettger's
Service Plaza is constructed prior to Walgreen's. the hydrant in the
northwest corner of the Walgreen site shall be constructed by
Bettgers.
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. _ _ JL 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. _ _2__ _ 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 100X crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 1002 crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements. A fire lane detail shall be used for all the parking
and drive isles where a separate detail shall be provided showing a
7 -ton design for all drive isles and 5 -ton for parking stalls only.
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. _ _ 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 Ites Nos, 12. 14, 18. 23 and
Special Conditions.
5-
27. A. Cross easements will be required for the shared driveway, watermain and storm
sewer.
B. The site access at the northwest corner creates a potentially hazardous
condition of conflict between westbound left turning vehicles and vechiles
exiting the Target Greatland site. This condition will be monitored and if
its determined that hazard exists, directional and /or warning signage will be
required.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
6-
t7/v7If
BETTGERS SERVICE PLAZA
FINAL SITE PLAN, PUD AMENDMENT &
CONDITIONAL USE PERMIT FOR A FOOD &
FUEL GAS STATION WITH CAR WASH
91074)
TD .
OCT D 1991 CONSULTING PLANNER5 '^
LANDSCAPE ARCHITECTS
Mq FIRST AVENUE NORTH
SUITE 210
Cf ; MINNEAPOLIS, MN S-1
L.
613.1.19.3300
10/4/91
CONSULTI^:G PLANNERS
LANDSCAPE ARCHITECTS
300 FIRST AVENUE NORTH
SUITE 210
4INNEAPOLIS, ;v''IN 55401
612.33933O(1
4 October 1991
Mr. Charles Dillerud
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
RE: Rockford Road Plaza, Lot 3, Block 1 Bettger, Inc.
Dear Mr. Dillerud:
In response to your review of Bettger's Service Plaza dated September 25, 1991, we have revised
the plans and submitted additional detail responding to all of your concerns as follows:
1. Curb details have been added to the site plan.
2. The Optiona and Lease Agreement (OEA), recorded document no. 5857803 and 2090515
as amended August 6, 1991 with Hennepin County and on file with the City of Plymouth,
provides for cross access for the shared driveway. The OEA governs the entire PUD. The
applicable section of the OEA is Article 2.
3. The northeasterly most parking space on the site has been removed to adhere to the 20 foot
parking setback along the north edge of the property. The last stall has been widened to
serve as a handicap parking space.
4. The plan now labels the car drying facility within the car wash. All vehicles will be blown
dry in the drying portion of the car wash.
5. Handicap ramps of appropriate design are included on the site plan along with specific
handicap parking signage.
6. Enclosed are the appropriate notes, addressing the underground fuel tanks, as required by
the City of Plymouth.
7. A fire hydrant is located on the Walgreen site in a parking island adjacent to the Bettger
property. This is shown on the plan and the new hydrant has been adjusted to conform
with the 150 foot distance requirement of the City. Access to the hydrant is included as
part of the Operation and Easement Agreement referred tp in point no. 2 above. More
specific easements regarding the fire hydrant and the storm water utility will be provided.
8. Enclosed is a separate letter and calculations, which demonstrate that the fire hydrants
would be capable of 1,250 gallons per minute.
9. The two -inch domestic water line branching from the eight -inch service main is noted on
the plan inside of the building.
10. All fire lane signage is located on the plan per requirements of the City.
11. Post indicator valve is indicated on the plan, protruding up from the ground about four feet,
located directly above the eight - inch service main in the landscaped island on the north side
of the property.
12. The site plan has been adjusted to provide a 24 -foot wide drive aisle on the east side of the
building and a 15 -foot, one -way drive aisle along the north side of the building. Appropriate
signage has been noted on the plan, designed to control traffic flow. The arrangement of
the entrances and exits and the slanting direction of the pumps feeds the primary one -way
flow onto the northern edge of the property. There will be a logical tendency for visitors
to the site to comply with the directional aspect of the northern driveway.
13. Compact parking on the north side of the building has been removed and replaced with two
handicap parking stalls located in a parallel position along side of the sidewalk. A twenty-
foot fire lane is located throughout the site concurrent with the drive lanes. The fire lane
narrows technically to 15 feet in those areas where cars may be situated for service at the
most northern pump, thus creating a 15 foot fire lane under those temporary conditions.
14. Within the PUD we are requesting flexibility with the aesthetics of the development on this
site and its building structure as it relates to setbacks. On the back side of the building we
are requesting flexibility to intrude five feet into the setback. The ordinance allows for 4-
1/2 foot protrusion of the canopy into the front yard setback but we feel in this case it is
more appropriate creating an overall facade to the building to request that the rear yard
setback be allowed this flexibility.
15. We are requesting the approval of a double - loaded stacking area servicing the car wash.
The area is beyond the driveway portion of the site and is protected by an island extending
out from the car wash entrance. An automatic alternating signal will be located on the
island facing the double row of waiting cars. This will operate similar to the alternating
lanes on interstate ramps. See the plan drawings for detail.
16. The sign has been adjusted to City requirements and the sign area of 96 square feet has
been noted on the plan.
17. The labeling of use areas within the convenience store has been corrected. Twenty-five
parking stalls are located on the site for the convenience store operation and 11 cars can
be stacked for the car wash. The site can also easily accommodate 20 additional cars in
their waiting position at the pump islands. As parking count relates to code, we respectfully
request flexibility as provided under the PUD to account for our actual parking vs. code
requirements.
18. The labeling within the convenience store was in error and should have been labeled as
vending" versus "fast food ". The convenience store operates a all typical convenience
stores with vending machines and convenience goods. The staging area in the convenience
store is where deliveries are received, including prepared foods which are then loaded into
various vending machines and coolers.
We beleive these corrections, changes and clarifications have made the project better. We continue
to strive for a high quality project that fits within the overall surrounding commercial area that has
developed within the Rockford Road Plaza PUD.
Sincerely,
DAHLGREN,SHARDL /OW, AND UBAN, INC.
C
C. John Uban, ASIA
President
Enclosure
BETTGER, INC.
18315 Ridgewood Road
Minnetonka, MN 55345
October 3, 1991
Charles C. Dillerud
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Subject: Pressure Drop Calculations for Additional Fire Hydrant
Dear Mr. Dillerud:
The following information is submitted in response to Item 8 in your letter to
William McHale, Ryan Construction, dated September 25, 1991, regarding
Bettger's Service Plaza.
A new fire hydrant is planned and is shown on the revised Site Plan approximately
90 feet west of the existing fire hydrant at the north property line. Calculations
demonstrate the capability of the new hydrant to release greater than 1500 GPM
at residual hydrant pressures of greater than 20 PSIG, thus meeting the City of
Plymouth requirements. The calculations are summarized below:
TEST RESULTS:
Test Data was supplied by the City of Plymouth Public Works Department from a
test performed by Viking Automatic Sprinkler 11- 21 -90, to verify flows and
pressures for the Target Store sprinkler system (Copy Attached). The fire hydrant
at the northeast corner of the store was opened and the flow measured to be
2418 GPM. Static pressure of 78 PSIG was measured at another, upstream
hydrant before the flow -test hydrant was opened, and then during the flow test,
residual pressure of 70 PSIG was measured at this upstream hydrant.
The static pressure reading of 78 PSIG will be taken as the system pressure in the
Rockford Road Plaza development. It is understood that weather conditions, time
of day, and other factors may alter this system pressure somewhat.
PRESSURE LOSS CALCULATIONS:
Assume: Total flow comes from 24" main under Rockford Road
Static pressure in 24" main under Rockford Road = 78 PSIG
Water main pipe size under Vinewood Lane = 8"
Flow rate at new fire hydrant located farthest from Vinewood = 1500 GPM
Length of 8" pipe from Rockford Road to 8 X 8 X. 6 tee = 600 feet
Length of 6: pipe from 8 X 8 X 6 tee to fire hydrant = 220 feet
Pressure drop for used 8" ductile iron pipe @ 1500 GPM = 2.74 PSIG /100 feet
Pressure drop for used 6" ductile iron pipe @ 1500 GPM = 11.11 PSIG /100 feet
Estimated pressure drop in 8" line (600/100 X 2.74) = 16.44 PSIG
Estimated pressure drop in 6" line (220/100 X 11.11) = 24.44 PSIG
Total pressure drop (16.44 + 24.44) = 40.88 PSIG
Total residual pressure at the flowing hydrant (78 - 41) = 37 PSIG
The actual residual pressure measured at the flowing hydrant should be higher than
37 PSIG because some of the flow would come from the north.
Please let me know if there are any further questions.
Sincerely,
Ken Bettger, PE
License No. 14242
cc: V. Driessen - Ryan Construction
R. Rietow - BTR
J. Uban - DSU
s
z lil fS i.111 ;0 DI v • • .
PBM SF MCK 91 S - ANION A
2. $rte. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning C= ission for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a recommendation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning Commission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will pranote and enhance the general public welfare and will
not be detrimental to or endanger the public health, safety,
morals or comfort.
3) The conditional use will not be injurious to the use and
enjoyment of other property in the inmediate vicinity for the
purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
4) The establishment of the conditional use will not 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.
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PLYMOUTH ZONING ORDINANCE
P.U.D. CRITERIA
The Planning Commission, after holding the public hearing, shall make its
recommendations to the City Council for approval; approval with conditions;
or denial of the Conditional Use Permit for a P.U.D., preliminary plat and
rezoning if considered.
The Planning Commission shall forward to the City Council its recommendations
based on and including, but not limited to the following:
1) Compatibility with the stated purposes and intent of the Planned Unit
Development.
2) Relationship of the proposed plan to the neighborhood in which it is
proposed to be located, to the City's Comprehensive Plan and to other
provisions of the Zoning Ordinance.
3) Internal organization and adequacy of various uses or densities;
circulation and parking facilities; recreation areas and open spaces.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: October 15, 1991 COMMISSION MEETING DATE: October 23, 1991
FILE NO.: 91083
PETITIONER: Ryan and Ronald Maiers
REQUEST: Conditional Use Permit for a Class II Restaurant in the
Four Seasons Mall
LOCATION: Lancaster Lane at Pilgrim Lane
GUIDE PLAN CLASS: CR -2 (Retail Shopping)
ZONING: B -2 (Shopping Center Business District)
BACKGROUND:
On October 5, 1976, the City Council, by Resolution 76 -583, approved a Site
Plan for a 145,310 square foot enclosed mall.
On April 21, 1980, the City Council, by Resolution 80 -278, approved a
Conditional Use Permit for a 120 seat restaurant, currently known as Golden
China Restaurant.
On December 19, 1983, the City Council, by Resolution 83 -679, approved a
Conditional Use Permit for a 60 seat restaurant currently, known as Marcello's
Pizza.
Notice of this Public Hearing has been published in the Official City
Newspaper and all property owners within 500 feet have been notified. In
addition, a development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to utilize a 462 square foot space within the Four
Seasons Mall for a carryout deli restaurant. The facility would contain 3
tables with 6 seats, and a stand -up counter. Approximately 48 square feet
of counter service area would be provided.
2. The carryout function proposed results in the classification of the
proposed restaurant as a "Class II ". Class II restaurants are allowed
only by a Conditional Use Permit in the B -2 Zoning District.
3. Section 9, Subdivision A, Paragraph 2, of the Zoning Ordinance provides 6
standards that the Planning Commission is required to considered in its
review and recommendation to the City Council on any Conditional Use
Permit. A copy of those 6 standards is attached to this staff report
together with the applicant's narrative response to the 6 standards.
r
Page Two
File 91083
4. The restaurant use will generate the requirement of 5 offstreet parking
spaces based on a formula of 1 offstreet parking space for each 2.5 seats,
plus 1 offstreet parking space for each 15 square feet of service counter
area. The same 462 square foot area as retail use will generate the need
for 3 parking spaces based on the formula 6 spaces per 1,000 square feet
of floor area. Therefore, the proposed Conditional Use Permit will
generate an offstreet parking need of 2 spaces in excess of the offstreet
parking designated for retail uses in this space.
5. Four Seasons Mall is also the location of a Park and Ride facility. A
total of 20 parking spaces are currently set aside for this use, although
as many as 40 spaces are typically used for the Park and Ride facility.
PLANNING STAFF COMMENTS:
1. We find that the proposed restaurant use responds affirmatively to the 6
standards specified by the Zoning Ordinance for all Conditional Use
Permits.
2. The Site Plan submitted by the applicant shows that 806 parking spaces are
currently provided for the shopping center. Based on the square footage
of retail, the 2 existing Class II restaurants; the 20 spaces set aside
for the Park and Ride, and the 1 spaces for the proposed restaurant, 932
parking spaces are required for this center per the Zoning Ordinance
formulas.
3. While it would appear that the shopping center is currently underparked
for the uses permitted in this center, the number of spaces required for
this proposed use (2 additional spaces beyond the retail requirement) is
not significant in the overall number of parking spaces. In addition, we
have no reports of any parking problems at the center.
RECOMMENDATION:
I recommend approval of the Conditional Use Permit for a Class II restaurant
in the Four Seasons Mall subject to the conditions contained in the attached
resolution of approval.
Submitted by:
ATTACHMENTS:
1. Draft Resolution Approving Conditional Use Permit
2. Conditional Use Permit Standards /Criteria
3. Location Map
4. Site Plan
pc /jk /91083:jw)
APPROVING A CONDITIONAL USE PERMIT FOR A CLASS II RESTAURANT FOR RYAN AND
RONALD MAIERS TO BE LOCATED IN THE FOUR SEASONS MALL SHOPPING CENTER AT
LANCASTER AND PILGRIM LANE (91083)
WHEREAS, Ryan and Ronald Maiers have requested a Conditional Use Permit for a
Class II Restaurant to be located in the Four Seasons Mall Shopping Center;
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 for
Ryan and Ronald Maiers, subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and
Ordinances, and violation thereof shall be grounds for revocation.
2. The permit is issued to Ryan and Ronald Maiers as operators of the
facility and shall not be transferable.
3. The site shall be maintained in a sanitary manner.
4. All waste and waste containers shall be stored within approved designated
areas as diagrammed on the plans dated .
5. Any signage shall conform with the City Ordinance standards.
6. There shall be no outside display, sales, or storage of merchandise or
related materials.
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2. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Cammi.ssion for
purposes of evaluation against the standards of this section, Public
Hearing, and development of a recannenriation 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 Camprehensive Plan.
2) The establishment, maintenance or operation of the conditional
use will pramnte and enhance the general public welfare and will
not be detrimental to or endanger the public health, safety,
morals or comfort.
3) The conditional use will not be injurious to the use and
enjoyment of other property in the immediate vicinity for the
purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
4) The establishment of the conditional use will not impede the
normal and orderly development and imprnvemment 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.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: October 15, 1991 COMMISSION MEETING DATE: October 23, 1991
FILE NO.: 91088
PETITIONER: AmeriData, Inc.
REQUEST: Site Plan Amendment to add 41 parking stalls
LOCATION: 10200 -51st Avenue North
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I -1 (Planned Industrial District)
BACKGROUND:
On March 2, 1987, the City Council, by Resolution 87 -144, approved a Site Plan
for a 48,420 square foot industrial building.
On August 3, 1987, the City Council, by Resolution 87 -511, approved a
Conditional Use Permit for the Plymouth Learning Center which occupied 2,000
square feet of the 48,420 square foot structure.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to amend the Site Plan for AmeriData by adding 41
parking spaces along the front of the building.
2. The applicant has indicated that the additional parking is needed for
employees and customers.
3. The parking requirement, based on 100% manufacturing use of this building,
is 138 spaces. The number of spaces required based on the actual use of
the structure is 123 parking spaces. Currently, the site has 148 spaces,
the 41 additional spaces will increase the total on site parking to 189.
PLANNING STAFF COMMENTS:
1. The parking proposed is in an area shown on the original Site Plan as
future parking ". In addition, the original development of this property
included the placement of a berm along the western edge of the property to
provide screening of the parking. This berm will provide the same level
of screening for the new parking area as was provided for the current
parking area.
2. The Site Plan Amendment is in compliance with all City Ordinances,
Policies, Codes and Standards for development within the I -1 Zoning
District.
see next page)
14
Page Two
File 91088
RECOMMENDATION:
I recommend adoption of the attached resolution providing for the approval of
an amended Site Plan for AmeriData, Inc. adding for the addition of 41
additional parking spTs reques ed
Submitted by: 10.3
C arles . DilleFud,-CdMrffnity Development Coordinator
ATTACHMENTS:
1. Resolution Approving Amended Site Plan
2. Engineer's Memo
3. Applicant's Narrative
4. Location Map
5. Site Plan
pc /jk /91088:jw)
APPROVING AMENDED SITE PLAN FOR JAMES K. MCCLEARY FOR AMERIDATA, INC. (91088)
WHEREAS, James K. McCleary has requested approval for an Amended Site Plan for
the property located at 10200 51st Avenue North; 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
James K. McCleary for an Amended Site Plan for property located at 10200 51st
Avenue North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Submission of the required Financial Guarantee Site Performance Agreement
for completion of site improvements within 12 months from 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 is to construct 41 additional parking spaces along
the south side of the existing parking lot.
res /pc /91088.sp)
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 16, 1991
FILE NO.: 91088
PETITIONER: Mr. James K. McCleary, AmeriData Inc., 10200 51st Avenue North
SITE PLAN: ADDITIONAL PARKING - AMERIDATA INC.
LOCATION: North of 51st Avenue, west of Nathan Lane in the northeast 1/4 of
Section 12.
N/A Yes No
1. _ X _ Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X _ SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - None.
5. Other additional assessments estimated: None.
LEGAL /EASEMENTS /PERMITS:
N/A Yes No
6. _ X _ Property is one parcel -
The approval of the site plan as proposed requires that a lot
consolidation be approved by the City Council and the necessary
resolution should be processed at the same time as the site plan
approval.
i
N/A Yes No
7. — X — Complies with standard utility /drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.)
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. $ _ _ All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
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. Y:_ _ _ 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-
i
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 100X crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 1002 crushed base and two inch bituminous mat. 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.
5-
Submitted by:-Y'r
Daniel L. Faulkner. P. E.
City Engineer
6-
Corporate Headquarters 12- 557 -2500
10200 51st Avenue North 800- US -DAT4S (Toll -free)
Minneapolis, MN 55442 612 - 557 -6946 (Fax)
AmeriData
October 4, 1991
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Mr. John Keho
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
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Re: Application For Parking Lot Expansion
Dear John:
Please accept this letter as a response to the question raised regarding our request for a parking
lot expansion.
We do not feel that this additional parking changes the existing conditions enough
to justify any additional "screening ".
The current parking lot lighting is adequate and, therefore, we are not proposing
to add parking lot lighting.
I have instructed Rehder - Wenzel to send you a letter which addresses the storm
drainage questions.
I hope this adequately responds to your questions. We are anxious to begin our parking lot soon
to assure its completion this construction season. We will appreciate anything you can do to
help.
Please reference a facsimile you received from Mr. John Krausert, Rehder & Associates dated
today, October 4, 1991:
Jame. ! McCleary
Chief Executive Officer
AmeriData, Inc.
An employee -mvned company An equal opportunity employer
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: October 15, 1991 COMMISSION MEETING DATE: October 23, 1991
FILE NO.: 91089
PETITIONER: Jesse Priem
REQUEST: Lot Division and Variance for Carlson Center 3rd Addition
LOCATION: 13605 -5th Avenue North
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: R -2 (Low Density Multiple Residence)
BACKGROUND:
On March 2, 1981, the City Council, by Resolution 81 -143 approved a
Preliminary Plat and General Development Plan for the "Carlson Center Annex"
for the platting and general planning of this entire area. Subsequently on
April 20, 1981, the City Council approved a revised Preliminary Plat and
General Development Plan for this area.
On June 17, 1985, the City Council, by Resolution 85 -424, approved a Final
Plat and Development Contract for the Carlson Center 3rd Addition. That Final
Plat incorporated this lot. Rezoning of this lot to R -2 was accomplished
concurrent with the Final Plat action.
On May 1, 1989, the City Council, by Resolution 89 -240, approved a blanket
Conditional Use Permit to allow the construction of two family dwellings on 14
lots within this subdivision.
On December 10, 1990, the City Council, by Resolution 90 -755, approved a
General Development Plan Amendment and Conditional Use Permit for the
conversion of an existing single family unit into a two - family unit located .
within the Carlson Center 3rd Addition.
Notice of this Public Hearing has been published in the Official City
Newspaper and all property owners within 100 feet have been notified.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a division of an existing 23,258 square foot parcel
into two lots of 9,311 square feet and 13,947 square feet. A duplex
structure is now under construction on this parcel. The lot division
would create a property line at the "party wall" thereby allowing the
owner to sell each half of the duplex.
2. The primary issue with this lot division is the request for a variance
from the lot width requirement of 50 feet. The petitioner's request would
result in an 8.64 foot variance to allow for a 41.36 foot lot width at the
front lot line.
Page Two
File 91089
3. Section 500.37 of the City Code "the Subdivision Ordinance" permits the
division and consolidation of lots which are part of a recorded plat to be
approved by the City Council without preparation of a formal Final Plat.
A recommendation of the Planning Commission regarding such lot
consolidation /division is required when a variance from City standards is
requested.
4. The Subdivision Ordinance provides for three criteria to be found by the
Planning Commission and City Council before any Subdivision Ordinance
variance may be granted. A copy of those three criteria and the
applicant's response is attached to this staff report.
PLANNING STAFF COMMENTS:
1. The lot division /consolidation proposed is consistent with the standards
of Section 500.37 of the City Code regarding the division and
consolidation of plat and lots.
2. There have been several previous lot divisions involving duplex structures
approved in this subdivision. The lot immediately on the west received
City Council approval of a lot Division on July 22, 1991.
3. A unique situation exists with this lot in that a 50 foot building setback
is required along County Road 61. This setback restricts the placement of
the structure on this lot to the west -half of the lot area, and
approximately one -half of the lot is unbuildable.
4. We find the requested variance complies with the Subdivision Ordinance
Variance Criteria.
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
approval of the lot division; a resolution Setting Conditions prior to
recording on the lot division; and, granting Subdivision Ordinance Variance as
requested.
Submitted by:
rtes t. uiiierua, commaTn ty ueveiopment coorainator
ATTACHMENTS:
1. Resolution Approving Lot Division
2. Resolution Setting Conditions and granting Subdivision Ordinance Variance
3. Subdivision Ordinance Variance Criteria
4. Petitioner's Narrative
5. Location Map
6. Site Graphics
pc /jk /91089:jw)
APPROVING LOT DIVISION FOR PRIEM HOMES INC. (91089)
WHEREAS, Jesse Priem has requested approval for a lot division for the
creation of two lots located at 13605 5th Avenue North;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the lot division
for Jesse Priem for property located at 13605 5th Avenue North.
Lot 1, Block 4, Carlson Center 3rd Addition to be divided as follows:
PARCEL A (9,311 Square Feet)
That part of Lot 1, Block 4, Carlson Center Third Addition described as
follows:
Beginning at a point on the northerly line of said Lot 1, distant 41.36
feet easterly along said northerly line from the most northerly corner of
said Lot 1; thence South 11 degrees 48 minutes 35 seconds West a distance
of 120.00 feet; thence South 72 degrees 23 minutes 06 seconds East a
distance of 69.29 feet to the easterly line of said Lot 1; thence
northeasterly along said easterly line a distance of 119.55 feet to the
most easterly corner of said Lot 1; thence northwesterly along said
northerly line a distance of 86.39 feet to the point of beginning.
According to the plat thereof on file and of record in the office of the
County Recorder in and for Hennepin County, Minnesota. For the purpose
of this description, the westerly line of said Lot 1 is assumed to bear
North 6 degrees 36 minutes 58 seconds East.
PARCEL B (13,947 Square Feet)
All of Lot 1, Block 4, Carlson Center Third Addition, except that part
described as follows:
Beginning at a point on the northerly line of said Lot 1, distant 41.36
feet easterly along said northerly line from the most northerly corner of
said Lot 1; thence South 11 degrees 48 minutes 35 seconds West a distance
of 120.00 feet; thence South 72 degrees 23 minutes 06 seconds East a
distance of 69.29 feet to the easterly line of said Lot 1; thence
northeasterly along said easterly line a distance of 119.55 feet to the
most easterly corner of said Lot 1; thence northwesterly along said
northerly line a distance of 86.39 feet to the point of beginning.
FURTHER, that the City Manager be authorized to make the necessary special
assessment corrections based upon City Policy when the division /consolidation
is approved by Hennepin County.
res /pc /91089.1d)
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT
DIVISION /CONSOLIDATION AND APPROVING A SUBDIVISION VARIANCE FOR JESSE PRIEM
91089)
WHEREAS, the City Council has approved a Lot Division for Jesse Priem for the
creation of two lots in the Carlson Center Third Addition located at 13605 -5th
Avenue North;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve a Subdivision
Ordinance Variance, and direct the following conditions to be met prior to
recording of, and related to said lot division:
1. Compliance with the City Engineer's Memorandum.
2. Submittal of all necessary utility easements for approval by the City
prior to filing this action with Hennepin County; and, filing of the
easements concurrent with filing this action.
3. A variance is granted for a 41.36 lot width for Parcel B, based on the
request meeting the variance criteria.
res /pc /91089.sc)
1. General Qpncit icans . The Planning Commission may recommend a variance from
the provisions of this Section (500.41) as to specific properties when, in
its judgment, an unusual hardship on the land exists. In granting a
variance, the Commission may prescribe conditions that it deans necessary
or desirable in the public interest. In making its findings, as required
below, the Commission shall consider the nature of the proposed use of the
land and the existing use of land in the vicinity, the number of persons
to reside or work in the proposed subdivision, and the probable effect of
the proposed subdivision upon traffic conditions in the vicinity. No
variance shall be granted unless the Commission 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. application Required. Applications for any variance under this Subsection
shall be submitted in writing by the owner or subdivider at the time the
preliminary plat is filed for consideration by the Planning Commission,
and shall state all facts relied upon by the applicant, and shall be
supplemented with maps, plans or other additional data which may aid the
Commission in the analysis of the proposed project. The plans for such
development shall include such covenants, restrictions or other legal
provisions necessary to guarantee the full achievement of the plan for the
Proposed project.
forms:o>pl /sub.stnd /s) 10/69
Priem Homes, Inc.
11935 44th Avenue N.
Plymouth, MN 55442
October 1, 1991
City of Plymouth:
91080
Priem Homes, Inc. would like to request a variance for the
property located at 13607 5th Avenue North, Plymouth, Minnesota.
The variance request would be to allow a 41.36 foot width on
the lot frontage instead of the required 50 feet.
In requesting the variance, I would like to respond to the
variance standards ihdicated by the City of Plymouth and how
it relates to my request.
1. The property lies adjacent to County Road 61 in Plymouth.
Because of the required side setback off Co. Rd. 61 of
50 ft instead of the usual 35 ft, the location of the home
could not be moved closer to Co. Rd. 61. When the property
is split, the west half of the unit would become less than
the required 50 feet. The dwelling could not have been
built any closer to Co. Rd. 61 to acquire the needed
footage of 50 feet.
2. I think this request is unique only to this property and
not others in the area. This is the last lot in the area
which is adjacent to Co. Rd. 61 which would have difficulty
in meeting the required minimum of a 50 foot frontage.
3. The purpose of this variation is not for increasing the
value of thaparcel of land. It would simply allow the lot
division as had been done on the two other adjacent lots.
4. The difficulty to achieve the 50 foot front yard has not
been created by any persons having interest in this parcel
of land. The difficulty is only because of the required
minimum lot width of 50 feet. .
Page Ea
City of Plymouth
October 1, 1991
5. Xlcan see no detrimental effects to anyone in the area,
to the public, or anyone else in the neighborhood.- The
lot, if it were not next to a county road, would achieve
the minimum 50 foot frontage without any problems and
would not require a variance.
6. This variation, if allowed, would not change light supply
or air to adjacent properties. The problem of congestion
would not change regardless ofthis variance being issued.
The public safety problem would be no different than if
this variance was issued. The property value within the
neighborhood should not change one bit. Most people
diiving by the residence would hardly notice a front yard
which is less than nine feet short of the required minimum.
In the previous paragraphs I have tried to indicate the
importance of the variance. By being granted the variance, the
neighborhood certainly would not be adversely affected in any
way. I thank you for considering this proposed variance. If
I can be of any help, please contact me.
Sincerely,
Jesse Priem, President
Priem Homes, Inc.
61.
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