HomeMy WebLinkAboutPlanning Commission Packet 10-24-19906,0 Ao
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: Oct. 15, 1990 COMMISSION MEETING DATE: Oct. 24, 1990
FILE NO.: 90094
PETITIONER: Terry and Kathleen LeDell
REQUEST: Lot Division /Lot Consolidation and Subdivision Ordinance
Variances
LOCATION: Northeast Corner of Sunset Trail and Pineview Lane
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
No previous Community Development applications are of record concerning this
property.
Proposed is the division and reconsolidation of three lots of record to create
four lots, one of which would be a building lot for a new single family
residence. Also requested are Subdivision Ordinance variances for lot width
at the setback line for three of the lots that would be created as a result of
this action.
A notice of Planning Commission consideration of these applications has been
mailed, as a courtesy, to all property owners within 100 feet of the subject
parcels.
PRIMARY ISSUES AND ANALYSIS:
1. Section 500.37 of the Plymouth City Code provides for the division and
consolidation of lots which are part of a recorded plat without the
requirement that a Preliminary and Final Plat be prepared in accordance
with the provisions of the Subdivision Ordinance. The parcels proposed to
be divided and reconsolidated are all part of the recorded plat for
Wilshire Gardens."
2. Section 500.41 of the Plymouth Subdivision Ordinance provides for
standards and procedures related to the approval of variances from the
dimensional standards of the Ordinance. The Ordinance provides for three
criteria that must be met before a Subdivision Ordinance variance may be
approved. A copy of those three criteria is attached to this staff
see next page)
File 90094
Page Two
report. The applicant's letter of September 5, 1990, addressing reasons
for the variance proposed is attached as well. The requested variances
are as follows:
a. For lot width at the setback line on Parcel B proposed to be 92.17
feet versus the Ordinance standard of 110 feet.
b. For lot width at the front setback line on proposed Parcel D proposed
to be 101.38 feet versus the Ordinance standard of 110 feet.
c. For lot width at the front setback line on proposed Parcel C to be
102.20 feet versus the Ordinance standard of 110 feet.
3. Homes exist on proposed Parcels A, C and D. Parcel B is proposed to be a
new parcel on which a single family detached home would be built if
approved.
4. Proposed Parcel D is currently recorded as a long and narrow parcel with
an existing lot width of proposed 101.38 feet on Sunset Trail; and,
proposed Parcel C exists exactly as now proposed with a width of 102.20
feet at the setback line fronting Sunset Trail (the legal front yard per
Zoning Ordinance definition). The majority of the single family lots that
have been created fronting Sunset Trail between Pineview Lane and Magnolia
Lane, both north and south of Sunset Trail, are of lot widths less than
the 110 -foot Zoning Ordinance standard in the R -1A Zoning District similar
to that found on Parcel C and Parcel D.
5. A technical solution would appear possible to overcome the need for the
lot width variance for proposed Parcel B. The total requested variance is
17.83 feet (the 110 -foot Zoning Ordinance standard minus the 92.17 feet
proposed as the lot width). If proposed Parcel B were increased in width
by a relocation of the south property line southerly 17.83 feet (to result
in the required 110 -foot frontage on Pineview Lane), the area of Parcels C
and D would be reduced - -but not below the 18,500 square foot minimum for
parcels in the R -1A Zoning District. Specifically, proposed Parcel C,
after deducting 17.83 feet for addition to proposed Parcel B, would remain
18,614.54 square feet in area; and proposed Parcel D, after subtraction of
the 17.83 feet, would remain 18,994.4 square feet in area.
PLANNING STAFF CEMENTS:
1. Except with respect to the variances applied for and discussed below, the
lot division /consolidation to create a new building lot is consistent with
the provisions of the Subdivision Ordinance, Zoning Ordinance and the
density recommendations of the Comprehensive Plan for LA -1 classified and
R -1A zoned parcels.
2. The proposed variances for lot width at the front setback line with
respect to proposed Parcel C and proposed Parcel D comply with the
Subdivision Ordinance criteria for the approval of a Zoning Ordinance
see next page)
File 90094
Page Three
variance. These are existing parcels of record with respect to lot width, and
no option exists for property line adjustments to overcome the need for
variances. The other Subdivision Ordinance variance criteria are complied
with as well.
3. The requested variance for lot width at the setback line for proposed
Parcel B does not meet two of the three the variance criteria of the
Subdivision Ordinance. Specifically, we find as follows:
a. There are no special circumstances or conditions affecting the
specific property such that the strict application of the Subdivision
Ordinance regarding lot width for proposed Parcel B would deprive the
applicant of reasonable use of the land. A method to eliminate the
need for the variance has been demonstrated.
b. The variance is not necessary for the preservation and enjoyment of a
substantial property right of the applicant.
c. The granting of the variance will not be detrimental to the public
welfare or injurious to other land or improvements in the
neighborhood in which the parcel is located.
RECOMMENDATION:
I hereby recommend approval of the lot division /consolidation together with
the requested variances for lot width at the front setback for proposed
Parcels C and D.
I recommend the variance for lot width at the front setback line for proposed
Parcel B be denied, and that the applicant be directed to adjust the south
property line of proposed Parcel B 17.83 feet southerly to create a lot of not
less than 110 feet frontage on Pineview Lane. Two resolutions setting
conditions and approving variances are presented: one to approve variances
for Parcels C and D and deny the variance for Parcel B; and, the other
approving all thjAe variances.
Submitted by: k 11k,64 A .QatJ '' 4 4AJV- s
e's E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Lot Division /Consolidation
2. Resolution Setting Conditions Prior to Filing and Approving Two
Subdivision Ordinance Variances and Denying One Subdivision Ordinance
Variance
3. Resolution Setting Conditions Prior to
Ordinance Variances
4. Engineer's Memorandum
5. Subdivision Ordinance Variance Standards
6. Applicant's Letter of September 5, 1990
7. Location Map
8. Large Plans
pc /cd /90094:dl)
Filing and Approving Subdivision
APPROVING LOT DIVISION /CONSOLIDATION FOR TERRY AND KATHLEEN LEDELL (90094)
WHEREAS, Terry and Kathleen LeDell have requested approval for a lot
division /consolidation for the creation of four lots located at the northeast
corner of Sunset Trail and Pineview Lane;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the lot
division /consolidation for Terry and Kathleen LeDell for property located at
the northeast corner of Sunset Trail and Pineview Lane.
EXISTING LEGAL DESCRIPTIONS
PARCEL A
The North Half of Lot 13, Block 2, Wilshire Gardens, Hennepin County,
Minnesota
PARCEL B
The South Half of Lot 13, Block 2, Wilshire Gardens, Hennepin County,
Minnesota
PARCEL C
Lot 12, Block 2, Wilshire Gardens, Hennepin County, Minnesota
To be divided and consolidated as follows:
PARCEL A
That part of Lots 12 and 13, Block 2, Wilshire Gardens, Hennepin County,
Minnesota, which lies north of the following described line:
Commencing at the northwest corner of said Lot 13; thence on an
assumed bearing of South 01 degrees 08 minutes 50 seconds West along
the west line of said Lot 13 a distance of 203.52 feet to the
northwest corner of the South Half of said Lot 13 and the point of
beginning of the line to be described; thence North 87 degrees 35
minutes 47 seconds East along the north line of the South Half of
said Lot 13 and its easterly extension a distance of 201.63 feet to
the east line of said Lot 12 and there terminating.
except the South 92.17 feet thereof.
see next page)
Resolution No.
File90094
Page Two
PARCEL B
The South 92.17 feet of that part of Lots 12 and 13, Block 2, Wilshire
Gardens, Hennepin County, Minnesota, which lies north of the following
described line:
Commencing at the northwest corner of said Lot 13; thence on an
assumed bearing of South 01 degrees 08 minutes 50 seconds West along
the west line of said Lot 13 a distance of 203.52 feet to the
northwest corner of the South Half of said Lot 13 and the point of
beginning of the line to be described; thence North 87 degrees 35
minutes 47 seconds East along the north line of the South half of
said Lot 13 and its easterly extension a distance of 201.63 feet to
the east line of said Lot 12 and there terminating.
PARCEL C
The South Half of Lot 13, Block 2, Wilshire Gardens, Hennepin County,
Minnesota.
PARM n
That part of Lot 12, Block 2, Wilshire Gardens, Hennepin County,
Minnesota which lies south of the following described line:
Commencing at the northwest corner of Lot 13, of said Block 2;
thence on an assumed bearing of South 01 degrees 08 minutes 50
seconds West along the west line of said Lot 13 a distance of 203.52
feet to the northwest corner of the South Half of said Lot 13 and
the point of beginning of the line to be described; thence North 87
degrees 35 minutes 47 seconds East along the north line of the South
Half of said Lot 13 and its easterly extension a distance of 201.63
feet to the east line of said Lot 12 and 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 /CONSOLIDATION, APPROVING SUBDIVISION ORDINANCE VARIANCES FOR TERRY
AND KATHLEEN LEDELL (90094)
WHEREAS, the City Council has approved a lot division /consolidation for Terry
and Kathleen LeDell for property located at the northeast corner of Sunset
Trail and Pineview 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 the City Engineer's Memorandum.
2. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing open storm water
drainage facilities.
3. Payment of park dedication fees -in -lieu of dedication prior to issuance
of building permit in accordance with City Policy in effect at that
time.
4. No building permit is to be issued until the lot division /consolidation
is filed with Hennepin County.
5. Submittal of all necessary utility easements prior to filing with
Hennepin County.
6. Approved variances are:
a. Lot width of 102.20 feet at
versus the Ordinance standard
b. Lot width of 101.38 feet at
versus the Ordinance standard
c. Lot width of 92.17 feet at
versus the Ordinance standard
Approval is based on compliance
Subdivision Ordinance.
the front setback line for Parcel C
of 110 feet.
the front setback line for Parcel D
of 110 feet.
the front setback line for Parcel B
of 110 feet
with the variance criteria of the
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT
DIVISION /CONSOLIDATION, APPROVING TWO SUBDIVISION ORDINANCE VARIANCES AND
DENYING ONE SUBDIVISION ORDINANCE VARIANCE FOR TERRY AND KATHLEEN LEDELL
90094)
WHEREAS, the City Council has approved a lot division /consolidation for Terry
and Kathleen LeDell for property located at the northeast corner of Sunset
Trail and Pineview 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 the City Engineer's Memorandum.
2. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing open storm water
drainage facilities.
3. Payment of park dedication fees -in -lieu of dedication prior to issuance
of building permit in accordance with City Policy in effect at that
time.
4. No building permit is to be issued until the lot division /consolidation
is filed with Hennepin County.
5. Submittal of all necessary utility easements prior to filing with
Hennepin County.
6. Approved variances are:
a. Lot width of 102.20 feet at the front setback line for Parcel C
versus the Ordinance standard of 110 feet.
b. Lot width of 101.38 feet at the front setback line for Parcel D
versus the Ordinance standard of 110 feet.
Approval is based on compliance with the variance criteria of the
Subdivision Ordinance.
7. The requested variance for lot width on Parcel B of 92.17 feet versus
the Ordinance standard of 110 feet is denied based on noncompliance with
the variance criteria of the Subdivision Ordinance.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 17, 1990
FILE NO.: 90094
PETITIONER: Terry and Kathleen LeDelle, 3106 Manor Drive, Golden Valley, MN
55433
LOT DIVISION /CONSOLIDATION:LOTS 12 AND 13, BLOCK 2, WILSHIRE GARDENS
HENNEPIN COUNTY, MN
LOCATION: North of Sunset Trail, east of Pineview Lane, in the southwest 1/4
of Section 35
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: parcel B, watermain area $790, sanitary sewer area
S440.
5. Other additional assessments estimated: Parcel B, sanitary sewer
lateral 92.35 feet x $23.59 per foot - $2,178.54. Watermain lateral
92.35 feet x $22.50 per foot - $2,077.87.
EGAL. / EASEMENTS / PERMITS :
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:
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.
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: seven feet of additional
tight -of -way will be required for Sunset Trail.
Submitted by:
Daniel L. Faulkner, P. E.
City Engineer
2
00.39. Sea Level Elevations Required. All surveys submitted i nection
with applications for waivers of the provisions of Minnesot utesI Section
462.358, Subdivision 4, or for division or consolidati ots or tracts as
provided in Section 500.37 shall show thereon se elevations at 50 foot
intervals.
500.41. Variances. Subdivisi General Conditions. The Planning
Commission may recommend a v ce from the provisions of this Section as to
specific properties whe its judgement, an unusual hardship on the land
exists. In granti variance, the Commission may prescribe conditions that
it deems nece or desirable in the public interest. In making its find-
ings, as red below, the Commission shall consider the nature of the pro-
pose of the land and the existing use of land in the vicinity, the number
o rsons to reside or work in the proposed subdivision, and the probable
No variance shall be granted unless the Commission finds:
a) That there are special circumstances or conditions affecting the
specific property such that the strict application of the provisions
of this Section would deprive the applicant of the reasonable use
of the land.
b) That the variance is necessary for the preservation and enjoyment of
a substantial property right of the applicant.
c) That the granting of the variance will not be detrimental to the
public welfare or injurious to other property in the territory
in which the property is located.
The Commission findings in granting or denying a variance shall be in writing
and filed with the City Clerk.
Subsection shall be submitted in writing by the owner or subdivider at me
the preliminary plat is filed for consideration by the Planning C sion, and
shall state all facts relied upon by the applicant, and shat supplemented
with maps, plans or other additional data which may aid ommission in the
analysis of the proposed project. The plans for su velopment shall include
such covenants, restrictions or other legal pr ons necessary to guarantee
the full achievement of the plan for the p sed project.
500.43. Com liance• Waivers• Bui Permits. Subdivision 1. Conveyance of
and. Any person who conveylsowa by metes and bounds or by reference to an
unapproved plat or regist land survey in violation of the provisions of
Minnesota Statutes, Se on 462.358, Subdivision 4, is subject to the penalty
provisions 6f that ion.
Subd. 2. iver of Compliance. In any case where compliance with the
provisions Minnesota Statutes, Section 462.358, Subdivision 4 will create an
unnecess hardship and failure to comply will not interfere with the purpose
of th ection, the City Council may by resolution waive compliance with this
Sub tion, provided, however, that the proposed conveyance has been reviewed
b he Plannin and the Commission has found that it complies with
NhdWRRRwBT—this e
September 5, 1990
To the Planning Commission,
SEP
urry OF
We are writing this letter to supplement the paperwork for the lot consolidation /division
application we are making. I would like to explain the need for the front footage variance
we are requesting that you grant.
The land that we are proposing to become our homesite now looks as if it is an empty
lot and, while not unattractive, we believe the land could be put to better use as the site
of the home we plan to build and live in. We have been looking for over 2 years for an
affordable lot in this area and believe that we have now found the ideal lot for us.
Doing the lot consolidation /division in the manner we have proposed would require only
one variance for our new lot. We saw no other way to do it without the need for other
variances.
We believe that our new home would be an addition to the neighborhood and in that
sense would benefit Plymouth. We do not feel that it would cause hardship to anyone.
Without this variance we believe this land would have to remain permanently vacant. We
do plan to build on the lot and live in the house ourselves. We plan on staying for the
long term and are not doing this as any form of land speculation. We believe the
changing of the lot lines will only increase the value of Ms. Donnelly's property as she
would then have a large normally shaped lot. This will not change Mr. Stonelake's value
significantly as he will still have a large lot. Both parties also feel that this would be a
good use of the land.
Most lots in the area appear to have no more than 100 feet of front footage, so we do not
believe our 92.35 footage would be out of place, especially since we will not be crowding
any existing structure on either side. We very much hope that you will grant our
application for lot consolidation /division and approve of the one variance we are
requesting.
Thank you very much for your time and consideration.
Sincerely,
Terry & Kathleen LeDell
WMNi IIMU
OCT 9 1990
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: Oct. 15, 1990 COMMISSION MEETING DATE: Oct. 24, 1990
FILE NO.: 90091
PETITIONER: Amoco Oil Company
REQUEST: Amended MPUD Preliminary Plan, MPUD Conditional Use Permit
and MPUD Final Site Plan for Service Station /Convenience
Store /Car Wash
LOCATION: Southwest Corner of Plymouth Boulevard and Rockford Road
GUIDE PLAN CLASS: CC (Community Center)
ZONING: MPUD 78 -2
BACKGROUND:
On November 17, 1980, the City Council, by Resolution 80 -828, approved an MPUD
Preliminary Plan and Plat for "Plymouth Hills," including the subject parcel.
The PUD Plan specified the use of the subject parcel for an "Auto Care
Center."
On January 19, 1981, the City Council, by Resolutions 81 -36 and 81 -37 approved
the Final Plat that included this site together with a Development Contract.
The Development Contract specifically references design considerations for
this specific site. No Final MPUD Site Plan was approved for the site at that
time.
On June 10, 1981, the Planning Commission deferred consideration of an
application for Site Plan approval for Amoco Oil Company on this parcel. The
MPUD Final Site Plan submitted had a number of plan deficiencies, and the
direction of the Planning Commission upon deferral was to meet with the
Development Review Committee and correct those plan deficiencies. By August
1981, the plan deficiencies had not been corrected, and the City withdrew the
application for nonresponse.
The current applications for this parcel are for an amended PUD Preliminary
Plan, MPUD Conditional Use Permit and an MPUD Final Site Plan. The PUD Plan
amendment and Final Site Plan are for the construction of an Auto Care Center
including gasoline service, convenience retail, and a self- service car wash.
Notice of this Public Hearing has been published in the official City
newspaper, and mailed to all property owners within 500 feet. A development
sign has also been placed on the property.
1-
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to construct an
to the one that has been constructed
Vinewood Lane and County Road 9.
convenience store would occupy 1,560
be attached by the canopy structure,
feet.
automobile service facility similar
for Amoco near the intersection of
The service station cashier and
square feet, and the car wash would
and occupy an additional 792 square
2. The applicant proposes site design features inconsistent with the B -2
Zoning District standards that would apply to this site that are MPUD
Preliminary Plan amendments since the original MPUD Preliminary Plan
approval made no reference to modifying zoning district standards at this
location. A deviation from zoning district dimensional standards proposed
by this PUD Plan amendment are as follows:
a. Projection of the proposed canopy 6 feet into the required 75 -foot
setback to Plymouth Boulevard versus the Ordinance standard for such
encroachment by canopies of 4 feet, 6 inches.
b. Setback from the structure to adjacent drive area of a minimum of 4
feet versus the Ordinance standard of 10 feet.
c. Deferral of the requirement for the construction of 25 off - street
parking spaces based on a "proof -of- parking" plan which shows that
those spaces could be constructed if required at a later date. A
total of 11 offstreet parking spaces are proposed to be constructed.
3. Review of the MPUD amended Preliminary Plan and MPUD Conditional Use
Permit is responsive to the provisions of Section 9, Subdivision B,
Paragraph 6b with regard to plan changes requiring a Public Hearing by the
Planning Commission and adoption by the City Council. The basis for the
Planning Commission recommendation to the City Council regarding the
amended PUD Plan is the same as for an original PUD Plan, and is found in
Section 9, Subdivision B, Paragraph 5j. The amended plan must be
compatible with the purposes and intent of the Planned Unit Development
Ordinance; possess a positive relationship to the neighborhood in which it
is proposed to be located, the City Comprehensive Plan and other
provisions of the Zoning Ordinance; and, demonstrate internal organization
and adequacy of various uses or densities, circulation in parking
facilities, and recreation areas and open spaces.
The PUD Conditional Use Permit shall also be reviewed for consistency with
the six Conditional Use Permit standards found in Section 9, Subdivision
A, Paragraph 2a. A copy of those standards is attached to this staff
report together with the petitioner's letter of August 30, 1990, in which
he addresses the basis for the proposals that have been submitted.
4. The site is located in the Bassetts Creek Watershed District and contains
no Shoreland or Flood Plain Overlay Districts; no wetlands or woodlands;
no slopes over 12 percent; and, is designated by the Plymouth Physical
Constraints Analysis to be suitable for urban development with municipal
utilities. The site has been mass graded and has no existing natural
resource features that must be addressed in site design.
2-
5. Except with respect to the design variations noted above, the Site Plan
presented complies with the minimum standards of the Zoning Ordinance and
other related City ordinances, policies and standards with respect to
setbacks; internal stacking and circulation; trash containment (as a
separate brick enclosure with a cedar door); signage (a single
freestanding sign meeting Ordinance specifications and wall signage
meeting Ordinance specifications); site illumination (none over .5 -foot
candles crossing property lines); roof top mechanical screening (black
acrylic screen around all roof top equipment proposed); and site
engineering details (as conditioned by the City Engineer's memorandum).
6. The Landscape Plan proposed is responsive to the numerical standards of
the Plymouth policy regarding site landscaping. This is a high visibility
site at the intersection of two thoroughfare streets and visible to two
residential sites (to the north and to the east). Screening of the
vehicular activity that will concentrate at this site from the adjoining
thoroughfares and the residential properties to the north and east is
required by the provisions of Section 10, Subdivision B, Paragraph 3 and
Section 10, Subdivision B, Paragraph 5d. The applicant proposes a
combination of conifer shrubs (Mint Julep Juniper); a 2 -foot berm; and a
4 -foot difference in elevation between the grade of the site parking area
and the grade of existing Rockford Road to provide the required screening
on the north side of the site.
The east site frontage to Plymouth Boulevard and the residential usage
east of Plymouth Boulevard is not proposed to receive a berm or coniferous
screening beyond three areas where 2 -foot coniferous shrubs would be
planted.
7. The City of Plymouth Statement of Policy and Standards and Criteria
Regarding Site and Building Aesthetics and Architectural Design
Resolution 88 -253) provides for nonresidential development to include
screening through man -made and natural features such as berming; use
appropriate materials, textures, colors and construction detail to assure
compatibility with adjacent and neighboring structures and functions; and,
to provide evident protection of adjacent and neighboring property through
reasonable provisions of sound and site buffers.
This Site Plan represents the initial nonresidential building to be
constructed in the northeast corner of the commercial segment of the
Plymouth Hills Planned Unit Development. The standard of design
established by this initial Site Plan will set the "theme" for future site
designs for lands that lie both south and west of this site within the
commercial section of the Plymouth Hills PUD. Careful consideration to
the resulting appearance of this site is therefore warranted responsive to
the City policy on architectural appearance and site design.
8. Section 14.6 of the Development Contract approved concurrent with the
Final Plat for "Plymouth Hills," of which this site is a portion,
specified, "Yard setbacks shall be per Zoning Ordinance; specifically,
front yard setbacks along Plymouth Boulevard, new County Road 9 and
Vicksburg Lane shall be no less than 75 feet and shall be developed with
substantial berming, and landscaping (added by City Council on January 19,
1981) and landscaping." It is clear that the City Council, in 1981, was
concerned with the site design of this area of "Plymouth Hills" as well.
3-
PLANNING STAFF COMMENTS:
1. The amended MPUD Preliminary Plan and Final Site Plan are consistent with
the approved General Development Plan for this parcel, except with respect
to setbacks as noted below.
2. The proposed MPUD Final Site Plan is consistent with the related City of
Plymouth ordinances, codes and policies regarding the design of sites in
this zoning classification, except with respect to setbacks and site
screening as noted below.
3. The MPUD Conditional Use Permit application is responsive to the six
standards required to be demonstrated for any Conditional Use Permit,
except with respect to the impact on the enjoyment of other properties in
the immediate vicinity with respect to the screening of the site to
adjacent residential uses.
4. Determination of the relationship between the requested PUD Ordinance
flexibility (such as the setback dimensional adjustments requested by this
application) and PUD attributes originally provided by an application a
decade earlier is difficult. A more reasonable approach is to compare the
PUD attributes related to site design and appearance that are now proposed
with the Zoning Ordinance dimensional flexibility that is now requested.
The acceptability of the proposed canopy setback encroachment to the 75-
foot setback area from Plymouth Boulevard can and should be directly
related to the degree of effort on behalf of the applicant to screen the
overall site from both Plymouth Boulevard and the residential uses across
Plymouth Boulevard to the east.
To a lesser degree, but with certain logic, the Zoning Ordinance
adjustments involving the deferral of off - street parking construction;
drive isle setback to the west property line; and drive isle setback to
the structure will result in more potential on -site congestion and site
utilization than the Zoning Ordinance would otherwise provide. As such,
it is reasonable to expect that such additional site utilization be
subject to enhanced screening from adjoining thoroughfares and residential
districts as mitigative compensation.
We find the plan proposed for this site does not adequately screen the
site from Plymouth Boulevard and the residential uses east of Plymouth
Boulevard, as anticipated both by the Development Contract and by the
Zoning Ordinance provisions with respect to site screening of
nonresidential uses from residential districts. Berm and conifer
treatment of the Plymouth Boulevard setback area should be enhanced to
reduce the impact of the site lighting vehicular activity and expansive
asphalt that will otherwise be visible.
A condition of approval of the applications related to this proposal
should be that the Grading and Landscape Plans be amended to provide
effective screening to the east over the entire site frontage without
reduction in the landscaping or berming now proposed for the other site
exposures. "Effective" will be held to mean buffering, year around, to a
degree cited by the ordinance (90 percent opacity).
MM
RECOMMENDATION:
I hereby recommend adoption of the attached resolution providing for approval
of the amended MPUD Preliminary Plan and Conditional Use Permit and approval
of the MPUD Final Site Plan subject to the standard conditions for such
approvals together with a 'condition related to the screening of the site from
Plymouth Boulevard an residential ict ea of lymouth Boulevard.
Submitted by:
Char. e . Dilleru , Co nTty Development Coordinator
ATTACHMENTS:
1. Amended MPUD Preliminary Plan and Conditional Use Permit and MPUD Final
Site Plan
2. Engineer's Memorandum
3. Applicant's Letter of September 20, 1990
4. Excerpt from the Development Contract for Plymouth Hills 2nd Addition
5. Approved General Development Plan Including the Site
6. Location Map
7. Large Plans
pc /cd /90091:dl)
5-
APPROVING AMENDED MPUD PRELIMINARY PLAN, MPUD CONDITIONAL USE PERMIT AND MPUD
FINAL SITE PLAN FOR AMOCO OIL COMPANY (90091)
WHEREAS, Amoco Oil Company has requested approval for an amended MPUD
Preliminary Plan, MPUD Conditional Use Permit and MPUD Final Site Plan for a
service station /convenience store /car wash located at the southwest corner of
Plymouth Boulevard and Rockford Road; 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
Amoco Oil Company for an amended MPUD Preliminary Plan, MPUD Conditional Use
Permit and MPUD Final Site Plan for a service station /convenience store /car
wash located at the southwest corner of Plymouth Boulevard and Rockford Road,
subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Park dedication requirements regarding this parcel have been previously
satisfied consistent with the terms of City Council Resolution 78 -661.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements within one year of the date of this
resolution.
5. Any signage shall be in compliance with the Ordinance and the approved
Final Site Plan.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within and enclosure, and
no outside storage is permitted.
9. An 8k x 11 inch "As Built" Fire Protection Plan and a 24 x 36 inch As
Built" Utility Plan shall be submitted prior to the release or reduction
of any site improvement bonds per City Policy.
10. The Landscape Plan shall be amended to enhance screening of the site from
Plymouth Boulevard and the residence district to the east to comply with
Paragraph 14.6 of the Development Contract for "Plymouth Hills" and
Paragraph 5 of City Council Resolution 88 -253 (Statement of Policy and
Standards and Criteria Regarding Site and Building Aesthetics and
Architectural Design) with respect to screening.
Conifer trees of at least 6 feet shall be planted along the entire
Plymouth Boulevard site frontage at a rate of 1 tree for each 15 lineal
feet of frontage.
11. No outside storage or display of products is approved except as regulated
by City Ordinance.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 17, 1990
FILE NO.: 90091
PETITIONER: Mr. Brent Visser, Krech, O'Brien, Mueller and Wass, Inc., 6115 Cahill
Ave., Inver Grove Heights, MN 55076
SITE PLAN: AMOCO OIL COMPANY SERVICE STATION /CONVENIENCE STORE
LOCATION: Southwest quadrant of County Road 9 and Plymouth Boulevard in the
southwest 1/4 of Section 16.
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.)
8. X _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities.
N/A Yes No
10. X All existing unnecessary easements and rights -of -way have been
vacated -
It will be necessary to vacate the obsolete easements /right -of -way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above. For the
additional trail easement in the northeast corner of the nronerty.
2-
N/A Yes No
12. _ _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MN DOT
Hennepin County
MPCA
State Health Department
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
13. _ X _ Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
N/A Yes No
14. _ X _ Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15. X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
The watermain shall be noted as ductile iron pipe and the sanitary
sewer service as PVC.
16. X _ _ Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
N/A Yes No
17. _ X _ Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per City
Engineering Guidelines Detail Plate No. W -2. This plate should be
referenced on the site plan.
18. _ _ X Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of 100 foot intervals.
19. X Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
and
N/A Yes No
20. X All existing street right -of -ways are required width -
Additional right -of -way will be required on
21. _ X Complies with site drainage requirements -
The City will not permit drainage onto a City street from a private
parking lot; therefore, the site plan shall be revised accordingly.
4-
N/A Yes No
22. _ _ X Curb and gutter provided -
The City requires B -612 concrete curb and gutter at all entrances
and where drainage must be controlled, Curb Stone may be used where
it is not necessary to control drainage. For traffic control either
B -612 or curb stone is required around the bituminous surfaced
parking lot. The site plan shall be revised to indicate compliance
with this requirement. A detail shall be provided for the B -612
curb and gutter.
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`G 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. A detail shall be provided for the pavement sect'on.
A
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right -of -way. All connections to the water system shall be
via_wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As- Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Items 11 12 15, 18, 23, 24A.
24B. 24C, 24D. 24E and 24F.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. Plan and profile sheets, along with specifications, will be required for the
24" storm sewer.
B. The 1j" water service to serve the store and car wash may be taken off the 6"
watermain, that is being extended to the west property line.
C. Details shall be provided for the catch basins and manholes for the storm
sewer system.
D. A typical detail shall be provided for the concrete sidewalk.
E. An easement for the trail shall be provided in the northeast corner of the
property.
F. Storm sewer calculations shall be provided to check the revised design for the
on -site storm sewer system.
G. The driveway approached to County Road 9 and Plymouth Boulevard shall be stop
sign controlled.
Submitted by: o 47 '
Daniel L. Faulkner, P. E.
City Engineer
KRECH, O'BRIEN,
MUELLER W SS, INC.
ARCHITECTS ENGINEERS
6115 CAHILL AVENUE INVER GROVE HEIGHTS, MN 55076 612.451.4605
August 30, 1990 HUHN@
qoo Of i
City of Plymouth SEP 4 100
Planning Division
3400 Plymouth Blvd. CITY OF PLYMOUTHPlymouth, MN 55447 COMMUNITY DEVELOPMENT DEPT,
Re: Proposed Amoco Service Station at Co. Rd. 9 & Plymouth
Boulevard
Amoco Oil Company Wishes to construct a gasoline service station at
the corner of old County Road 9 and Plymouth Boulevard. The
Facility would include a 1500 s.f. convenience store, four MPD
dispensers with canopy, and an automatic car wash.
Amoco Oil Company submits these drawings to request approval of a
conditional use permit and site plan approval.
In 1979 this site was approved for use as a service station within
a PUD development zone. We wish to ammend that PUD agrement and
develop the site as indicated on the site plan.
Amoco Oil Corporation has strived to serve the public interest,
through the establishment of service stations that are readily
accessible to the public, well maintained and are designed with the
safety of the public in mind. Amoco Oil Corporation has set high
standards to ensure the continued operation of their facilities
above industry standards.
Current development in the area would be well served with the
addition of the amoco station. The residences to the east and north
would have a gasoline service nearby and be able to purchase
convenience items. The placement of the Amoco station would have a
minimal impact on the residential use for the following reasons.
County road no. 9 and Plymouth Boulevard create a barrier
separating the use of the site from the multifamily
residential use across the respective roads.
The increase in traffic to the area would have a minimal
impact on the surrounding properties.
There would be virtually no increase in the background
noise level over the current level generated by Co. Rd.
no 9 and Plymouth Blvd.
Proposed landscaping along County Road no 9 and Plymouth
Boulevard soften the transition to the residential uses.
Care has been taken to ensure that light from the site
will not be directed onto adjacent property.
The Service station use will blend with any commercial
development to the south and west.
Current development in the area would not be affected by the
development of this site as a service station. The addition of
this facility would enhance the area as a commercial center.
Preliminary development of the site has provided access points
located at the remote property lines from the intersection of
county Road 9 and Plymouth boulevard. To provide better access to
the site one additional access point is asked for along Plymouth
Boulevard. This would facilitate easier access to persons traveling
south along Plymouth Boulevard.The interior circulation was
designed to permit stacking for six spaces at each fueling island
and ten spaces at the car wash. The western side of the site
permits an establishment of a 24 ft. wide fire lane.
We have strived to design the fueling station to comply with the
local zoning ordinances, as outlined for a b -2 district. However
due to the layout of the site we ask for two varriances.
First, we ask for an increase in the dimension that a
canopy may project into the building setback area. This
becomes necessary due to the narrowness of the site.
Specifically the site is 164 ft. deep with required
setbacks of 75 ft in the front and 35' in the rear.
Additionally the rear of the site requires a 24' fire
lane and a minimal 4' wide sidewalk to ensure public
safety. With a required setback for the fire lane of ten
feet, the rear of our building is required to be 38 ft.
from the property line. This results in us not being able
to move the building back to comply with the required
front yard setback setback. The zoning code would allow
a canopy to project 4 ft. 6 in. into the setback area we
are asking for an increase in this dimension to 6 ft.
Second, we ask for a reduction in the requirement of a 1Q
ft. side walk around the building as indicated on the
site plan. For the same reasons as outlined above for the
rear of the building. The reduction on the east side is
a result of the traffic pattern to meet the requirement
for 6 stacking spaces. The reduction on the north and
south sides is to facilitate the requirement of
additional future parking spaces for the car wash.
Additionally we ask for postponement of the construction of the
required 25 Parking stalls for the car wash. The site plans
indicate where these stalls could be located at a future date at
the direction of the city.
Total site area 60,958 s.f. 100%
Building area 2,352 s.f. 4%
Paved area 37,606 s.f. 61%
Green Area 21,000 s.f. 34%
Sincerely,
Brent Visser
RRECH O'BRIEN MUELLER AND WASS INC.
cc Steve Amick
kTi • •
s;
v r
x AMP W.Ce of Coapl d 5+r',rc1i vi s i an
Prior to acceptance of the cnmpl etrd su5d i vi s i on by City Council , i t wi 11 he a
necessary to furnish tiro follor:ing affidavits:
Contractor's Certificate
Engineer's Certificate
t
h ov r 1 ILS
e. Land Survcyo:•'s Certificate r
p '
4 +J
d. valo;er's Certificate EVE C)
certi , 4nq that all construction has been cc i,1let.;d ir; accordcncc t•;; tn_
erns o. the cor,tr'aG*..
11.i All necess \
Pesolutn
e:il' be furni: had by the City of FlyrouL`,h.
11.3 Upon: recei affidavits (Paroereph 11.1 a:ove) 3r:.'
Cite Enc;ino leted +:,orl: by PcceptF.;, the Ci *.; Council ;i 11 tr
regt,este: ac the completed jTub11C 1t'!p1 C1'e e!t? S.
by forma] of the City Council.
12.
PlatEpro12.? PrelirAi-, 3r a !•oved by Resolution No. _W-BZ by the City Cc ;•ic-;1
on ^ Novetg ^_ subject to Five 5
cond;tion .p.
12.2
13.
14.
Final Plat and Develop:nEnt ntract were approved by Resolution 111o. 81_36
by the City Council on _ nuary 19, 1981
Lr ;nd Dedi ceted for F u ')l i c Use , ar :s and Private Recr •rti on Areer
Other Conditions
14.1 Compliance with the City Engineer's randa for this property.
14.2 A right -in, right -out single joint drive all be provided between Vicksburg
Lane and Plymouth Boulevard onto Cou d 9, and if acceleration and de-
acceleration lanes are requir y shall be provided at the developer's
expense.
14.3 Site layout i ng public curb cuts for the auto care center on Lot 1, Block
1 shall b Jett to site plan approval..
14.4 shall be no'curb cut access onto Vicksburg lane.
All d 's
en se.
4.6 Yard setbacks shall be per zoning ordinance; specifically, front yard setbacks
along Plymouth Boulevard, new County Road 9 and Vicksburg Lane shall be no less
than 75 feet and shall be developed with substantial berming, and landscaping
added by City Council on 1- 19 -81). _.J
12-
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LOCATION MAP
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: Oct. 16, 1990 COMMISSION MEETING DATE: Oct. 24, 1990
FILE NO.: 90090
PETITIONER: John McKee
REQUEST: Lot Division /Lot Consolidation and Waiver of Subdivision
Ordinance
LOCATION: 1345 Juneau Lane and 1415 Kingsview Lane
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
On May 16, 1983, by Resolution 83 -253, the City Council approved a Conditional
Use Permit for Michlitsch Builders on behalf of John and Mary Walters to allow
construction of a residence at less than the required setback distance from
the ordinary high water mark of Parkers Lake. The setback distance approved
was 58 feet versus the Ordinance standard of 75 feet. The Walters' parcel is
the northerly portion of this lot division /consolidation site.
Proposed is a division from the northerly parcel small triangle of land, and
the concurrent consolidation of the triangle with the southerly parcel. The
purpose is to provide the southerly parcel additional water frontage to
Parkers Lake. Because the southerly parcel (Parcel B) is an unplatted parcel
described by metes and bounds, a waiver of the Subdivision Ordinance is also
necessary to accomplish the lot division /consolidation action requested.
PRIMARY ISSUES AND ANALYSIS:
I. Section 500.37 of the City Code (the Subdivision Ordinance) provides that
the owner of lots or tracts that are part of a recorded plat or registered
land survey may apply to divide and consolidate such lots or tracts
without the need for a formal platting process consistent with the terms
of the Subdivision Ordinance. Parcel A of this application (the northerly
parcel) is Lots 6, 7, and 8, Block 6 "Sunset Acres," and therefore platted
property.
2. The southerly parcel (Parcel B) of this application is not part of a
recorded plat or registered land survey. The parcel exists as a metes and
bounds description. As such, this parcel does not comply with the
see next page)
File 90090
Page Two
prerequisite of Section 500.37 the parcels for which
division /consolidation is requested must be 1patted.
3. The applicant proposes to divide off a parcel of approximately 1,850
square feet gross (approximately 400 square feet above the ordinary high
water mark of Parkers Lake) from Parcel A (the northerly parcel) and
consolidate the 1,850 square feet with Parcel B (the southerly parcel).
While Parcel B will increase in width only 12 feet at the ordinary high
water mark, the effective increase in width at the current shoreline will
be from 4 feet to 55 feet after the division /consolidation action. Parcel
B now effectively has no lake frontage, and will have 55 feet of lake
frontage if the division /consolidation action is approved as proposed.
4. The existing structure on Parcel B is nonconforming as to side setback to
the north (a minimum of 1.3 feet versus the Ordinance standard of 15
feet); and nonconforming as to the setback of the accessory detached
garage structure to the east (minimum 4.8 feet versus the Ordinance
standard of 35 feet). No changes in the degree of nonconformity with
respect to these two setbacks will result from the applications now under
consideration.
5. Existing Parcel B (the southerly parcel) now has a lot width of
approximately 35 feet at the ordinary high water mark versus the Shoreland
Overlay District Standard of 75 feet. The proposed division /consolidation
action will increase this lot width to approximately 51 feet thereby
reducing the degree of nonconformance with shoreland regulations.
6. The southerly parcel has an existing lot area of 14,131 square feet versus
the Shoreland Overlay District standard of 15,000 square feet and the R -1A
Zoning District standard of 18,500 square feet. The proposed
division /consolidation action will increase the lot area for the southerly
parcel to approximately 15,981 square feet, thereby making the southerly
parcel a standard parcel under the Shoreland regulations, and less
nonconforming with respect to R -1A District standards. The northerly
parcel will reduce in size from 27,800 square feet to 25,950 square feet,
and remain in compliance with both shoreland and R -1A Zoning District
standards as to lot area, and all other specifications.
PLANNING STAFF COMMENTS:
1. A variance from the provision of Section 500 -37 to allow a
division /consolidation where one parcel (Parcel B) is unplatted is
consistent with the variance criteria of the Subdivision Ordinance.
2. The lot division /consolidation proposed with the variance approved is
consistent with the provisions of the Plymouth Subdivision Ordinance
regarding such actions.
see next page)
File 90090
Page Three
3. The lot division /consolidation will not increase the nonconformity of
either effective parcel, and will reduce the nonconformity of the
southerly parcel with respect to lot width at the ordinary high water mark
and lot area with respect to both Shoreland and R -1A Zoning District
standards.
RECOMMENDATION:
I hereby recommend approval of the proposed waiver of the Subdivision
Ordinance with respect to the southerly parcel and the lot
division /consolidation application, as proposed subject to the standard
conditions related,i"o #,such actions. --\ 1
Submitted by:
arles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Lot Division /Consolidation
2. Resolution Setting Conditions Prior to Recording of Lot
Division /Consolidation and Approving Subdivision Variance
3. Engineer's Memorandum
4. Petitioner's Communication of August 29, 1990
5. Location Map
6. Large Plans
pc /cd /90090:dl)
APPROVING LOT DIVISION /CONSOLIDATION FOR NORMA B. AND JOHN M. MCKEE TRUST AND
JOHN WALTERS (90090)
WHEREAS, the Norma B. and John M. McKee trust and John Walters have requested
approval for a lot division /consolidation to change the location of the
property line between parcels located at 1345 Juneau Lane and 1415 Kingsview
Lane;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the lot
division /consolidation for the Norma B. and John M. McKee trust and John
Walters for property located at 1345 Juneau Lane and 1415 Kingsview Lane.
EXISTING LEGAL DESCRIPTIONS
PARCEL A
Lots 6, 7 and 8, Block 6, "Sunset Acres"
PARCEL B
That part of Government Lot 1, Section 28, Township 118, Range 22,
described as follows: Commencing at the most easterly corner of Block 5,
Sunset Acres "; thence southwesterly along the southerly lines of Blocks
5 and 6 in said addition 296 feet to the actual point of beginning of the
tract of land to be described; thence southerly deflecting 67 degrees, 10
minutes to the left from the last described line a distance of 118 feet;
thence westerly deflecting 92 degrees, 57 minutes to the right from the
last described line a distance of 251 feet to a point in the extended
southerly line of Block 6 of said Addition, distance 271.6 feet
southwesterly from the actual point of beginning; thence northeasterly
271.6 feet to the actual point of beginning.
Together with an easement for road purposes over that part of Government
Lot 1, Section 28, Township 118, Range 22, lying north of a line drawn
parallel with and distant 20 feet southeast of the southeast line of
Block 5 and its extension to the most northerly corner of the above -
described land and over that part of said Government Lot 1 lying west of
a line drawn parallel with and 20 feet east of the east line of the
above - described land as contained in Book 1899 of Deeds, Page 430,
Document No. 2711188.
To be divided and consolidated as follows:
PARCEL A
Lots 6, 7 and 8, Block 6, "Sunset Acres ", according to the recorded plat
thereof; except that part of said Lot 8 lying southerly of the following
described line: Commencing at the southeast corner of said Lot 8; thence
southwesterly along the southeasterly line of said Lot 8 a distance of
176.00 feet to the point of beginning of the line to be described; thence
westerly deflecting to the right 25 degrees 47 minutes 00 seconds about
see next page)
Resolution No.
File 90090
Page Two
75.00 feet to the easterly shoreline of Parkers Lake and said line there
terminating.
PARCEL B
That part of Lot 8, Block 6, "Sunset Acres ", according to the recorded
plat thereof lying southerly of the following described line: Commencing
at the southeast corner of said Lot 8; thence southwesterly along the
southeasterly line of said Lot 8 a distance of 176.00 feet to the point
of beginning of the line to be described; thence westerly deflecting to
the right 25 degrees 47 minutes about 75.00 feet to the easterly
shoreline of Parkers Lake and said line there terminating; also,
That part of Government Lot 1, Section 28, Township 118, Range 22,
described as follows: Commencing at the most easterly corner of Block 5,
Sunset Acres "; thence southwesterly along the southerly lines of Blocks
5 and 6 in said addition 296 feet to the actual point of beginning of the
tract of land to be described; thence southerly deflecting 67 degrees, 10
minutes to the left from the last described line a distance of 118 feet;
thence westerly deflecting 92 degrees, 57 minutes to the right from the
last described line a distance of 251 feet to a point in the extended
southerly line of Block 6 of said Addition, distance 271.6 feet
southwesterly from the actual point of beginning; thence northeasterly
271.6 feet to the actual point of beginning.
Together with an easement for road purposes over that part of Government
Lot 1, Section 28, Township 118, Range 22, lying north of a line drawn
parallel with and distant 20 feet southeast of the southeast line of
Block 5 and its extension to the most northerly corner of the above -
described land and over that part of said Government Lot 1 lying west of
a line drawn parallel with and 20 feet east of the east line of the
above - described land as contained in Book 1899 of Deeds, Page 430,
Document No. 2711188.
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.
d i
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO LOT
DIVISION /CONSOLIDATION FOR JOHN MCKEE (90090)
WHEREAS, the City Council has approved a lot division /consolidation for John
McKee located at 1345 Juneau 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 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. Submittal of all necessary utility easements prior to filing the lot
division /consolidation with Hennepin County.
5. A variance is approved to allow the division /consolidation of property
pursuant to Seciton 500.37 of the Subdivision Ordinance including an
unplatted parcel based on compliance with the variance standards of the
Subdivision Ordinance.
r'
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 18, 1990
FILE NO.: 90090
PETITIONER: Mr. John McKee, 15120 Northwest Salish Street, Ramsey, MN 55309
LOT DIVISION /CONSOLIDATION:PARCELS 28- 118 -22 -43 -0011 AND 28- 118 -22 -43 -0003
LOCATION: West of Kingsview Lane, east of Parkers Lake, south of 14th Avenue
in the southeast 1/4 of Section 28.
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: None.
6. _ _ X Complies with standard utility /drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (101) in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required,
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any building
permits.) A six foot drainage and utility easement will be required
over the new north and south property line. In the north 6 feet and
smith 6 feet and east _10 feet of Parcel C.
N/A Yes No
7. X
X
M
10. _ _ X
11. _ _ X
12. 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. A drainage easement for ponding shall be
TeQU;reri to an elevation of 938.0 over Parcel C.
Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots:
All standard utility easements required for construction
The following easements will be required for construction of
utilities
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. The developer may want to petition the City to vacate a 10
EiR
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.
All existing street rights -of -way are required width
Additional right -of -way will be required on
Submitted by:
K
Daniel L. Faulkner, P. E.
City Engineer
Mr. John McKee
15129 Northwest Salish Street
Ramsey, MN 55309
SUBJECT: LOT CONSOLIDATION /DIVISION
PARCELS 28- 118 -22 -43 -0011 AND 28- 118 -22 -43 -0003 ()
Dear Mr. McKee:
The Engineering Department has completed their review of the above referenced
Lot Consolidation /Division.
The Engineer's Memo has been submitted to the Planning Commission for their
consideration at the October 24, 1990 meeting. I believe the memo is self -
explanatory. If you have any questions regarding the contents of the enclosed
memo, please call me.
AeirelZyors,,
R. Sweeney
sstant Engineer
JRS:do
enclosure
cc: Fred G. Moore, Director of Public Works
Daniel L. Faulkner, City Engineer
Don Munson, Asst. Bldg. Official
Robert Johnson, Senior Engineering Technician
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447, TELEPHONE (612) 550 -5000
t ..
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: October 18, 1990
FILE NO.: 90090
PETITIONER: Mr. John McKee, 15120 Northwest Salish Street, Ramsey, MN 55309
LOT DIVISION /CONSOLIDATION:PARCELS 28- 118 -22 -43 -0011 AND 28- 118 -22 -43 -0003
LOCATION: West of Kingsview Lane, east of Parkers Lake, south of 14th Avenue
in the southeast 1/4 of Section 28.
N/A Yes No
X _ Watermain area assessments have been levied based on proposed use.
2. x Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued.
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.) A six foot drainage and utility easement will be required
over the new north and south property line In the north 6 feet and
south 6 feet and east 10 feet of Parcel C.
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. A drainage easement for offing shall be
red to an elevation of 938.0 over Parcel C.
X _ Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots:
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. The develoner may want to petition the City to vacate a 10
M-F
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
Submitted by:
2
Da - /
I,-
Daniel L. Faulkner, P. E.
City Engineer
AM
SHERMAN GOLDBERG & ASSOCIATES
12115 48TH, AVE.N.
PLYMOUTH, MN 5544'
AUGUST 29, 1'x=3,
CHUCK DILLERUD
PLANNING DEPT
CITY OF PLYMOUTH
3400 PLYMOUTH BLVD.
PLYMOUTH, MN 55447
RE: LOT DIVISION /LOT CONSOLIDATION(28 -43 -0003)
NORMA & JOHN MoK:EE TRUST &
JOHN WALTERS
DEAR CHUCK:
ENCLOSED PLEASE FIND AN APPLICATION FROM THE ABOVE RE: PARTIES FOR THE
LOT CONSOLIDATION /LOT DIVISION AT 134S JUNEAU LANE - 141= KINGSVIEW
LANE.
THE M_KEE'- TRUST ARE DESIROUS OF PURCHASING A PORTION OF THE WALTERS
LOT FOR THE PURPOSE OF ADDING LAKE SHORE TO THEIR PRESENT PROPERTY. AT
PRESENT THEIR LOT COMES, TO A POINT AS SHOWN ON THEIR SURVEY. THIS
CONFIGURATION COUPLED WITH THE LOW WATER LEVEL OF PARKERS LAKE,
PROVIDE A MINIMAL AMOUNT OF LAK:ESHORE FOR THE McKEE'S LOT.
THE McKEE'S ARE A WILLING BUYER AND THE WALTERS'= AS A WILLING SELLER.
ONLY THE METHOD OF ACCOMPLISHING THE TRANSACTION REMAINS TO BE SETTLE
IN ORDER THAT THE RESULT CAN BE FILED WITH THE COUNTY RECORDER'S
OFFICE.
THE PARTIES ARE REQUESTING THE TRANSACTION BE ACCOMPLISHED BY THE "LOT
DIVISION / ONSOLIDATION" PROCEDURE. THE CITY ORDINANCE FOR PLATTING
LAND, ALLOWS THE CITY COUNCIL TO APPROVE SUCH A REQUEST BY MEANS OF AN
AMENDMENT TO THE PLATTING ORDINANCE.
ON THE NEXT PAGE IS THE NARRATIVE WHICH SPEAKS TO THE "VARIANCE
STANDARDS" WHICH MUST BE SATISFIED IF A VARIANCE IS TO BE GRANTED BY
THE PLANNING COMMISSION.
IF YOU HAVE ANY QUESTIONS PLEASE CALL ME AT SS9- 1955.
THANKS.
SHERMAN GOLDI ERC, P. E.
cc McK:EE'
WALTERS'S
SUBDIVISION CODE
VARIANCE STANDARDS
NARRATIVE
I.- GENERAL CONDITIONS
THE APPLICANT IS DESIROUS OF IMPROVING THEIR LOT BY ACQUIRING A SMALL
PORTION OF THE ADJACENT LOT OF HIS NEIGHBOR. A VARIANCE TO THE
PLATTING SECTION OF THE SUBDIVISION CODE, ALLOWING THE LAND TO BE
TRANSFERRED BY MEANS OF A LOT DIVISION! CONSOLIDATION PROCEDURE IN
LIEU OF PLATTING, HAS BEEN APPLIED FOR. WE FEEL IT IS THE QUICKEST AND
EASIEST WAY OF HANDLING THIS LAND TRANSFER.
A. -THERE ARE SPECIAL TERMS & CIRCUMSTANCES THAT WARRANT THE APPROVAL
OF THIS REQUEST. THE REQUEST CONCERNS A VERY SMALL PORTION OF PARCEL
A" BEING TRANSFERED TO PARCEL "C ". THE PURPOSE OF ADDING PARCEL "B"
TO PARCEL "C" IS TO "SQUARE" OFF "C" AND PROVIDE IT WITH DECENT
LAKESHORE FOOTAGE. WITH THE PRESENT LOT CONFIGURATION AND FLUCTUATION
OF LAKE LEVELS, THE SHORELINE FOR PARCEL "C" IS MINIMAL. THERE ARE NO
UTILITIES. STREETS OR OTHER SUCH ITEMS THAT WARRANT THE NEED OF A
DEVELOPMENT CONTRACT. BOND OR LETTER OF CREDIT, REQUIRED WITH A FINAL
PLAT. THE REQUIREMENT TO PLAT IS NOT NECESSARY IN THIS TYPE OF
TRANSACTION. THE STRICT APPLICATION OF THE PROVISION. OF THIS
ORDINANCE WOULD DEPRIVE THE APPLICANT OF THE REASONABLE USE OF HIS
LAND.
B. -THE RECIPIENT HAS TO TRESPASS, ON THE GRANTOR'S LAND INORDER TO
GAIN ACCESS TO THE LAKE. THE VARIANCE IS NECES SARY FOR THE
PRESERVATION AND ENJOYMENT OF THEIR PROPERTY RIGHTS. IT WILL ALSO
PROVIDE THE RECIPIENT THE FULL USE OF HIS PROPERTY AND PRESERVE HIS
RIGHT TO ACCESS THE LAKE WITHOUT TRESSPASS.
C. -THE GRANTING OF THE VARIANCE WILL NOT BE DETRIMENTAL TO THE PUBLIC
WELFARE OR INJURIOUS TO OTHER PROPERTY IN THE AREA. IT WILL HAVE A
POSITIVE EFFECT ON PARCELS "A" & "B ". THE ALTERING OF THE LOT LINE
WILL NOT EFFECT THE GENERAL PUBLIC.
2. -AN APPLICATION HAS BEEN APPLIED FOR.
1
5A.
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: Oct. 12, 1990 COMMISSION MEETING DATE: Oct. 24, 1990
FILE NO.: 90084
PETITIONER: Greenwalt Development, Inc. /M.G. Astleford Company
REQUEST: Preliminary Plat, Amended General Development Plan, and
Rezoning for "Bass Lake Plaza"
LOCATION: Northeast Corner of Nathan Lane and 56th Avenue North
GUIDE PLAN CLASS: CS (Service Business), CN (Nei hborhood Retail) and LA -3
High Medium Density Residential
ZONING: FRO (Future Restricted Development)
BACKGROUND:
The history of development actions regarding this area of the City extends
back to the mid -'70s, with the approval of the original General Development
Plan for the "Bass Lake Plaza." That General Development Plan addressed the
Ford dealership and the Chevrolet dealership location, as well as the location
of 56th Avenue North and Nathan Lane, and specified various retail and service
uses together with high density residential development for the balance of
this area. Since no public water and sewer facilities were available until
the late 1980s, no development took place with the exception of the Ford and
Chevrolet dealerships, with the balance of the development remaining as
outlots. The development of the Chevrolet dealership resulted in the Bass
Lake Plaza 2nd Addition, and the development of the Ford dealership expansion
resulted in the Bass Lake Plaza 3rd Addition. The balance of Bass Lake Plaza
lying west of the two car dealerships and extending 200 feet westerly of
Nathan Lane remained as outlots pending the installation of public water and
sewer.
On July 10, 1989, by Resolution 89 -357, the City Council approved the Final
Plat for the Bass Lake Plaza 4th Addition. This plat created the site upon
which the SuperAmerica service station was subsequently approved and
designated the balance of the Bass Lake Plaza site lying east of Nathan Lane
and north of 56th Avenue North as "Outlot A."
On December 4, 1989, the City Council, by Resolution 89 -770, approved
amendment to the 1987 resolution approving the Bass Lake Plaza 3rd Addition,
which addresses the grading and filling of the Bass Creek Drainage Area. One
requirement of this amendment was the execution of a mitigation landscaping
see next page)
File 90084
Page Two
plan by the landowner prior to submission of a Final Plat for the area that is
covered by this and the related site plan (90085) application. The Landscape
Mitigation Plan has not been executed as of the date of this staff report.
Proposed by this application is a revised Preliminary Plat, General
Development Plan and rezoning covering the entire area of the Bass Lake Plaza
development that is not now final platted or developed; and, a parcel adjacent
to County Road 10 near the north center of the Bass Lake Plaza development
that has always been considered a part of the development for planning
purposes, but has never been included in any of the previous Preliminary or
Final Plats covering Bass Lake Plaza.
Notice of this public hearing has been published in the official City
newspaper, and all property owners within 500 feet have been notified. A
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a Preliminary Plat /General Development Plan and
rezoning covering a 30.63 -gross acre site made up of Outlot A, Bass Lake
Plaza 4th Addition; Outlot B, Bass Lake Plaza; and an unplatted parcel of
approximately 4.5 acres lying north of Outlot A, Bass Lake Plaza 4th
Addition. The Preliminary Plat and General Development Plan propose
creation of four lots /blocks, three of which are designated for retail
commercial use, and one of which is designated as a multiple residence
site. A fifth parcel is specified as an outlot for "conservation
easement." The plat also proposes the extension of 57th Avenue North and
56th Avenue North westerly, together with the extension of Nathan Lane
southerly to the south plat border. The street extensions proposed by the
plat are all either anticipated by the Thoroughfare Guide Plan or previous
plat /plan actions regarding adjoining properties.
The rezoning to B -2 (Shopping Center Business), B -3 (Service Business) and
R -4 (High Density Multiply Residence) proposed is consistent with the
General Development Plan and the Land Use Guide Plan.
2. The proposed plat is located in the Shingle Creek Watershed District with
the exception of a small portion of the extreme southwest corner, which is
located in the New Hope Outlet Watershed Subdistrict. The Bass Creek
Drainage Corridor extends through the site from west to east along the
northern periphery, resulting in the site being located in a Shoreland and
Flood Plain Management Overlay Districts, as well as containing both
state- and federally - regulated wetlands related to the Bass Creek Drainage
Corridor. No other wetlands are found on the site.
3. An area of the site related to the Bass Creek Drainage Corridor and
adjacent to County Road 10 contains a limited amount of woodlands
designated as significant by the Physical Constraints Analysis. The site
see next page)
File 90084
Page Three
does contain some slopes of greater than 12 percent related to the Bass
Creek Drainage Corridor. With the exception of the Bass Creek Drainage
Corridor, the site is found by the Plymouth Physical Constraints Analysis
to be generally suitable for urban development with municipal sewer
systems.
4. Development activity related to the Bass Creek Corridor is subject to an
agreement between the property owner, the City of Plymouth and the
Minnesota Department of Natural Resources that specifies certain
mitigation actions required to compensate for the developer placing a
portion of Bass Creek passes through proposed Lot 1, Block 4 in a covered
pipe. The mitigation includes perpetual preservation of proposed "Outlot
A" by a conservation easement. This development proposal specifies
execution of that mitigation plan with proposed "Outlot A" remaining in
the ownership of the party owning Lot 1, Block 4, but forever remaining in
its natural state as a conservation easement.
In addition, the mitigation plan approved by Resolution 89 -770 requires
that new trees be planted along the east and north property lines
responsive to a specific plan.
The petitioner has submitted a concurrent Final Plat for this area under
File 90085. He contends that the original condition regarding the timing
of mitigation tree planting anticipated site grading rioter to Final Plat
application, and concurrent Preliminary Plat /Final Plat /Site Plan
application processing was not anticipated. They suggest the planting of
trees at this time would be counter - productive because Site Plan /Final
Plat site work now planned would result in damage or removal of many of
the new trees. The petitioner requests amendment to the timing of the
tree planting to coincide with the Site Plan landscaping activity related
to File 90085.
5. Review of conventional subdivision plats is responsive to the Plymouth
City Code Section 500. Section 500.05, Subdivision 3 specifies that the
Planning Commission shall hold a Public Hearing on the proposed plat and
make its recommendations with respect to the proposed plat to the City
Council following that Public Hearing. A Preliminary Plat and General
Development Plan must be responsive to the Plymouth Comprehensive Plan;
the technical elements of .the Subdivision Ordinance and Zoning Ordinance
with respect to dimensions of the parcels proposed to be created; and the
provisions of the Subdivision Ordinance with respect to design standards,
particularly Section 500.15, Subdivision 5 regarding the "Conservation and
Preservation of Natural Environment."
6. The Development Review Committee has analyzed the proposed plat and
General Development Plan for compliance with the Subdivision Ordinance,
Zoning Ordinance, Comprehensive Plan, and other City codes, ordinances and
see next page)
File 90084
Page Four
policies that relate to conventional subdivision plats. The Preliminary
Plat and General Development Plan meet the standards of the City with
respect to this type of plat and this Land Use Guide Plan classification.
Specifically, the lot sizes and dimensions proposed are at or above Zoning
Ordinance standards; land uses proposed by the General Development Plan
are consistent with the Land Use Guide Plan classifications that exist for
this area of the City; the street dedications proposed are in alignment
consistent with previously approved developments adjoining this site, and
consistent with the Thoroughfare Guide.Plan segments of the Plymouth
Transportation Plan with respect to minor collectors Nathan Lane and 56th
Avenue North, west of Nathan Lane.
The proposed plat and General Development Plan also respond to the
provisions of the Subdivision Ordinance with respect to the conservation
and preservation of natural environment based on continued compliance with
the provisions of City Council Resolution 89 -770 concerning development
activities and a mitigation plan for the Bass Creek drainage area within
the plat.
PLANNING STAFF COMMENTS:
1. The amended General Development Plan, Preliminary Plat, and rezoning
application are responsive to the Plymouth Comprehensive Plan
specifically the Land Use Guide Plan and Transportation Plan Elements)
and the standards of the Plymouth Subdivision Ordinance and Zoning
Ordinance with respect to Preliminary Plats in the zoning districts
proposed.
2. We recommend the condition related to
be carried forward as a condition to
the Site Plan /Final Plat application s
executed once approved the original
will be realized.
RECOMMENDATION:
tree planting from Resolution 89 -770
the Preliminary Plat action. Should
of File 90085 not be approved, or
timing of mitigation tree planting
I hereby recommend adoption of the attached draft resolution providing for the
approval of the Preliminary Plat, General Development Plan and rezoning for
Bass Lake Plaza/5-t'@ndition. --
Submitted by:
arles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Preliminary Plat, General Development Plan and
Rezoning
2. Ordinance Amending the Zoning Ordinance
3. Resolution Setting Conditions Prior to Publication of Ordinance Rezoning
Land
2. Engineer's Memo
3. City Council Resolution 89 -770
4. Petitioner's Narrative
5. General Development Plan - 1975
6. Location Map
7. Large Plans (pc /cd /90084:dl)
0
APPROVING PRELIMINARY PLAT AND AMENDED GENERAL DEVELOPMENT PLAN FOR GREENWALT
DEVELOPMENT, INC. AND M.G. ASTLEFORD COMPANY FOR "BASS LAKE PLAZA" (90084)
WHEREAS, Greenwalt Development, Inc. and M.G. Astleford Company have requested
approval for a Preliminary Plat and Amended General Development Plan for "Bass
Lake Plaza" located at the northeast corner of Nathan Lane and 56th Avenue
North, a plat for 5 lots on 30.63 gross acres; 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 Greenwalt
Development, Inc. and M.G. Astleford Company for a Preliminary Plat and
Amended General Development Plan for "Bass Lake Plaza" located at the
northeast corner of Nathan Lane and 56th Avenue North, a plat for 5 lots on
30.63 gross acres, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. No building permits shall be issued until a contract has been awarded for
sewer and water.
4. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution 79 -80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
7. No building permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
8. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
9. M.G. Astleford shall complete the planting of trees as shown on the
Restoration Plan" prepared by McCombs, Frank, Roos Associates, Inc.
dated November 11, 1989 after the completion of the grading and before
any final plat is filed with Hennepin County for the property as
mitigation for the removal of trees along Bass Creek. This reforestation
is mitigation for the removal of trees necessary to fill the natural
creek and the trees in this plan shall not be included with landscaping
Landscaping Policy ") required with site plan approval by the City.
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
AT THE NORTHEAST CORNER OF NATHAN LANE AND 56TH AVENUE AS B -3 (SERVICE
BUSINESS), B -2 (SHOPPING CENTER BUSINESS) AND R -3 (HIGH DENSITY MULTIPLE
RESIDENCE) (90084)
Section 1. Amendment of Ordinance. Ordinance No. 80 -9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD
Future Restricted Development) District to B -3 (Service Business,) B -2
Shopping Center Business) and R -3 (High Density Multiple Residence) District
with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 90084.
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council
ATTEST
City Clerk
File 90084
pc /cd/90084)
day of .
Mayor
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA" (90084)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the northeast corner of Nathan Lane and 56th Avenue North from FRD
Future Restricted Development) District to B -3 (Service Business), B -2
Shopping Center Business) and R -3 (High Density Multiple Residence) District
in conjunction with approval of the Preliminary Plat for Greenwalt
Development, 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 Final Plat for
Greenwalt Development, Inc. for "Bass Lake Plaza" located at the northeast
corner of Nathan Lane and 56th Avenue North to be filed with Hennepin County
prior to the publication of said Ordinance.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 17, 1990
FILE NO.: 90084
PETITIONER: Mr. R. Lynn Greenwalt, Greenwalt Development, Inc., P.O. Box 426,
Greenfield, IN 46140
PRELIMINARY PLAT: BASS LAKE PLAZA 5TH ADDITION
LOCATION: South of County Road 10, west of County Road 169 in the southeast
1/4 of Section 1.
ASSESSMENT RECORDS:
N/A Yes No
1. _ X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: None.
5. Other additional assessments estimated: None.
LEGAL/EASEMENTS/PERMITS:
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
r 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.
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.
9. X All existing unnecessary easements and rights -of -way have been
vacated
It will be necessary to vacate the obsolete easements /right -of -way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR _ Bassett Creek
MnDOT Minnehaha Creek
JL Hennepin County _ Elm Creek
X MPCA X Shingle Creek
X State Health Department JL Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
2 -
TRANSPORTATION:
N/A Yes No
1
12. X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. _ X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ _ Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
and
15. _ X All existing street rights -of -way are required width -
Additional right -of -way will be required on
N/A Yes No
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be responsible
for constructing the necessary sanitary sewer, water, storm sewer and
streets needed to serve this plat. A registered professional
engineer must prepare the plans and profiles of the proposed sanitary
sewer, watermain, storm sewer facilities and streets to serve the
development. See special conditions.
MM
4 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. -2- _ _ Per developer's request a preliminary report and plan will be
prepared by the City -
If it is their desire to have the City construct these facilities as
part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1,
of the year preceding construction.
19. Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
N/A Yes No
20. 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
1
22. _ X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right -of -way. All water connections shall be via
wettan.
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
Shall comply with all agency permits.
24. A. The median on Nathan Lane at County Road 10 shall be constructed to its
permanent design with the first phase of construction.
B. Nathan Lane and the necessary utilities south of 56th Avenue shall be
constructed with the first phase.
C. 56th Avenue and 57th Avenue west of Nathan Lane shall be constructed by the
developer with the developments of Blocks 4 and 2 or final platting of the
property to the west.
D. The City Council passed Resolution No. 89 -770 on December 4, 1989 allowing the
filling of Bass Creek with certain conditions. Condition H stated that M.G.
Astleford shall complete the planting of trees as shown in the Reforestation
Plan prepared by McCombs, Frank, Roos Associates, Inc. dated November 11, 1989
after the completion of the grading and before any final plat is submitted for
the property as mitigation for the removal of trees along Bass Creek. This
reforestation is mitigation for the removal of trees necessary for filling the
natural creek and the trees this plan shall not be included with landscaping
Landscaping Policy) required with site plan approval by the City.
5 -
The proposed plat of Bass Lake Plaza 5th Addition and the proposed construction
of the Wholesale Club does not include filling the creek. The creek, at this
stage of development, will be left in its natural condition; therefore an
application was accepted for final plat consideration by the City Council. The
Reforestation Plan referenced in Resolution No. 89 -770 shall be implemented
with Final Plat approval and a financial guarantee shall be submitted to the
City to ensure the work is completed.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
I )
0 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 _4th _ day of December ,
1989. The following members were present: mayor Schneider- C:nunellmEmhers Vasiliuu
Ricker. Zitur and Sisk
The following members were absent: None
Councilmember Si %k introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 89- 770
AMENDING RESOLUTION NO. 87 -273 FOR THE APPROVAL OF
THE PRELIMINARY PLAT AND GENERAL DEVFLOPMENT PLAN FOR
BASS LAKE PLAZA 2ND ADDITION (87015)
WHEREAS, M. G. Astleford has requested that the Resolution 87 -273 approving the
preliminary plat and general development plan amendment for the Bass Lake Pla.. 2nd
Addition be amended; and
WHEREAS, the developer is requesting that the filling and realignment of Bass Creek be
permitted; and
WHEREAS, the trees which previously existed along the creek have been removed; anti
WHEREAS, the City Council has been requested to allow the filling of Bass Creek and the
Department of Natural Resources has issued a permit subject to a Mitigation Plan;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTHi,
MINNESOTA: That Condition No. 12 of Resolution No. 87 -273 is deleted and the following
Condition No. 12 substituted in its place:
Condition No. 12: A grading permit for the filling of Bass Creek can be issued
by the City of Plymouth after completion of the following conditions:
A. Approval of the grading plan by the City Engineer.
B. Approval of the construction plans for the enclosing of the creek in a storm
sewer by the City Engineer.
C. All plans shall be in compliance with the permit as issued by the Department
of Natural Resources.
D. Review and approval of the plans by the Shingle Creek Water Management
Commission.
E. Submittal of evidence, approved by the City Attorney, t. Lhe parcel of land
on which the creek is to be filled is in the same owner o as Outlot A, Bass
Creek Plaza 4th Addition (the adjacent property).
F. That a financial guarantee in the amount as determined by the City Engineer
shall be submitted to guarantee the completion of the improvements as shown
in the approved plans, including the "Reforestation Plan ".
Resolution No. 89- 770
Page Two
C. That M.G. Astleford submit a letter of agreement to the City of Plymouth, as
approved by the City Attorney, stating that, before he submits a final plat
or requests building permits on the exception parcel, on Outlot A, Bass Lake
Plaza 4th Addition, or on Outlot B, Bess Lake Plaza Addition, a revised
preliminary plat and general development plan for all of the undeveloped
property, will be submitted and approved by the City.
H. M. G. Astleford shall complete the planting of trees as shown on the
Restoration Plan" prepared by McCombs, Frank, Roos Associates, Inc. dated
November 11, 1989 after the completion of the grading and before any final
plat is submitted for the property as mitigation for the removal of trees
along Bass Creek. This reforestation is mitigation for the removal of trees
necessary to fill the natural creek and the trees in this plan shall not be
included with landscaping ( "Landscaping Policy ") required with site plan
approval by the City.
The motion for the adoption of the foregoing Resolution was duly seconded by
Cnunrllmamher 71tur , and upon vote being taken thereon, the following voted
in favor thereof: _mayor Schneider, Counrilmamha_rn y,slltnw Vic,ker._2itur. and SiAk
The following voted against or abstained: None
Whereupon the Resolution was declared duly passed and adopted.
McCombs Frank Roos Associates, Inc.
15050 23rd Avenue North, Plymouth, Minnesota 55447 Telephone Engineers
612/476 -6010 Planners
612/476 -8532 FAX Surveyors
August 16, 1990
Mr. Charles Dillerud, Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
SUBJECT: Greenwalt Development, Inc.
The Wholesale Club (Bass Lake Plaza 5th Addition)
Plymouth, Minnesota
MFRA #9448
Dear Mr. Dillerud:
As part of the rezoning application for Bass Lake Plaza 5th Addition, we
are submitting this narrative explaining the rezoning.
The entire parcel of Bass Lake Plaza 5th Addition is currently zoned FRD,
and the parcel is serviced with urban utilities (sanitary sewer and
watermain). The proposed rezoning is consistent with the intended rezoning,
based on the City's Land Use Guide Plan. In particular, the specific land use
guidings and the proposed rezoning designations are summarized as follows:
Parcel Existing Guiding Rezoning
Lot 1, Block 1 CR2 B -2
Lot 1, Block 2 LA -3 R -3
Lot 1, Block 3 S B -3
Lot 1, Block 4 S B -3
Outlot A CR2 B -2
If you have any questions or need additional information, please contact
US.
GJF:jmj
Enclosures
Ve71,r, ly yours,
M FRANK R S SSOCIA S, INC.
Ott
Gregory }t, P.E.
An Equal Opportunity Employer
GENERAL DEVELOPMENT DATA
1. Site Acreage (Gross) 30.63 Ac.
2. Lot Data Summary:
A. Outlot A 1.75 Ac.
Existing Zoning FRD
Proposed Zoning B -2
Existing & Proposed Guiding CR2
Proposed Use Conservation Easement
B. Lot 1, Block 1 2.47 Ac.
Existing Zoning FRD
Proposed Zoning B -2
Existing & Proposed Guiding CR2
Retail (Per Zoning Ordinance) Proposed Use
C. Lot 1, Block 2 5.80 Ac.
Existing Zoning FRD
Proposed Zoning R -3
Existing & Proposed Guiding LA-3
Multiple Family DwellingsProposedUse
D. Lot 1, Block 3 4.24 Ac.
Existing Zoning FRD
Proposed Zoning B -3
Existing & Proposed Guiding S
Proposed Use Service Business
Per Zoning Ordinance)
E. Lot 1, Block 4 9.88 Ac. ,
Existing Zoning FRD
Proposed Zoning B -3
Existing & Proposed Guiding S
Proposed Use Retail Store
3. Street names are subject to approval by the City Council.
4. Setbacks shall be as shown on the Preliminary Plat.
5. Projected Phasing:
Phase 1: Lot 1, Block 4
Remaining lots to be phased subject to market demand.
6. Lot 1, Block 2, Density Calculations:
R -3 Minimum Lot Area 6,000 S.F. /Unit
Credits:
a. Internal Parking
b. Adjacent to Business Area
0
300 S.F. /Unit)
C. Adjacent to Arterial
d. Building Height 0
e. Raze Existing Building 0
f. Low and Moderate Housing 0
g. Adjacent to R -lA 0
0h. Bedrooms in excess of 2
Total Credits 300 S.F. /Unit
Density Basis 5,700 S.F. /Unit
Gross Area 252,600 S.F.
Maximum Allowable Units 44 Units
Five 8- plexesProposedHousingMix40UnitsTotalProposedUnits
7. Bass Creek, within Lot 1, Block 4, shall be filled, per DNR Permit and City
Council approvals, at time of parking lot expansion in this lot.
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: Oct. 12, 1990 COMMISSION MEETING DATE: Oct. 24, 1990
FILE NO.: 90085
PETITIONER: Greenwalt Development, Inc.
REQUEST: Site Plan, Zoning Ordinance Variances and Final Plat to
Construct "The Wholesale Club" and plat "Bass Lake Plaza
5th Addition"
LOCATION: Northeast Corner of Nathan Lane and 56th Avenue North
GUIDE PLAN CLASS: CS (Service Business), CN (Neighborhood Retail) and LA -3
High Medium Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
The history of development actions regarding this area of the City extends
back to the mid -'70s, with the approval of the original General Development
Plan for the "Bass Lake Plaza." That General Development Plan addressed the
Ford dealership and the Chevrolet dealership location, as well as the location
of 56th Avenue North and Nathan Lane, and specified various retail and service
uses together with high density residential development for the balance of
this area. Since no public water and sewer facilities were available until
the late 1980s, no development took place with the exception of the Ford and
Chevrolet dealerships, with the balance of the development remaining as
outlots. The development of the Chevrolet dealership resulted in the Bass
Lake Plaza 2nd Addition, and the development of the Ford dealership expansion
resulted in the Bass Lake Plaza 3rd Addition. The balance of Bass Lake Plaza
lying west of the two car dealerships and extending 200 feet westerly of
Nathan Lane remained as outlots pending the installation of public water and
sewer.
On July 10, 1989, by Resolution 89 -357, the City Council approved the Final
Plat for the Bass Lake Plaza 4th Addition. This plat created the site upon
which the SuperAmerica service station was subsequently approved and
designated the balance of the Bass Lake Plaza site lying east of Nathan Lane
and north of 56th Avenue North as "Outlot A."
On December 4, 1989, the City Council, by Resolution 89 -770, approved
amendment to the 1987 resolution approving the Bass Lake Plaza 3rd Addition,
which addresses the grading and filling of the Bass Creek Drainage Area. One
see next page)
File 90085
Page Two
requirement of this amendment was the execution of a mitigation landscaping
plan by the landowner prior to submission of a Final Plat for the area that is
covered by these applications. The Landscape Mitigation Plan has not been
executed as of the date of this staff report.
PRIMARY ISSUES AND ANALYSIS:
1. Proposed by this application is a Final Plat covering the entire area of
the Bass Lake Plaza development that is not now final platted or developed
and a parcel adjacent to County Road 10 near the north center of the Bass
Lake Plaza development that has always been considered a part of the
development for planning purposes but has never been included in any of
the previous Preliminary or Final Plats covering Bass Lake Plaza. The
Site Plan covers the entire remaining portion of Bass Lake Plaza north of
56th Avenue North and east of Nathan Lane.
Z. The proposed Site Plan is for a retail store on proposed Lot 1, Block 4
at the northeast corner of 56th Avenue North and Nathan Lane) in a
structure of 108,094 square feet total area on a site of 9.88 gross acres.
The applicant proposes to construct 669 offstreet parking stalls resulting
in a ratio of offstreet parking of 6.19 stalls per 1,000 square feet of
floor area. As a single occupant freestanding retail facility this
proposal must respond to the Zoning Ordinance minimum standard of 10
spaces per 1,000 square feet of floor area or spaces. The applicant
proposes a variance of 94 spaces to allow development of the site based on
offstreet parking for 987 vehicles (9.13 spaces per 1,000 square feet of
floor area); and a plan to initially install only 669 offstreet parking
spaces rather than the 987. The Planning Commission may recommend and the
City Council may approve such a "proof -of- parking" plan per Section 10,
Subdivision B, Paragraph 5h of the Zoning Ordinance.
The Zoning Ordinance specifies six criteria that must be complied with if
the Planning Commission is to recommend, and the City Council acting as
the Board of Zoning Appeals approves a Zoning Ordinance variance. We have
attached a copy of the Zoning Ordinance standards together with the
applicant's narrative addressing those standards to this staff report.
4. The Site Plan meets the standards of the Zoning Ordinance and other City
ordinances, policies or standards regarding this type of development in
this zoning classification, except with respect to the minimum parking
provisions raised above. Specifically, the parking design and circulation
is consistent with City standards; mechanical equipment is to be located
at grade level adjacent to the building and is screened by a 7 -foot
vertical board fence; landscaping meets the numerical standards of the
City Landscaping Policy (in addition to the landscaping required by the
Bass Creek corridor mitigation plan); signage meets Ordinance standards
96 square feet freestanding sign and wall signage of approximately 3.4
percent of the area of the wall on which it is located); a trash enclosure
properly screened consistent with Zoning Ordinance standards.
see next page)
File 90085
Page Three
5. The Site Plan proposal is for an architectural treatment of concrete
panels to the south (56th Avenue North), concrete panels with loading
docks and overhead doors servicing an anticipated auto repair shop to the
west, concrete panels to the east and tilt -up concrete panels with a metal
roof canopy and glazed block trim to the north.
The exterior treatment of new structures subject to Site Plan approval by
the City of Plymouth is guided by the City Council Policy Regarding Site
and Building Aesthetics and Architectural Design. Paragraph 6 of that
policy specifies that one of the criteria to be considered is the "use of
appropriate materials (to include external lighting), textures, colors,
and construction detail so to express effectively a design concept of the
project that is compatible with adjacent and neighboring structures and
functions." The south elevation of this structure proposed to be an
unbroken 405 feet of concrete panels parallel to and approximately 80 feet
from 56th Avenue North.
The Grading Plan proposes no berming of consequence and the Landscape Plan
for this area proposes no more than 16 trees for the entire 405 -foot
distance.
The proposed west elevation (to Nathan Lane) will include as many as 10
overhead doors; approximately 28 feet of 6 -foot high board fence; and
concrete tilt -up walls. The Grading Plan does provide for grade
differential that will result in the loading dog Area being slightly
recessed approximately 5 feet (from Nathan Lane 56th Avenue North at
the immediate property corner) . The Landsca -•: Plan also is somewhat
enhanced at that location.
The canopy treatment and inclusion of small amount of glazed block
contrast, together with the wall signage, provides a measure of break in
the concrete slab appearance of the north elevation. The less lengthy
approximately 270 feet) east elevation is also broken up somewhat by the
proposed wall signage.
6. The mitigation plan approved by Resolution 89 -770 requires that new trees
be planted along the east and north property lines responsive to a
specific plan.
The petitioner contends that the original condition regarding the timing
of mitigation tree planting anticipated site grading prior to Final Plat
application, and concurrent Preliminary Plat /Final Plat /Site Plan
application processing was not anticipated. He states the planting of
trees at this time would be counter - productive because Site Plan /Final
Plat site work planned by these applications would result in damage or
removal of many of the new trees. The petitioner requests amendment to
the timing of the tree planting to coincide with the Site Plan landscaping
activity related to this application.
see next page)
File 90085
Page Four
7. The proposed uses of the site by the original application included a "Tire
Installation Center ". This requires a Conditional Use Permit in the B -3
Zoning District.
The notice of hearing published by the City precludes consideration of the
Conditional Use Permit request on October 24. The applicant has submitted
a letter removing the "Tire Installation Center" from the Site Plan now
under consideration to allow the Site Plan application to progress. The
developer acknowledges the risk that subsequent consideration of a
Conditional Use Permit for a "Tire Installation Center" could result in
denial of that use.
PLANNING STAFF COhMENTS:
1. Except with respect to the variance requested and other items noted below,
the Site Plan proposed meets the standards of the Plymouth Zoning
Ordinance and other related ordinances, policies and standards with
respect to the development of this site in the zoning district
classification proposed.
2. We do not find the applicant's variance (versus a deferral) request to
reduce offstreet parking from 1081 to 987 to meet the standards of the
Plymouth Zoning Ordinance. Specifically, we find:
a. No hardship, as opposed to a mere inconvenience, has been
demonstrated. By reducing the size of the proposed structure
approximately 10,000 square feet (9.2 percent) the parking proposed
by the "proof -of- parking plan" would meet the Zoning Ordinance
standard of 10 spaces per 1,000 square feet of floor area).
b. No unique circumstances are demonstrated. A site design that would
comply with Ordinance standards can be accomplished. The existing
features of this site that make it unique (the Bass Creek Drainage
Corridor and related natural resources) would, in fact, be partially
eliminated to accomplish the "proof -of- parking" plan that is
proposed. Were a site design presented that would preserve those
unique site features and thereby result in the need for a variance,
the criterion of unique site features potentially could be met.
c. The purpose of the variance is based exclusively upon a desire to
increase the value or income potential of the parcel of land since it
would result in approximately 9.2 percent greater utilization of the
site than the Ordinance would otherwise permit.
d. The applicant, by his Site Plan proposal, has created the difficulty
results in the Ordinance request.
see next page)
File 90085
Page Five
e. Granting of the variance would not be detrimental to the public
welfare or injurious to other land or improvements in the
neighborhood in which the parcel is located; nor would the proposed
variance 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.
3. The proposed architectural treatment of the building is not consistent
with the intent of Paragraph 6 of the City of Plymouth policy regarding
the site and building aesthetics on architectural design. The applicant
has been previously advised of our finding in this regard. A structure of
the size proposed that will be visible from a "gateway" location (County
Road 10) and two City streets (Nathan Lane and 56th Avenue North) will
establish the standard for remaining development of Bass Lake Plaza rather
than respond to a standard already established. This is not an industrial
district where the use of concrete exteriors predominates.
4. No Final Plat shall be recorded for "Bass Lake Plaza 5th Addition" until
an executed Site Improvement Performance Agreement and related financial
guarantee, both including planting of the mitigation trees, are submitted
to and approved by the City of Plymouth.
5. The proposed Final Plat is consistent with the proposed Preliminary Plat.
RECOMENDATION:
1. We have not found that the requested variance to reduce offstreet parking
from the required 1,081 stalls to the proposed 987 stalls complies with
the Zoning Ordinance variance criteria. If redesign of the site cannot
produce the 1,081 stalls required to comply with the Ordinance standard,
we recommend the Site Plan be revised to reduce the size of the structure
proposed sufficient to accommodate the offstreet parking required by the
Ordinance. This may not result in the need to reduce the structure size.
As the size of the building is reduced, the site area available for
parking increases and therefore something less than 10,000 square feet
would be required to be taken out of the building footprint to meet Zoning
Ordinance standards with respect to offstreet parking.
2. We recommend the architectural elevations of the structure (all four
sides) be revised to include not less than 50 percent use of brick or
equivalent decorative architectural treatment.
3. We recommend that the Landscape Plan be enhanced to provide an effective
screening effect to the loading dock and automobile service areas proposed
on the west side of the structure; and to provide a reduction in the
impact of the 405 -foot wall along the south side of the structure to
provide effective screening.
see next page)
File 90085
Page Six
4. We recommend conifer plantings in a staggered configuration of at least 8
feet height not less than 15 -foot centers along the southerly
approximately 360 feet of the Nathan Lane frontage of the site (from the
northern most curb cut south to 56th Avenue North).
5. We recommend that the landscaping be enhanced along the south side of the
site to include conifer planting at the same formula as recommended along
the west side for the westerly 140 feet of the 56th Avenue North frontage.
The Landscape Plan for the balance of the site (including reforestation
plan previously approved and shown on this Site Plan) should not be
reduced to accomplish the Landscape Plan amendments proposed.
6. We recommend amendment to Condition H of City Council Resolution 89 -770 to
allow installation of the trees of the mitigation Landscape Plan
concurrent with but not as a substitute for landscaping installed with
this Site Plan. The Site Improvement Performance Agreement for site
improvements related to this Site Plan shall include all tree planting of
the mitigation plan.
We have attached draft resolutions providing for the approval of the Final
Plat of "Bass Lake Plaza 5th Addition" and the Site Plan, "proof -of- parking"
plan (relates to the deferral of certain spaces) and parking variance for
The Wholesale Club."
We have also attached a draft resolution providing for the approval of the
Site Plan but denial of the variance requested for offstreet parking. If it
is the desire of the majority of the Planning Commission to proceed with
denial of the variance, we would recommend the Site Plan issue be tabled to
allow the petitioq& -eta consider redesjg, opt, onsrl
Submitted by:
arses t.
ATTACHMENTS:
1. Resolution Approving the Final Plat
2. Resolution Setting Conditions Prior
3. Resolution Approving Site Plan,
Ordinance Variance
4. Resolution Approving Site Plan
Zoning Ordinance Variance
velopment
of "Bass Lake Plaza
to Recording of the
Proof -of- Parking"
nator
5th Addition"
Final Plat
Plan and Zoning
and "Proof -of- Parking" Plan, and Denying
5. Ordinance amending the Zoning Ordinance
6. Setting Conditions to be Met Prior to Publication of Ordinance Rezoning
Land
7. Engineer's Memorandum
8. City Council Resolution 89 -770
9. Petitioner's Narrative
10. Petitioner's Letter Deleting the "Tire Installation Center" Use from the
Site Plan
11. Location Map
12. Large Plans
pc /cd /90085:dl)
APPROVING FINAL PLAT FOR GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA 5TH
ADDITION" (90085)
WHEREAS, Greenwalt Development, Inc. has requested approval of a Final Plat
for "Bass Lake Plaza 5th Addition" located at the northeast corner of Nathan
Lane and 56th Avenue North; 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 Final Plat and
Development Contract for Greenwalt Development, Inc. has requested approval of
a Final Plat for "Bass Lake Plaza 5th Addition" located at the northeast
corner of Nathan Lane and 56th Avenue North; and,
FURTHER, that the Development Contract for said plat be approved, and that the
Mayor and City Manager be authorized to execute the Development Contract on
behalf of the City.
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR
GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA 5TH ADDITION" (90085)
WHEREAS, the City Council has approved the Final Plat and Development Contract
for Greenwalt Development, Inc. for "Bass Lake Plaza 5th Addition" located at
the northeast corner of Nathan Lane and 56th Avenue North;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the following
conditions to be met, prior to recording of, and related to said plat for
Greenwalt Development, Inc. for "Bass Lake Plaza 5th Addition" located at the
northeast corner of Nathan Lane and 56th Avenue North:
1. Compliance with the City Engineer's Memorandum.
2. The Ordinance rezoning the property shall be published upon evidence that
the Final Plat has been filed and recorded with Hennepin County.
3. Payment of park dedication fees -in -lieu of dedication in accordance with
City Policy in effect at the time of issuance of building permits.
4. Removal of all dead or dying trees from the property at the owner's
expense.
5. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures in subdivisions adjacent to, or containing any open
storm water drainage facility.
6. No yard setback variances are granted or implied.
7. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
8. No building permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
9. Access shall be limited to internal public roads and prohibited from
County Road 10.
10. The Development Contract, as approved by the City Council, shall be fully
executed prior to release of the Final Plat.
11. The Development Contract shall include a section continuing the developer
responsiblity for executing the mitigation landscape plan referred to by
City Council Resolution 89 -770.
APPROVING SITE PLAN, PROOF -OF- PARKING PLAN AND ZONING ORDINANCE VARIANCE FOR
GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA 5TH ADDITION" LOCATED AT THE
NORTHEAST CORNER OF NATHAN LANE AND 56TH AVENUE NORTH (90085)
WHEREAS, Greenwalt Development, Inc. has requested approval for a Site Plan,
Proof -of- Parking Plan and Zoning Ordinance Variance for Bass Lake Plaza 5th
Addition located at the northeast corner of Nathan Lane and 56th Avenue North;
and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
for a Site Plan, Proof -of- Parking Plan and Zoning Ordinance Variance for Bass
Lake Plaza 5th Addition located at the northeast corner of Nathan Lane and
56th Avenue North, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements by one year from the date of this
resolution.
5. Any signage shall be in compliance with the approved Site Plan.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within the enclosure
structure, and no outside storage is permitted.
9. An 8k x 11 inch "As Built" Fire Protection Plan shall be submitted prior
to the release or reduction of any site improvement bonds per City Policy.
10. The Landscaping Plan shall be amended to increase the number of 6 foot
coniferous trees to the equivalent of 15 foot on center from the north
curb cut to Nathan Lane south to 56th Avenue North, and east to the
extension of the west wall of the structure responsive to paragraph 5 of
the City Council Resolution 88 -253 regarding site and building aesthetics
and architectural design.
see next page)
Resolution No.
File 90085
Page Two
11. The structure exterior walls shall be faced with brick over at least 50
percent of the surface area responsive to the provisions of paragraph 6 of
the City Council Resolution 88 -253 regarding site and building aesthetics
and architectural design.
12. A variance is approved to allow off - street parking for 987 vehicles versus
the Zoning Ordinance standard of 1,081 vehicles (108,094 square feet at 10
vehicles per 1,000 square feet), based on compliance with the variance
criteria of the Zoning Ordinance. A covenent, approved by the City
Attorney, shall be placed on the title to the property limiting future
uses of this site to those in compliance with the Zoning Ordinance minimum
parking standards. No variance is granted or implied for any use other
than that represented by the plans approved iwth this action.
13. A "proof -of- parking" plan is approved to allow initial construction of
only 649 off - street parking spaces versus the approved total number of
minimum required spaces.
14. No "Tire Installation Center" or other automobile service use is approved.
The Conditional Use Permit required for such use is not included in this
approval action.
APPROVING SITE PLAN AND PROOF -OF- PARKING PLAN, AND DENYING ZONING ORDINANCE
VARIANCE FOR GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA 5TH ADDITION"
LOCATED AT THE NORTHEAST CORNER OF NATHAN LANE AND 56TH AVENUE NORTH (90085)
WHEREAS, Greenwalt Development, Inc. has requested approval for a Site Plan,
Proof -of- Parking Plan and Zoning Ordinance Variance for Bass Lake Plaza 5th
Addition located at the northeast corner of Nathan Lane and 56th Avenue North;
and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by
for a Site Plan, Proof -of- Parking Plan for Bass Lake Plaza 5th Addition
located at the northeast corner of Nathan Lane and 56th Avenue North, subject
to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. Compliance with Policy Resolution 79 -80 regarding minimum floor elevations
for new structures on sites adjacent to, or containing any open storm
water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements by one year from the date of this
resolution.
5. Any signage shall be in compliance with the approved Site Plan.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within the enclosure
structure, and no outside storage is permitted.
9. An 8k x 11 inch "As Built" Fire Protection Plan shall be submitted prior
to the release or reduction of any site improvement bonds per City Policy.
10. The Landscaping Plan shall be amended to increase the number of 6 foot
coniferous trees to the equivalent of 15 foot on center from the north
curb cut to Nathan Lane south to 56th Avenue North, and east to the
extension of the west wall of the structure responsive to paragraph 5 of
the City Council Resolution 88 -253 regarding site and building aesthetics
and architectural design.
see next page)
Resolution No.
File 90085
Page Two
11. The structure exterior walls shall be faced with brick over at least 50
percent of the surface area responsive to the provisions of paragraph 6 of
the City Council Resolution 88 -253 regarding site and building aesthetics
and architectural design.
12. The variance for off - street parking of 987 spaces versus the Zoning
Ordinance standard of 1,081 spaces is denied based on not complying with
the Zoning Ordinance variance criteria. The size of the proposed
structure can be reduced to match available site area for off - street
parking. No hardship is demonstrated.
13. A "proof -of- parking" plan is approved to allow initial construction of
only 649 off - street parking spaces versus the approved total number of
minimum required spaces.
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS LOCATED
AT THE NORTHEAST CORNER OF NATHAN LANE AND 56TH AVENUE AS B -3 (SERVICE
BUSINESS) , B -2 (SHOPPING CENTER BUSINESS) AND R -3 (HIGH DENSITY MULTIPLE
RESIDENCE) (90085)
Section 1. Amendment of Ordinance. Ordinance No. 80 -9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRO
Future Restricted Development) District to B -3 (Service Business,) B -2
Shopping Center Business) and R -3 (High Density Multiple Residence) District
with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 90084.
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council
ATTEST
City Clerk
File 90085
pc /cd/90085)
day of .
Mayor
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
FOR GREENWALT DEVELOPMENT, INC. FOR "BASS LAKE PLAZA" (90085)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the northeast corner of Nathan Lane and 56th Avenue North from FRD
Future Restricted Development) District to B -3 (Service Business), B -2
Shopping Center Business) and R -3 (High Density Multiple Residence) District
in conjunction with approval of the Preliminary Plat for Greenwalt
Development, 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 Final Plat for
Greenwalt Development, Inc. for "Bass Lake Plaza" located at the northeast
corner of Nathan Lane and 56th Avenue North to be filed with Hennepin County
prior to the publication of said Ordinance.
res /pc /90085.sc.ord)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: October 17, 1990
FILE NO.: 90084
PETITIONER: Mr. R. Lynn Greenwalt, Greenwalt Development, Inc., P.O. Box 426,
Greenfield, IN 46140
SITE PLAN: THE WHOLESALE CLUB
LOCATION: South of County Road 10, West of County Road 169, in the southeast
1/4 of Section 1.
ASSESSMENT RECORDS:
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No 1 and
No. 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - 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. will comRly with the filing of the final plat of Bass
Lake Plaza 5th Addition.
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.) See Item No. 6.
8. _ _ X Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements. See Item No. 6.
X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities. See Item No. 6.
N/A Yes No
10. X All existing unnecessary easements and rights -of -way have been
vacated -
It will be necessary to vacate the obsolete easements /right -of -way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is ,their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
12. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR Bassett Creek
MN DOT Minnehaha Creek
X Hennepin County Elm Creek
MPCA X Shingle Creek
State Health Department X Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
13. _ X _ Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
N/A Yes No
14. _ X _ Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15. _ X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
16. _ _ X Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable. The post indicator valve shall be located on the west
We of the watermain.
3-
N/A Yes No
17. _ X Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per City
Engineering Guidelines Detail Plate No. W -2. This plate should be
referenced on the site plan.
18. X _ Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of 100 foot intervals.
19. X _ _ Acceleration /deceleration lanes provided -
Acceleration /deceleration lanes are required at the intersection of
and
N/A Yes No
20. _ X All existing street right -of -ways are required width -
Additional right -of -way will be required on
21. X _ _ Complies with site drainage requirements -
The City will not permit drainage onto a City street from a private
parking lot; therefore, the site plan shall be revised accordingly.
4-
N/A Yes No
22. _ X Curb and gutter provided -
The City requires B -612 concrete curb and gutter at all entrances
and where drainage must be controlled, Curb Stone may be used where
it is not necessary to control drainage. For traffic control either
B -612 or curb stone is required around the bituminous surfaced
parking lot. The site plan shall be revised to indicate compliance
with this requirement.
23. _ _ X Complies with parking lot standards -
The City will require that all traveled areas within the parking
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard City design with six inches of Class 5 100% 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. The site Rlan shall clearly indicate that all drive
aisles are seven ton design.
STANDARDS:
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right -of -way. All connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As- Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Item No's 6 7, 8. 9, 12, 16, 23.
27A. and 27B.
5-
1 • ZVV _ • 1
27. A. The City Council passed Resolution No. 89 -770 on December 4, 1989 allowing the
filling of Bass Creek with certain conditions. Condition H stated that M.G.
Astleford shall complete the planting of trees as shown in the Reforestation
Plan prepared by McCombs, Frank, Roos Associates, Inc. dated November 11, 1989
after the completion of the grading and before any final plat is submitted for
the property as mitigation for the removal of trees along Bass Creek. This
reforestation is mitigation for the removal of trees necessary for filling the
natural creek and the trees this plan shall not be included with landscaping
Landscaping Policy) required with site plan approval by the City.
The proposed plat of Bass Lake Plaza 5th Addition and the proposed
construction of the Wholesale Club does not include filling the creek. The
creek, at this stage of development, will be left in its natural condition;
therefore an application was accepted for final plat consideration by the City
Council. The Reforestation Plan referenced in Resolution No. 89 -770 shall be
implemented with Final Plat approval and a financial guarantee shall be
submitted to the City to ensure the work is completed.
B. The domestic service off the 8" fire line shall not exceed two inches.
C. The driveway approaches to Nathan Lane and 56th Avenue North shall be stop
sign controlled.
Q
Submitted by:'
Daniel L. Faulkner, P. E.
City Engineer
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 17, 1990
FILE NO.: 90085
PETITIONER: Mr. R. Lynn Greenwalt, Greenwalt Development, Inc., P.O.L Box 426,
Greenfield, IN 46140
FINAL PLAT: BASS LAKE PLAZA 5TH ADDITION
LOCATION: South of County Road 10, west of County Road 169 in the southeast 1/4
of Section 1.
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits
are issued. These are in addition to the assessments shown in No.
1 and No. 2.
Area charges are subject to change periodically as they are
reviewed annually on January 1. The rate assessed would be that
in effect at the time of final plat approval.
4. Area assessments: None.
5. Other additional assessments estimated: None.
4 zi
N/A Yes No
6. _ X Complies with standard utility /drainage easements -
The City will require utility and drainage easements ten feet
10') in width adjoining all streets and six feet (6') in width
adjoining side and rear lot lines.
N/A Yes No
7. X All standard utility easements required for construction are
provided -
The City will require twenty foot (20')
easements for proposed utilities along the
utilities are proposed to be installed.
reviewed with the final construction pli
changes are necessary: For the _proposed
Avenue extended into Outlot A.
8. _ _ X Complies with ponding requirements -
utility and drainage
lot lines where these
This item has been
ins and the following
storm sewer from 57th
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. Outlot A shall be
identified as a drainage easement for ponding_
9. X All existing unnecessary easements and rights -of -way have been
vacated -
It will be necessary to vacate the obsolete easements /right -of -way
to facilitate the development. This is not an automatic process
in conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions
of easements proposed to be vacated.
10. X The Owner's Duplicate Certificate of Title has been submitted to
the City with this application - If it is subsequently determined
that the subject property is abstract property, then this
requirement does not apply.
It will be necessary for the property owner to provide the city
attorney with the Owner's Duplicate Certificate of Title in order
that he may file the
11. _ _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR Bassett Creek
Mn DOT Minnehaha Creek
X Hennepin County Elm Creek
MPCA X Shingle Creek
X State Health Department X Army Corps of Engineers
Other
The developer must comply with the conditions within any permit.
2 -
N/A Yes No
12. X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. _ X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ _ Acceleration /deceleration lanes provided -
Acceleration/ deceleration lanes are required at the intersection
of and
15. X All existing street rights -of -way are required width -
Additional right -of -way will be required on
UTILITIES:
N/A Yes No
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be
responsible for constructing the necessary sanitary sewer, water,
storm sewer and streets needed to serve this plat. A registered
professional engineer must prepare the plans and profiles of the
proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development.
3 -
N/A Yes No
17. _ X Final utility plans submitted comply with all City requirements -
The developer has submitted the required construction plans for
the proposed sanitary sewer, watermain and storm sewer facilities;
and has also furnished profiles of these utilities as well as the
proposed street system (public and private).
18. x _ _ Per developer's request final plans 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, if the developer is paying
100% of the cost.
19. _ X _ Minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
20. _ X The construction plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. _ A _ The construction plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4 -
N/A Yes No
22. _ X It will be necessary to contact Bob Fasching, the City's public
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 tap.
N/A Yes No
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 comAly with all agency permits.
24. A. Nathan Lane and the necessary utilities south of 56th Avenue shall be
constructed with the first phase.
B. 56th Avenue west of Nathan Lane and 57th Avenue shall be constructed by the
developer with the developments of Blocks 2 and 4 or final platting of the
property to the west.
C. The City Council passed Resolution No. 89 -770 on December 4, 1989 allowing the
filling of Bass Creek with certain conditions. Condition H stated that M.G.
Astleford shall complete the planting of trees as shown in the Reforestation
Plan prepared by McCombs, Frank, Roos Associates, Inc. dated November 11, 1989
after the completion of the grading and before any final plat is submitted for
the property as mitigation for the removal of trees along Bass Creek. This
reforestation is mitigation for the removal of trees necessary for filling the
natural creek and the trees and this plan shall not be included with
landscaping (Landscaping Policy) required with site plan approval by the City.
5 -
The proposed plat of Bass Lake Plaza 5th Addition and the proposed
construction of the Wholesale Club does not include filling the creek. The
creek, at this stage of development, will be left in its natural condition;
therefore an application was accepted for final plat consideration by the City
Council. The Reforestation Plan referenced in Resolution No. 89 -770 shall be
implemented with this final plat approval and a financial guarantee shall be
submitted to the City to ensure the work is completed.
D. A sign plan shall be submitted for the median at Nathan Lane and County Road
10.
iSubmittedby: & a-'-
Daniel L. Faulkner, P. E.
City Engineer
W-M
1 0 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 _ 4th _ day ofcember
1989. The following members were present: mayor Schneider CounctImpmbern Vasiliou ,
Ricker- 71tur And Sisk
The following members were absent: None
w #rr
Councilmember Si }k introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 89- 770
AMENDING RESOLUTION NO. 87 -273 FOR THE APPROVAL OF
THE PRELIMINARY PLAT AND GENERAL DEVELOPMENT PLAN FOR
BASS LAKE PLAZA 2ND ADDITION (87015)
WHEREAS, M. G. Astleford has requested that the Resolution 87 -273 approving the
preliminary plat and general development plan amendment for the Bass Lake Pis- 2nd
Addition be amended; and
WHEREAS, the developer is requesting that the filling and realignment of Bass Creek be
permitted; and
WHEREAS, the trees which previously existed along the creek have been removed; and
WHEREAS, the City Council has been requested to allow the filling of Bass Creek and the
Department of Natural Resources has issued a permit subject to a Mitigation Plan;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA: That Condition No. 12 of Resolution No. 87 -273 is deleted and the following
Condition No. 12 substituted in its place:
Condition No. 12: A grading permit for the filling of Bass Creek can be issued
by the City of Plymouth after completion of the following conditions:
A. Approval of the grading plan by the City Engineer.
B. Approval of the construction plans for the enclosing of the creek in a storm
sewer by the City Engineer.
C. All plans shall be in compliance with the permit as issued by the Department
of Natural Resources.
D. Review and approval of the plans by the Shingle Creek Water Management
Commission.
E. Submittal of evidence, approved by the City Attorney, t. Lhe parcel of land
on which the creek is to be filled is in the same owner o as Outlot A, Bass
Creek Plaza 4th Addition (the adjacent property).
F. That a financial guarantee in the amount as determined by the City Engineer
shall be submitted to guarantee the completion of the improvements as shown
in the approved plans, including the "P.eforestation Plan ".
Resolution No. 89- 770
Page Two
C. That M.G. Astleford submit a letter of agreement to the City of Plymouth, as
approved by the City Attorney, stating that, before he submits a final plat
or requests building permits on the exception parcel, on Outlot A, Bass Lake
Plata 4th Addition, or on Outlot B, Bess Lake Plaza Addition, a revised
preliminary plat and general develop -ent plan for all of the undeveloped
property, will be submitted and approved by the City.
N. M. G. Astleford shall complete the planting of trees as shown on the
Restoration Plan" prepared by McCombs, !rank, Roos Associates, Inc. dated
November 11, 1989 after the completion of the grading and before any final
plat is submitted for the property as mitigation for the removal of trees
along Bass Creek. This reforestation is mitigation for the removal of trees
necessary to fill the natural creek and the trees in this plan shall not be
included with landscaping ( "Landscaping Policy ") required with site plan
approval by the City.
The motion for the adoption of the foregoing Resolution was duly seconded by
rnunrilmemher Zitur , and upon vote being taken thereon, the following voted
in favor thereof: __W or Schneider, CnunrIItnPmhnr& y.A+ti.,,,, Ri.ck,o.r_ itur end ciAk_,
The following voted against or abstained: None
Whereupon the Resolution was declared duly passed and adopted.
eea w ** ,*
W
VARIANCE REQUEST NARRATIVE
FOR
THE WHOLESALE CLUB
BY
GREENWALT DEVELOPMENT
The basis for the parking requirements, per Plymouth's zoning ordinance,
are as follows:
Free - Standing Retail 10.0 /1,000 S.F. of Floor Area = 1064 stalls
Shopping Center 6.0/1,000 S.F. of Floor Area = 639 stalls
It is proposed that 676 stalls are to be constructed immediately. A
Deferred Parking Plan, showing the eventual construction of 994 parking stalls
has been prepared, and this would require a variance from the 1064 stall
requirement for "Free- Standing Retail ".
In applying a categorial definitiion for the proposed Wholesale Club, some
ambiguity exists. Although the building is "free- standing ", its size and
character is more representative of a "shopping center ". That is, the building
is in excess of 100,000 square feet, placing it in the CR -2 land use
designation ( "...centers of a larger scale, serving a broader geo- base... ").
The Wholesale Club is a multi -line merchandiser, including apparel, appliances,
beverages, books, carpets, furniture, groceries, hardware, jewelry, sporting
goods, etc., all under one roof and under one name. Consequently, the site is
responsive to all the City's locational criteria for shopping centers, which
are listed as follows:
1. Much less land is ordinarily used to provide the same level of
service.
2. Relationships to abutting land are much improved due to less
peripheral length and combining of similar activitiy areas (loading,
storage, etc.).
3. Shopper convenience is enhanced by concentrating shops and eliminating
non - retail space.
4. Most goods required at each level of service are available without
driving between stores or shopping areas.
0
Variance Request Narrative
Page Two
5. Shopping centers can be the focal point of the neighborhood with other
neighborhood facilities strengthening the shopping center potential.
Typically, large retail multi -line merchandising facilities, such as
Target, K -Mart and Wal -Mart, design their centers with a parking requirement of
5.5 to 6.0 stalls /1,000 square feet. The Wholesale Club's actual parking
requirements are generally less because shopping in their centers require a
membership fee and they serve as wholesale sellers to a large number of clients
i.e., the sales per individual are higher, with less traffic generation per
dollar of sale). However, they do plan on 6 stalls /1,000 square feet to be
conservative and to insure that parking for clients is conveniently available.
The Wholesale Club has similar sized centers located in several other
suburbs of the Twin Cities. The parking for each of the locations is as
follows:
Burnsville 655 stalls
White Bear Lake 653 stalls
Inver Grove Heights 550 stalls
St. Louis Park 623 stalls
Fridley 580 stalls
The City of Plymouth is encouraged to contact these communities to verify
that there are no parking problems at any of these centers.
It should be noted that in February, 1988, Plymouth authorized a study
entitled "Shopping Center and Retail Establishment Parking Requirements and
Dimensions ", prepared by Barton - Aschman Associates, Inc., that recommended a
parking ratio for discount stores of 4.5 to 5.0 spaces per 1,000 square feet
page 33)•
It should also be noted that the irregularity of the physical shape of the
site produces a hardship that effectively prohibits the construction of 10
stalls /1,000 feet for the facility. This condition is unique to this site.
GENERAL DEVELOPMENT DATA
1. Site Acreage (Gross) 30.63 Ac.
2. Lot Data Summary:
A. Outlot A 1.75 Ac.
Existing Zoning FRD
Proposed Zoning B -2
Existing & Proposed Guiding CR2
Conservation EasementProposedUse
0
B. Lot 1. Block d 2.47 Ac.
Existing Zoning FRD
Proposed Zoning B -2
Existing & Proposed Guiding CR2
Retail (Per Zoning Ordinance) Proposed Use
C. Lot 1, Block 2 5.80 Ac.
Existing Zoning FRD
Proposed Zoning R -3
Existing & Proposed Guiding LA-3
Multiple Family DwellingsProposedUse
44 Units
D. Lot 1, Block 3 4.24 Ac.
Existing Zoning FRD
Proposed Zoning B -3
Existing & Proposed Guiding S
Proposed Use Service Business
Per Zoning Ordinance)
E. Lot 1, Block 4 9.88 Ac. ,
Existing Zoning FRD
Proposed Zoning B-3
Existing & Proposed Guiding S
Retail StoreProposedUse
3. Street names are subject to approval by the City Council.
4. Setbacks shall be as shown on the Preliminary Plat.
5. Projected Phasing:
Phase 1: Lot 1, Block 4
Remaining lots to be phased subject to market demand.
6. Lot 1, Block 2, Density Calculations:
R -3 Minimum Lot Area 6.000 S.F. /Unit
Credits:
a. Internal Parking 0
300 S.F. /Unit)
b. Adjacent to Business Area
C. Adjacent to Arterial
0
d. Building Height 0
e. Raze Existing Building
f. Low and Moderate Housing 0
g. Adjacent to R -lA 0
0
h. Bedrooms in excess of 2
300 S.F. /Unit
Total Credits
5,700 S.F. /UnitDensityBasis
252,600 S.F.
Gross Area 44 UnitsMaximumAllowableUnitsFive8-plexesProposedHousingMix40UnitsTotalProposedUnits
7. Bass Creek, within Lot 1, Block 4, shall be filled, per DNR Permit and City
Council approvals, at time of parking lot expansion in this lot:
It
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C O M M E R C I A L
I N D U S T R I A L
October 18,.1990
Mr. Charles Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
Dear Mr. Dillerud:
We have been informed that the Public Hearing notice and
property owner notice for the October 24, 1990 planning
Commission meeting does not include our Conditional Use Permit
petition for an auto repair facility for our proposed tire'
installation; therefore, please amend bur application to delete
reference for this usage at this time. We understand that a
separate Conditional use Permit for this use will need to be
processed and the City's actions on our current request does not
imply or suggest that this use will be approved.
JAG / ck
POST OFFICE BOX 426
635 NORTH STATE STREET
GREENFIELD, ;N 46140
PHONE 317 462 3263
FAX 317 462 8049
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