HomeMy WebLinkAboutPlanning Commission Packet 06-13-19905.,4.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 7, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 89102
PETITIONER: Prudential Insurance Company of North America
REQUEST: Amended MPUD Concept Plan for the "Northwest Business
Campus"
LOCATION: Northeast quadrant of State Highway 55 and Interstate 494
GUIDE PLAN CLASS: CL (Limited Business) and IP (Planned Industrial)
ZONING: MPUD 81 -1
BACKGROUND:
On February 2, 1981 the City Council, by Resolution 81 -89, approved an MPUD
Concept Plan for the "Northwest Business Campus ". On May 4, 1981, the City
Council, by Resolution 81 -281, approved the Land Use Guide Plan Amendment and
MPUD Preliminary Plan /Plat and Conditional Use Permit for the "Northwest
Business Campus ". On December 21, 1981, the City Council, by Resolution 81-
846, approved the Final Plat and Development Contract for the "Northwest
Business Campus" as a series of outlots and public street right -of -way. The
total project size in each of these actions was 167 acres.
In May, 1989 Resolution 89 -235 amended "Area G" and "Area D" of the MPUD Plan
as to permitted uses.
The applicant proposes an Amended MPUD Concept Plan for the "Northwest
Business Campus" to increase the size of the project by 1.5 acres (reflecting
the acquisition of a former exception parcel) and increasing the overall
square footage of structures within the MPUD by 175,000 square feet.
Notice of this Public Informational Meeting has appeared in the Official City
Newspaper and has been mailed to all property owners within 500 feet. A
development sign has been placed on the site.
PRIMARY ISSUES AND ANALYSIS:
1. Applicant proposes to increase the size of the MPUD by approximately 1.5
acres by the addition of the "Heins" site that was an exception to the
original PUD Plan located in the extreme southwest corner of the site (the
structures were facing 1 -494 and were demolished or moved last year). The
resulting PUD total acreage would be 168.5 acres.
Page Two
File 89102
2. The applicant proposes to both increase the overall structure square
footage within the MPUD and convert a substantial amount of proposed
structure square footage
office /research ". In
office /showroom" has been
Concept Plan. Specifically,
using the area designations
Plan):
from "industrial" to "office" and
addition, a use category designated
treated since the approval of the original
the proposed use changes are the following
appearing on the proposed 1990 MPUD Concept
Area A -- Scanticon Conference Center - No Change
Area B -- Increase in office square footage of 52,865 square feet
Area C -- Decrease in office square footage of 23,900 square feet
Area D -- No Change
Area E -- Increase in office square footage of 9,560 square feet
Area F -- Increase in office square footage of 24,120 square feet
Area G -- Increase in office square footage of 9,568 square feet
Area H -- Increase in office square footage of 9,568 square feet
Area J -- Increase in office square footage of 9,568 square feet
The generalized changes in land use from the previously approved Concept
Plan to the proposed 1990 Amended Concept Plan are as follows:
Development Type EAW /1982 Concept Plan Proposed 1990 MPUD Concept Plan
Office 600,000 1,019,650
Office /Research 150,000 492,000
Office /Showroom 0 174,000
Industrial 800,000 0
Retail 3,000 38,400
Fast Food Restaurant 7,000 3,000
Sit -Down Restaurant 8,000 0
Bank 5,000 0
Health Club 0 20,000
Service Station 1 1
Hotel 200 243
Currently constructed within the "Northwest Business Campus" is 753,650
square feet of the now proposed 1,747,050 square feet and the 243 units of
motel.
3. An additional proposed amendment to the MPUD Concept Plan is adjustment to
the Public Street System within the PUD that will bring the North Service
Drive to State Highway 55 westerly and then northerly to connect with
Campus Drive from its current terminus at the cul -de -sac immediately west
of the existing McDonald's Development. This adjustment to the Public
Street System was recommended by the City Engineer during the Development
Review Committee processing of this application.
4. The Zoning Ordinance in Section 9, Subdivision B, directs the Planning
Commission staff to submit a review of the applicant's plans to the
Planning Commission addressing specific considerations as follow:
Page Three
File 89102
a. Relationship of proposal to surrounding neighborhood
The relationship of the proposed plan amendment to the surrounding
neighborhood will not differ from the relationship of the existing MPUD
Concept Plan. The amendments proposed to the Concept Plan are neutral
with respect to the surrounding neighborhood.
b. Compliance with City Ordinances and the Comprehensive Plan
The proposed Concept Plan amendment continues to be consistent with the
related City Ordinances and elements of the Comprehensive Plan to the
same extent as was the original MPUD Concept Plan. It should be noted
that the applicant has paid for the completion of a new traffic study
by the traffic consultant of the City to determine the relative impact
of the amended MPUD Concept Plan on the Thoroughfare Guide Plan Element
of the City Transportation Plan. The consultant has made numerous
recommendations for improvements to the roadways in the vicinity to
mitigate the impact of the additional development proposed by the
amended MPUD Concept Plan.
5. City staff has reviewed the proposed amendment to the MPUD Concept Plan as
to the need to prepare an amended Environmental Assessment Worksheet for
this project. We have determined that the proposed MPUD Concept Plan
amendment does not result in additional significant environmental impacts
to warrant the preparation of a new Environmental Assessment Worksheet.
Rules of the Environmental Quality Board provide for findings such as this
to be made with respect to amendments to projects upon which previous
Environmental Assessment Worksheets have been prepared. The overall
increase in structure square footage proposed is approximately 11 percent.
6. An Indirect Source Permit has been issued by the Minnesota Pollution
Control Agency for the Northwest Business Campus MPUD. It is the
responsibility of the project applicant to secure the approval of the
Minnesota Pollution Control Agency for the amended project plan, if it is
approved by the City.
PLANNING STAFF COMMENTS:
1. The proposed amendment to the MPUD Concept Plan for the "Northwest
Business Campus" complies with the provisions of the MPUD section of the
Plymouth Zoning Ordinance with respect to Concept Plans.
2. The proposed amendment to the MPUD Concept Plan does not reflect
significant environmental impacts beyond those comprehended by the
original MPUD Concept Plan and therefore no new or amended Environmental
Assessment Worksheet is needed. This was reviewed with the City Attorney
who concurs.
Page Three
File 89102
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
approval of the Amended MPUD Concept Plan for the "Northwest Business Campus ".
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Amended MPUD Concept Plan for the "Northwest Business
Campus
2. Engineer's Memo
3. Petitioner's Narrative
4. Traffic Study
5. 1982 MPUD Concept Plan
6. Resolution 81 -89 Approving 1981 MPUD Concept Plan
7. Resolution 81 -281 Approving 1981 MPUD Preliminary Plan
8. Resolution 89 -235 Amending the MPUD Preliminary Plan
9. Location Map
10. Large Plans
APPROVING AMENDED MIXED USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR
PRUDENTIAL INSURANCE COMPANY FOR "NORTHWEST BUSINESS CAMPUS" (89102)
WHEREAS, Prudential Insurance Company
Mixed Use Planned Unit Development
approximately 168 acres located at the
and Interstate 494; and,
has requested approval of an Amended
Concept Plan for the development of
northeast quadrant of State Highway 55
WHEREAS, the City Council, by Resolution No. MPUD 81 -89, approved an MPUD
Concept Plan for this site for Prudential Insurance Company; and,
WHEREAS, the City Council, by Resolution MPUD 81 -281, approved the Land Use
Guide Plan Amendment, MPUD Preliminary Plan /Plat and Conditional Use Permit;
and by Resolution 81 -846, approved the Final Plat and Development Contract for
the "Northwest Business Campus ";,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Informational Hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Amended Mixed
Use Planned Unit Development Concept Plan for the development of approximately
168 acres located at the northeast quadrant of State Highway 55 and Interstate
494, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. All public street right -of -way shall be dedicated.
4. Compliance with the applicable conditions of Resolutions 81 -89 (MPUD
Concept Plan), 81 -281 (MPUD Preliminary Plan /Plat /Conditional Use Permit),
81- 846/847 (MPUD Final Plat /Setting Conditions, and the Development
Contract).
5. The amended MPUD Concept Plan shall be subject to the conditions of the
current or any required supplemental Indirect Source Permit (I.S.P.). The
applicant shall apply to the Minnesota Pollution Control Agency for a
determination of any amendments required to the current I.S.P. resulting
from this MPUD Plan Amendment.
6. No Environmental Assessment Worksheet is required considering the small
size of the addition and magnitude of the changes; the added area was not
contemplated in the original plans; the area and development proposed do
not require a mandatory Environmental Assessment Worksheet; and the
Petitioner has submitted basic facts that substantiate the finding.
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 6, 1990
FILE NO.: 89102
PETITIONER: Mr. Ron Pentz, Prudential Property Company, 3030 Norwest Center, 90
South 7th Street, Minneapolis, MN 55402
CONCEPT PLAN: AMENDED CONCEPT PLAN FOR NORTHWEST BUSINESS CAMPUS AREA C AND D
LOCATION: West of Campus Drive, north of Highway 55, east of 494 in the southwest
1/4 of Section 22.
This memo was prepated in response to the request for conceptual approval for the above
referenced project. Documents in support of the request were submitted by B.R.W. on May
4, 1990.
1) Our assessment records indicate that that portion of the Ed Hines property added
to Area C has not been assessed for watermain area charges.
2) The City will require utility and drainage easements ten feet in width adjoining
all streets and six feet in width adjoining the site and rear lot lines.
3) The City will require ten foot utility and drainage easements on each side of a
public utility where these utilities are proposed to be installed.
4) A revised Preliminary Plat shall be submitted for Areas C and D to include:
o Proposed Street Location
o Watermain
Sanitary Sewer
Storm Sewer, and Ponds
Preliminary Grading Plan
5) The preliminary drainage plan shall show how the pond in Area C proposed to be
moved north will still function properly.
6) To provide an adequate street system for the revised General Development Plan:
Add a left turn lane on the southbound CR 61 approach to TH 55
Add a left turn lane and right turn lane to the northbound CR 61 approach
to TH 55
Add a left turn lane to the eastbound TH 55 approach to CR 61
Reconstruct the traffic signal at TH 55 and CR 61 to accommodate these
roadway improvements.
ENGINEERING MEMO - CONCEPT PLAN
Page Two
7) The developer will be responsible for the construction of the necessary
watermain, sanitary sewer, storm sewer, and streets to serve the site.
8) The City will require final plan and profile of proposed sanitary sewer,
watermain, streets, and storm sewers, plus an erosion control plan in accordance
with our Engineering Guidelines.
9) A storm water drainage map with runoff calculations and pipe capacity, along
with pond calculations, shall be furnished to the City prior to final approval
of the storm sewer system.
10) Drainage easements for ponding purposes shall be placed over all of the pond
within Area C to the 100 year elevation.
11) This amended Concept Plan would require the vacation of Old Annapolis Lane and
the existing ponding easement within Northwest Business Campus 7th Addition
Outlot A.
12) The interior right -of -ways shall be 60 feet wide.
13) The southern drive from Area C to Annapolis Circle shall be removed due to the
proximity to the curve.
SUBMITTED BY:
Daniel L. Faulkner, P.E.
City Engineer
i —~
BRW. INC . THRESHER SQUARE . 700 THIRD STREET SOUTH
November 10, 1989
Mr. Charles E. Dillerud
Community Development Coordination
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
MINNEAPOLIS. MINNESOTA 55415
RE: Request for MPUD Concept Plan
Amendment for the Northwest Business Campus
Dear Chuck,
PLANNING
TRANSPORTATON
ENGINEERING
URBAN DESIGN
PHONE 612 370 -0700 FAX 612 370.1378
The attached submittal material and application request represent the first step
of a concerted effort by the Prudential Property Company to finalize the
planning for the Northwest Business Campus in anticipation of the final develop-
ment stages of the project.
As you and the Development Review Committee, the Planning Commission, and the
Mayor and City Council are all aware, the Business Campus has evolved over the
years since its initial conception and approvals in response to market forces
and development opportunities. As the remaining developable land area has
decreased, and as the development options for those remaining areas have
narrowed, a significant amount of attention and study has been focused on the
remaining opportunities and how they might best serve the development, the
owners and tenants of the Business Campus, and the City of Plymouth. Several
recent events have led to the efforts represented in the proposed 1990 General
Development Plan:
1. The balance of the undeveloped light industrial area east of Northwest
Boulevard and Campus Drive was optioned by the Steven Hoyt Company for
development of Office- Showroom space. Final site plan approval was
recently obtained for a 126,000- square -foot building on Lot 2 of the
Northwest Business Campus 9th Addition, and site planning and architectural
design is currently proceeding for Outlot B to the north.
2. The Campus Square Development by Ron Clark Associates received preliminary
MPUD plan approvals and is scheduled to proceed to final stage once suf-
ficient pre -lease commitments are obtained. This proposed development
secures the future of approximately one -third of Outlot A of the Northwest
Business Campus Seventh Addition, the largest remaining undeveloped parcel
in the Business Campus.
AN AFFILIATE OF THE BENNETT. RINGROSE. WOLSFELD. JARVIS. GARDNER. INC GROUP
DAVID J BENNETT DONALD W RINGROSE RICHARD P WOLSFELD PETER E. JARVIS LAWRENCE J GARDNER THOMAS F CARROLL CRAIG A AMUNDSEN DONALD E HUNT
MARK G SWENSON JOHN B MONAMARA RICHARD D PILGRIM DALE N BECKMANN DENNIS J SUTLIFF JEFFREY L BENSON RALPH C BLUM DA'JID _ GRAHAM
MINNEAPOLIS DENVER PHOENIX TUCSON ST. PETERSBURG
Nov €
s l cUiy
The attached submittal material and application request represent the first step
of a concerted effort by the Prudential Property Company to finalize the
planning for the Northwest Business Campus in anticipation of the final develop-
ment stages of the project.
As you and the Development Review Committee, the Planning Commission, and the
Mayor and City Council are all aware, the Business Campus has evolved over the
years since its initial conception and approvals in response to market forces
and development opportunities. As the remaining developable land area has
decreased, and as the development options for those remaining areas have
narrowed, a significant amount of attention and study has been focused on the
remaining opportunities and how they might best serve the development, the
owners and tenants of the Business Campus, and the City of Plymouth. Several
recent events have led to the efforts represented in the proposed 1990 General
Development Plan:
1. The balance of the undeveloped light industrial area east of Northwest
Boulevard and Campus Drive was optioned by the Steven Hoyt Company for
development of Office- Showroom space. Final site plan approval was
recently obtained for a 126,000- square -foot building on Lot 2 of the
Northwest Business Campus 9th Addition, and site planning and architectural
design is currently proceeding for Outlot B to the north.
2. The Campus Square Development by Ron Clark Associates received preliminary
MPUD plan approvals and is scheduled to proceed to final stage once suf-
ficient pre -lease commitments are obtained. This proposed development
secures the future of approximately one -third of Outlot A of the Northwest
Business Campus Seventh Addition, the largest remaining undeveloped parcel
in the Business Campus.
AN AFFILIATE OF THE BENNETT. RINGROSE. WOLSFELD. JARVIS. GARDNER. INC GROUP
DAVID J BENNETT DONALD W RINGROSE RICHARD P WOLSFELD PETER E. JARVIS LAWRENCE J GARDNER THOMAS F CARROLL CRAIG A AMUNDSEN DONALD E HUNT
MARK G SWENSON JOHN B MONAMARA RICHARD D PILGRIM DALE N BECKMANN DENNIS J SUTLIFF JEFFREY L BENSON RALPH C BLUM DA'JID _ GRAHAM
MINNEAPOLIS DENVER PHOENIX TUCSON ST. PETERSBURG
Mr. Charles E. Dillerud
November 10, 1989
Page 2
3. Prudential completed the purchase of the "Heins property" west of Annapolis
Circle adjoining Interstate 494. This purchase has provided the oppor-
tunity for increased visibility of the Business Campus from I -494, and
further provides the opportunity through consolidation with other adjoining
undeveloped parcels of completing a major development of the scale and
quality of 3033 Campus Drive "flagship" office building.
4. The three events above limit the balance of undeveloped land to three lots:
one on either side of Northwest Boulevard at the entry fronting Highway 55,
and one in the northwest quadrant of the intersection of Xenium Lane and
Northwest Boulevard. Because of their respective locations, access, visi-
bility, and physical constraints, the use and maximum development poten-
tials for each can be defined with a fairly high degree of certainty.
The proposed plan illustrates the results of the planning effort triggered by
the above factors. The Concept Plan Amendment is expected to be the first step
in the process to secure, with certainty, the definition of the remaining
development potential of the Business Campus. Steps subsequent to the Concept
Plan amendment are expected to be:
1. Completion of an updated traffic impact study by the City's traffic con-
sultant to determine what traffic impacts of the proposed development will
be, and to determine what mitigation, if any, is required to offset those
impacts. The study is expected to provide a more contemporary basis for
evaluating development proposals; to answer the question of maximum devel-
opment which can be served adequately by the local and regional roadway
systems and intersections; to determine what changes, if any, must be made
to the proposed plan to provide for acceptable traffic operations; and to
provide the data necessary to amend the Indirect Source Permit for the pro-
ject if the plans are amended.
2. Completion of technical studies of air quality and noise impacts based on
the traffic study for preparation of an application for an amended Indirect
Source Permit.
3. Preparation and approval of preliminary plan and plat applications for spe-
cific development proposals.
4. Final plan and plat stage approvals for specific development proposals.
5. Continued efforts to secure the remaining exception parcel and incorporate
it into the planning and development process.
Mr. Charles E. Dillerud
November 10, 1989
Page 3
The proposed plan illustrates existing and future development which can be
grouped into individual "use areas" which are labeled by letter designations A
through J. The expected use within each area is consistent with the
Comprehensive Guide Plan and by description of the use identifies the
appropriate underlying zoning standards of either the B -1 or I -1 zoning
districts. The following paragraphs briefly describe the existing or proposed
development within each individual area:
AREA A - HOTEUCONFERENCE CENTER
Area A contains the Scanticon Conference Center which consists of conference
facilities, 243 guest hotel rooms, and accessory restaurant and health club
facilities. At the time the project was approved, the City's traffic consultant
found the expected traffic generation and impacts to be in line with what had
previously been proposed for development in Area A.
AREA B - OFFICE
Area B consists of the 3033 Campus Drive "flagship" office building containing
378,650 gross square feet and a one -level parking deck structure.
AREA C - OFFICE /OFFICE RESEARCH
Area C is a composite of one lot north of Annapolis Circle, the Heins property,
the balance of Outlot A of the Seventh Addition after subdivision for the Campus
Square development, and the platted and dedicated, but unconstructed portion of
Annapolis Circle. The area contains approximately 18 acres consisting of both
open and heavily wooded areas. The most significant remaining tree cover for
undeveloped areas occurs at the north end of the area adjoining Area B. Area C
contains a storm water detention pond which provides pond volume necessary for
Areas C and D. The preliminary plans for Campus Square provided for the reloca-
tion of the ponding area from its present location in Area D, to the south part
of Area C. The Heins property has minimal significant vegetation, but excellent
visibility from the adjacent highways. Elevations on this parcel range from a
low of 966 at the north end to a high of 975 at the south end, allowing feasible
extension of storm sewer, sanitary sewer, and water main to serve the property
from existing facilities in Campus Drive and Annapolis Circle. The schematic
design for development of Area C consists of a three - building campus arrangement
organized around a water feature which provides a focal point, and the required
storm water detention. A circular private access drive around the pond provides
access to surface, decked, and enclosed (below building) parking areas adjacent
to the buildings. The three buildings contain a total of 400,000 gross square
feet of floor area. The smallest building would consist of 80,000 square feet
at four stories, the mid -size building would consist of 120,000 square feet at
five stories, and the largest building would contain 200,000 square feet at six
stories. Parking demand would be met by a combination of surface parking and a
Mr. Charles E. Dillerud
November 10, 1989
Page 4
two -level ramp at the northwest corner of the area adjacent to the two larger
structures. The plan has been developed to maximize the retention of the wooded
areas, and to develop a focal development consistent with the 3033 Campus Drive
office building without simply mimicking it. The multi - building concept would
allow staging the project in reasonable increments during a time of soft demand
for suburban office space.
The concept requires the vacation of Annapolis Circle as a public roadway in its
original configuration of a "remote frontage" road looping back to Campus Drive
from the western edge of the Business Campus. Although the proposal would
result in a very long cul -de -sac public street, the private drives through Area
C would function as the public street was originally intended: to provide
direct access to parking areas, to provide continuous circulation through the
site for fire /life /safety purposes, and to minimize curb cuts on the other road-
ways serving the site area. Acquisition of the exception would allow the cul-
de -sac to be shortened several hundred feet to the location where the temporary
turn - around area now exists.
Although there is currently no specific users identified which would allow for
the development of this area, the concept plan illustrated represents the best
efforts to define the most reasonable site planning approach to the area, and
further represents a committment to a maximum of 400,000 square feet of develop-
ment for the area.
AREA D - COMMERCIAL COMBINATION
Area D represents the concentration of accessory commercial services provided by
the Campus Square Center and the McDonalds restaurant for the Business Campus.
As currently approved and developed, the area would contain 41,400 square feet
of building area and would provide a variety of restaurant, service, and retail
opportunities.
AREA E - OFFICE /BANK
The use of Area E for an office and banking facility has been contemplated in
the MPUD since the original approvals. The location and visibility of this
undeveloped area results in land values which could conceivably support a devel-
opment with structured (one -level deck) parking. With decked parking, the
available site area could support a building of up to 80,000 square feet in a
four or five -story configuration consistent with B -1 development standards.
AREA F - OFFICE
For the same reasons that apply to Area E, Area F can support a development
including structured parking and building height in the five to six -story height
range. Maximum feasible development for Area F is expected to be 165,000 square
feet.
Mr. Charles E. Dillerud
November 3, 1989
Page 5
AREA G - OFFICE /WAREHOUSE /MANUFACTURING
Area G is currently nearly ` tsoi_t- out-to its total potential. The only remaining
capacity within Area G is on Lot 4 at the north end in the building owned by
Turck - Multiprox. The approved final plan for that development included expan-
sion beyond the approximately 37,000 existing square feet to a total of 50,000
square feet. The expansion area is included in the summary at the end of this
section.
AREA H - OFFICE /WAREHOUSE /MANUFACTURING
Area H contains two development sites including the last uncommitted light
industrial site in the Business Campus. The Otto Bock building consists of
43,000 square feet of office, manufacuturing, and warehouse space. The undevel-
oped site is programmed in this proposal for an 84,000 square feet multi- tenant
building of 50 percent office and 50 percent warehouse space as illustrated.
AREA J - OFFICE /WAREHOUSE /MANUFACTURING
Area J consists of two existing buildings, one lot with an approved development
proposal and one outlot currently in the preliminary design stage. The existing
buildings total 85,000 square feet, the approved site plan includes 126,000
square feet, and the maximum expected development for the northern parcel is
proposed to be 104,000 square feet, probably in a two - building configuration as
illustrated.
The following table tabulates total development square footage as described
above, broken down by similar uses, and compared to figures used for previous
approvals and studies.
COMPARISON OF ANTICIPATED DEVELOPMENT
DEVELOPMENT
TYPE. EAW
APRIL 1981
TRAFFIC
STUDY
INDIRECT
SOURCE
PERMIT EXISTING DESIRED
Office 600,000 480,000 880,500 378,650 1,019,650
Office /Research 150,000 150,000 438,450 178,000 492,000
Office /Showroom 0 0 174,000 174,000 174,000
Industrial 800,000 800,000 0- 0 0
Retail 3,000 3,000 0 0 38,400
Fast Food Restaurant 7,000 7,000 3,000 3,000 3,000
Sit -Down Restaurant 8,000 8,000 10,000 0
Bank 5,000 5,000 0 0 0
Health Club 0 0 20,000 20,000 20,000
Service Station 1 1 1 0 1
Hotel 200 200 240 243 243
Included in Retail square footage
Mr. Charles E. Dillerud
November 10, 1989
Page 6
The table illustrates the shift which has occurred over time from a primarily
industrial to a primarily office development in response to market conditions.
The development scenarios listed above, and represented in the table as the dif-
ference between existing and proposed development can be summarized as follows:
Office 645,000 S.F.
Office /Research 314,000 S.F.
Retail (includes service station) 38,300 S.F.
Total Proposed Additional Development: 997,300 S.F.
This additional increment of development for the Northwest Business Campus
represents a firm commitment by the developer to a maximum potential development
figure. While the ultimate built -out square footage may end up being less than
the maximum proposed, acceptance of the Concept Plan amendment would define, in
certain terms, the maximum possible development.
There is no question that the current proposal anticipates more office and more
retail /commercial development than was previously studied, approved, or per-
mitted by the Pollution Control Agency. However, our studies of the proposal
indicate that the proposed development is likely to generate PM peak hour traf-
fic volumes, which are the critical volumes from an overall capacity standpoint,
within ten percent of those projected for the development scenario studied for,
and permitted by the MPCA Indirect Source Permit. We believe this margin is
sufficiently close to make the study of this proposal with a reasonable expec-
tation of positive results viable. Following the application, a request will be
made to Mr. Fred Moore to initiate the traffic study by the City's traffic con-
sultant.
As noted above, the next step beyond Concept Plan Amendment and updating the
traffic study, assuming results which affirm the proposed plan, would be the
preparation of an application for an amended Indirect Source Permit (ISP)
reflecting the changes proposed. The MPCA requires that environmental clear-
ances be obtained prior to their review of an ISP. Although this project has
been addressed by an EAW, the increased development proposed will likely cause
additional impacts to the environment in the areas of traffic and traffic -
generated air quality and noise impacts. The study required for the ISP will
document the traffic, air quality and noise impacts of the additional develop-
ment and will identify measures necessary to mitigate those impacts. Thus, the
areas of potential impact or change from that previously addressed in the EAW
are subject to continuing regulatory authority and will be addressed. We
believe that the proposed plan has no other environmental impacts beyond the
scope of the original EAW and measures implemented in the design and execution
Mr. Charles E. Dillerud
November 10, 1989
Page 7
of the project as regulated by City of Plymouth, Watershed District, Corps of
Engineers and DNR permitting processes. Our opinion is that the original EAW,
plus the additional studies for the ISP amendment, will adequately address all
possible environmental concerns. We request that this issue be given careful
consideration during your review of the application, and that a decision as to
the adequacy of the existing environmental studies be reached as soon as
possible.
If, in the course of your review, you require additional information or answers
or clarification, please contact me.
Sincerely,
BRW, INC.
Miles Lindberg, ASLA
Associate
ML /sk
Attachment
cc: Mr. Ryan Toole, Prudential
Mr. Ronald Pentz, Prudential
Mr. Walter Rockenstein II, Faegre & Benson
File: 60 -8846
SRFSTRGAR - ROSCOE- FAUSCH, INC.
CONSULTING ENGINEERS
TRANSPORTATION CIVIL STRUCTURAL PARKING LAND SURVEYORS
SRF No. 0891303
January 11, 1990
Amended & Revised March 14, 1990
Mr. Fred G. Moore, P.E.
Director of Public Works
CITY OF PLYMOUTH
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: TRAFFIC STUDY /REVIEW OF THE 1985 I.S.P. LAND USE AND
THE 1990 PROPOSED LAND USE FOR THE NORTHWEST BUSINESS
CAMPUS DEVELOPMENT
Dear Fred:
As you requested, a Traffic Study /Review has been completed for
the subject development. This report describes the results of
the traffic analysis and recommended design guidelines. Based on
this study /review, the following comments and recommendations are
offered for your consideration:
In general, there does not appear to be a significant increase
in new total trips that will be generated by the proposed
development (see Figure 1), when compared against the 1985
Indirect Source Permit Land Use (see Figure 2).
Using the land use assumptions from each study and the new
1987 I.T.E. Trip Generation Report trip rates (see Table 1),
the p.m. peak hour trips generated are tabulated *as follows:
P.M. Peak Hour Development
1987 I.T.E. Trip
1985 I.S.P. Land Use
In Out Total
629 2,056 2,685
Generated Trips Based on
Generation Rates
1990 Proposed Land Use
In Out Total
713 2,318 3,031
Suite 150, One Carlson Parkway North, Minneapolis, Minnesota 55447
612/475 -0010 FAX 612/475 -2429
Mr. Fred G. Moore, P.E. - 2 - January 11, 1990
Amended & Revised March 14, 1990
Note that there is only a 12 percent increase between the two
trip estimates when using the 1987 I.T.E. trip generation
rates. It can be assumed that the 1990 proposed land use will
generate 12 percent more p.m. peak hour trips than the 1985
I.S.P. Land Use. Based on this analysis, there is not a
significant difference in trips generated between the 1985
I.S.P. Land Use and the 1990 Proposed Land Use (see Tables 2
and 3).
In order to analyze the capability of existing and proposed
roadways to accommodate traffic from the proposed development,
we have completed a traffic analysis using 1987 I.T.E. Trip
Generation Rates, 1990 Northwest Business Campus Proposed Land
Use and updated data on existing and future background
traffic.
In reviewing the key intersections serving the subject site,
we have determined that the intersection of Highway 55 and
County Road 61 (Northwest Boulevard /Xenium Lane) is the most
critical intersection in determining the traffic impacts in
the study area.
The existing intersection of Highway 55 and County Road 61
currently operates at Level of Service D during the p.m. peak
hour. Adding the traffic generated by the proposed
development to the 1991 background traffic at the existing
intersection would result in Level of Service F operation (see
Figure 3).
Year 1991 (one year after project completion) and year 2010
forecasts for the Highway 55 and County Road 61' intersection
were developed based on the 1985 I.S.P. and proposed 1990
Northwest Business Campus Proposed Land Use, the existing p.m.
peak hour volumes and the latest Plymouth Thoroughfare Plan
2010 forecasts for Highway 55 and County Road 61 (see
Figure 4). Based on these forecasts and the most optimistic
level of intersection geometric and traffic control
improvements, -a year 1991 and 2010 capacity analysis of the
subject intersection indicated the future p.m. peak hour level
of service to be Level of Service C in 1991 and Level of
Service D in 2010. Based on the long range nature of these
forecasts, this would be an acceptable year 2010 level of
service.
Mr. Fred G. Moore, P.E. - 3 - January 11, 1990
Amended and Revised March 14, 1990
Based on these analyses, it is concluded that the land use
assumption in the 1990 Northwest Business Campus proposal
could be supported by the adjacent roadway system, if the
following recommended intersection and traffic control
improvements are implemented at the Highway 55 and County
Road 61 intersection "as part" of the 1991 proposed
development:
A third through lane in each direction be added to
Highway 55 from the east I -494 ramps to a point
approximately 2,000 feet east of County Road 61. These
improvements are needed in order to provide additional
intersection" capacity needed for safe and effective
traffic operations. This improvement shall include new
right turn lanes on the east and westbound Highway 55
approaches to County Road 61.
Note that the three lane approaches are required only to
provide the additional "through the intersection" capacity
and are therefore not required to extend significantly
beyond the intersection.
The north and southbound County Road 61 approaches to
Highway 55 be reconstructed to provide facing dual left turn
lanes, two through lanes, exclusive right turn lanes and an
improved acceleration lane for the southbound right turn
movement.
Dual left turn lanes be added to the eastbound Highway 55
approach to County Road 61.
The traffic control signal be reconstructed to accommodate
the above geometric improvements.
All other future traffic control and geometric improvements
identified and recommended in previous reports of the study
area are also -still valid.
Should you have any questions or comments concerning this study/
review please call.
Very truly yours,
STRGAR- ROSCOE- FAUSCH, INC.
Dennis R. Eyler, P.E.
Principal
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A _ HOTEUCONFERENCE CENTER
A B - OFFICE
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1990
E
NOI I'HVV PROPOSED W
BUSINESS GENERAL "
CAMP[ N, DEVELOPMENT PLAN
CITY OF PLYMOUTH
SRF1990 PROPOSED DEVELOPMENT PLAN
sties -Fa NORTHWEST BUSINESS CAMPUS TRAFFIC STUDY
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NOVEMBER 3,1989
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CONFERENCE CENTER
MOTEL• 202.000 ". (240 ROONs)
HEALTH CLUS: 20,000 I.P.
i I OFFICE- - 880,500 S.F. I OFFICE/SHOWROOM - 174,000 S.F.
12 Purrs 12000 s.rJ
x GROSS P.A.R. -.26
OFFICE/
OFFICE /RESEARCH - 438,450 S.F.
OFFICE: 20.000 LP.
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NET F.AJL -.25
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400.000 I.F.
GROSS PJ R - .S4
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100,000 S.F.
GROSS P.A.R. -.40
NET P.A.R. - .40
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104.000 S.F.
Ross F.AJL.21
NET F.A.R. - .40
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12,000 LF.
RESTAURANT: 10.000 s.F.
FAST FOOD: 2000 LF.
GROSS F.AJL - .07
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BUSINESS
RESEARCH
OFFICE:
i -9 45, 60RESEARCH: H: 66,660 S.P.
OFFICE /SHOWROOMS 125,000 S.F.
ssNvICE STATION:
OFFICE/
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x GROSS P.A.R. -.26
OFFICE/ NET F.AJL • JO
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150,000 S.F.
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OFFICE /SHOWROOMS 125,000 S.F.
S.F. OFFICE- LF.
SHOWROOM: 631.200 LF. h10OFFICE/RESSARCN: 50,000 S.F.
OFFICE: 20.000 LP. OFFICE/
RESEARCH; 20,000 S.F. SHOWROOM
GROSS F.A.R. -.SS
NET F.AJL -.25
25.500 S.F.
OFFICE•
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SHOWROOM:
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GROSS i.AJL•.24
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OFFICU 20,700 S.F.
RESEANCN: 40.000 LF.
GROSS F.A.R. -.14
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PROPOSED LAND USE PLAN
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OFFICE: 44,700 LF.
RESEARCH: 07.100 8-F-
GROSS F.A.R. -.21
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Prudeldial
1
CITY OF PLYMOUTH
SRF1985 I.S.P. LAND USE PLAN 2
w NORTHWEST BUSINESS CAMPUS TRAFFIC STUDY
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1-- General ManE- .
The Prudential Property CompnY ` P 7 M`^ The Prudential Property Company, Inc.
3030 NorweSt Center
90 South 7th Street, Minneapolis, MN 55402.4101
612323-8214 Fax: 612344-15G6
March 8, 1990
Mr. Charles E. Dillerud
Community Development Coordinator
The City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
Re: The Prudential Property Co.
Amended Planned Unit
Development Concept Plan -
Northwest Business Campus
Dear Chuck:
This letter is to outline those issues we would like to discuss at our
March 13, 1990 meeting.
The timing and financing for the improvements recommended by the
traffic engineer to State Highway 55, County Road 61 (north of 55)
and County Road 61 (south of 55).
The recommendation of the Engineering Division that the existing
service road (Annapolis Lane) be looped north as a public street.
The necessity for an amended EAW.
We look forward to discussing this further at our meeting.
Sincerely,
Ronald L. Pentz
General Manager
The Prudential Property Company
Minneapolis Realty Group Office
RLP /jma
cc: Mr. Rick Nau, BRW, Inc.
A SubSid SfY o1
The Prud6nD21 Insurance Company of America
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A-'OFFICE /OFFICE RESEARC"
r •
I@ ' B - OFFICE
3 C - L / OFFICE
D - COMMERCIAL COMBINATION
E - OFFICE/ OFFICE - BANK
F - OFFICE
G - SERVIC:-- STATION
H - INDUS'iRIAL r, -., / .
i )
tT - - - -- r -- t Qom\
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Nortkiultst) Owintss Campus
PRUDENTIAL INSURANCE CO.
4.1'0MRS MNllf';IMI A'-'-()( 'All" 'N'
GENERAL DEVELOPMENT PLAN
3 -1 -82
CITY Of PLMTH
Pursuant to due call and notice thlrtOf moullir meeting of the Cit;
Council of the City of PlyVouth• Minnesotan was held on tne 2nd day of
February . 19 t . ?he following members were present:
MA or Daven22rt,,Couftcm bers Hoyt !!ails. Schneider b Threinen
The following ern were a sent: None
Councilmemaer Neils introduced the following Resolution and moved
Its adoption:
RESOLUTION NO. 81 -89
APPROVING M.P.U.D. CONCEPT PLAN FOR PRUDENTIAL INSURANCE COMPANY FOR "NORTHWEST
BUSINESS CAMPUS"
W iLRLAS, Prudential Insurance Company has- requested approval of a M.P.U.D. Concept
Plan for "Northwest Business Campus" for 30 commercial and industrial lots on
approximately 167 acres located in the northeast quadrant of the intersection of
State Highway 55 and 1 -494; and.
WK RLAS, the Planning Commission has reviewed the proposal at a duly called Public
Informational Meeting and has recommended approval;
UOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the M.P.U.D. Concept Plan for
Northwest Business Campus" for Prudential Insurance Company located in the north -
east quadrant of State Highway 5S and 1 -494 subject to the following conditions:
1. Complidnce with the City Engineer's Memorandum for this project.
Provision for and design of trail and open space per Alternate 1.
3. Review of submitted transportation data by City designated consultant to
include analysis of proposed uses and the guiding in terms of impact upon
area transportation facilities and impact of those facilities upon the
development. Said analysis to be coordinated by the City Engineer and to
include input from the State and County Departments of Transportation.
Consultant costs to be borne by the petitioner. Traffic analysis and
studies to be completed by the preliminary plat stage.
4. Design consideration shall be given to clustering of industrial and
commercial buildings with the intent of providing building and yard areas
toward the public streets, with parking and driving areas to be internally
located and shared where feasible.
5.
6.
7.
Design consideration shall be responsive to pre_..-rvation of natural woodlands
particularly in Areas 6 and G.
Compliance with pr,)visions of Section 6 of the Zoning Ordinance regarding
development in or abutting the General Flood Plain District.
Preparation and submittal of required Environmental Assessment Worksheet
with preliminary plat; completion of required EAW review procedure prior
final ofat.
to
ft
Resolution No. 81 -89 •
Page 2
B. There shall be no loading or outside Storage facilities on the east side of
buildings east of proposed County Road 61 and 26th Avenue North- such activi-
ties on the north and south sides of those buildings shall be substantially
screened from view to the east.
9. The possible mix of commercial uses in Area 0 may be one convenience store,
two Class I restaurants, two Class II restaurants, two banking facilities.
At no time shall there be anymore than one convenience store, or more than
two Class I restaurants, or more than two Class II restaurants, o. more than
two banking facilities in this area (for a total of two banking facilities
on the entire project). The approval for this area is for a combination of
the above uses, totalling five.
10. Provision shalt be made for an internal walkway system to provide for pedes-
trian circulation through individual sites and /or along public streets.
11. Provision shall be made for bus stops throughout the development either
incorporated with public rights -of -way or on private streets.
12. In conjunction with the traffic analyses, specifically address the anticipated
impact upon Xenium Lane in terms of the anticipated traffic generation and
development staging; particular attention to be given to Xenium Lane north
of the project and the need for improvements and timing of such improvements
as the result of the development. -
13. The design and construction of County Road 6o and other public streets within
the development shall be in accordance with the final transportation analysis
condition #3) as approved by the City Council. It is the intent that the
intersection of 26th Avenue with County Road 61 be moved northeast approximately
100 feet further from Highway 55 than shown ca the concept plan.
14. Curb cuts to County Road 61, not to exceed five, shall be allowed in the vici-
nity oetween Xenium Lane and the northern boundary of the plat. Final deter-
mination, will be made with the site plan approvl.•.
15. ModificatiOno for "turning movements" at the intersection of Highway 55 and
County Road 61. which are recommended by the approved transportation analysis
condition #3) shall be required.
16. Direct access to Highway 55 shall be eliminated concurrent with the construc-
tion of the new public street between the existing frontage road with Xenium
Lane.
The motion for the adoption of the foregoing Resolution was duly seconded
by Council er 5chneider . and upon vote being taken thereon, the
folTaw ng voted in favor thereof: Mayor Davenport, Councilmembers Hoyt,
Npils. Schneider S Threinen
efollowing voted against or aostalnea: none
Whereupon the Resolution was declared duly passe a adopted.
CiTI! Or P TMO TH
pursuant to due tall and notice thereota • reaul ar meeting of the City
S Council of the City of Plymouths Minntsota• was -hold on the 4th day of
Hav 19 The following cambers were present :MaayorDavenaort,
oun ilmeinbers ils; Schneider and Threinen
e fol I owl n vac6e rs rert Stn t- Eouncl Imember Hoyt
Me •
s
Councilweiber Neils introduced the following Resolution and moved
Its adoption:
RESOLUTION NO. 81- 281
APPROVING LAND USE GUIDE PLAN AIIENUKENT AND KPUD PRELIMINARY PLAT /PLAY, AND
C01IDi7101AL USE PERMITS AND REGARDING REZONING FOR PRUDENTIAL INSURANLE COMPANY
WR "t;URIWEST BUSiNESS CAMPUS" KPUD NO. 81.1 (80062)
WHERLAS. Prudential Insurance Cony has requested approval of an amendment to
the Land Use Guide Plan for approximately 6 acres in the northwest quarter in
tiie southeast quarter of the northwest uarter of Section 22, changing the classi-
fication from Public /Semi - Public to CL Ilimited business); and,
WHEREAS. the petitioner has requested approval of a preliminary plat. plan,
rrronings. and conditional use permits for an MPUD known as "Northwes'. Business
Campus- consisting of a<<roximately 161 acres in the northeast quadrant of the
intersection of State Highway SS and 1.494; and.
WIILREAS. the Planning Commission has reviewed the proposals at a duly called
public hearing and has recommended approval;
NOW, THEREFORE. BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it shoulJ and btdreby does approve amendments to the City's Land
use Guide Plan changing t`.0 classification of approximately 6 acres in the north-
west corner of said development from Public /Semi- Public to CL ds indicated on plans
dated April, 19al and approving the deletion of LA -4 guided land within the boundar-
ies of this development at the northwest corner substituting that area with Public/
Semi - Public;
SE IT FURTHER RESOLVED that the prelimiaary plat, plan and conditional use permits
for the "Northwest Business Campus@ MPUD are hereby approved per plans dated April,
1981 subject to the following conditions;
1. Compliance with the City Engineer's Memorandum for this project.
2. Final plan to include design of the public trail on that portion of the
corridor above the Hundred Year High Matar Elevation; compliance with City
Park Dedication Policy to be in conjunction with individual site plan approvals
based upon the approved final plans for the development and upon the Park
Dedication Policy in effect at the time of site plan approvals. Alternate
trail design (elevation) will be considered at final plat stage.
3. Design consideration shall be applied it final plan stage and at individual
site plan stage to clustering of indi.•..,ial and commcrcial buildings with the
intent of providing building and yard areas toward the public streets with
parking and driving areas to be internally located and shared where feasible.
r
a
Resolution No. 81 -281
Page 2
4. Design consideration shall berricpi; lip to Preservation
anodflnatural
woodlands
throughout the site and pa
5. Issuance of conditional use permit per Section 6 of the Zoning Ordinance regarding
development in or abutting the General Flood Plain District shall be a functionofapprovalbytheDepartmentofNaturalResourcesasverifiedbytheCityEngineer.
6. Completion of required EAY review prior to final plat and prior to commencement
of site grading.
7. Minimum building setback requirements from front property lines may be reducedtonolessthan35feetinthosecaseswhereSiteshavebeendesignedtoprovide
for internal parking and circulation with yard areas toward the street.
8. Building height greater than the ordinance Maximum shall be allowed per theadditionalheightprovisionsofSection10oftheZoningOrdinanceprovided
all applicable ordinance requirements including minimum parking standards are
met; exceptions to this provision shall be in the following areas: Areas B, C.
E and F where the maxiwq building height shall be no greater than six (6)
stories and in Area 1 maxim height of structures on Lots 3, 4, and 5 of Block
3 shall be no greater than 35 feet.
9. There shall be no loading or outside storage facilities on the east side of the
buildings on Lots 3. 4. and S• block 3 east of proposed County Road 61 and
north of 2Eth Avenue North; such WIV rtes on the north and south sides of
those buildings shall be substantially screened from view to the east.
e
10. There shall be no outside trash disposal facilities except in specific areas
appropriately screened as approved by the City in conjunction with site plan
approvals. Restrictive covenants to be filed with the final plat shall address
this pr(-. +lion for trash disposal facilities.
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7
11. Final plan shall include a master walkway system to provide for pedestrian
circulation to individual sites and/or along public streets; said master plan
to apply to individual site plan approvals.
U. Provision shall be made for bus drop off /pick up facilities throughout the
development. either incorporated with public rights -of -way or on private drives.
13. The design and construction of County Road 61 and other public streets within
the development shall be in accordance with the final transportation study
approved by the City Council at the tip of final plat approval. Xenium Lane
should be installed to the appropriate urban section with Phase I of the
development to Ccouncty Road 9; 30th Avenue Borth should be cul -de -sated and not
intersect with Councty Road 61.
14. Curb cuts onto County Road 610 not to exceed S. shall be allowed in the vicinity
between 26th Avenue North and the north boundary of the plat. Final determination
of location of those curb cuts as well as curb cuts throughout the development
will be grade with site plan approvals. Joint site access throughout the
development is encouraged.
15. Direct access to Highway SS whall be eliminated concurrent with the construction
of the new public streets adjacent to proposed Block 7.
r
F` •.
Resolution No. 81 -281
Paqe 3
16. final plans and plat Shall be in accordance with Section 9 of the toning
Ordinance relative to planned unit devllOFments and shall include proposed
restrictive covenants relative to such matters as signage. trash disposal
facilities. outside Storage andAMI.11kli Building setback requirements for
proposed tot S. Block 3 re tive.to the "south exposure shall be a minimum
SO feet considering that the use 0t the residential property across 26thAvenueNorth1sachurchWhichISAUStitutionalincharacteranddoesnot
include any residential 4411111gS.'
side of11, Final plat to include ultimate lsposlti0n byrMa snof public dedicationH
dedication
or incorporation with adjacent sites
11+. All areas within the developMent Shall be included in the final plat wither
in the fors of rights-of-ways platted lots, or outlots.
19. The proposed structure is Area A on Block 1. lot 6 (the area reguided) shall
have direct street access unless by'legal covenant approved by the City no
future subdivision of the parcel Will be made•
20. Requirinq the developer to submit petitions for the iVrovement of streetsandroadsnotincludedinPhaseideveloprantandproperlyaddresstheseconditionsinthedeveloPrentcontractsothatshouldtheCitydetermine
construction of these Streets must proceed on an accelerated schedule
relative to the developer's plans* such action my be commenced by the
City.
The Motion for the adoption of the foregoing Resolution was duly seconded
by 'elm a and upon vote being taken thereon, the
following voted in favor thereof: DayeapQr!. [euncilmeRbers Hails.
ceMs1dar and ThrAln n `
The o ow n9 voted against Or abstained: none
Whereupon the Resolution was declared duly-Passed41uly-Passed and a opts .
Aw
44
0
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the
City Council of the City of Plymouth, Minnesota, was held on the _'.st day
of may , 19_0 The following members were present:
Mayor Schneider Councilmembers Vasiliou, Ricker, Zitur_ and SiEk
The following members were absent: wane
Councilmember Vasiliou introduced the following Resolution and
moved its adoption:
RESOLUTION 89- 235
APPROVING AMENDED MPUD PRELIMINARY PLAN /PLAT AND CONDITIONAL USE PERMIT FOR
PRUDENTIAL INSURANCE COMPANY OF AMERICA FOR AREA "D" OF THE NORTHWEST BUSINESS
CAMPUS (88133)
WHEREAS, Prudential Insurance Company of America has re uested approval of an
Amended Mixed Planned Unit Development Preliminary Plan and Conditional
Use Permit located at the southwest quadrant of Annapolis Circle and Campus
Drive; 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 jt hereby does approve the request for an Amended
MPUD Preliminary Plan /Plat and Conditional Use Permit for Prudential Insurance
Company of America for Area D of the Northwest Business Campus located at the
southwest quadraiit of Annapolis Circle and Campus Drive, 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 No. 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.
5. Nc signage is approved by this resolution. A detailed master sign plan
shall be submitted with the Final Site Plan.
see next page)
r] 0
Resolution No. 89 -235
Page Two
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 waste storage
structures, and no outside storage is permitted.
9. An 8 -1/2 x 11 inch "As Built' Fire Protection Plan shall be submitted
prior to the release or reduction of any site improvement bonds per City
Policy.
10. No Building Permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
11. Compliance with the conditions of Resolution 81 -281 and Resolution 85 -1 -A
that continue to apply.
12. Uses of "Area D" shall be limited to one convenience store (including
gasoline dispensing); uses as "permitted" in the B -3 zone; and uses
allowed as "Conditional" with a Conditional Use Permit, in the B -3 zone
subject to specific approval of each Conditional Use Permit. "Area G ", at
the northwest corner of Northwest Boulevard and Xenium Lane, shall be
limited to office /showroom use in place of the gasoline service station
previously approved.
The motion for adoption of the foregoing Resolution was duly seconded
by Councilmember zitur , and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider, Councilmemb.era _
va,,. Jiou Ricker, zitur and Sisk
The following voted against or abstained Non
Whereupon the Resolution was declared duly passed and adopted.
so
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S.73.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 7, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90023
PETITIONER: Mutual Investment Properties
REQUEST: AMENDED CONDITIONAL USE PERMIT AND SITE PLAN FOR ENLARGED
OUTSIDE STORAGE AT "MINN -WELL SUPPLY COMPANY"
LOCATION: 15400 28th Avenue North
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I -1 (Planned Industrial)
BACKGROUND:
On November 2, 1987 the City Council, by Resolution 87 -722, approved a Site
Plan and Conditional Use Permit to construct an 18,825 square foot
office /warehouse facility and to allow outside storage of palletized
materials.
The applicant proposes expansion of their outside storage area by 3,150 square
feet. The asphalt would be extended east and north at the northeast corner of
the existing site and the eight foot wooden fence would be extended 30 feet
easterly to accommodate the enlarged pipe storage area.
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. Section 8, Subdivision B, Paragraph 2(a) of the zoning ordinance provides
for outside storage within the I -1 district with the Conditional Use
Permit. Additional requirements with regard to outdoor storage are found
in Section 10, Subdivision C, Paragraph 4, where the Zoning Ordinance
states that all outside storage shall be located or screened with an
adequate buffer so as not to be visible from any classes of residence
district, adjoining property, or public street.
3. All Conditional Use Permits are reviewed for compliance and consistency
with six specific criteria contained in the Zoning Ordinance. A copy of
those criteria is attached to the Staff Report. The applicant, in his
communication received by the City of Plymouth April 5, 1990, addresses
arguments on behalf of this storage enlargement proposal, and compliance
Page Two
File 90023
with the Standards for Conditional Use Permit.
4. A sizeable storm water drainage area exists in the northeast corner of the
existing site. This storm water drainage area is covered by an easement
to the City of Plymouth. The proposed outdoor storage enlargement does
not encroach upon the existing storm water drainage area.
PLANNING STAFF COMMENTS:
1. We find the proposed expansion of outdoor storage should be consistent
with the purposes and intent of the Plymouth Zoning Ordinance with regard
to the I -1 district. The proposed screening from adjoining properties and
the public street is consistent with the requirements of the Zoning
Ordinance.
2. We find the proposed Amendment to the Conditional Use Permit to be
consistent with the criteria found in the Zoning Ordinance for Conditional
Use Permits.
3. We find the proposed Site Plan Amendment to be consistent with the
applicable policy standards and ordinances of the City of Plymouth
regarding site design in the I -1 zoning district.
RECOMMENDATION:
Hereby recommend approval of the Amended Site Plan and Conditional use Permit
for Minn -Well Supply Company subject to the standard conditions for such
approvals.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution approving Amended Site Plan and Conditional Use Permit
2. Engineers Memo
3. Condition Use Permit Criteria
4. Applicant's Narrative
5. Resolution 87 -722 approving the original Site Plan and Conditional Use
Permit
6. Location Map
7. Large Plans
pl /cd/90023:11)
APPROVING AMENDED CONDITIONAL USE PERMIT AND SITE PLAN FOR MUTUAL INVESTMENT
PROPERTIES FOR ENLARGED OUTSIDE STORAGE AT "MINN -WELL SUPPLY COMPANY (90023)
WHEREAS, Mutual Investment Properties has requested approval for an Amended
Conditional Use Permit and Site Plan for enlarged outside storage (3,150
square feet) at Minn -Well Supply Company for property located 15400 28th
Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
Mutual Investment Properties has requested approval for an Amended Conditional
Use Permit and Site Plan for enlarged outside storage at Minn -Well Supply
Company for property located 15400 28th Avenue 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.
3. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
4. Compliance with the Ordinance regarding the location of fire lanes.
5. 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.
6. Compliance with applicable conditions of Resolution 87 -722 approving the
initial Site Plan and Conditional Use Permit.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: June 6, 1990
FILE NO.: 90023
PETITIONER: Mr. Tim O'Conner, Mutual Investment Properties, 15400 -28th Avenue
North, Suite 2, Plymouth, MN 55447
SITE PLAN: PALLETIZED PIPE STORAGE AREA - MUTUAL INVESTMENT COMPANY
LOCATION: North of 28th Avenue, east of Vicksburg Lane in the southwest 1/4 of
Section 21.
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.
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: These are in addition to the
assessments shown in No. 1 and No. 2.
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.
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.)
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-
UTILITIES AND TRAFFIC:
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
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: An
additional catchbasin shall be constructed over the existing storm
sewer Rine that crosses through the proQosed palletized pine storagg
area to accept the storm water from the storage area.
N/A Yes No
14. X Necessary fire hydrants provided -
15. X
16. X _
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
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. B -612 concrete curb will be required around
the pelletized storage area to control drainage.
23. _ X _ Complies with parking lot standards -
The City will require that all traveled areas within the parking
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard City design with six inches of Class 5 100% crushed
limestone and three inches of 2341 wear or five and one -half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 100% crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements.
STANDARDS:
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right -of -way. All connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As- Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. Note Items 12. 13, 22, 26, 27A. 27B,
27C, and 27D.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. A detail of the catchbasin structure shall be noted on the Site Plan.
B. The B -612 curb and gutter detail shall be shown on the Site Plan.
C. The Site Plan shall note at a minimum spot elevations for the proposed
palletized storage area.
D. No encroachment into the ponding easement area will be allowed. It appears
that a retaining wall will be necessary to avoid the necessary ponding area.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
IRM SECTICK 9, St I MCK A
i' • I 16 . a ' • k, n Lexe •,0 1 «.
2• Pte. Before any Conditional Use Permit may be granted, the
application therefore, shall be referred to the Planning Cogmission forpurposesofevaluationagainstthestarx9ardsofthissection, public
Hearing, and development of a recam- erydation to the City Council, which
shall make the final determination as to approval or denial.
a. The Planning Catmission shall review the application and consider its
conformance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenanoe or operation of the conditional
use will pramte and enhance the general public welfare and will
Mt 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 thepurposesalreadyPermitted, nor substantially diminish and
n air property values within the neighborhood.
4) The establishment of the conditional use will not impede the
normal and orderly development and imprav%a2nent of surroundingpropertyforusespermittedinthedistrict.
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.
formss :o >pl /cup.stnd /s) 10/89
APR 5 ig90
OF 10UCITYC
COM1dL!`4iTY DEVELOPMENT DEPT.
5. BRIEF DESCRIPTION OF REQUEST:
To address the six standards that the Planning Commission uses in
reviewing Conditional Use Permits, we offer the following
concerning our proposed expansion to the fenced storage area at our
warehouse:
A. To our knowledge; this request is in full compliance the
Comprehensive Plan.
B. Establishing this area will promote public welfare by
increasing the efficiency with which truck traffic to our
warehouse is handled. No danger to the public health, safety,
morals or comfort will result from this expansion.
C. We will have the entire area used as expanded storage fenced
in a similar manner to that of the existing storage area.
This storage area will not be visible from the roadway and
will not infringe on the use of any of the neighboring
property. Property values will not be detrimentally affected
by the enclosure of this area.
D. This area will in no way impede the development or improvement
of any of the surrounding property.
E. This additional storage area will allow for increased
efficiency in the handling of truck traffic. If this expanded
storage were to have any effect on traffic, it would be as an
asset in the orderly flow to and from our facility.
F. Our intended use for this area will conform to all applicable
regulations of the district.
CITY OF PLYMOUTH
40
Pursuant to due call and notice thereof, a regular meetinq of the City Council of the
City of Plymouth, Minnesota, was held on the 2nd day of November , 1987. The
following members were present: Mayor Schne eftr_,_ ouncIImembers Vases, Zitur,
Crain and Sisk The-
following members were absent: None
r• or rrr
Councilmember Crain introduced the followinq Resolution and moved Its
adoption.
RESOLUTION NO. 87 -72J
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR JOHN STENCEL, MUTUAL_ INVFSTMFNT
PROPERTIES (87103)
WHEREAS, John Stencel, Mutual Investment Properties, has requested approval of a Site
Plan and Conditional Use Permit to construct an 18,825 sq. fL. office /warehouse
facility; and, to allow outside storage of palletized materials on the site northeast
of 28th Avenue North and Ranchview Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called Puhllc
Hearing and recommends approval;
NOW, THEREFORF, BE 11 HERFBY RESOLVED BY THE CITY Cm)UNCII OF THE CITY Of PLYMOUTH,
MINNESOTA, that It should .,nd hereby does approve the request for John Stencel, Mutual
Investment Properties, for a Site Plan and Conditional Use Permit to construct an
18,825 sq. ft. office /warehouse facility; and, to allow outside storage of palletized
materials on the site northeast of 28th Avenue North and Ranehvle.w lane, subject to the
following conditions:
1. Compliance with City Engineer's Memorandum.
2. Payment of park dedication fees-in-lieu of dedication In accordance wltfr the
Dedication Policy in effect at the time of Building Permit Issuance.
3. Compliance with Policy Resolution No. 79 -80 regardinq minlrmxmm 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.
5. Any signage shall be In compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and approv-
als per Ordinance provisions.
7. All waste and waste containers shall be stored within the enclosure.
8. An 8 112 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.
PLEASE SEE PACE TWO
A.
Page two
Resolution No. 87 -722
9. The permit is subject to all applicable codes, requlations and Ordinances, and
violation thereof shall he grounds for revocation.
10. The permit is issued to the Mutual Investment Properties as operator of the
facility and shall not be transferable.
11. The site shall be maintained in a sanitary manner.
12. The permit shall be reviewed in one year to assure compliance with the conditions.
13. All parklnq sh,,tl he off- street In designated areas which comply with the 7onlnq
Ordinance.
14. The rooftop equipment shall be visually screened with a wooden fence to he painted
to match the building, per Ordinance, to effectively buffer notse so that It is
not transmitted beyond the boundaries of the property so to be perceptible In the
abutting residential district.
15. The building exterior shall be painted a natural earth tone and flnlshed
consistent with nearby buildings.
16. The fence to be erected around the outside storage area shall be e board -on -board
fence with upright posts that a minimum 4 Inches by 6 inches cedar; and, it shall
be placed at an elevation of 984 to provide adequate screeninq for the west side
of the site.
17. The developer shall mdtntain a 25 ft. area around the Nigh Water IIeVdtlon on the
northeast corner of the site in its natural state to provide additional screeninq
from the east and northeast; and, the silt fence shall be no closer than 25 feet
to the Nigh Water Flevation.
18. All the fencing that is Indicated on the plans shall be board -on -board and the
upright vertical posts shall be a minimum 4 inches by 6 Inches cedar.
The motion for adoptlon of the foregoing Resolution was duly seconded by
Councilmember Sisk , and upon vote being taken thereon, the followin q
voted In favor thereof: Mayor 931neiderp Councilmembers Zitur, Crain and Sisk
The followinq
voted against or a sta ne d: Councilmember Vasillou ------Whereupon the
Resolution was declared duly passed and adopted.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 1, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90024
PETITIONER: Robert Larsen Partners
REQUEST: PRELIMINARY PLAT /GENERAL DEVELOPMENT PLAN AND VARIANCE TO
ALLOW MORE THAN ONE PRINCIPAL STRUCTURE ON A LOT.
LOCATION: Southeast quadrant of Highway 55 and Cottonwood Lane
GUIDE PLAN CLASS: CR2 (Retail Shopping)
ZONING: B -2 (Shopping Center Business)
BACKGROUND:
In 1982 a Grading Permit was issued to allow the surcharge filling of the
easterly portion of this site. In 1983 a second Grading Permit was issued for
additional grading and filling on the eastern portion of the site.
In August'1988 the Prime Development Corporation applied for a Preliminary
Plat and General Development Plan for this site for redevelopment, much in the
same manner as here proposed. A Planning Commission Hearing was held on
August 10, 1988, resulting in action to defer consideration of the Prime
application for design modifications to reflect existing zoning of the site,
and consistency with the then existing Thoroughfare Guide Plan for this area.
No further submissions or actions were taken regarding that application.
The applicant proposes Preliminary Plat and General Development Plan for this
site of 18.7 acres that will result in two lots and one outlot, and a General
Development plan for an 8,127 square foot addition to the existing 33,440
square foot shopping center and 27,010 square feet of new construction in
three structures. The variance is to permit the location of a second
structure on proposed lot one block one. This structure would be in addition
to the existing shopping center.
Notice of this Public Hearing has been published in the official city
newspaper and all property owners with in 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. Section 500 of the Plymouth City Code provides the standards of design and
submission requirements for platting within the City of Plymouth. These
are the standards upon which the Planning Commission must review a
Page Two
File 90024
preliminary plat such as proposed. Review based on these standards, in
addition to issues of consequence that arise at the required public
hearing, forms the basis for the recommendation the Planning Commission
makes to the City Council with regard to preliminary plats.
2. Section 11 Subdivision A Paragraph 1 of the Plymouth Zoning Ordinance
requires that any platting application in other than the three lower
density residential zones must be accompanied by a General Development
Plan. The General Development Plan is intended to be a conceptual
rendering of the proposed use of the property, and is not required to show
the fine detail of a Site Plan. Such a detailed Site Plan would normally
follow the approval of General Development Plan by a separate application
process.
3. The applicant proposes to redevelop a parcel of approximately 18 acres.
The parcel currently contains a neighborhood shopping center of 33,440
square feet; a former car wash facility (now razed of 4,200 square feet;
and, an excavation fill of approximately 15 feet in elevation covering
approximately 100,000 square feet.
The applicant proposes to plat the subject parcel into lots of 14.65 acres
Lot 1, Block 1); 1.12 acres (Lot 2, Block 1) and .5 acres (Outlot A).
Lot 1 would contain the existing shopping center with an expansion of
8,127 square feet on the west end, and additional retail facilities in a
building of 19,500 square feet. Development would concentrate on the
northern three quarters of the site, leaving the southern one fourth of
the site for storm water drainage, as required by the Plymouth Storm Water
Drainage Plan.
4. The applicant requests a variance from the Zoning Ordinance, Section 10,
Subdivision C, Paragraph 9 to allow a second principal building on one
lot. The petitioner bases his petition for variance on issues of hardship
and unique site conditions that relate to the existing eight inch sanitary
sewer that bisects the property north to south. Petitioner proposes the
center to still function under single ownership and be a single parcel of
property.
5. A major issue that impacted the design for this area over the past several
years has been compliance with the design features of the Transportation
Plan with respect to new thoroughfares that would impact the site.
Since the last consideration of an application on this site in 1988 the
Thoroughfare Guide Plan portion of the Plymouth Transportation Plan has
been amended based on extensive studies of land use and related factors on
a city wide basis. The amended Transportation Plan for the City of
Plymouth, including an Amended Thoroughfare Guide Plan, was adopted by the
City Council on December 18, 1989. While this plan still remains subject
to concurrence by the Metropolitan Council, it is the current Planning
Guide that must be applied in review of development proposals such as
this.
Page Three
File 90024
The Thoroughfare Guide Plan recommendations for this now provide for a
continuous North Service Drive to State Highway 55, from County road 73 to
Goldenrod Lane, and an extension of Goldenrod Lane southerly to intersect
with an extended Sixth Avenue North. This forms the thoroughfare loop
required to accommodate the travel desires in this quadrant of the
community. Neither the extension of West Medicine Lake Drive southerly
adjacent to this site, or the extension of Sixth Avenue North easterly
across the south portion of this site are features of the current
Thoroughfare Guide Plan. The preliminary plat proposed provides street
right -of -way and General Development Plan design for this area that is
responsive to the current Thoroughfare Guide Plan.
6. The provisions of the Subdivision Ordinance found in Section 500.15,
Subdivision 5, with respect to the conservation and preservation of the
natural environment contains no distinction between residential and
commercial plats. The site of this plat and the General Development Plan
particularly the undeveloped south half) presents a variety of existing
natural features including mature stands of trees and wetland areas. The
issue to be addressed here is not whether such features preclude a project
such as proposed, but rather to emphasize to the developer that any future
Site Plan, involving greater detail, should address this issue of
conservation of existing natural features with the design goal to
incorporate these features for the maximum extent possible in the design.
7. The grading plan submitted in support of the preliminary plat provides for
work within the DNR protected wet land 699 -N as well as federally
regulated wetlands and storm water retention areas of the City of
Plymouth. While the extent of that encroachment is not extensive, that
DNR and Corps of Engineer's permits will be necessary prior to execution
of the grading plan as proposed.
PLANNING STAFF COMMENTS:
1. The proposed preliminary plat and General Development Plan are responsive
to the elements of the Plymouth Comprehensive Plan, particularly the Land
Use Guide Plan and the Transportation Plan. The proposed street right -of-
way dedication will result in the proper execution of the Thoroughfare
Guide Plan recommendations for this area of the community.
2. The grading plan element of the Preliminary Plat submission proposes
cut /fill activity that would encroach on State and Federal regulated
wetlands along the south and east peripheries of the developed portion of
the site. We find that encroachment with respect to the need to align the
Thoroughfare Guide Plan recommended public street intersection with County
Road 73 as far south as possible is in the public interest. The grading
proposed to accommodate the public street construction should be minimized
by sloping methods that will eliminate the need for the 8:1 slopes that
are now proposed by the Grading Plan. Use of sheet pile or other
retaining wall methods will permit the reduction of encroachment on the
wetland in this portion of the site substantially.
Page Four
File 90024
3. Additional encroachment in State and /or Federally regulated wetlands is
proposed near the center of the site that will enable enlargement of the
developable area of the site. The permit for this encroachment is not the
same as that proposed for the southeast corner of the site. We therefore
find this encroachment to be inconsistent with the design standard of
Section 500.15 of the City Code with respect to "conservation and
preservation of natural environment." We recommend that the Preliminary
Plat (Grading Plan) and General Development Plan be amended to restrict
site grading not related to the public street corridor to areas outside of
wetland areas as established by State or Federal regulatory agencies.
RECOMMENDATION:
I hereby recommend approval of the General Development Plan and Preliminary
Plat for "Plaza 55" based on the design related condition noted above and
those conditions g erally included ry this type of development action.
Submitted by:
ar 6-s E. DiTTerud, Community Development Coordinator
Attachments:
1. Resolution Approving Preliminary Plat and General Development Plan
2. Engineer's Memo
3. Petitioner's Narrative of April 6, 1990
4. Planning Commission Minutes of August 10, 1988
5. Location Map
6. Large Plans
pl /cd /90024:jw)
APPROVING PRELIMINARY PLAT AND GENERAL DEVELOPMENT PLAN FOR ROBERT LARSEN
PARTNERS FOR "PLAZA 55 SHOPPING CENTER" (90024)
WHEREAS, Robert Larsen Partners has requested approval for a Preliminary Plat
and General Development Plan for Plaza 55 Shopping Center, a plat for 2 lots
and 1 outlot on 18.7 acres and a General Development Plan for an 8,127 square
foot addition to the existing 33,440 square foot shopping center and 27,010
square feet of new construction in three structures located at the southeast
quadrant of Highway 55 and Cottonwood Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request by Robert Larsen
Partners for a Preliminary Plat and General Development Plan for Plaza 55
Shopping Center for a plat for 2 lots and 1 outlot on 18.7 acres and a General
Development Plan for an 8,127 square foot addition to the existing 33,440
square foot shopping center and 27,010 square feet of new construction in
three structures located at the southeast quadrant of Highway 55 and
Cottonwood Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat.
4. 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.
5. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
6. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
7. Final Plat design documents shall demonstrate measures to minimize
wetland encroachment related to construction of the Highway 555 SoutF
Service Drive intersection with County Road 73.
8. The Final Plat and Site Plan(s) shall demonstrate elimination of all
encroachment on State or Federal wetlands not related to public street
construction consistent with #7 above.
9. The initial Site Plan shall demonstrate efforts to retain existing
forestry resources on site including compliance with City Council
Resolution 89 -439 regarding preservation of trees.
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
ASSESSMENT RECORDS:
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
June 6, 1990
90024
Mr. Kelly Doran, Robert Larson Partners, 732 Avenue South, #281,
Minneapolis, MN 55402
PLAZA 55
South of State Highway 55, east of Cottonwood Lane in the
northeast 1/4 of Section 35
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.
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. These are in addition to the
assessments shown in No. 1 and No. 2.
4. Area assessments: None.
5. Other additional assessments estimated: The developer will be
responsible for one -half the cost of constructing the new frontage
road abutting their property.
N/A Yes No
6. _ _ X Complies with standard utility /drainage easements -
The City will require utility and drainage easements ten feet (10')
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines.
I.
0
N/A Yes No
7. _ _ X All standard utility easements required for construction are provided
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans. A 20 foot drainage
M
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 drainage plan. Drainage easement for ponding _purpose s
J!I 11 111 711 1
9. X All existing unnecessary easements and rights -of -way have been
vacated
It will be necessary to vacate the obsolete easements /right -of -way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated. A_portion of the old frontage road
right -of -way may be vacated after the new frontage road is
constructed in the future, along with County Road 73,
10. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. _ _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR X Bassett Creek
X MnDOT Minnehaha Creek
X Hennepin County Elm Creek
MPCA Shingle Creek
State Health Department X Army Corps of Engineers
Other
The developer must comply the conditions within any permit.
TRANSPORTATION:
N/A Yes No
12. X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
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 As shown on the
Preliminary Plan,
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 -
0
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. 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 the frontage road
and County Road 73 and waive their rights to an assessment hearing
for the project that will be assessed in the future.
19. _ _ X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
The minimum basement elevations for the building adjacent to Pond BC
P32 shall be 897.30 and two feet above the 100 year high water
elevation for the o nd purposed to be constructed south of the
existing building.
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 -
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right -of -way. All water connections shall be via
wet tan.
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
Shall comply with all agency perms mits.
24. A. Until the new frontage road and County Road 73 are constructed, the existing
access to Highway 55 will remain open to traffic with the following conditions:
o Existing driveway access opposite West Medicine Lake Drive to the frontage
road shall be closed.
o Existing right in /right out access point east of West Medicine Lake Drive
from the frontage road to Highway 55 shall be closed.
o Temporary accesses may be provided at the west side of the property from
the existing frontage road and from proposed Lot 2 to the existing
frontage road via a temporary paved drive.
B. Before any occupancy of the proposed building the frontage road shall be
reconstructed from Cottonwood Lane to the west line of Lot 2.
C. All slopes greater than 3 to 1 along proposed County Road 73 shall be either
engineered slopes or retaining walls.
D. Storm sewer calculations, along with pond calculations, shall be submitted with
the final grading plan.
E. Profile sheets shall be provided for the intersection of the new frontage road
and Cottonwood Lane along with the construction details of retaining walls if
necessary. The maximum grade for a local street is 7% with a 3% maximum
intersection grade to provide a "landing."
5 -
F. Comments on the site utilities and paving will be made when a Site Plan
application is submitted.
Submitted by: `'u LC1,-Qd1Z*t4^,-
Daniel L. Faulkner, P.E.
City Engineer
The
Robert
Larsen
Partners
April 6, 1990
Mr. Chuck Dillerud
City of Plymouth
3400 Plymouth Blvd.
Plymouth, Minnesota 55447
RE: Proposed Plaza 55 Project
Dear Chuck:
ao ar
APB 8
CITYcommuNiTf Df ct0P1 EW DEPT.
Enclosed herewith is an application for a preliminary plat, variance and
for the above project submitted under the
City's General Development Plan process.
After our many discussions, we are attempting to conform to the City of
Plymouth's Thoroughfare Guide Plan as recently modified.
Our proposal calls for the platting of this project into three lots. The
largest lot would be comprised of a 61,067 square foot shopping center.
This part of the project would require a variance to allow two buildings on
one lot. We feel that this variance should be granted due to the hardship
that exists because of the existing sanitary sewer that bisects the
property between the existing and proposed building. We will also agree to
provide the City with an easement for this utility, as currently one does
not exist.
The two smaller lots would be utilized for a convenience store /gas station
and a fast food restaurant.
The fast food parcel would ultimately comprise part of our property and
part of the residual land left after the acquisition of the expanded right -
of -way for County Road 73. The final plat for this part of the property
will occur after the right -of -way has been acquired and the residual
transferred to us.
We have submitted conditional use applications for the type of uses that
are contemplated on both of the smaller parcels.
Our development plan calls for the complete remodeling of the existing
building, the construction of the addition and the construction of the
convenience store to happen simultaneously in one phase. The fast food
parcel would be developed shortly thereafter, upon the delivery of the land
and obtaining City approvals.
730 Sc(-ond Avii tic Sc iit1; S:fitt ZS1 - Mir7.r olis, Mir te ota 3 40?
iE,12) 3. - % -0 ?t F(zc 612 -3'1 -0634
Mr. Chuck Dillerud
City of Plymouth
April 6, 1990
Page 2
We feel strongly that this project will turn what is now an eyesore into
what will appear to be a brand new center with a new storefront, parking
lot, landscaping, roof, etc.
Chuck, we look forward to working with you to hopefully finally make this
project a reality.
As always, if you have any questions or require any additional information,
please don't hesitate to give me a call.
Sincerely.,
Kelly J.
Partner
KJD:kjg
CC: Bruce Malkerson
0 0
1'I.+nnlnq (un+InJ ,Mutt llinult
k+ttltt!t ti), 1;'414
I1lscussion en•;t+rt1 retl-rdiml %pvclfle directlan for Ihe• Si le•
I'lon. Comni%%ioltvr 701.1 it) ted that Site Plan suhmilt.I
would occur wl l,hirt out• vear, suhjec•t to this appro- ,il , and
wotlld need to comply wlth .ill Ordinance standards.
Cortml - SFoner Marofsky stated that he seconded the MoLhm
hosed on wh.t he berlleves to he a redsondble alternative.
The Sohjv%-L property coed( tleve -lop with six single fami Iv
homes that. "Heil( .i t su need ac oe %s to Bass Lake Road; how -
ever. tills m.v not t r the• t lghest iml 1)esl use for the
Itre +lterty. Sirynalliatlon of Ili(, Dt-erwood Lana• /Co Ity Road i0
intrrr.rrl.lon would benePll those residet ts 11 nd ell+ Oucf'-
wood Lane and wot+ld provide then safety fact. Ileedt.d, lilt,
retltildimi elerle•rate•s the "arr'ants ford nee• d sIgnaI il.+tion
of Counl. Rte.tl In it thici location.
C,irrvni•.Sionrr !_vi I eml h-t•,i vvd that ht- ould oppo•.e -Inv Si to _
lel.n+ l rulx .Il, Mule,,. Ire• i'. aSsured f gtmlity Con,.trtx•t.iurt
and archile•t-ture 111.11 would h CompaIIhI NIIh
ttrround 1 nrl
Vice Chair•mon lelufk.e st,tt(Id a "oulcl speak ay.+in,t the
i•1t+tton. lhi i•, .1 nun -r.onf minq use, dnd even thnotllt it.
het•n lee p l .rt- on rr -i ml per lod tit' time, .loci i s "oA
guided CN. it i s st F I I +appropridterly pl.it -ed. Tr.ff is
tteiter-Ition .nri slgn.i) iz- Inn shnctld not dictate• 1011d u`•r•.
The City must plate for oad connections and lnturser.tinns,
however, ne" clevr.lupme• should not exaverbdte• the problem.
comm I%sitiner Tierne agreed. She mated LhaI Ill is .+
Itpecul Jer spot" f comme'rc1.11 development alld Site ho'.
roncern dhout the Jly pleking up the 75% of the rust for
SignaIi ;FA Ilot, whe• a telnt ively few people will benefit from
it.
MOT1011 hN Co ts5ioner Marofsky, seconded by Cormni oner
wire to ,rr+ette the M.iio Modem, addinq Condition rJc . rt. The
dt- \eloper wi 11 p.i for the cost of the signals at Di.c•rwood
I..lne .lnd County RuJd 10.
lto,ll i'.111 Votc• on Amendment. 5 Ayes. MOTION C- irrit-d
Itoil Coll Vote nn i.1.11r Motion as onre .imf-rided. t 1yer..
Vice Chairmm Plt,fka and Cornmisr,ioner Tlerney, Flay.
Vice Chairm -in Plufka iret.roduc•ed the request and noted that
It *as the con%vnsu s of City staff did the pt•t i t inner le+
reque t the. Commission to recommend deferral for rerte•,Jr1n -;
discussed; however, the petitioner will answer (lue5tiur+; and
the Publlr lle-irinq Itiput will he part of the revord.
1 P.
MOTION 10 Att W
VOTi - AK'N)N-NT
MOTION CARR IE0
VOTI - MAIN MOTION
MOTION CARRIED
Pil I Mil_ OF_VELOPMI:N 1'
Pit( L.IMiNARY PLAT
GFNF:RAL DF.VLLOl'MF_NF
PLAN AN) VARIANCE
88057)
llacte 19;
i l.lnrlin(l Commri s'tfoli himjle.
Auw,st 10, 19,44
Vice Ch.+ir•man 111 Ifk.+ rr.yuested thaI Cuur'dindlOr 0111"I'(1d
provide• -lit mvv 'ew of the AugusL 4, 1988 st•+fl ret nrt.
Courdir(•ito1- 1)t1':rrud showed graphics of L e• (•0 •.t11111
conditions on t • !ii ttr and expldlned that the de(•f sf(n t,)
request deferra i for this appl ic.it ion was made dur i n(1 ' +t a f t
review which dt-tccted a flaw in the application -v' pro-
posed. The flaw %a s of such consequence to not .tlluw the
appllc..it tun to proceed. He pointed out. the Ionin(1 District
hocu dar y charges accompli shed lit 1984 that noo 1 mp.(e t the
situ .irr.iri(it -moot As propo%vd. Ile noted th..tt t11v i -1 t-•1 w••.
under single owners,hfl•.
Coordinator Dillerod noted the two alterndtive': to yo for-
ward with this de•velopmt-lit plan; the applicant may petition
to re(polde and reiont- the property; or, the structure Mould
he re- orientf-d on Live %itv to be within the .tpl r(t ri.t.t
7onitiq dislriet.
Vice Chairman P1tjfk.t inquired how much of thcr property 11,
the south, in Lhe R -lA loninq District., would he huildablk.?
CoordinaLor Di I lerml staled there could be l i tt i e if alv
thin( built w111%out a great amount Of fill. Vie•e C 1•tirm.m
Plufka inquired if this would he protected wetl•tnd" Co-
ordinator f)iltcrud slated perm)ts would he required anti the
ir(,A is part of the City Storm Water Draindtle hl.in.
1'0101110 dnd c. +par,it.y wort- discussed. Public Works 01r ^ctor
Fred Moores explained Lilt, acre feet of stordge reyuire(t; and
that much of Lhe pond i s on property riot assoclated with
this tlevelopmc•nt proposal.
Vice Chdirm +n f'lufk.+ introduced Ron Erickson, KKE Archi-
tects, and Grey Frank, Mecomhs, frank, Roos & Associates.
Mr. Hon Erickson st.ited he has worked closely with staff
re(lardinq the road configuration for this area, b.+sed on the
report submitted by Strgar- Roscoe. The• ponding area would
not tie developed it, my case and would be encumbered wit(
drainage easements. initially, they were nGt aware of the
zoninq boundary error. The Site Plan would require only a
minor modification to enahIe them to yo forw.jr(l with
j(,- ltgtment. plans. He rioted lhdt they conctirred with staff
re(t•irdinq the fcquest to (fefer for redesi(irt.
Commissioner Marofskv stated concern that the pr'opnscd
right -of -way for road construction comes from the' residen-
t1dl lots.
Mr. Erickson stated that Lheir plan reflects . +rcess and
roadways d i rec Lett by the C 1 ty and the SLrgar- Ruseoe report
I1.1gr• l: S
ill .1nr liq Comoi11s,iure (tincrte,,
Auclust 10, 195!4
Commissioner tl.ir•of'sky inge ired
Inq half Lit(! r in1.t - of -wad for
the residential property.
If this wuuId wk Ic111.11.. t.ck -
West Medlctnc• I.okv liu..l 11.1)111
CoordirldLor 011Ierud and Publ le Works Olrecl.or Moore- st.itr.l
this would be the case.
Commissioner Tierney Inciclire•d If the petlLione•r f'inclt, it
more satisfactory to move the proposed facility, nether th.,•i
p or! li,t.ionInq fur a re3iunincl.
Mr. Ron Fric.kson stated thdt revising the Site Phil wnuld I,
best, dS It Is a very minor irevisidn and wuulcl h.r.c• nil
impact on the• parkinq or buildinq.
Vice Chairman Plufk.l opened the Public, livarincl.
tern Llnele•lov, (.;o Coltonwuod Lane.. Stdted he• Is .1 i0-Nr.,r
resident and he would ask that the City protect Lhe• re"i-
dential prupurt aced not "give -in" to commerci.11 proprrt
interests. He Is ouncerned that the InsWi latioii of seoel
allowinq the fining of ponding areas, and removal of tr-.••,
is nut conducive to pruLecttng residential property. H.
toLe!d he Is st rakinq for the residents of CotLonwonel 1.1111
u1d Lhev are asking for Lhc City's protection.
Mr. Marlow Risberq, 710 Cottonwoud Lane, stated he Is d 30-
year resident and Lhdt 754 of hi9 property would cic for t1w
proposed road e•xtrnsfon dnd I e is oppose•u to thr. Ci t v'
plans.
Bruce,. Thompson, 11018 Old County Road 15, sidled he livers .1L
they southeast corner of the property proposed for develop-
ment. He SLdted he had talked with the Corps of Fngine•e•r-i
dnd thaL development would need to meet. their requirements.
He stated concern about fill that has dlready been brought
In, and that the City could give no information concerninq
those persons who have been working in Lite area arid hringinq
In the fill. He stated there are wetlands, wildlIfe, mature•
vege•LaLlon, dnd the dreg is unique and should protecLed. He
noted he would like to have specific Information rrlatincf to
the traffic and road construction.
Vice Chairman Plufkd pointed out the lov,ition of the I1-7
70111/19 that allows the re- development of the shopptnfi
center.
Mr. Thompson stated his concern regarding noise, and 1 i(lhtinul
from the Center that would Impact the residents whooe
property abuts the proposed drew of development. lie, state cl
he has also talked with the I)epartment of Natural fiesource5.
Their opinion was that filling and c0nstruc,tiun could cause
11.1til- 19"
111.1tulinq Commi•.•,1.111 Himill-n.
Amidst 10, 19141,
Suhxt.tntial full -off and would Impact tilt ''wetland Hr•
dots Ilot hc.lie c th.,t tilt• o.,tural dreds emild lie r•cl.linl,,i
with the plan, for t•\c.lvaIlon for 6th Avenue 11rlr111
construt,licm. Ill- SUOU -11 that ht• has hct`n Luld he would I „•.e•
S% of the valor of Mr. property.
Ur. INS.r Yah, f,1(1 ('otlelrlwuutt 1,,mc, stated he Is Itp':cl h\
the propoved rodrl r11n %I t ut t j.,r1 .old development. uluterw,ly nl,.lr
hl•, home, lit• hot ievc the• em"IvAtioll work 1 :. Ill •ifill
performed by the• t..inw dc-.vltll cr.
lice Chairmen I Ilefk.l Ineluirt•e1 where the work w.1'.. t.lkinrl
place. 111 re, •I r•r .more rout Irmed Limt the work 1'. ht•inll (if ll le
fur Lhr plat known ,'. "M )od 110111te11 which wa-, rvrvnr 1
apprelved for rr••.itivr,l I.11 1-nit-S. the developttr is Schocl I h
M.,t1 ,rill.
1)1•. Kapp •.lat••(i he• .md Ili'. family seiected 111ynu uth Ilec,111Y•
ql” the privdtr• nature 14 Ihr area where they homill, Iheir
home; now tilt. w i 1(11 i fl, wet I,m(Is, and wood.inds are
pear ir q. Hl, hrl ic%v % there• should he d V.11uc t Idt'"I u'1
lit in,.,uity dml 1 that placed on profit- m.lkinu
commercial vent re,.
Vice Chairman I Illfk., n11t1 1' it) llc Works Director Moor1•
revlt'weli till, Cltv'', Thorou•llifart- Guide Plan, .ilid rul,I•lined
to Dr. Ydp, th,t till j l lan ha, been 1l,, place fur 10 vr•ar%,
sloce
1)r. Yap reiter.,led Ili,, conce-rns retlardinq the Ios•.: of 1, iv-
acy jod property values; .111d, %toted his opposition to till-
rodd construct. ian .111(1 the development proposal loldcr
cotlsIderdI Ion.
Mt1TIdP1 by Cummif,-5ho er 14.,rofksy, seconded' by Conn is!, I l.mer. WM ION TO DI FI R
Wirt to defer lhlll. ILem hast -d on Lite staff recommt•odat loll
that plan revi- :lore•: ht made to reflect the ionlml district
hounddry arid any chaorles occessl Lated by the SLrtlar- Itof,cor•
Report; arid, ,toy a Lerr,dl ive road al ignmc -rtts I.haL crn1111
lmp,iet 1111% develolm,ent proposal he reviewed by the Plarmintl
Commis . l on .
Cominissior,er M.,rofsky reitt•rdted his concern rco- irdinll the
Impact,. to residential property by this proposal and tile-
City's plans fur road constMCLion.
Vice Chairman Plufka stdte.(I th.it It would be Iotaicdl IIlaI.
staff would pursue any action which would er sure minimal
disturhdnce in the residential areas rclaLlnq to (Iradine.i mr—I
fell.
ti;k•.
hdcle- 200
Planninq Commisslult ttinuttt,
Auqu%L 10, 198H
Commissioner Marot'sky gtatc•d Ills main concern is Leith tilt-
exte.nsloit of the ruad tt+rough the wetland, (such .I`.
problems seers with County Road 61) dnd, if It r. + tt
avoided, now is the time• to do it.
Mr. Ron Erickson stated thvy understand the City's plan', t•ur
street dnd road construction; however, they don't tiel is vt
this would affect their plan.
Commisslorier Mdrofsky re-id from the Stryar- Hoscoc+ Repot-L,
page 5., No. 7, lhd1, 1lsts their recommendaLlon°, arm
alterndtives re.latt%,P to the proposed site; and, that it i%
important fur the Commission to see what they have If, mind.
Mr. Ron Erickson irtquirctd If the Commission would w.+nt.
representative from Strt.lar- Roscoe present at the time the
revised plans for this propo-.Al are reviewed.
Vice Chairman Phifko stdt.ed that the record is cle,+r on thy•
concerns expresst•d ret7ardinu the roadway construction .ttut
the preservation of residential and natural proprrt.
fed tur(.-s.
Publir Work% Director Moore stated there are no drtciition.+l
studies underway. These comments are in eonjunctlon %ittl
the City's Thurutrghfnry guide Pldn and this proposal would
not affect the allgnmetiL. He noted that the road would
skirt the wc•tl•r cis.
MOTION by Vice Chairman I lufka, seconded by Conmisaunt -r MOTION TO AR414)
Tierney to Amend the MuLlon by deleting reference to 111r.
Strgar- Roscoe Report.
Commissioner Mdrof%ky stated, that without kr owinq what
Strqdr- Roscoe• may r comn end, he believes It Could Impact the
proposed site., however, he does not want to hold up the re--
view of Nrimt• Development Corpordtion revised plans. N..•
would want to see dny further Information available fr1,m
Strqdr - Roscoe or the City pertaining to road construction In
this area.
Roll Call Vote on the Amendment. 3 Ayes. Comnlsslnnert, VOTE - AMI-N()ME -NT
Wire dttd Marofsky, flay. MOTION CARRIEI)
Roll Call Vote on t•idEr Motion as once Amended. S Ayes. VOTE - MAIN MOTION
MOTION carried. MOTION CARRIFD
Vice Chairman Plufka stated that those who spoke on this
adendd item, will tie itot 1 f led when it returns for PI dnn inq
Commission review.
Vice Chdirmdll Plufkd called a R(WeSs dt 1000 ii.M. REUSS
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 7, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90036
PETITIONER: Hans Hagen Homes /Westar -Rome Partners
REQUEST: Conditional Use Permit to Undertake Land Reclamation
Activities in the FRD Zone
LOCATION: Southwest quadrant of Medina Road and County Road 24
GUIDE PLAN CLASS: LA -1 (Low Density Single Family Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
No previous development applications are on record for this property in the
files of the Community Development Department. An application has been filed
by this applicant for an RPUD Concept Plan /Preliminary Plan /Conditional Use
Permit /Preliminary Plat and Rezoning for a site of approximately 60 acres
which includes this 6.8 acre land reclamation site. The excess material
proposed to be stock piled at this location will be distributed throughout the
60 acre RPUD at a future date.
The applicant proposes the construction of two triangular earthen mounds in
the southwest quadrant of existing Medina Road and County Road 24. The
northerly earthen mound will be approximately 2 acres in size with a maximum
elevation of approximately 14 feet above existing grade. The southerly mound
will be approximately 4 acres in size and will extend approximately 26 feet
above existing grade at the maximum elevation difference.
Notice of this Public Hearing has been published in the Official City
Newspaper and has been mailed to all property owners within 500 feet. A
development sign has been placed on the site.
PRIMARY ISSUES AND ANALYSIS:
1. Since both the northerly and the southerly mound will be place on sites
that are of varying grades at the periphery, the actual difference between
existing grade and the top of the mound will vary as to the point of
reference. From County Road 24 the southerly mound will be a maximum of
17 feet above grade and the northerly mound will be slightly over 20 feet
above grade. The existing ground elevation at the highest point of the
most northerly mound already is 16 feet above the grade of County Road 24.
Page Two
File 90036
2. The applicant proposes a corridor within which no filling would take place
approximately 120 feet in width through which the reconstruction of Medina
Road would take place -- if the center line of Medina Road is selected
consistent with the corridor they have shown on their plans. The corridor
required for the construction of Medina Road may be different than that
shown on the applicant's plans based on the alignment selection process
now under way at the City of Plymouth. The Public Meeting with respect to
this alignment decision is scheduled for June 19, 1990.
3. From the Physical Constraints Analysis we find the subject site to be
located in the Bassett Creek Watershed District and to contain no City
storm water drainage facilities. We find that the site is not located in
any Shoreland Management Area or a Flood Plain Area; does not contain any
State or Federally designated wetlands; does not contain any significant
woodlands; does not display any slopes of over 12 percent; and is
generally suitable for urban development with public sewers. The proposal
to store material on this site is compatible with the Physical Constraints
Analysis.
4. The applicant has provided details in support of his application that
includes an erosion control plan to stabilize the 3:1 side slopes of the
fill mounds, and preclude the erosion of fill material into adjoining
water courses.
5. Section 9 of the Zoning Ordinance directs review of an application for a
Conditional Use Permit to be undertaken with respect to the consistency of
that application with six specific standards found in the Ordinance. A
copy of the Ordinance section containing those six standards is attached.
6. The Hennepin County Department of Public Works has reviewed the
application at the request of the City of Plymouth and they have responded
with a condition that there be no access to this site directly from County
Road 24 by trucks hauling. All access must be from Medina Road.
PLANNING STAFF COMMENTS:
1. The Conditional Use Permit application meets the standards provided the
Zoning Ordinance for such applications if the proposed fill stock piling
and reclamation activity takes place consistent with the recommended
conditions of the City Engineer and the Hennepin County Department of
Public Works.
2. The specific location of realigned Medina Road has not as yet been
determined. Approval of this Conditional Use Permit should be
specifically conditioned on no fill activities taking place until that
exact alignment has been selected, and no fill materials shall be placed
within the construction zone for the realigned Medina Road. This
condition may place a time constraint on the initiation of reclamation and
stock piling activities that should be recognized by the applicant.
Page Three
File 90036
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
approval of a Conditional Use Permit to allow reclamation and soil stock
piling activities subject to several conditions including the special
conditions noted in the staff comments.
MSubmittedby: f i IJ) 11 IAe .414-'r
Charles E. Dillerud, Community Deveppw#nt Coordinator
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit
2. Engineer's Memo
3. Hennepin County Department of Public Works Letter
4. Applicant's Narrative
5. Location Map
6. Large Plans
pc /cd /90036:jw)
APPROVING CONDITIONAL USE PERMIT FOR HANS HAGEN HOMES /WESTAR /ROME PARTNERS FOR
LAND RECLAMATION (90036)
WHEREAS, Hans Hagen Homes /Westar /Rome Partners has requested approval for a
Conditional Use Permit for land reclamation and stock piling of earth fill
material on property located at the southwest quadrant of Medina Road and
County Road 24; 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
Hans Hagen Homes /Westar /Rome Partners for a Conditional Use Permit for land
reclamation and stock piling of earth fill material on property located at the
southwest quadrant of Medina Road and County Road 24; subject to the following
conditions:
1. Compliance with the City Engineer's Memorandum.
2. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
3. Concurrence with the recommendations and requirements of the Hennepin
County Department of Public Works with respect to access to County Road 24
and signage with respect to "Trucks Hauling ".
4. No filing activities shall be undertaken until approval by the City
Council of the specific alignment of the relocated Medina Road and County
Road 24.
5. A Grading Permit shall be obtained, all required financial guarantees
shall be submitted, and fees shall be paid prior to issuance of the
permit.
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 6, 1990
FILE NO.: 90036
PETITIONER: Mr. Richard Bloom, Land Concept Corporation, 14600 Woodruff Road,
Wayzata, MN 55391
CONCEPT PLAN: CONDITIONAL USE PERMIT REQUEST FOR STOCK PILING FILL MATERIAL TO BE USED
AT A LATER DATE IN THE SEVEN PONDS ADDITION
The developers of the Seven Ponds 2nd Addition have submitted an application for a
Grading Permit which requires a Conditional Use Permit for the stock piling of fill
material from off site. The Conditional Use Permit, if approved by the City Council,
shall include the following conditions:
1. The fill must be placed in a location not to interfere with the construction
of proposed Median Road and County Road 24.
2. Silt fence and /or other erosion control methods must be in place at all times.
3. The stock pile shall be seeded and mulched immediately after stock piling has
been complete.
4. Slopes shall not exceed a 3 to 1.
5. Shall comply with Bassett Creek and Minnehaha Creek requirements.
6. Hennepin County will not allow County Road 24 to be used as an access road to
the site. All trucks must use Medina Road.
7. The developer shall have in place truck hauling signs as required by Hennepin
County at all times during the hauling operation.
8. If the stock pile should interfere with the construction of Medina Road, the
developer agrees to immediately relocate the stock pile to a different area
within the Seven Ponds Addition and comply with all of the above requirements.
9. The contractor hauling the fill material shall use "dust control" on Medina
Road as necessary.
10. The contractor shall have a street sweeper available to clean County Road 24
and Highway 55 as necessary.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
HENNEPIN
i Ll
May 10, 1990
DEPARTMENT OF PUBLIC WORKS
Operations Division
320 Washington Ave. South
Hopkins, Minnesota 55343 -8468
Phone: (612) 935 -3381
Charles Dillerud
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
Re: Hans Hagen CUP (90036), CSAH 24
MOUTH
MAY 14 1990
CITY OF PUYMOUTH
COMMUNITY DEVELOPMENT DEPT.
Chuck:
Thank you for the opportunity to review the above - proposed activity.
Since the site -abuts Medina Road, no access for fill operations will be
allowed on County Road 24. Using Medina Road will force the traffic
through a controlled intersection with good sight- distance and will
preserve the paved shoulder on County Road 24; most of the site frontage
does not offer good visibility.
We would also ask that the City require "Trucks Hauling" signs be placed
during operations, and that they be taken out of service at other times.
Again, thanks for the timely inquiry, and please call if you have further
questions.
Sincerely,
David K. Zetterstrom
Entrance Permit Coordinator
DKZ:mvr
HAGEN
cc: Dan Faulkner, City of Plymouth
HENNEPIN COUNTY
an equal opportunity employer
SEVEN PONDS SECOND
COMPLIANCE WITH CUP STANDARDS
The Conditional Use Permit is to allow placement of up to 100,000 cubic
yards of fill material for development of the Seven Ponds Second Addition Mixed
Use Planned Unit Development (MPUD). Our response to the standards, which must
be met in order to obtain the permit, is as follows:
1. Compliance with and effect upon the Comprehensive Plan.
The fill material is being used to create single family homesites in
accordance with the use designation on the Plymouth 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.
Adequate measures are being employed to ensure against erosion and
protection of wetland and wooded areas. The stockpiling will also be
closely monitored by the Project Manager, Soils Scientist and Project
Engineer.
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.
The fill material will be seeded after placement and will be used
after approvals are obtained from the City of Plymouth. The placement
of fill will not diminish or 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 of
uses permitted in the district.
The fill material stockpiling will be confined to an open area in the
eastern portion of the site and would not interfere with orderly
development of adjacent properties.
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.
Adequate ingress and egress into the fill area is available from
either Medina Road or County Road 24.
6. The conditional use shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
We will comply with any conditions which may be determined by the City
of Plymouth and the Watershed District. There are no DNR or Army
Corps of Engineers designated wetlands within the fill areas.
11
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a S. C.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 6, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90044
PETITIONER: Inspirations, Inc. /Rodney and Catherine Gorgens
REQUEST: RPUD PRELIMINARY PLAN AMENDMENT FOR "BURL OAKS"
LOCATION: 16890 5th Avenue North
GUIDE PLAN CLASS: LA -1 (Low Density Single Family Residential)
ZONING:
BACKGROUND:
RPUD 78 -1
The RPUD Preliminary Plan and Conditional Use Permit were approved for the
Burl Oaks project by Resolution 78 -152, adopted March 27, 1978. On May 15
1978 the final plat for the portion of Burl Oaks containing the subject parcel
was approved by Resolution 78 -274, and Conditions Prior to Recording of that
resolution were approved by Resolution 78 -275.
The applicant proposes an Amendment to the RPUD Conditional Use Permit /Plan
for this single lot to permit a setback of 29 feet to a street right -of -way
line rather than the 35 feet "front yard setback" approved for this RPUD. The
Amended PUD Plan request relates to a proposal by the applicant to construct a
family room addition of 10 feet by 18 feet to the existing home.
A notice of this public hearing has been published in the official city
newspaper and all property owners within 500 feet have also been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Zoning Ordinance directs the Planning Commission to consider a
Conditional Use Permit of this type within the terms of the six criteria
found in Section 9, Subdivision 8, Paragraph 2(a). We have attached a
copy of the reference citation together with the handwritten response to
those criteria from the Petitioner.
The Planning Commission must also consider this particular Conditional Use
Permit in terms of the Planned Unit Development Preliminary Plan and Plat
review criteria found in Section 9, Subdivision B, Paragraph 5(c) of the
Zoning Ordinance. We have also attached a copy of this ordinance
citation.
Page 2
File 90032
2. The subject lot is a "through" or "double front" lot, where street
frontage is on both 5th Avenue North within the Burl Oaks development and
on 9th Avenue North in the development immediately to the north. The lot
immediately to the west ( on the other side of the trail outlot) is the
other lot of the subdivision where double frontage with 5th Avenue North
and 9th Avenue North is existing.
3. Except for the extra large (100 feet) setback specified for those homes
backing onto County Road 101 rear yard setback within this RPUD is the 25
foot R -1A standard of the Zoning Ordinance. Because of the double front
nature of this lot, and the one immediately to the west, the effective
rear yard setback becomes 35 feet rather than the 25 feet enjoyed by the
other lots of the RPUD, with the exception of those backing onto the high
volume County Road 101.
PLANNING STAFF COMMENTS:
1. We find the proposal to construct the addition responds positively to the
Conditional Use Permit criteria, and the Planned Unit Development
Preliminary Plan /Plan Findings with respect to issues involving general
public welfare; orderly development or improvement of surrounding property
in uses; compliance with, and affect on the Comprehensive Plan elements;
and, impacts upon the neighborhood and other sections of the Zoning
Ordinance.
2. We find the proposal to amend the RPUD Conditional Use Permit consistent
with the 6 specified standards of the Zoning Ordinance required to be met
for approval of a Conditional Use Permit.
RECOMMENDATION:
I hereby recommend that option of the attached resolution providing for an
amendment to the RPUD Preliminary Plan /Conditional Use Permit for the "Burl
Oaks" RPUD subjecA to the usual condj tions of such approved recommendations.
Submitted by:
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
9.
rtes t. uiiierua, commun t Coordinator
Resolution approving Amended RPUD Preliminary Plan /Conditional Use Permit
for "Burl Oaks"
Petitioners narrative
Conditional Use Permit Standards
PUD Criteria
Location Map
Site Graphics
Resolution 78 -152
Resolution 78 -274
Resolution 78 -275
of the RPUD Final
pl /cd/90044:11)
Adopting the RPUD Preliminary Plan
Approving the RPUD Final Plat
Setting conditions prior to recording of the resolution
Plat
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN CONDITIONAL USE PERMIT
AMENDMENT FOR INSPIRATIONS, INC. FOR "BURL OAKS" (90044)
WHEREAS, Inspirations, Inc. has requested approval of a Planned Unit
Development Plan Conditional Use Permit amendment for property located at
16890 5th Avenue North to allow for reduced setbacks from 35 feet to 29 feet
to the street right -of -way line of 5th Avenue North to permit an addition to
the home; 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
Inspirations, Inc. for a Planned Unit Development Plan Conditional Use Permit
amendment for "Burl Oaks" to allow reduced setbacks for property located at
16890 5th Avenue North, subject to the following findings and conditions:
1. No other amendments or variances are granted or implied.
2. All applicable requirements of the City and State Building Codes shall be
implemented and enforced; no Code requirements are waived by this
approval.
3. The granting of the permit is responsive to criteria of the Zoning
Ordinance for Conditional Use Permits and PUD Plans.
4. The applicable Conditions of Resolutions 78 -152, and 78 -275, and the
Development Contract for "Burl Oaks" shall be complied with.
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2. Pte. Before any Conditional Use permit may be granted, the
application therefore, shall be referred to the planning Commission forPurposesofevaluationagainstthestandardsofthissection, 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 cmprphensive Plan.
2) The establishment, maintenance or operation of the conditional
use will promote and enhance the general public welfare and will
rot be detrimental to or endanger the public health, safety, morals or comfort.
3) The conditional use will not be injurious to the use and
enjoyment of other property in the immediate vicinity for the
Purposes already Permitted, nor substantially diminish and
impair property values within the neighborhood.
4) The establishment of the conditional use will not impede the
normal and orderly development and improvement of surroundingpropertyforusespermittedinthedistrict.
5) Adequate measures have been or will be taken to provide ingress,
egress, and Parking so designed as to minimize traffic
congestion in the public streets.
6) The conditional use shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
forms:o >pl /cuP.stnd /s) 10/89
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision B
W-6 ica ing roximate
sequence of the plan or portions thereof.
i. The Planning Commission will hold a public h 4j16`FFearings on the
P.U.D. Preliminary Plan, Conditional ermit, Preliminary Plat and
Zoning Amendment in the mann scribed in Section 11.
j. The Planning Co ion, after holding the public hearing, shall make
its reco ions to the City Council for approval; approval with
cond' ns; or denial of the Conditional Use Permit for a P.U.D.,
k.
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
circulation and parking facilities;
spaces.
7% ritv Council takes action on the P.U.D., Conditional Use
of various uses or densities;
recreation areas and open
t,
Preliminary Plat an app ica 1 y ounce ma opt
the P.U.D., Conditional Use Permit, Preliminary Plat, and icable
Rezoning or any portion thereof, as it deems advisabl he approval
shall be effective only if four - fifths (4/5) of a he members of the
Council concur. If approved by the City Coun.' ', the P.U.D. Plan is
attached to and is a part of the Condition se Permit. The Zoning
Administrator shall then make a notatiog- n the Official Zoning Map
designating the area as a R.P.U.D. or,,M.P.U.D. whether or not a zoning
change is involved. A number shal - e assigned each R.P.U.D. and each
M.P.U.D. in sequence through ea year (i.e., R.P.U.D. 74- 1 ... ). If
the subject property is to b rezoned, the ordinance implementing the
authorized zoning change 11 be adopted by the City Council but shall
become effective upon p ication following Council approval of the
final plat and P.U.D Ian.
1. The Final Plat aneSite Plan shall be in substantial compliance with
the approved P iminary Site Plan and Plat. Substantial compliance
shall mean: >
1) The umber of residential living units has not been increased.
2) a floor area of non - residential uses has not been increased.
3) Open space has not been decreased or altered to change its
rioinal__int nd d esiQn or use.
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aVELOPMENT DEPT.
I hereby certify that this is a true and correct representation of a survey
of the boundaries of:
Lot 1, Block 2, BURL OAKS, Hennepin County, Minnesota.
And of the location of all buildings, if any, thereon, and all visible
encroachments, if any, from or on said land. As surveyed by me this 24th
day of March, 1981.
Thomas S. Bergquist
Land Surveyor, Minn. Reg. No. 7725
Fj-7 -90 AS -eu(LT 5uzgF-Y
SATHRE- BERGGUIST, INC.
835 EAST WAYZATA BLVD. • WAYZATA, NIN. 55381
TELEPHONE 612 -076 -0848
Qrv. 4-5-16% /aooe-'D T 2e- -. VEr K
SCALE
EINSPIRATIONSI-, AP—E-0 PO P-
INC.
t
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a s ecial meeting of the ity
Council of the City of Plymouth, Minnesota, was Field on the 27th day of
March , 1978 . The following members were present:
Mayor Hunt, Councilmembers Hoyt, Neils and S aaeet h
he fTolTowing members were a sent: ounci"Tmember Seibold
Councilmember Neils introduced the following Resolution and moved
is adoption:
RESOLUTION NO. 78 -152
APPROVING CONDITIONAL USE PERMIT FOR RPUD 78 -1 CONCEPT PLAN AND PRELIMINARY PI.AT /PLAN
OF BURL OAKS FOR LUNDGREN BROS. CONSTRUCTION, INC. (A -792)
WHEREAS, Lundgren Bros. Construction, Inc. has requested a conditional use permit
for RPUD 78 -1 and Concept Plan and Preliminary Plat /Plan approval% for Burl Oaks,
located at the southeast corner of Highway 101 and 6th Avenue North (extended) per
plans staff -dated March 9, 1978, and
WHEREAS, the Planning Commission has reviewed said plans and recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA that it should, and hereby does, approve the request of Lundgren tiros.
Construction, Inc. for a conditional use permit for RPI)D 7£3 -1 and Concept Plan and
Preliminary Plat /Plan appovals for Burl Oaks,• located at the southeast corner of
Highway 101 and 6th Avenue North (extended) per plans staff -dated March 9, 197£3
subject to the following condtions:
1. Storm grater drainage study be conducted of the site and reviewed by the City
Engineer with particular attention to the north portion of the property.
2. Private drive access to Highway 101 be prohibited.
3. All diseased trees he removed from the iste at owner's expense.
4. Completion of the_Environmental Assessment Worksheet process.
5. Structure setbacks along Highway 101 be 50 ft.,; structure setbacks on the
internal streets of the project shall be 35 ft. for front yard and 10 ft. for
side yard.
6. Compliance with the provisions of the City Engineer's memorandum.
7. Park dedication shall consist of Outlots A, B and C.
8. The area labelled "park" shall be relabelled "Outlot. D" for purposes of
identification only.
9. All lots on the northern periphery of the project shall be a minimum of
15,500 sq. ft.
Resolution N 78 -152
Page 2
10. There shall be a 9th Avenue North access for temporary purposes located to
the east of the project. The period of time for use shall be specified in
the development contract with the termination date of approximately Sept., 1979.
11. Lot 29, Block 1 be granted a variance for 25 ft. front yard setback to preserve
the pond on the north portion of the lot.
12. Rear setback on Lots 24 -27, Block 1 shall be a minimum of 100 ft.
13. The balance of park dedication requirements shall be determined at the time
of final plat and development contract approval.
motion for the adoption of the foregoing Resolution was duly seconded
by Councilmember Hoyt , and upon vote beingg taken thereon, the
following vote in favor t ereo . Mayor Hunt, Councilmembers Hoyt and Neils.
The following abstained: ounce mem er Spaeth
Whereupon the Resolution was declared duly passed and adopted.
CITY OF PLYMOUTH 9
Pursuant to due call and notice thereof, a regular meeting of
the City Council of the City of Plymouth, Minnesota was held on tt
15th day of May , 19 78 . The following members were
present: Mayor Hunt, Councilmemters_Hoyt, Neils, 5eibold and Spaeth
The following members were absent: None
Councilmember Seibold introduced the following Resolution and
moved its adoption:
RESOLUTION #78-274
APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR BURL OAKS FOR LUNDGREN BROS.
CONSTRUCTION, INC. (A -792)
WHEREAS, Lundgren Bros. Construction, Inc. has requested approval of the final plat
for Burl Oaks, a plat for single family residential development consisting of 21 lots,
located in the southeast quadrant of Highway 101 and 6th Avenue North and a development
contract therefor; arid,
WHEREAS, the Plymouth Planning Commission has reviewed said request and recommended
approval; and,
WHEREAS, the City Staff has prepared a development contract covering the improvements
related to said plat;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should, and hereby does, approve the request of Lundgren Bros.
Construction, Inc. for final plat approval of Burl Oaks, a plat for single family
residential development consisting of 21 lots, located in the southeast quadrant of
Highway 101 and 6th Avenue North.
FURTHER, that the development contract for said plat be approved and that the Mayor
and City Manager be authorized to execute the development contract on behalf of the
City.
The motion for the adoption of the foregoing Resolution was duly seconded by
Cou , and upon vote being taken thereon, the
following voted In favor t ereo : Mayor Hunt, Councilmemherc Hnyt; Nailt
and Seibold
The following a s a ne .
Whereupon the Resolution was declared duly passed and adopted,
0 CITY OF PLY110UTH
Pursuant to due call and notice thereof, a meeting of
the City Council of the City of Plymouth, M nnesota was hel d on the }
15th day of M2 , 19Z1L. The following members were
present: M4yor Hunt.
The following members were absent: None
er Neils introduced the following Resolution and
moved its adoption:
RESOLUTION M78 -275
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF FINAL PLAT FOR BURL OAKS FOR LUNDGREN
BROS. CONSTRUCTION, INC. (A -792)
WHEREAS, the City Council has approved the final plat and development contract for
Burl Oaks as requested by Lundgren Bros. Construction, Inc.;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should, and hereby does, direct the following prior to recording
of said plat:
1. Compliance with the provisions of the City Engineer's memorandum.
2. The resolution approving the final plat and development contract shall not
be considered effective until the date of the completion of the Environmental
Quality Board review process.
3. Development contract shall provide for park dedication fees to be computed
at the rate in effect at the time of development contract execution.
The motion for the adoption of the foregoing Resolution was duly seconded by
Councilm-embgr , and upon vote being taken thereon, the
following vote n favor t e Mavnr Hunt PnunrilmembersHQYL NPi1s
Sand Seibold --- -'
The fol1owing YARxAjjkRxWX -af anei
Whereupon the Resolution was declared duly passed and adopted.
sF
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: June 8, 1990
TO: Planning Commission
FROM: Blair Tremere '
SUBJECT: AMENDMENT OF COMPREHENSIVE PLAN WATER SYSTEM ELEMENT
BACKGROUND:
A Public Hearing has been scheduled for June 13, 1990 pursuant to the State
Law and the Metropolitan Land Planning Act.
The Water System Element was not included in the review and hearings last fall
because the Water System is not one of the Metropolitan Systems (such as
sanitary sewer and transportation).
The City's consultant, Bonestroo and Associates prepared the existing Water
System Element approximately 10 years ago and also prepared this amendment.
A representative of the consultant and the Director of Public Works will be
present at the meeting to answer questions.
Notice of the Public Hearing has been published in the legal newspaper and in
the Plymouth Post.
PRIMARY ISSUES AND ANALYSIS:
The plan will be submitted to the Metropolitan Council for review as an
amendment to the City's Comprehensive Plan. This is another key element in
our overall effort to update the Comprehensive Plan.
The new plan contemplates changes in the City's well system and in new
facilities such as the above ground reservoir near Highway 101 and Highway 55.
We have been coordinating the data with regard to growth population with the
other elements and with information we have received from the Metropolitan
Council.
RECOMMENDATIONS AND CONCLUSIONS:
I recommend that the Commission conduct the required Public Hearing, and refer
the matter to the City Council with a recommendation for approval.
Attachment
pl /bt /water:jw)
I
SG
Y11- •
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: June 8, 1990
TO: Planning Commission
r
FROM: Blair Tremere, Community Development Directorl
SUBJECT: STATUS OF AMENDMENTS TO ZONING ORDINANCE
V
The items listed under 5.G. on the agenda for the June 13, 1990 meeting are in
process and will either be delivered on Monday, June 11, 1990 or will be
postponed to a subsequent meeting such as the June 26, 1990 meeting. Those
items that are not ready for formal hearing at the June 13, 1990 can be
continued by virtue of an announcement at the June 13, 1990 meeting.
The status of the six items is:
1. The Flood Plain regulations are being drafted in response to a mandate
from the State of Minnesota and the Federal government for cities which
desire to have Federal Flood Insurance. We have used the services of
Barton - Aschman Associates to help us draft regulations that are both
responsive to the mandate and to the needs of the Plymouth Zoning
Ordinance. These will not be available for formal hearing at the June
13, 1990 meeting; that hearing should be continued until June 26, 1990.
The main reason for this is that we will review in detail the proposed
amendments with the Department of Natural Resources so that any questions
or problems can be identified before the hearing.
2. The amendment regarding Residential Facilities focuses on the Union City
Mission and Hazeldon Campus which was rendered a nonconforming use last
year by virtue of changes to the Zoning Ordinance regarding the broad
spectrum of care facilities. We have been in consultation with the City
Attorney and as with the adult correctional facility, we will prepare
language that will lift the nonconforming status from that particular
facility.
3. Ordinance amendments regarding Shoreland Private Recreational Facilities
is in response to direction from the City Council.
Page Two
4. An amendment to clarify the Planned Unit Development attribute with
respect to open space is in response to a long- standing
Planning Commission and City Council directive. It focuses on the
desirability of passive open space as well as active open space.
5. An amendment regarding private streets is in response to a City Council
directive to make the necessary amendments in the City Code and City
Ordinance to delete provisions for private streets.
6. Amendments regarding Temporary Real Estate and Other Signs may not be
fully ready for formal hearing on June 13, 1990; the direction however
from the City Council is to at least identify those areas in the
Ordinance that could be amended and /or repealed to address some of the
persistent problems regarding this class of signs.
pc /bt /zo.amend:jw)
6-A.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 6, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90032
PETITIONER: Meyer /Gonyea Land Development Company
REQUEST: DIVISION /CONSOLIDATION OF PLATTED PROPERTY AND AMENDED
GENERAL DEVELOPMENT PLAN
LOCATION: South Side of 45th Avenue North between Nathan Lane and the
State Highway 169 west service drive
GUIDE PLAN CLASS: CL (Limited Business)
ZONING: B -1 (Office Limited Business)
BACKGROUND:
In June 1981 the City Council, by resolution 81 -371 approved a Preliminary
Plat and General Development Plan together with rezoning for the site of 15
acres. The General Development plan specified five lots. In July 1982 the
City Council adopted Resolution 82 -348 and 82 -349 providing for approval of
the final plat for the "Meyer /Gonyea Addition" and setting conditions prior to
recording of that final plat.
Proposed is an amendment to the General Development Plan for the "Meyer /Gonyea
Addition" together with a division /consolidation of platted property to modify
the property lines of 3 of the lots of the "Meyer /Gonyea Addition ", as
previously approved.
PRIMARY ISSUES AND ANALYSIS:
1. Section 500.37 of the City Code (Subdivision Ordinance) specifies that the
City Council may approve the division and /or consolidation of Lots of
Record (those that have been previously platted). The City Code provides
that such applications are to be directed by the Building Inspector to the
City Council for City Council consideration.
2. The applicant proposes an adjustment to the property lines of lots of
record that are part of the "Meyer /Gonyea Addition ". The adjustments are
proposed as follows:
a. Movement of the property line separating Lots 1 and 2 (on the north),
and Lots 1 and 3 (on the south) 44 feet westerly.
Page 2
File 90032
b. Movement of the property line separating Lots 2 and 3, 100 feet
northerly.
2. The zoning and the plat for this development was approved subject to a
General Development Plan wherein the developer provided the city with a
basic site layout plan for the entire subdivision. Responsive to the
application for a division /consolidation that would modify the location of
the property lines within the subdivision, the developer has submitted an
Amended General Development Plan covering the three parcels of the
subdivision that are impacted by the modified property lines.
Lots 4 and 5 of the "Meyer /Gonyea Addition" are unaffected by the proposed
lot division /consolidation. Lot 4 was developed in 1986 with a medical
office building and Lot 5 remains vacant and subject to the approved
General Development Plan showing a "personal service" building of 6300
square feet.
3. The applicant proposes modifications to the Approved General Development
Plan as follow:
a. Substitution of a post office structure of 33,650 square feet for a
four story office building of 76,000 square feet as the use on
reconfigured Lot 2.
b. Reduction of the total square
office building on reconfigured
75,300 square feet.
footage of the proposed four story
Lot 1 from 83,000 square feet to
The restaurant of 250 seats previously proposed for reconfigured lot
three is not changed except for an increase in the size of lot three
of approximately 37,000 square feet.
PLANNING STAFF COMMENTS:
1. The proposed division /consolidation of platted property responds to the
requirements for such applications found in Section 500.37 of the City
Code (Subdivision Ordinance.) The resulting lots remain of a sufficient
area and dimensions to qualify as legal lots in the B -1 zoning district.
Minimum lot area of one acre; minimum lot depth of 150 feet; minimum lot
width of 150 feet; and maximum building height of four stories.)
Page 3
File 90032
2. The amended General Development Plan proposes site
affected lots of the "Meyer /Gonyea Addition" that
with the previously approved General Development
existing Lot 3) or with that are permitted, and of
the B -1 zoning district. The amended General
responsive to Zoning Ordinance standards.
design for the three
is either consistent
Plan (with respect to
the scale allowed in
Development Plan is
RECOMMENDATION:
I hereby recommend adoption of the attached resolutions providing for the
division and consolidation of platted property; the conditions to be met prior
to recording of the Division /Consolidation Resolution; and amending the
General Development Plan for the "Meyer /Gonyea Addition ".
Submitted by: 9 '
Charles E. Dil e
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
y nator
Resolution approving the Consolidation /Division of Platted Property
Resolution setting conditions prior to recording of the
Consolidation /Division Resolution
Resolution amending the General Development plan for the "Meyer /Gonyea
Addition"
Engineers Memo
Section 500.37 of the City Code
Petitioner's Narrative
Resolution 81 -371 approving
General Development Plan for
Location Map
Approved General Development
Large Plans
pl /cd/90032:11)
the Preliminary Plat and
the "Meyer /Gonyea Addition"
Plan
APPROVING LOT DIVISION /CONSOLIDATION AND AMENDED GENERAL DEVELOPMENT PLAN FOR
MEYER / GONYEA LAND DEVELOPMENT COMPANY (90032)
WHEREAS, Meyer / Gonyea Land Development Company has requested approval for a
lot division /consolidation and Amended General Development Plan for the
modification of property lines located at the South Side of 45th Avenue North
between Nathan Lane and the State Highway 169 west service drive;
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 /consolidation and amended General Development Plan for property
located at the South Side of 45th Avenue North between Nathan Lane and the
State Highway 169 west service drive;
EXISTING LEGAL DESCRIPTIONS
Lot 1, Block 1, Meyer Gonyea Addition
Lot 2, Block 1, Meyer Gonyea Addition
Lot 3, Block 1, Meyer Gonyea Addition
To be divided and consolidated as follows:
PARCEL A
The north 494.72 feet of the east 44.00 feet of Lot 1, Block 1 and the
north 494.72 feet of Lot 2, Block 1, MEYER GONYEA ADDITION, according to
the plat thereof on file and of record in the office of the County
Recorder in and for Hennepin County, Minnesota.
PARCEL B
That part of Lots 1 and 3, Block 1, MEYER GONYEA ADDITION lying west of a
line drawn parallel with and distant 44.00 feet west of the west line of
Lot 2, said Block 1 and its southerly extension and lying north of the
north line of Lot 5 said Block 1 and its easterly extension, according to
the plat thereof on file and of record in the office of the County
Recorder in and for Hennepin County, Minnesota.
PARCEL C
That part of Lot 2 and the west 44.00 feet of Lot 1 lying south of the
north 494.72 feet thereof and Lot 3 except that part thereof lying
westerly of a line drawn parallel with and distant 44.00 feet west of the
west line of said Lot 2 and its southerly extension and lying north of
the easterly extension of the north line of Lot 5. All in Block 1, MEYER
GONYEA ADDITION, according to the plat thereof on file and of record in
the office of the County Recorder in and for Hennepin County, Minnesota.
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.
r.
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT
DIVISION /CONSOLIDATION FOR MEYER /GONYEA LAND DEVELOPMENT COMPANY (90032)
WHEREAS, the City Council has approved a Lot Division /Consolidation for
Meyer /Gonyea Land Development Company amending property lines of lots 1, 2 and
3 located at the south side of 45th Avenue North between Nathan Lane and the
State Highway 169 west service drive;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the following
conditions to be met prior to recording of, and related to said lot
division /consolidation:
1. Compliance with the City Engineer's Memorandum.
2. No yard setback variances are granted or implied.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing open storm water
drainage facilities.
4. Payment of park dedication fees -in -lieu of dedication prior to issuance
of building permit in accordance with City Policy in effect at the time
of building permit issuance.
5. No building permit is to be issued until the resolution approving the
division /consolidation is filed with Hennepin County.
6. Submittal of all necessary utility easements and relocation of easements
as required by the City Engineer prior to filing of the
division /consolidation with Hennepin County.
APPROVING AMENDED DEVELOPMENT PLAN FOR MEYER /GONYEA LAND DEVELOPMENT COMPANY
90032)
WHEREAS, Meyer /Gonyea Land Development Company has requested approval for an
Amended General Development Plan for lots 1, 2 and 3, Meyer /Gonyea Addition
located at the south side of 45th Avenue North between Nathan Lane and the
State Highway 169 west service drive; 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 hereby does approve the request by Meyer /Gonyea
Land Development Company for an Amended General Development Plan for property
located at the south side of 45th Avenue North between Nathan Lane and the
State Highway 169 west service drive;
I. 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 issuance of guilding permits.
3. Compliance with Policy Resolution 19 -80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
r
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: June 6, 1990
FILE NO.: 90032
PETITIONER: Michael J. Gair, McCombs - Frank -Roos Associates, Inc., 15050 -23rd
Avenue North, Plymouth, MN 55447
LOT DIVISION /CONSOLIDATION:LOTS 1, 2, AND 3, BLOCK 1 MEYER GONYEA ADDITION
LOCATION: South of 45th Avenue, west of Highway 169, east of Nathan Lane in
the northeastern 1/4 of Section 13.
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. SAC and REC charges will be payable at the time building permits are
issued.
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 Lot Division /Consolidation approval:
4. Area assessments: None.
5. Other additional assessments estimated: None.
6. _ _ _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.) 6 foot drainage and utility easements will be required
along the new property lines.
N/A Yes No
7. 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 Drainage Plan.
8. _ _ X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots: A minimum basement elevation for Parcel B shall be 902.0 and
897.0 for Parcel C.
9. X _ All standard utility easements required for construction
The following easements will be required for construction of
utilities
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. 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. Existin¢ drainage and utility easement over the south
portion of the original Lot 2 and the north portion of the original
Lot 3 cannot be vacated because of a U.S. West Telephone cable. This
cable would have to be relocated with the permission of U.S. West
with a new easement provided in order to vacate this easement.
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.
12. _ X _ All existing street rights -of -way are required width -
Additional right -of -way will be required on
13. A. When Parcel A and B are developed, the drainage will have to be to the south
since there is no storm sewer to the north to handle the drainage.
2
w
B. A drainage and utility easement will be required over Parcel C for the required
storm sewer from Parcel A.
C. The general development plan shows encroachment of parking lots from Parcel B
and C into Pond NB -P5. This pond was constructed to store the required amount
of storm water. No filling will be permitted below an elevation of 895.0.
D. County Road 18 shall be changed to State Highway 169.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
3
City Code 500.35
may ele to construct the improvements required by this Subsection at his own
expense a without City participation in the expense thereof. In such event,
the owner subdivider may retain an engineer and contractor to plan, design
and install ch services, subject to review and inspection by the City Engineer.
The estimated ost of the improvements, including the administrative charges of
the City Engine for supervision and inspection, shall be included in the owner
or subdivider's c tract with the City, pursuant to Subsection 500.35, and the
appropriate securi in the form of cash or bond shall be deposited with the
City as required by t Subsection.
500.35. Subdivision Cont t. In order to effectuate the provisions of 500.25
to 500.31, the owner or sub d 'der shall enter into a subdivision contract with
the City providing for the inst ation of the improvements required by those
Subsections. The subdivision contr hall provide for, among other things,
security to the City in the form of a su of, in
such amount as the City Engineer shall deem to be adequate to insure the
atis im rovements. The subdivision be
satisfactory in form and substance to the City Attorney.
00.37. Division or Consolidation of Platted Lots. Subdivision 1. General
stu e. The division and consolidation of lots which are part of a recorded plat
d tracts which are part of a recorded Registered Land Survey is subject to
t provisions of this Subsection.
Subd. 2. Filing; Survey. The owner of lots, or tracts, to be so divided
or consolidated shall file an application for such division or consolidation
with the Building Inspector together with a proposed survey plat or registered
land survey of the lots or tracts to be divided or consolidated, showing the
dimensions of the lots or tracts as measured upon the recorded plat or survey,
and the proposed division or consolidation thereof. A written description of
the separately described lots or tracts resulting from the proposed division or
consolidation shall be filed with such plat or survey. The plat or survey
shall also show the location of all buildings then existing and all proposed
structures to be built upon the lots or tracts to be divided or consolidated.
Subd. 3. Inspection; Fee. Upon receipt by the Building Inspector of the
application required by Subdivision 2, and upon the payment by the applicant of
the fee set by Chapter X, the Building Inspector shall make a physical inspec-
tion of the lot or lots proposed to be divided or consolidated.
Subd. 4. Council Action. Following the inspection of the lot or lots to
be divided or consolidated, the Building Inspector shall cause the application
to be placed upon the agenda of the City Council for the next regular meeting
of the Council following such inspection. The Building Inspector shall transmit
to the City Council the application and all materials related thereto with his
recommendation with respect to the application.
Subd. 5. Building Permits. No building permit shall be issued for the
construction of a structure on lots or tracts divided or consolidated contrary
to the provisions of this Subsection.
I,
4;
r
0o3Z
McCombs Frank Roos Associates, Inc.
15050 23rd Avenue North, Plymouth, Minnesota 55447 Telephone Engineers
612/476 -6010 Planners
612/476 -8532 FAX Surveyors
April 19, 1990
Mr. Chuck Dillerud
City Planner
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: Lot Division
Meyer Gonyea Addition
Lots 1, 2, and 3. Block 1
MFRA #9347
Dear Mr. Dillerud:
Transmitted with this letter are five plan sheets titled and described as
follows:
1. Lot Consolidation for the City of Plymouth is a current certified
survey showing existing conditions and structures, dated April 17,
1990.
2. A boundary and topographic survey for the proposed Medicine Lake
Branch Post Office dated March 19, 1990. This exhibit provides
specific detailed information concerning the proposed lot on which the
U.S. Post Office would like to construct a new facility.
3. U.S. Post Office Preliminary Site Plan, dated April 2, 1990.
4. Drainage Plan illustrating existing surface drainage patterns dated
April 17, 1990.
5. Lot Division Plan providing legal descriptions, proposed easements and
those to be vacated, associated with the creation of Parcel A. which
is intended to ultimately accommodate the proposed U.S. Post Office.
This application has been forwarded to the City at the request of the fee
owners, Mr. Henry Meyer and Mr. Dennis Gonyea. Their intent is to redelineate
the boundaries of Lots 1, 2, and 3, Block 1 of the original Meyer Gonyea
Addition, which was approved by the City in mid -1981. I have enclosed for your
reference, a copy of the original planning documents, which accompanied the
application in 1981 for the subdivision of this property.
Our purpose for pursuing a lot division versus a plat subdivision is based
simply on the fact that no major land alteration is contemplated that differs
substantially from that originally intended in 1981.
An Equal Opportunity Employer
Mr. Chuck Dillerud
April 19, 1990
Page Two
The reason for the request to change lot boundaries is that the proposed
use requires additional lot width and less lot depth. The net result is that
proposed Parcel A, formally Lot 2 of the original subdivision, is approximately
44' wider as measured along its east -west dimension and approximately 97'
shallower as measured along its north -south dimension. The result of this
parcel boundary change is that proposed Parcel B is 44' narrower and the depth
remains unchanged. Proposed Parcel C, formally Lot 3 of the existing plat, has
been enlarged primarily by adding approximately 97' to its north boundary.
I have indicated in the above statement that no significant deviation from
the 1981 preliminary drainage plan is contemplated as a result of this
requested action on resultant development. Parcel A, formally Lot 2, was
originally conceived as a 70,000+ gross square foot office building, and should
the plans as presently contemplated proceed to fruition a U.S. Post Office of
approximately 19,000 square feet will occupy the site with an additional 15,000
square foot enclosed carrier vehicle parking facility. This would be a single
story structure as opposed to the previously contemplated 4 -story office
building.
Exhibit A (an attached 11 x 17 map) locates the subject property within the
context of the Hennepin County half section map.
In addition to the above exhibits, a signed application and filing fee in
the amount of $60.00 are attached. I realize, based on the LOT DIVISION and /or
CONSOLIDATION CHECKLIST that we have supplied additional information concerning
the future contemplated use of this property and realize that it has little
relevance to the request, however, I felt that it has some value in terms of
illustrating how proposed Parcel A will be built on should this matter be
successfully concluded.
As I understand, the end user is anxious to proceed with site plan review;
however, Dennis Gonyea and Henry Meyer have been asked to proceed with the
division of the property first.
I appreciate your accepting this application and look forward to a
satisfactory conclusion to this request.
Kindest regards,
McC BS NK R ASSOCIATES, INC.
I l ,
Michael J. Ga r
MG:aju
Enclosures
cc: Dennis Gonyea
Steven Meyer
y
1. 4 PL
Aarimt to due call and notice thereof, a eg meeting of the City
Oxmil of the City of Plymouth, Iinesota, was held on the 15th day of
June , 19,L. Mw followingt members were present: Mayor Davenaort,_,_
rnutnoi lmemko" unvt _ 4trhn&4Aavb IInA th"inan
NA eN
Councilmember Hoyt introduced the following Resolution and moved
Its tion:
RESOLUTION NO. 81 -371
APPROVING PRELIMINARY PLAT AND GENERAL DEVELOPMENT PLAN AND REGARDING RE-
ZONING FOR DENNIS GONYEA AND HENRY MEYER FOR "MEYER - GONYEA ADDITION"
LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF COUNTY ROADS 9
AND 18 (81023)
AAA
WHEREAS, Dennis Gonyea and Henry Meyer have re uested approval of rezoning
of approximately 14.98 acres of land from FRD future restricted development)
District to B -I (office limited business) District, and of a preliminary Mat
and general development plan for 5 commercial lots in the northwest quadrant
of the intersection of County Road 9 and 18; and,
WHEREAS, the Planning Commission has considered the request following a
duly called puulic hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the preliminary
plat and general development plan for 5 commercial lots located northwest
of County Roads 9 and 18 intersection subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property
at the owner's expense.
3. No development,on any of the sites until municipal sewer
and water are physically available to the sites.
4. Rezoning shall be finalized with filing of the final plat.
5. Payment of Lark dedication fees -in -liew of dedication with
site development in accordance with Dedication Policy in
effect at the time of building permit issuance.
6. Compliance with City Council Policy Resolution No. 79 -80
regarding minimum floor elevations for new structures in
subdivisions or on sites adjacent to or containing any
open storm water drainage facility.
7. Individual conditionaV'use pemits will be evaluated an
their merits at the time of site plan approval.
8. This approval does " nof'Con'stitute approval of access onto
the south service*road-,-,such sccess shall W determined
at the time of site plan approval.
9. Petitioner shall provide evidence of bona fide effort to
include the exception parcel with this plat.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 5, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90033
PETITIONER: Van Eeckhout Builders
a
REQUEST: DIVISION OF PLATTED PROPERTY AND ZONING ORDINANCE VARIANCES
LOCATION: 255 AND 257 Berkshire Lane
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: R -2 (Low Density Multiple Residence)
BACKGROUND:
The City Council approved the preliminary plat for what was then called the
Carlson Center Annex covering this site under Resolution 81 -259. The City
Council subsequently approved the Final Plat under Resolution 85 -63.
Proposed is the division of a 19,000 square foot parcel containing an existing
duplex structure into parcels of 9,429 square feet and 9,871 square feet with
the proposed property line between the two parcels to be created as the party
wall between the two duplex units. The Zoning Ordinance variance is for lot
width at front setback for "Tract B ". The zoning ordinance provides a
standard of 50 feet, and the applicant proposes 48 feet.
Property owners within 100 feet have been notified of the Planning Commission
meeting at which this is to be considered.
PRIMARY ISSUES AND ANALYSIS:
1. This lot is identified by the Physical Constraints Analysis to be located
within the Minnehaha Creek Watershed District; not located within a
Shoreland Management Area or containing wetlands necessary for protection
as a result of State or Federal designation; contains storm water drainage
protected by an existing drainage and utility easement to the City of
Plymouth; exhibits no major woodlands or severe slopes; and the soils of
the site in the area in which the duplex is constructed are suitable for
urban development with public sewers.
2. A duplex has been constructed on a lot of 19,000 square feet. Petitioner
has requested the division of the lot to enable the sale of each half of
the duplex unit. A similar request was approved by the city in 1989
involving a duplex unit east of this site in the same block.
Page Two
File 90033
3. Review of the records of the building division reveals that a building
permit was issued June 28, 1989 specifying 35 feet as a minimum front yard
set back with the structure. The survey supplied with this application
reveals that the structure was built to within 30.2 feet of the front
property line.
4. The petitioner has submitted a letter dated May 11, 1990 in which he
addresses the reasons for the requested lot division and variance.
PLANNING STAFF COMMENTS:
1. The division of private property proposed responds to the Subdivision
Ordinance standards for such actions.
2. The variance for lot width of "Tract B" appears to be the result of
placement of the structure rather than insufficient total parcel width.
At least 100 feet of total parcel width exists with approximately 48 feet
east of the party wall and 52 feet west of the party wall. We find this
to be a unique circumstance that complies with Variance Criteria of the
Zoning Ordinance.
3. The applicant has been advised to apply for a variance to resolve the
conflict between the "as built" front setback of 30.2 feet and the Zoning
Ordinance standard of 35 feet. This issue is properly handled by the
Board of Zoning Adjustments and Appeals.
RECOMMENDATION:
1. Approval of the variance to permit lot width of "Tract B" of 48 feet
versus the ordinance standard of 50 feet for the duplex structure based on
existing conditions responsive to the issuance of a building permit.
2. Approval of the proposed lot division to create two separate parcels from
the single duplex parcel that now exists.
Submitted by: U'r, dAzi4 . C.
Chars E. Dillerud, Community Dev
ATTACHMENTS:
1. Resolution Approving Lot Division
2. Resolution Approving Variance and Setting Conditions
3. Applicant's Letter of May 11, 1990
4. Engineer's Memo
5. Location Map
6. Site Graphics
7. Variance Standards
8. Letter from Building Official Joe Ryan dated June 7, 1990
pl /cd/90033:11)
nator
APPROVING LOT DIVISION AND- ZONING ORDINANCE VARIANCES FOR VAN EECKHOUT
BUILDERS (90033)
WHEREAS, Van Eeckhout Builders
Zoning Ordinance Variances for
255 and 257 Berkshire Lane;
NOW, THEREFORE, BE IT HEREBY
PLYMOUTH, MINNESOTA, that it sl
and Zoning Ordinance Variances
at 255 and 257 Berkshire Lane;
EXISTING LEGAL DESCRIPTION
has requested approval for a lot division and
the modification of property lines located at
RESOLVED BY THE CITY COUNCIL OF THE CITY OF
could and hereby does approve the lot division
for Van Eeckhout Builders for property located
Lot 7, Block 1, CARLSON CENTER SIXTH ADDITION, according to the recorded
plat thereof, Hennepin County, Minnesota.
To be divided and consolidated as follows:
PARCEL A
That part of Lot 7, Block 1, CARLSON CENTER SIXTH ADDITION, according to
the recorded plat thereof, Hennepin County, Minnesota which lies westerly
and northerly of the following described line: Commencing at the
northwest corner of said Lot 7; thence on an assumed bearing of South to
the point of beginning of the line to be described; thence South 37
degrees 30 minutes 30 seconds West a distance of 56.60 feet; thence North
52 degrees 29 minutes 30 seconds West a distance of 2.00 feet; thence
South 37 degrees 30 minutes 30 seconds West a distance of 128.40 feet to
the south line of said Lot 7 and said line there terminating.
PARCEL B
That part of Lot 7, Block 1, CARLSON CENTER SIXTH ADDITION, according to
the recorded plat thereof, Hennepin County, Minnesota which lies easterly
and southerly of the following described line: Commencing at the
northwest corner of said Lot 7; thence on an assumed bearing of South to
the point of beginning of the line to be described; thence South 37
degrees 30 minutes 30 seconds West a distance of 56.60 feet; thence North
52 degrees 29 minutes 30 seconds West a distance of 2.00 feet; thence
South 37 degrees 30 minutes 30 seconds West a distance of 128.40 feet to
the south line of said Lot 7 and said line there terminating.
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.
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT DIVISION
FOR VAN EECKHOUT BUILDERS (90033) `
WHEREAS, the City Council has approved a Lot Division for Van Eeckhout
Builders located at 255 and 257 Berkshire Lane;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the following
conditions to be met prior to recording of, and related to said lot
division /consolidation:
1. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing open storm water
drainage facilities.
2. A variance from the Zoning Ordinance is approved for lot width at the
front setback of "Tract B" of 48 feet versus the Ordinance standard of 50
feet based on compliance with the variance standards of the Zoning
Ordinance. No other variances are approved or implied.
L)AII EECKH0Uwjw goo33
BUILDING CORPORATION
1935 Wayzata Boulevard • Suite 165 • Long Lake, MN 55356 • (612) 473 -1578
May 11, 1990
D HEWN
MAY 14 1990
Mr. Charles E. Dillerud
Community Development Coordinator CIS `t OF P'LY MOUTH
City of Plymouth COMMUNITY DEVELOPMENT DEPT.
3400 Plymouth Blvd.
Plymouth, MN 55447
Re: Lo;. Di vis ion, and Variance request
Lot 7, Block 1., Carlson Center Sixth Addition
Dear Mr. Dillerud=
When we started building "Twin Homes" in June of 1989 on
this property and obtained the permit to build we understood
that our set backs were "proper" and if someone wanted to
purchase the entire Twin Home, no further Action was needed.
If the buyer wished to purchase only one -half of the Twin
Home, we would survey the lot and building as placed on that
lot and then ask for a lot division with the City.
The criteria for obtaining a zoning ordinance change, in
my view, is well documented as we cannot issue, now, a clear
and marketable title to our buyers who will find it virtually
impossible to obtain a mortgage. This parcel of land is
unique as it was planned for two - family dwellings. The
variation would not raise or lower the value bf'the property$
but would enable the builder to market the property.- The new
tax laws on rental property has made it very - difficult -to
market a Twin Home to an investor.
A. eel that if a committee would visit t e site, they
would readily agree that a home like this.is an asset to the
community, is not a detriment to the public and certainly
will not impair property values in the neighborhood.
Please find enclosed a check for $90.00 for the variance
fee for lot 7, block 1, Carlson Center, 6th Addition.
Sincerely,
VAN EECKHOUT BUILDING CORPOATION
Gene Bangaster
EB /s j c
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: June 6, 1990
FILE NO.: 90033
PETITIONER: Mr. Eugene C. Bangasser, Van Eeckhout Building Corporation, 1935
West Wayzata Boulevard, Long Lake, MN 55356
LOT DIVISION /CONSOLIDATION: LOT 7, BLOCK 1, CARLSON CENTER 6TH ADDITION
LOCATION: South of Berkshire Lane in the southwest 1/4 of Section 34.
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.
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 Lot Division /Consolidation approval:
4. Area assessments: None
5. Other additional assessments estimated: Non
6. _ _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.)
N/A Yes No
7. 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 Drainage Plan.
8. X _ _ Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots: The home is existing.
9. _ X _ All standard utility easements required for construction
The following easements will be required for construction of
utilities
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. 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.
7
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.
12. _ X All existing street rights -of -way are required width -
Additional right -of -way will be required on
13. A. This division is for dividing a double existing home along the common wall
line. Drainage and utility easements therefore are not required.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
2
ELEMENTARY
sc HOOL
mill
er"ared tor:
vAS gVeopw DUAL-D3NG CORPORATION
9a'33
EXISTING LEGAL DESCRIPTION: // ` ? ` `SSA/ '/`/ ,•h
Lot 7, Block 1, CARLSON CENTER SIXTH
ADDITION, according to the recorded
plat thereof, Hennepin County, Minnesota.
Area . 19,00 square feet
PROPOSED PARCEL AREAS:
Piro"ed Tract A . 9429 square feet
Proposed Tract B - 9871 square feet
NOf
0 ,• »1 sf,
41` ' C0.40
ae /
T AT y
a TRACT 1B
i \
Etr} F '
4;4- S 4 l _ '•o
j
i • AS BUILT ELEVATIONNS:
S Top of foundation - 1000.0
9ft
y Basement floor elev. . 992.3
PROPOSED TRACT A:
That part of Lot 7, Block 1, CARLSON CENTER SIXTH ADDITION, according to the recorded plat
thereof, Hennepin County, Minnesota which lies westerly and northerly of the following described
line: Commencing at the northwest corner of said Lot 7; thence on an assumed bearing of South
52 degrees 19 minutes 43 seconds East along the north line of said Lot 7 a distance of 52.09 feet
to the point of beginning of the line to be described; thence South 37 degrees 30 minutes 30
seconds West a distance of 56.60 feet; thence North S2 degrees 29 minutes 30 seconds West a
distance of 2.00 feet; thence South 37 degrees 30 minutes 30 seconds west a distance of 128.40
feet to the south line of said Lot 7 and said line there terminating.
PROPOSED TRACT B•
That part of Lot 7, Block 1, CARLSON CENTER SIXTH ADDITION, according to the recorded plat
thereof, Hennepin County, Minnesota which lies easterly and southerly of the following described
line: Commencing at the northwest corner of said Lot 7; thence on an assumed bearing of South
52 degrees 19 minutes 43 seconds East along the north line of said Lot 7 a distance of 52.09 feet
to the point of beginning of the line to be described; thence South 37 degrees 30 minutes 30
seconds West a distance of 56.60 feet;thence North 52 degrees 29 minutes 30 seconds West a
distance of 2.00 feet; thence South 37 degrees 30 minutes 30 seconds West a distance of 128.40
feet to the south line of said Lot 7 and said line there terminating,
GENERAL NOTES:
o Denotes iron monument Proposed top of foundation elev.
x Denotes cross chiseled in concrete Proposed basement floor elev.
1931.3 Denotes existing spot elevation Proposed garage ffllooreelev
7 Denotes proposed spot elevation
Denotes surface drainage BENCHMARK.
UUUUUUUtttt V
Dashed contour lines denote proposed features APR U
Solid contour lines denote existing features CITY OF PLYMOUTH
COMMUNITY KYUOPMW K"-
I hereby certify that this survey, plan or report was
FEN40. ALL-METRO LAND prepared by me or under my direct supervision and that
I as a duly Registered Land Surveyor under the laws ofSURVEYORStheStateofMinnesota.
2340 Daniels Street; • / /o d y
Long Lake, Minnesota 55356
Ph: 473-1433 DATE 8161183 REG. NUMBER 1`1025 89091
I. That because of the particular physical surroundings, shape, or
topographical conditions of the specific parcel of land involved, a
particular hardship to the owner would result, as distinguished from a
mere inconvenience, if the strict letter of the regulations were to be
carried out.
2. That the conditions upon which a petition for a variation is based are
unique to the parcel of land for which the variance is sought and are not
applicable, generally, to other property within the same zoning
classification.
3. That the purpose of the variation is not based exclusively upon a desire
to increase the value or income potential of the parcel of land.
4. That the alleged difficulty or hardship is caused by this Ordinance and
has not been created by any persons presently having an interest in the
parcel of land.
5. That the granting of the variation will not be detrimental to the public
welfare or injurious to other land or improvements 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
CITY OF
June 7, 1990 PLYMOUTH+
Mr. Chuck Van Eeckhout
Van Eeckhout Building Corporation
1935 Wayzata Boulevard
Long Lake, MN 55356
RE: 255/257 BERKSHIRE LANE NORTH
Dear Mr. Van Eeckhout:
Upon review of the application materials you submitted to our office for a
proposed lot division of the above referenced property, I discovered that the
front yard setback distance referenced on the survey to the existing dwelling
units is less than the required minimum front yard setback distance approved
by the City Council for.the Carlson Center 6th Addition which is 35'0 ".
Since the construction of the dwelling units does not conform to the minimum
front yard setbacks established by the Zoning Ordinance, you will be required
to submit formal application materials for a requested Variance to the Board
of Zoning Adjustments and Appeals, as a separate action from your application
for a proposed lot division.
I have enclosed a packet of information which describes the variance process,
including the required application form. Your letter explaining the reason
for the Variance should explain why the dwellings were constructed less than
the required minimum front yard setback of 35'0" as indicated on the building
permit issued to you on June 30, 1989.
Please contact me at 550 -5031 should you have any questions regarding this
matter.
Sincerely,
vlOCI,
Joe Rya
Building Official
cc: Community Development Coordinator Chuck Dillerud
File
jr /vaneeckhout:tw)
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447, TELEPHONE (612) 550 -5000
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: June 6, 1990 COMMISSION MEETING DATE: June 13, 1990
FILE NO.: 90045
PETITIONER: Goff Homes
REQUEST: SITE PLAN AMENDMENT AND VARIANCE FOR "FERNBROOK MANOR"
LOCATION: East of Fernbrook Lane at 44th Place North
GUIDE PLAN CLASS: LA -3 (High Medium Density Residential)
ZONING: R -3 (Medium Density Multiple Residence)
BACKGROUND:
A Site Plan and Conditional Use Permit were approved for Goff Homes to
construct a 102 unit project made up of 17 six -plex buildings by Resolution
88 -385 on July 11, 1988.
Proposed is an amendment to the approved Site Plan deleting the use of B -612
concrete curb and gutter on all internal drives and parking areas within the
project.
PRIMARY ISSUES AND ANALYSIS:
1. Section 10 Subdivision B Paragraph 5(g)(1) provides that parking areas and
access drives in R -3 zoning districts shall have curbing and proper
surface drainage as required by the City Engineering Department.
Resolution 79 -73 establishes curbing and drainage requirements for multi -
residential developments as Minnesota Highway Department "B -612" design.
The resolution states that the Planning Commission may recommend and the
City Council may approve variances to this requirement where it is
established that the purpose is clearly met in a permanent and effective
manner.
2. The approved site plan for this development specifies the use of B -612
concrete curb and gutter throughout, both on the public street (44th Place
North) and surrounding all internal drives and parking areas. The
concrete curb and gutter has been constructed on 44th Place North, but the
parking and drive areas for the first clusters of townhouse units that
have been constructed have no curbing or surface drainage conveyance
features the edge of their asphalt drives and parking areas. The
applicant has requested an amendment of the approved Site Plan and a
variance from Resolution 79 -73 to permanently delete such concrete curbing
from all private drive areas and parking areas of this project.
Page 2
File 90045
3. The Engineering Division has provided a written objection to the deletion
of the concrete curb and gutter for the private drive areas and parking
areas of this development, and therefore the matter is presented to the
Planning Commission for its recommendation to the City Council concerning
the proposed curb and gutter elimination, both as a Site Plan Amendment
and as a variance to Resolution 79 -73.
4. We are not aware of prior Site Plans that have been approved, either with
conventional projects such as this or with PUD's, where the required
internal drives and parking areas, have been constructed without concrete
curb and gutter around all such parking areas and drives.
5. The applicant has provided reasoning in support of his requested variation
from the design standards and requirements by his letter of May 10, 1990.
He also suggests some changes to the landscape plan which normally can be
handled administratively.
PLANNING STAFF COMMENTS:
1. We concur with the recommendation of the City Engineer that this
application for amendment to the Site Plan to eliminate the use of B -612
curb and gutter for internal drives and parking areas be denied. We can
find no basis for deviation from this established city policy with respect
to the design of attached housing that could not be applicable to all
similar projects that have been developed within the community.
2. The petitioner has constructed portions of the development without the
required curb and gutter per approved plans. No request has been made for
reduction or release of the financial guarantee submitted in support of
the Site Performance Agreement which does include curbs and gutter.
3. We have reviewed the landscape plan changes and find they do not require
form an action to amend by the Commission and Council (pursuant to
ordinance provision for minor amendments).
Page 3
File 90045
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for the
denial of the requested Site Plan Amendment. Consistent with previous
direction I have also included a recommendation for approval with the
appropriate conditi ns.
Submitted by: .
Charles E. Dil erud, Community DevelAnb4nt Coordinator
ATTACHMENTS:
1. Resolution Denying Site Plan Amendment
2. Resolution Approving Site Plan Amendment
3. Engineers Memo
4. Petitioner's Communication of May 10, 1990
5. Location Map
6. Site Graphics
7. Section 10 Subdivision B Paragraph 5(g) of the Zoning Ordinance
pl /cd/90045:11)
DENYING SITE PLAN AMENDMENT AND VARIANCE FROM RESOLUTION 79 -73 FOR GOFF HOMES
FOR " FERNBROOK MANOR" LOCATED EAST OF FERNBROOK LANE AT 44TH PLACE NORTH
90045)
WHEREAS, Goff Homes has requested approval for a Site Plan Amendment and
Variance from Resolution 79 -73 to eliminate B -612 curb and gutter from
Fernbrook Manor located east of Fernbrook Lane at 44th Place 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 deny the request by Goff
Homes for a Site Plan Amendment for Fernbrook Manor located east of Fernbrook
Lane at 44th Place North, based on the following reasons:
1. The purpose of Resolution 79 -73 is not clearly met in a permanent and
effective alternate manner as required.
2. The site and conditions of the development are not unique with respect to
the need for permanent delineation provided by concrete curb and gutter.
APPROVING SITE PLAN AMENDMENT AND VARIANCE FROM RESOLUTION 79 -73 FOR GOFF
HOMES FOR " FERNBROOK MANOR" LOCATED EAST OF FERNBROOK LANE AT 44TH PLACE NORTH
90045)
WHEREAS, Goff Homes has requested approval for a Site Plan Amendment and
Variance from Resolution 79 -73 for elimination of B -612 curb and gutter from
Fernbrook Manor located east of Fernbrook Lane at 44th Place 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
Goff Homes for a Site Plan Amendment for Fernbrook Manor located east of
Fernbrook Lane at 44th Place North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
3. Compliance with the applicable terms and conditions of Resolution 88 -385
approving the original Site Plan and Conditional Use Permit.
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 8, 1990
FILE NO.: 90045
PETITIONER: Mr. Pat Goff, Goff Homes, 865 Aspen Circle, Little Canada, MN 55109
SITE PLAN: SITE PLAN AMENDMENT FOR FERNBROOK MANNER - REQUEST TO ELIMINATE CONCRETE
CURB AND GUTTER
LOCATION: East of Fernbrook Lane, north and south of 44th Avenue in the southwest
1/4 of Section 10.
Mr. Pat Goff of Goff Homes has submitted an application to the City requesting an
amendment to the approved Site Plan removing the condition that concrete curb and gutter
be installed as an off -site improvement.
I recommend that the approved plans not to be changed for the installation of concrete
curb and gutter or curb stone for the following:
o To positively delineate public parking in driving areas.
o To protect the landscaped areas, building, and utilities, and fixtures such as
light standards and fire hydrants.
o To control surface drainage for positive flow, erosion prevention, and
protection of site landscaping and critical slopes which is not otherwise
achieved.
SUBMITTED BY:
Daniel L. Faulkner, P.E.
City Engineer
GOFF HOMES,INC.
865 ASPEN CIRCLE
LITTLE CANADA, MINNESOTA 55109
6 12) 4.82 -C767
FAX 482 -0876
May 10, 1990
City of Plymouth
400 Plymouth Boulevard
Plymouth, Minnesota 55447
Re: Fernbrook Manor
Honorable Mayor and City Council:
We are requesting that our parking spaces directly behind
eacl-. unit gar -'aae be cal .ed parking stalls and not a parking
lot.
if I.t aa, considered a Pat -king lot according to the Plymouth
tr,rinanc,_ we must install curbing along the parking lot. We
dr; not wish two instai.l curbing along t hese parking stalls
fc r the following r•° on. This 60 foot space is the best
t.':I :c for snow ;storage. Most snow plowing companies do not
rr the ,Weans to lift and place the snow above the curbs in
of these -stalls.
have coast -acted four other developments it') other cities
wLt''h this design of unit parking and were not required to
We ,urn - -: also asking for a chat-ige. in the landscape plan. r ; ^orr
past experience in this type of soil a change :i.ri the type of
j_-,lantings waz needed for a higher rate of plant survival
sifter initial planting. We have deleted some understory
ornamental and a few overstory shade trees, and added spruce
trees for buffering and year round color.
Thank, you for your consideration on these matters.
Fatr i, k W. Goff
I Ti m
ml
O.W,a
l.
PLYMOUTH ZONING ORDINANCE
Section 10, Subdivision
Isurfacewithcurbingandpropersurfacedrainageasrequiredby
the City Engineering Department, and adopted standards and
criteria.
transient produce
merchants, and for any person that sel s p e garden or
farm on the property on which the products are '
Aimne
row, nd
cultivated are exempt from this requirement. ed Ord. 86 -07)
2) The operator of the principal building or use all maintain
parking and loading areas, access drives and and areas in a neat
and adequate manner.
3) Storm water drainage from off - street pa ing facilities shall be
collected internally and directly to City Storm Drainage
System as required by the City Engin ring Department, and adopted
standards and criteria.
Authorized unimproved sites for transi t merchants, transient produce
merchants, and for any person t sells products of the garden or
farm on the property on which /te pro ducts are grown and
cultivated are exempt from thequirement. (Ord 86 -07)
h. Required Number of Off- Street Pa
1) Off- street parking areas,
patrons, customers, supp ie
provided on the premis of
required off - street p king
as indicated on Tabl 2 and
2) Computing Require*nts:
king Spaces:
sufficient size to provide parking for
rs, visitors and employees shall be
each use. The minimum number of
spaces for the following uses shall be
in this subdivision.
In computing the number as such parking or loading spaces
required, the J61lowing rules shall govern:
a) Floors ce shall mean the gross floor area of the specific
Wheb) actional spaces result, the parking spaces required
construed to be the nearest whole number .
c) ing or loading space requirement for a use not
ally mentioned herein shall be the same as required
e of similar nature as determined by the Planning
on.
3/
DiISTRICT,
ined Facilities:
ined or joint parking facilities may be provided for one (1)
ore buildings or uses in R -2, R -3 or R -4 RESIDENCE DISTRICTS,
1, B -2 and B -3 BUSINESS DISTRICTS, and in I -1 INDUSTRIAL
provided that the total number of spaces shall equal the
of - the_r?, i -Pm _n#s_ for. -each building or use.
10 -29
PLYMOUTH ZONING ORDINANCE
Section 10, Subdivision B
regui rements of `each use' -&nd sha- lfiJYf6vttte _adec e
and maneuvering of the vehicles itis designed to serve.
b. Access:
1) Parking and loading space shall have proper access f a public
right -of -way.
2) The number and width of access drives shall be o located as to
minimize traffic congestion and abnormal tra is hazard, and no
driveway in R -2, R -3 and R -4 RESIDENCE DIS CTS and all Business
and Industrial Districts shall be closer an fifty (50) feet from
any right -of -way line of a street inter ction. In FRD, R -lA and
R -1B RESIDENCE DISTRICTS the minimum stance shall be twenty (20)
feet.
3) In B -1, B -2 and B -3 BUSINESS DI ICTS, and I -1 INDUSTRIAL
DISTRICT, direct access shall provided to an arterial street as
shown in the adopted City Th oughfare Guide Plan or to a related
service road.
c. Location of Parking Faciliti
Required off - street parkin shall be provided either on the same
lot or adjacent lots principal building or use is located.
d. Buffer Fences and PlantOhg Screens:
Off- street par/
apval
loading areas near or adjoining RESIDENCE
DISTRICTS shaleened by a buffer fence of adequate design or a
planting buffe; plans of such screen or fence shall be
submitted for as a part of the required site or plot plan and
such fence or ing shall be installed as part of the initial
construction.
e. Lighting:
Lighting all not be directed upon the public right -of -way and nearby
or adja t properties. Such illumination must be indirect or
diffus .:
f. Land aping:
Al required yards and parking areas shall be landscaped in accordance
w' h the adopted standards and criteria policy. Plans of such
lindscaping shall be submitted for approval as a part of the required
t-e or plot plan and such landscaping shall be installed_as_part of
g. Construction and Maintenance:
1) In R -2, R -3 and R -4 RESIDENCE DISTRICTS, in B -1, B -2 and B -3
BUSINESS DISTRICTS, and in I -1 INDUSTRIAL DISTRICT, parking areas
and access drives shall be covered with a dust -free all- weather
10 -28
POLICY ESTABLISHING CURBING AND DRAINAGE REQUIREMENTS
FOR MULTI - RESIDENTIAL, BUSINESS AND INDUSTRIAL DEVELOPMENTS
Resolution No. 79 -73
January 29, 1979
1. The City Council establishes the following as standards to be followed in
implementing the requirements of Section 10 of the Zoning Ordinance rela-
tive to the construction and maintenance of parking facilities of multi -
residential, business and industrial developments.
2. CURBING
A. Purpose
1. To positively delineate public parking and driving areas.
2. To protect landscaped areas, buildings and utilities and fix-
tures such as light standards and fire hydrants.
3. To control surface drainage for positive flow, erosion pre-
vention and protection of site landscaping and critical slopes
which is not otherwise achieved.
4. To separate commercial vehicle maneuvering, loading and unload-
ing areas from public automobile parking and driving areas.
B. Requirements
All parking and driving areas of multi - residential, commercial and
industrial developments shall be bounded by and delineated by cast -in-
place concrete curb and gutter of the Minnesota Highway Department
B -612" design.
C. Alternate Designs and Variance
1. Other designs of concrete curb and gutter may be permitted by
the City Engineer where the design provides an equal cross -
sectional area.
2. The Planning Commission may recommend, and the City Council may
approve the deferral of the installation of concrete curbing in
those areas where future expansion and development of a site would
necessitate removal. Such expansion and development must be
indicated on approved plans; the deferral shall be for a definite
period of time; and a temporary curbing of bituminous or other
approved materials may be required in the interim.
3. The Planning Commission may recommend, and the City Council may
approve variances to this requirement where it is established
that the purpose is clearly met in a permanent and effective
alternate manner.
13-
Resolution No. 79 -73
3. Drainage
A. Plans
Drainage and grading plans shall be certified by a Minnesota
registered Civil Engineer or Architect.
B. Design Performance
Subject to approval by the City Engineer, drainage plans shall
provide for:
1. Drainage systems which avoid directing parking lot and roof
drainage onto the public right -of -way and streets.
2. On -site treatment of parking lot drainage to prevent the
intrusion of silt, debris and oil residues into the public
waters and drainage system.
3. Surface or pipe drainage conveyance to preclude erosion or
inundation damage to abutting properties and public right-
of-way.
13a-
P..
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: May 30, 1990 MEETING DATE: June 12, 1990
FILE NO.: A261
PETITIONER: Olfisco, Inc.
REQUEST: Variance from setback provisions of the Zoning Ordinance to permit a side
yard setback of 16.9 feet where the Zoning Ordinance provides a standard of
25 feet.
LOCATION: 1915 Xenium Lane
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I -1 (Planned Industrial)
BACKGROUND:
On May 18, 1970 the City Council approved a Site Plan for the construction of the subject
building for Beatrice Foods Company. That Site Plan proposed the south side yard
abutting the railway right of way) to be 20 feet where the Zoning Ordinance specified 25
feet be required. By a companion resolution (70 -193) the Village Council, also on May
18, 1970, granted a Variance to Beatrice Foods Company to permit the construction of this
structure 20 feet from the south property line rather than the 25 feet required by the
Zoning Ordinance. In addition, a Variance was granted for parking setback from the side
property line.
The present owner, Olfisco, Inc., acquired the parcel in 1989. The survey of the site
following acquisition by Olfisco has revealed that the structure has actually been
constructed 3.1 feet closer to the south property line than was permitted by the 1970
Variance. The owner now requests a Variance from Zoning Ordinance Standards to match the
manner in which the building was actually constructed. The structure is now located 16.9
feet from the south property line versus the Zoning Ordinance requirement of 25 feet.
Records do not reveal cases in recent years that can be directly compared with this
application. It should be noted, however, that the City Council recently approved an
amended PUD plan to allow setbacks less than the previously approved PUD Plan based on
the finding that the home was constructed closer to the property lines than the
specifications of the approved PUD Plan. In that case, the home was constructed a matter
of inches closer to the property line than the approved setback.
Property owners within 100 feet have been notified. A copy of the Variance Standards is
attached for reference.
Planning Commission Meeting
June 13, 1990
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner, as "exhibit A" of his documentation, has provided a description of
the request, together with documentation as to the compliance of the requested
Variance with the Variance Standards of the Zoning Ordinance.
2. The south side of the property abuts an existing railroad right -of -way 20 feet in
width. The effective property dimension to the south, therefore, is twenty feet
greater than would be the case were this a typical industrial property, since no
development can be undertaken by either this property owner or the property owner to
the south within this 20 foot railroad right -of -way buffer; and the 20 foot corridor
is not included within the setback of either property.
3. The property was acquired by the applicant in 1989, 19 years after the structure was
constructed in a location requiring a greater Variance than was actually approved.
PLANNING STAFF COMMENTS:
1. A hardship to the rpesentbuildingownerwouldresultfromcompliancewiththe
Ordinance Standard since either the title to the property would remain flawed, or the
present building owner would be required to remove 3.1 feet of the loading docks that
have existed for 20 years, if no variance is approved by this application.
2. The site is unique by nature of its location adjacent to an existing railroad right
of way which provides an additional dimension of setback over and above most other
lots in the I -1 District. This unique nature was recognized in granting the original
Variance in 1970.
3. The Variance requested will not be detrimental to the public welfare or injurious to
other land and improvements in this neighborhood.
4. The Variance will not impair an adequate supply of light and air to adjacent
properties, or in any manner negatively impact the public welfare and safety, or
diminish property values within this neighborhood.
RECOMMENDATION:
We recommend adoption of the attached Resolution providing for the approval of a Variance
to permit the structure to be located 16.9 feet from the side property line in the I -1
District where the Zoning Ordinance Standard is 25 feet and a previously approved
Variance is 20 feet, based on findings that the proposed Variance meets the Standards for
Variances as provided for by the Zoning Ordinance.
Attachments:
1. Approving Variance
2. Petitioner's Documentation
3. City Council Resolution 70 -179 approving Site Plan
4. City Council Resolution 70 -193 approving Variance
1 Tile t':ItIon for th-. rtloptioa of L ?:^ f01 •Z'U!`,; T', .( -1I,f ion c•. , c'•;,)_
I, _Cotu cilm-in [iniseth_ , rtld I, c ., . : l . S i .' a tl:c r_
01- fc,) lc• :.iu; ' ^tc S:t fain: t}: rcof : `or !'il !, C- meilmen.
Jo::n•,on, i;l:atz, Y.ina -et% and Spat -Vi. Vo one voted against.
Vlic•rct:,,crt 0.. 1' =:o1u; ioa :t: dect•r.r d cal, 1•:.... <! ..; ! ..c'.,, .. -1.
w
VILLAM. OF
1'ur::v . +.1: to d ;:_ C. 1 rrt:cl 11.11.i C. t.It .: c:f
f; cf t11' l'S1.1:.1; ccw!.ri1 of tit'. Ci!):,;, of 1'1;; •::t; , ','il ,:.
tray b:,10 ca, 0!'.. at . 1',9Y_____ ......_- •- - -' 1q %!1, I'!: f<•1',: !.
tct:rr Councilmen Jo..ncvn, 1?intz,
Tltc: f\,l ? r.•f r.• 1,...11.a t•., t::•t c rth:l: ;tt ,_.Jyori..._.....- . _.. ..... ... - - -
Cotmcilnen Johnnon 11, t.1 [,,',1, c; o11-.
r::ol ;It S on r,u: t
I
1 catric^ 1'oodv Colmyany a:l;:rd for Rite plan Ptnproval .
Ki1'.! •1'lil: il:ri +':i;, I.1: Ye
Approval. in hereby given for t }:p sitt: plan for Lcrttrice Fcods
to locate ou Zinnia Lnne between Vater 1'mer Circle end Industrial
Yarl, Blvd. in 'Unnertpolis Industrial Park.
1 Tile t':ItIon for th-. rtloptioa of L ?:^ f01 •Z'U!`,; T', .( -1I,f ion c•. , c'•;,)_
I, _Cotu cilm-in [iniseth_ , rtld I, c ., . : l . S i .' a tl:c r_
01- fc,) lc• :.iu; ' ^tc S:t fain: t}: rcof : `or !'il !, C- meilmen.
Jo::n•,on, i;l:atz, Y.ina -et% and Spat -Vi. Vo one voted against.
Vlic•rct:,,crt 0.. 1' =:o1u; ioa :t: dect•r.r d cal, 1•:.... <! ..; ! ..c'.,, .. -1.
I
P l-,c
SI•-'"•1: OF !,'J`'`TS'AA
the k I i I c"! r S i - I I t. (t, Ow du)N fic-cl
Vj 1, izq.(• Or Nvootitil, t 'f'.. th"Ic
2: 5:(! cI of t11f.
Sqx-". I.I.notin of thl~ vm or sald
970 I oy, f
1 f U )I L
tl*;lW';c'-!P'L t'Iwrefrcw:,t Insofar as tlie to
for site pInn nuprnvl
VITNI*.St" ;Iv 18,111cl Offici.111
C01•1101"'tc, !:, al of the this 1970.
Uck-1-
0
r
y.rr.
1111.1.1 T nF
1's,rcu: +nt to dsu.• rail and notice then•nf , a rc;j u.l:`r' f*kJfj6&11 r•r,'l i, %,'.
of 010 fill:, {•rt roll-wil of 1.110 or 'sin;i ';('•.•1 "1"
day of 1970. ll:r tnl i(,' ir,;. .:,' (•r •:
von, pry -ent Mayor Rilde, Cosascipwn John, —mA.- Qirt,%,J iadlsth- 4-- gpketh.
I;ns fsil ln.•tr;, l.,r.;;!ivrs, , tir(i a1,;:entt
CCMi -41 * fi _1Linr 2 __
anc' 1noved its;' a(4,,,tion:
t,t
intrrxluc •(! t }.• - ion
r.fs()t.t 111 11 ; nn.
t::'I'VYAS jqp requested a variance for Beatrice Foods.
l'W"!' h +: 11' UF.R1'1tY i!1•:enl,VED FY 1!'! V71.1_` *1• C '0i,..( 1 riu '1'1'i:
V 1 J.i.A(:i (a'
Approval is hereby granted +:o 1 111P for a 10' variance
froze the parkinil setback from the side lot Line avid 5'
variance on the building eetbnek raquiremat on the lot
lies adjacent to the railed track one their property
suhlact to the approval of trading plans by the plralouth
Village 1hgI naer.
r• , ,.t ir.lt f(,t- Ow ndo,(tf,nn of the forej-,ninc; r(•'•(,lnt irm ,• :1 (1: +]v
fli ( I,.r {(. -, 1 _- ._3/Q ii'.i7ii 'L- ._.•
ilf(! tli, r'i: V(il r' ,1;:; t;1•(`li r;. i'(!1.
tl((r fnl IwAnp• voted in favor tborrof :Mayor Hilda, Councilmen vinta
Johnson, >Kinsdseth and Spaeth.
f I 1 l:,r, vr,r,':1 a-;ainat None - - - - - -- . _.- - - -- ...- - - -- - - --
1'!+i fn1 nl:.t dne(!_ — -- 1I01!>• - — - - - - -.._ _...- - -
tilt' l'ecinlrltion Vas (tr Cl1S'.'rl [I('.!.. t, nr'! %1.' i :'•
51'A'I'I' 01' 1!I'c "T.F-0TA )
COUNTY OF
OV N.Y,.,ov'{ } })
I, the undersigned, being the duly a,nnlified Clerl: of th_, 1'M"t.e.. of
Hymonth, "iwienota, hereby certifv that 1 ha o c.1reful i,: cor-pirc -d t}:t,
attachod and fore, -vin! extract of the tnlnutr-; of , r.•' nlnr )
n- ettnl^, of thc. \'illnge Council of said V1.1lnl-c lit-H on `say 18
11170, 1.1th tl%e ori,,.innl thereof on file in niv of i.co and the is a
full, trur and cn ^inlet• transcript therefrom i-nrofar r!; tthr• F:ar:c rt•lntr's
to a !tc:olution rcp,nrdinf _ a var anca rigitsont
ldl'1'.':}:S',, ''y hand officially as suc!- Clerk and the corporatc. of
the Vi l laf.. On ` _- 2nd day of Jima - - -_ —__ ' 1P70.
l
Yillnl;e- Cicr'
Ci ] laFt of 1'`I)riout>>, "inr. r,tn
0
P
APPROVING VARIANCE REQUEST FOR OLFISCO, INC., 1915 XENIUM LANE NORTH (06- 02 -90)
WHEREAS, Olfisco, Inc. has requested approval of a Variance from setback provisions of
the Zoning Ordinance to permit a side yard setback of 16.9 feet with a Zoning Ordinance
Standard of 25 feet, 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 based on the following
findings:
1. A hardship to the present building owner would result from compliance with the
Ordinance Standard since either the title to the property would remain flawed with
no action regarding this Variance, or the present building owner would be required
to remove 3.1 feet of the loading docks that have existed for 20 years.
2. The site is unique by nature of its location adjacent to an existing railroad right
of way which provides an additional dimension of setback over and above most other
lots in the I -1 District. This unique nature was recognized in granting the
original Variance in 1970.
3. The Variance requested will not be detrimental to the public welfare or injurious to
other land and improvements in this neighborhood.
4. The Variance will not impair an adequate supply of light and air to adjacent
properties or in any manner negatively impact the public welfare and safety or
diminish property values within this neighborhood.hereupon the Resolution was
declared duly passed and adopted.
d:
Ig % .
1