HomeMy WebLinkAboutPlanning Commission Packet 02-22-19895q
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE February 15, 1989 COMMISSION MEETING DATE: February 22, 1989
FILE NO.: 88060 (RPUD 88-5)
PETITIONER: CSM Corporation/Graham Development
REQUEST: RPUD Final Plan and Final Plat for Bass Lake Hills
LOCATION: Southeast quadrant of County Road 47 and I-494
GUIDE PLAN CLASS: LA -3 (Medium Density Residential)
LA -2 (Low Medium Density Residential)
LA -1 (Low Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
On July 11, 1988, the City Council by Resolution No. 88-393 approved an RPUD Concept
Plan for the subject site that provided for 310 townhouse units and 85 single family
lots.
On January 23, 1989, the City Council approved Resolution No. 89-35 providing for
the RPUD Conditional Use Permit and Preliminary Plat/Plan for this project now
consisting of 85 single family detached lots and 292 townhomes.
PRIMARY ISSUES AND ANALYSIS:
1. This proposal includes an RPUD Final Plat covering the entire 75+ acre Bass Lake
Hills RPUD, and an RPUD Final Plan for the 24 acre townhouse segment of the
overall RPUD. Proposed are 292 rental townhouse units, which is consistent with
the approved RPUD Preliminary Plan/Plat and Conditional Use Permit.
2. The Zoning Ordinance provides that the Final Plat and Site Plan shall be in
substantial compliance with the approved Preliminary Site PlanPlat and that any
special conditions prescribed in the Preliminary Site Plan/Plat the approval
Resolution had been incorporated into the Final Site Plan/Plat.
3. With respect to general design, public streets, and dwelling unit density (unit
count) the proposed Final Plat/Final Plan is consistent with the approved RPUD
Preliminary Plat/Plan and Conditional Use Permit.
4. The Final Plan is hereby presented only for the rental townhouse portion of the
RPUD, therefore future additional final plans will be required for the balance
of the RPUD site. Preliminary Plat/Plan and Conditional Use Permit conditions
that apply to those areas that are not now presented in a Final Plan format will
be carried forward and addressed as those Final Plats/Plans are forthcoming.
Staff Report (88060)
February 15, 1989
Page Two
5. The conditions of Resolution No. 89-35, which approve the RPUD Preliminary
Plat/Plan and Conditional Use Permit, that would apply to this portion of the
RPUD plan are either responded to or are to be carried forward into the
Resolution Setting Conditions Prior to Filing of the Final Plat, or the
Development Contract.
6. The Environmental Assessment Worksheet process is currently under way, with the
final date for filing of public comments scheduled for February 23, 1989.
Thereafter, the City Council will determine whether a Negative Declaration is
warranted, completing the environmental review process is in order.
7. An issue not specifically addressed during the RPUD Preliminary Plat/Plan
consideration with respect to the townhouse units is that of structure and
parking setback. As has been past practice, setback issues related to PUD plans
that involve Site Plans are addressed in the Site Plan stage, together with a
Final Plan and Final Plat. To address specific setback issues at the level of
detail addressed in the RPUD Preliminary Plan stage is inappropriate. Setbacks
proposed by Petitioner for this RPUD Final Site Plan that are inconsistent with
Zoning Ordinance specifications, but subject to the flexibility of the PUD
Ordinance are as follows:
a. Structure to property line setback along existing West Medicine Lake Drive
is proposed to be a minimum of 5 feet where the Ordinance would specify a 50
foot structure setback on the assumption that this frontage would be
considered "front". The concept of reduced structure setback along this
side of the project is not new. Reducing this setback from Ordinance
standards has been advocated by the Petitioner based on the assumption that
West Medicine Lake Drive will be, in the future, abandoned adjacent to this
site. The resulting distance to the closest point on I-494 would be in
excess of 175 feet. The Grading Plan depicts berm construction between the
freeway and the four structures along the west property line ranging 8 to 10
feet in height above the first floor elevation of the buildings. This
berming is proposed on the public right-of-way. The Grading Plan depicts
berm work extending westerly beyond the limits of this City owned West
Medicine Lake Road right-of-way.
b. The proposed minimum setback from off street parking to the property line
with a public street is proposed to be 5 feet at several locations along
58th Avenue North and Teakwood Lane. The Ordinance standard for parking
setback is 20 feet and the Ordinance setback for drive aisle setback is 10
feet. In addition, the City will reserve a 10 foot drainage and utility
easement inside of the public street right-of-way line.
c. At several locations, off street parking areas are proposed a minimum of 10
feet from structures. The Ordinance provides a 20 foot minimum structure to
parking area standard.
Staff Report (88060)
February 15, 1989
Page Three
PLANNING STAFF COMMENTS:
1. We find that the proposed Final Plat is responsive to the approved Preliminary
Plat/Plan and Conditional Use Permit with respect to general layout and dwelling
unit count. Conditions related to this portion of the approved Preliminary Plan
are responded to, or will be carried forward in the Resolution Setting
Conditions Prior to Filing of the Final Plat/Development Contract.
2. The proposed minimum setback for structures adjoining the west property line of
this site is of concern - not with respect to impact on adjoining properties -
but rather the impact on the residents of those units. In the short term, West
Medicine Lake Drive will remain in place and be functioning until Northwest
Boulevard/County Road 61 is completed from 47th Avenue North through County Road
47. This will be a matter of years, not months. During that time, West
Medicine Lake Drive will continue to function as a gravel roadway, and there
will be no interceding berms, but plenty of dust and dirt right at the doorstep
of these units. In the long term, presuming that permission is given by the
City of Plymouth and/or the Minnesota Department of Transportation to construct
the berms upon the old West Medicine Lake Drive right-of-way, the two story
townhouse units will have their first story windows above the crest of those
berms, screened and protected by 7 foot white pines and flowering crabs proposed
by the Landscape Plan. That portion of the Landscape Plan cannot be executed,
however, until the berms are constructed. As noted above, the berms cannot be
constructed until West Medicine Lake Drive right-of-way becomes available, and
the availability of that right-of-way is dependent partly on completion of
Northwest Boulevard from 47th Avenue North to County Road 47.
While the final result of the Grading and Landscape Plans for the west side of
the project likely will result in a reasonable transition between those units
and I-494, we are concerned with the timing aspects of the plan. We recommend a
condition of approval that precluf!es construction of units adjoing West Medicine
Lake Drive until that road is no longer in service and the berms are
constructed.
3. The off street parking setback minimums proposed in some cases involve paving of
a portion of the 10 foot drainage and utilities easement normally reserved
inside street property lines, and depicted on the Final Plat for this
development. Those easement areas should remain clear of anything but
landscaping if they are to properly serve the purposes intended. We recommend
no paving for parallel drives or parking within the 10 foot utility easement.
At least 10 feet of setback would be provided in all cases with this amendment.
The Petitioner's architect, by his letter of February 9, 1989, indicates the
basis for the minimal setbacks proposed is a desire to preserve pond and
Staff Report (88060)
February 15, 1989
Page Four
forested areas internal to the proposed structures. He suggests that if
setbacks are to be increased for parking and drives along the public streets,
some off street parking spaces will have to be sacrificed. We have calculated
that the Site Plan for the townhouses depicts 160 off street parking spaces in
excess of the Ordinance requirements. We have further calculated that to
maintain a 20 foot parking setback along all public streets without moving
structures would result in the loss of 26 off street parking spaces. We submit
that the overall integrity of the plan would be better served by increasing the
setbacks to 20 feet for parking, even if 26 parking spaces are eliminated.
4. The Sign Plan for the project depicts two entrance monuments aggregating 60
square feet of surface area. The Zoning Ordinance would allow the entire PUD to
have six entrance monuments (serving three distinct projects) with an aggregate
of 96 square feet of surface area. We note that for the two remaining segments
of the Bass Lake Hills RPUD, four entrance monuments are available but an
aggregate of only 36 square feet of surface area over all four.
RECOMMENDATION:
We hereby recommend approval of the draft Resolutions Approving the RPUD Final Plan
and Plat, and Setting the Conditions Prior to Filing of the Final Plat. We have
included conditions addressing the timing of construction for the four structures
that adjoin the west property line and directing a plan amendment to increase
parking and drive setbacks to the Ordinance standards along public streets as a
substitution for 26 spaces of off street parking.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution Approving RPUD Final Plan and Plat
2. Draft Resolution Setting Conditions to be Met Prior to Filing
3. Engineer's Memo
4. Location Map
5. City Council Resolution No. 89-35
6. Preliminary Plan
7. Large Plans
pc/cd/88060:jaw)
SETTING CONDITIONS TO BE MET PRIOR TO FILING RPUD FINAL PLAT/SITE PLAN FOR CSM
CORPORATION/GRAHAM DEVELOPMENT FOR BASS LAKE HILLS (RPUD 88-5)(88060)
WHEREAS, the City Council has approved an RPUD Final Plat/Site Plan for Bass
Lake Hills as requested by CSM Corporation/Graham Development;
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 filing of and regarding said RPUD Final
Plat/Site Plan for Bass Lake Hills:
1. Compliance with the City Engineer's Memorandum.
2. No Building Permit to be issued until a Contract has been awarded for
the construction of municipal sewer and water.
3. Removal of all dead or dying trees from the property at the owner's
expense.
4. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
open storm water drainage facilities.
5. Yard setbacks shall be as follows:
a. Parking to property line - 20 feet;
b. Drive lanes to property line - 10 feet.
No modification to off street parking and drive lane setback from public
streets is approved. The Final Site Plan shall be amended and re-
submitted to the Community Development Department showing all off street
parking and drive lane setback in compliance with the Zoning Ordinance.
6. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
7. No Building Permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
8. The Final Plat mylars shall contain a statement noting that the plat is
part of the approved RPUD 88-5 per Section 9 of the Zoning Ordinance.
9. Access shall be limited to internal public roads and prohibited from
County Road 47, Northwest Boulevard (County Road 61) and West Medicine
Lake Drive.
10. Submission of required financial guarantee and Site Performance
Agreement for completion of site improvements.
11. No Building Permits shall be issued for the four structures fronting
West Medicine Lake Drive until West Medicine Lake Drive has been
officially abandoned as a public street and the berms/landscaping shown
on the Grading Plan and Landscape Plan have been installed.
SETTING CONDITIONS - Cont.
Page Two
12. Transfer of fee title of Outlot B to the City of Plymouth with credit
toward park dedication requirements. The balance of park dedication
requirements shall be satisfied by cash fees -in -lieu in effect at the
time of payment before release of the Final Plat for recording.
13. The Development Contract as approved by the City Council shall be fully
executed prior to release of the Final Plat.
pc/cd/88060:jaw)
APPROVING RPUD FINAL PLAT/SITE PLAN AND DEVELOPMENT CONTRACT FOR CSM
CORPORATION/GRAHAM DEVELOPMENT FOR BASS LAKE HILLS (RPUD 88-5)(88060)
WHEREAS, CSM Corporation/Graham Development has requested approval for an RPUD
Final Plat/Site Plan for Bass Lake Hills, a plat for 2 lots to contain 292
rental townhouses and 4 outlots on 75 acres, located in the southeast quadrant
of County Road 47 and 1-494; and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval; and
WHEREAS, the City staff has prepared a Development Contract covering the
improvements related to said plat;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the RPUD Final
Plat/Site Plan and Development Contract for CSM Corporation/Graham Development
for Bass Lake Hills located at the southeast quadrant of County Road 47 and I-
494; 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.
pc/cd/88060.1:jaw)
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: February 15, 1989
FILE NO.: 88060
PETITIONER: Mr. Dave Carland, CSM Corporation, 680 Kasota Avenue, Minneapolis,
Mn. 55414
SITE PLAN: BASS LAKE HILLS TOWNHOMES
LOCATION: South of County Rd. 47, west of Pineview Lane, in the northeast
quarter of Section 3.
ASSESSMENT RECORDS:
N/A Yes No
1. _ _ X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - Watermain Area Assessments based on
292 units x S685 per unit S200,020. Sanitary Sewer Assessment
based on 292 units x S380 per unit = S110,960 As noted in the
Preliminary Plat Memo• There are 46.86 units each of credit for
water and sanitary sewer Area Assessments previously assessed. The
developers shall notify the City in writing how they want these
credits divided.
5. Other additional assessments estimated: See 27A.
LEGAL/EASEMENTS/PERMITS:
6. _ _ X Property is one parcel - Will comply when the Plat of Bass Lake
Hills is filed with Hennepin County.
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.) SEE Item 6.
g. _ _ X Complies with ponding requirements - SEE Item 6.
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities. See Item 6.
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. When Northwest
Blvd has been constructed from 47th Avenue to County Rd 47 W
Medicine Lake Drive may be vacated with State permission MnDOT owns
the R.O.W.
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
filing the required Outlots for trail purposes.
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
X Hennepin County
MPCA
State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
X Army Corps of Engineers
Other
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:
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. Additional
Hydrants will be required in public right-of-way. They will be
noted on the Final Plat Memo.
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. See attached Plymouth Fire Dept. Policv.
3-
N/A Yes No
17. X
18. _ X
19. _ _ X
20. X
21. _ 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.
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.
Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
Shall comply with Hennepin County Requirements at the intersection
of Underwood Lane and County Rd 47 and 58th Avenue North and
Northwest Blvd.
All existing street right-of-ways are required width -
Additional right-of-way will be required on As shown on the Final
Plat.
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.
STANDARDS:
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right-of-way. All. connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As-Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. Note all items.
5-
A
SPECIAL CONDITIONS REQUIRED:
27. A. The estimated assessment rates for Northwest Boulevard noted in the
Preliminary Plat Engineer's Memo will be updated when the revised Feasibility
Report is accepted by the City Council. The developer will be notified of the
new costs as soon as they are available.
B. There shall be no driveway access to Medicine Lake Drive, County Rd. 47 or
Northwest Blvd.
C. An additional gate valve will be required on Street B, west of Street A.
D. This memo does not include any comments for the public utilities or streets.
They will be covered under a separate memo.
E. The gate valve for the Fire Hydrants at Buildings 9, 16, 17, 21, 22, 27, 28
and 29 shall be relocated and tied to the tee on the main line.
F. The approval of this site plan will be subject to the conditions of approval
and the development contract for the final plat.
G. The D-412 curb and gutter for the private roads shall be changed to B-612.
Submitted by:
Fred G. Moore, P.E.
Director of Public Works
6-
PLYMOUTH FIRE DEPARTMENT POLICY
REQUIREMENTS FOR DRY STANDPIPE SYSTEM WITH WALL HYDRANT FOR USE IN MULTI -
RESIDENTIAL PROPERTY AS REQUIRED BY CITY CODE SECTION 905.07 B1 WHEN APPROVED
BY THE PLYMOUTH FIRE CHIEF
This system shall be designed and installed in accordance with N.F.P.A. 14,
the standard for installation of standpipe and hose systems, and the
following:
1. Detailed plans shall be submitted to the Fire Prevention Bureau for
their review and approval before construction can begin.
2. Pipe shall be a minimum 4" inside diameter.
3. Pipe shall be minimum schedule 40 listed for working pressure of 300
psi.
4. Where corrosion may be a problem the pipe shall be properly protected
in accordance with N.F.P.A. 14.
5. Pipe supports shall be provided in accordance with N.F.P.A. 14.
6. Fire Department connection shall be installed on the street side of
the building and shall consist of two 2 1/2" female National
Standard thread connections including attached caps with approved
clappers in each connection.
7. The wall hydrant connection on the rear of the building shall have
two 2 1/2" male National Standard thread connections with a
2 1/2" by 1 1/2" National Standard thread reducer and a cap with
attachment chain.
8. Each wall hydrant connection shall have a separate controlling valve.
9. Hose connections shall be designated by a sign having raised letters
at least 1" in height reading, "Standpipe".
10. All Piping and connections shall be so installed as to allow for a
complete drainage of the system after each use. This drainage shall
be accomplished automatically without the need for human
intervention.
11. All piping, including the connections, shall be hydrostatically
tested at not less than 200 psi for not less than two hours.
12. This piping shall be subject to hydrostatic tests every five years
after the original installation.
I
RIR
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 23rd day
Of _Tnn"arr, 19$9_ The following members were presentA
Mayor Schneider, Councilmembers Vasiliou, Ricker and Sisk
The following members were absent: Councilmember zitur
Mayor Schneider introduced the following Resolution and
moved its adoption:
RESOLUTION 89- 35
APPROVING AMENDED RESIDENTIAL PLANNED UNIT DEVELOPMENT/PRELIMINARY PLAN/PLAT
AND CONDITIONAL USE PERMIT FOR GRAHAM DEVELOPMENT/CSM CORPORATION (88060)
WHEREAS, Graham Development/CSM Corporation has requested approval for an
amended Residential Planned Unit Development, Preliminary Plan/Plat and
Conditional Use Permit for Bass Lake Hills for 85 single family detached lots
and 292 townhomes on approximately 76 acres located at the southeast corner of
County Road 47 and I-494; and,
WHEREAS, the City Council has previously approved the RPUD Preliminary
Plan/Plat by Resolution No. 88-769;
NOW, THEREFORE, IT IS HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for the amended
Residential Planned Unit Development Preliminary Plan/Plat and Conditional Use
Permit for Graham Development/CSM Corporation for Bass Lake Hills located at
the southeast corner of County Road 47 and I-494, 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 with appropriate
credits in an amount determined according to verified acreage and paving
costs and according to 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 No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any
open storm water drainage facility.
7. Rezoning shall be finalized with the filing of the Final Plat.
see next page)
Resolution No. 89- 35
Page 2
4
8. No Building Permit to be issued until the Final Plat is filed and
recorded with Hennepin County.
9. Maximum density shall be 5.22 units per acre for the land at or above the
established high water elevation per the adopted City Storm Water
Drainage Plan as verified by the City Engineer. Two density bonus points
are assigned for the project size. The maximum number of dwelling units
is 377.
10. No private drive access shall be permitted to County Road 47 or Northwest
Boulevard; all private drives shall be provided by internal public
streets. Lots abutting 56th Avenue North and 58th Avenue North and
Underwood Lane shall have driveways as far from Northwest Boulevard,
County Road 47, and Pineview Lane as possible.
11. The private trails shall be built to City standards and shall be
constructed prior to issuance of Occupancy Permits for homes on lots
adjacent to the trails.
12. The minimum sideyard setbacks for all detached dwellings and accessory
buildings shall be a total of at least 15 feet (10 feet on living side, 5
feet on garage side); the minimum front setback shall be 30 feet; and the
minimum rear setback shall be 30 feet except along Pineview Lane, County
Road 47 and County Road 61 where setback shall be 50 feet.
13. The design of proposed private open space areas including tot lots is
specified on the Landscape Plan. The approved improvements and equipment
shall be installed prior to issuance of Building Permits for homes on the
adjacent lots. All Landscape Plan improvements shall be secured and
guaranteed with a Site Improvement Agreement.
14. Staff shall incorporate with the Final Plat and Development Contract, the
provision for tree protection, as earlier drafted, providing for payment
of $50.00 per diameter inch and for a $15,000.00 Bond.
15. Completion of the Environmental Assessment Worksheet Process as required
by the Minnesota Environmental Quality Board.
16. All lots to be held as public or private open space shall be platted as
Outlots."
17. Access to Lots 1, 2 and 3, Block 6 shall be by single driveway and
appropriate easement documents shall be approved by the City Attorney.
18. The plan shall be amended to show a 5 foot wide concrete sidewalk
adjacent to all interior public streets.
19. Landscaping for transition along the south border of the site shall be
substantial enough to achieve 80 percent opacity with evergreens.
see next page)
C
Resolution No. 89-35
Page 3
20. Signs 4 feet by 8 feet that show the approved development including
future County Road 61 shall be erected at the major entrances to the
development.
21. Design of that portion of the RPUD designated Block 5 and Block 6 (south
and east of "Northwest Boulevard") shall be as depicted on the Tree
Inventory and Preservation drawings dated as received by the City of
Plymouth January 18, 1989.
22. A private trail shall be constructed to City of Plymouth specifications
from Rosewood Lane to the public trail paralleling Northwest Boulevard.
Construction of the trail shall precede issuance of Building Permits to
lots adjoining the trail corridor.
23. Any grading beyond the right-of-way line shall be minimized in the wooded
areas so to maximize tree preservation by the use of retaining walls or
whatever other devices may be necessary.
The motion for adoption of the foregoing Resolution was duly seconded
by Cn„nrilmamhar $;ck , and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider, Councilmembers
Vasiliou, Ricker and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
f li t hii
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE February 14, 1989 COMMISSION MEETING DATE: February 22,1989
FILE NO.: 88139
PETITIONER: A. J. Poppelaars
REQUEST: Preliminary Plat (Conventional) to develop an 18.8 acre
parcel with 28 single family detached building lots.
LOCATION: Northwest quadrant of Forestview Lane and 18th Avenue North
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R1 -A (Low Density Single Family Residential)
BACKGROUND:
No prior development applications are on record with the Community Development
Department.
Notice of this Public Hearing has been published in the Official City
Newspaper and mailed to all property owners within 500 feet.
PRIMARY ISSUES AND ANALYSIS:
1. The application is for a Preliminary Plat to create 28 single family
detached lots. All proposed lots meet the dimensional standards of the
Zoning Ordinance, providing 18,500 square feet of area and 110 feet of lot
width at the setback line. Street service to the proposed subdivision
would be provided by two cul-de-sacs from 18th Avenue North and frontage
along 18th Avenue North (a minor collector). The proposed Kirkwood Lane
cul-de-sac is just under 750 feet in length, and therefore exceeds the
maximum length standard of Section 500.17, Subdivision 2. A subdivision
Variance will be required if the design is to be approved as proposed.
2. Section 500.05, Subdivision 3 of the City Code provides for the Planning
Commission to hold a Public Hearing on all proposed Preliminary Plats and
to submit its recommendations with respect to the proposed plat to the
City Council. Section 500.41 of the City Code provides that the Planning
Commission may recommend a Variance from the provisions of the Subdivision
Code as to specific properties when, in its judgment, unusual hardship on
the land exists. The specific Variance criteria are provided for in
Section 500.41, a copy of which is attached to this Staff Report.
Staff Report (88139)
Page Two
3. Proposed Lot 28 of the Preliminary Plat contains two existing residences
and a garage that straddles the proposed property line between Lot 28 and
Lot 26. The Petitioner is proposing to retain the existing condition of
the two principle structures on Lot 28 and to address the garage
encroachment on Lot 26 by way of an easement running from the Lot 26 owner
to the Lot 28 owner until such time as the garage may be removed.
4. With respect to the Physical Constraints Analysis of the City of Plymouth,
this site is located in the Bass Creek Watershed District; contains no
flood plain or shoreland; contains no DNR protected wetlands, but does
contain some Corps of Engineer regulated wetlands; does not contain any
storm water holding areas; does contain woodlands of significance; has a
limited amount of slopes of greater than 12%; and is partially suitable as
to soils for urban development with public sewer facilities.
5. Section 500.15, Subdivision 5 of the City Code provides that developers
are required to retain and maintain the features of the natural
environment as much as possible in the design of a plat. The Planning
Commission is directed to consider the degree to which a maximum
reasonable effort has been demonstrated to preserve and conserve the
natural features. The site contains significant areas of woodlands and
wetlands, the preservation of which is the major design issue confronting
this parcel.
6. A major component of efforts to preserve the wetlands and woodlands
natural features of this site is the site mass grading plan that is
proposed. Following some revisions during the DRC review process, the
present Mass Grading Plan calls for cut and fill along the Kirkwood Lane
and Ives Lane cul-de-sac. The road cuts will result in a loss of
vegetation 60 feet either side of the centerline along those cul-de-sac
streets. In addition, fill sections will result in the loss of small
portions of Corps of Engineers designated wetlands on Lots 14, 15, 16, and
24. Those fill sections will also result in tree loss on the same lots,
plus lots 21, 22, 23, and 9. Except with respect to roadway grading, the
applicant is, with his latest Grading Plan, limiting mass grading to one
third of his total lots.
7. An issue that developed during DRC review of this proposal relates to
pedestrian circulation. The Director of Parks and Recreation has
recommended that in addition to the public trail that will parallel the
west boundary of the plat, a public trail easement be dedicated, and a
trail be constructed, along the property line between proposed Lot 5 and
Lot 6. This would allow access to the public trail paralleling the west
boundary of the plat to the future residents of the Kirkwood Lane cul-de-
sac. The applicant has objected to that recommendation and does not, at
this time, propose that trail corridor in the Preliminary Plat.
Staff Report (88139)
Page Three
PLANNING STAFF COMMENTS:
1. The Petitioner's revised Grading Plan for the site is consistent with the
intent of both Section 500.15, Subdivision 5 of the City Code,
Conservation and Preservation of Natural Environment", and the purposes
and intent of the Physical Constraints Analysis section of the
Comprehensive Plan. Substantial mass grading of this site has been
avoided, except in those areas where street cuts are necessary and the low
lots require fill.
2. Lot 28 is not, as a result of this plat, in its final subdivision format.
We observe that Lot 28 will, someday in the future, be redeveloped for at
least three building sites (three sewer connections are installed to
service this frontage). Until that time, we find a reasonable solution to
the historic existence of two structures on this parcel to be to final
plat Lot 28 as an Outlot and preclude any City permits to the Outlot until
final subdivision is complete. The draft Resolution of approval contains
a condition reflecting this approach. The other option is to require two
separate lots now. We remind the Planning Commission that we'are not here
creating a parcel with two structures upon it - one already exists, and we
are simply allowing that existence to continue, but under control as an
Outlot.
3. The Preliminary Plat, except with respect to the length of the Kirkwood
Lane cul-de-sac, meets all requirements of the Subdivision Ordinance and
related provisions of the Zoning Ordinance.
4. The existence of substantial wetland areas through the center of the site
and the configuration of existing surrounding development provides special
circumstances that would deprive the applicant of the reasonable use of
this property were not a subdivision Variance granted for the length of
the Kirkwood Lane cul-de-sac. The Variance is necessary for the
preservation of the substantial property rights of this applicant and will
not be detrimental to the public welfare or injurious to other property in
this vicinity.
5. The easement approach to handling the garage encroachment is not the only
solution available. As Staff has advised the Petitioner, the detached
garage can be moved, or, the lot line can be adjusted to the south
sufficient to place the garage completely on Lot 28 with the Zoning
Ordinance six foot minimum setback. We continue to prefer either of the
two non -easement solutions. The draft approval resolution has a condition
reflecting staff preference in this matter.
Staff Report (88139)
February 14, 1989
Page Four
RECOMMENDATION:
We recommend adoption of the draft Resolution attached providing for the
approval of the Preliminary Plat subject to several conditions and including a
Variance from the subdivision regulations with respect to the length of cul-
de-sac street. *"
7Submittedby:0 (Cwe . . /.— kA 01)=.
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution for Approval of the Preliminary Plat
2. Engineer's Memo
3. Location Map
4. Section 500.15, Subdivision 5 of the City Code
5. Section 500.41, Subdivision 1 of the City Code
6. Large Plans
pc/cd/88139:jaw)
APPROVING PRELIMINARY PLAT FOR A.J. POPPELAARS
WHEREAS, A. J. Poppelaars has requested approval for a Preliminary Plat for
the development of an 18.8 acre parcel with 28 single family detached building
lots, located west of Forestview Lane and north of 18th Avenue North;
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 of A. J.
Poppelaars for a Preliminary Plat to develop an 18.8 acre parcel with single
family detached homes, located west of Forestview Lane and north of 18th
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 with appropriate
credits in an amount determined according to verfied acreage and paying
costs and according to the Dedication Policy in effect at the time of
Building Permit issuance.
3. Provisions for a 15 -ft. wide trail per Comprehensive Park Plan, as
verified by the Parks and Engineering Departments, with submittal of
detailed plans as to construction of the trail per City standards.
4. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
5. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
6. Any signage shall be in compliance with the Ordinance.
7. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
8. No Building Permits shall be issued until a Contract has been awarded for
the construction of municipal sewer and water.
9. Removal of all dead or dying trees from the property at the owner's
expense.
10. No yard setback variances are granted or implied.
11. No Building Permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
12. The Final Plat documents shall include an easement for trail purposes of
15 feet centered on the line between Lots 5 and 6. A trail to City
specifications and 8 feet in width shall be constructed within the
easement.
APPROVING PRELIMINARY PLAT FOR A.J. POPPELAARS (Cont.)
Page Two
13. All trail construction shall be completed prior to issuance of Building
Permits on lots abutting the trail corridors.
14. A Variance from the Subdivision Regulations is hereby approved to allow
the Kirkwood Lane cul-de-sac to be 750 feet in length. The basis for the
Variance is the unique circumstances of existing adjoining development and
extensive wetland on the site creating a hardship with the strict
application of the Ordinance standard.
15. The Final Plat shall designate Lot 28 as an Outlot. No City permits for
work on the structures existing on the Outlot shall be issued prior to
approval of a Final Plat that places the two residences on separate
parcels.
16. The Final Plat shall reflect either relocation/removal of the garage
structure straddling the south line of Lot 28, or the south line of Lot 28
shall be adjusted to accommodate the garage on Lot 28. In either case,
the distance between the garage and the south line of Lot 28 shall be not
less than six feet.
pc/cd/88139:jaw)
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
ASSESSMENT RECORDS:
City of Piymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
February 15, 1989
88139
Mr. A. J. Poppelaars, 5236 Lochloy Drive, Edina, Mn. 55435
PONDEROSA WOODS
North of 18th Ave., west of Forestview Lane, in the southwest
quarter of Section 26.
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: Watermain Area Assessments based on 27 units x
X685per unit - $18,495.
5, Other additional assessments estimated: 18th Avenue Improvements
Levy No 10518 in the amount of $87,760.49.
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 (201)
utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans.
8. _ _ 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. The management envelope for Bassett
Creek. along this development, is 894.0. Drainage easements for
pondingpurposes shall be provided on the Final Plat to the 894.0
elevation.
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
MnDOT
Hennepin County
X MPCA
X State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
X Army Corps of Engineers
Other
TRANSPORTATION:
N/A Yes No
12. X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary. ]Rth Place N on the east side of the plat shall be Ives
Ln..
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 Forestview Lane to
provide 99 feet from centerline adjacent to Lot 28.
16. _ X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be responsible
for constructing the necessary sanitary sewer, water, storm sewer and
streets needed to serve this plat. A registered professional
engineer must prepare the plans and profiles of the proposed sanitary
sewer, watermain, storm sewer facilities and streets to serve the
development.
3
N/A Yes No
17. _ _ X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities. 3-e&
Special conditions.
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
If it is their desire to have the City construct these facilities as
part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1,
of the year preceding construction.
19. _ _ X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots. A minimum basement elevation for Lots 9- 10, 11 12 15. 16,
17, 18. 19, 20, 23, 24, 25 shall be 896.0.
20. _ X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
V
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right-of-way. A11 water connections shall be via
wet tap.
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 Bassett Creek, DNR and Army Corps Permits.
24. A. The grading plan was revised for Tree Preservation, the Preliminary Development
Plan must be revised to correspond with the revised grading plan.
B. The existing storm sewer outlet on the west side of the plat, east of proposed
Kirkwood Lane, must be extended to the east line of Lot 17. The existing storm
sewer on the east side of the plat west of Ives Lane must be extended to the
common lot line between Lots 22 and 23.
C. The developer shall be responsible for grading the trail along the west plat
line and between Lots 5 and 6.
D. The grading plan shall be revised to show 41 foot radius to back of curb for
the cul-de-sacs on Ives Lane and 18th Avenue North. The grading plan shall
show proposed trail grades both on the north/south trail behind Lots 1 thru 5
and between Lots 5 and 6.
Submitted by:
Fred G. Moore, P.E.
Director of Public Works
5
i.!_..: t hI.Mg - -
UE --i seml _ +---
M
IIMSMq 11
1 LI 4zla
S
I
uth City Code 500.13
erestrictions and trusteeships and their duration; should su
ions and trusteeships be of such length as to make the lette ng
of the plat impracticable, and thus necessitate the prepa tion
parate instrument, reference to such instrument shall be ade onandthebookandpagenumberreferringtothe`instru nt shall
to the plat after the restrictions or trusteeshi have been.
for a roval of County authorities as required.
500.13 Supplementary Documsots and Information; Subdivision A complete set of
subdivision development plan shall be filed with the Ci and shall conform to
City requirements. A complete set of "as built" cons uction drawings for any
improvements constructed in the s division shall be fu fished to the City when the
construction is complete and finall pproved by the ty.
500.15 Subdivisions; Design Standar • Gener Requirements. Subdivision 1.
Streets and Public Lands. The Planning mmi ion in its review of a preliminary
plat will take into consideration the requi en of the city and the best use of
the land being subdivided. Particular at n 'on will be given to the arrangement,
location and widths of streets, the neral ainage ituation, lot sizes and
arrangement, as well as Comprehensiv Ian requi me such as, but not limited
to, parks, school sites, boulevards nd highways.
Subd. 2. Adjoining Land. The preliminary Aplat mu t cover all of the owner's
continguous land, but the nal plat may cover only a p tion of the reliminary
plat, provided it is in onformance w an a rove pre inary plat and of er
requirements herein.
Subd. 3. e Tracts. Where the parcel is subdivided inX larger tracts
than for buil ng lots, such parcels shall be divided so as toNs w for the
opening of jor streets and the ultimate extension of adjacent minoreets.
bd. 4. Unplatted Strips. Subdivisions showing unplatted strips or ftrivate
is controlling access to public ways shall not receive approval. -
Subd. 5. Conservation and Preservation of Natural Environment. All
developers are required to retain and maintain the features of the natural
environment as much as possible by such measures as the preservation of desirable
trees, shrubs, land forms, wetlands, and ponding areas. The Planning Commission
shall pay particular attention to proposed measures to preserve or to mitigate the
impacts upon natural features and to the compliance, where applicable, with the
requirements of the Zoning Ordinance Special Protection Districts. The Commission
shall consider the degree to which a maximum reasonable effort has been
demonstrated to preserve and conserve the natural features, including mitigation
measures, and the degree to which minimum adverse impact upon the natural
environment will be realized as the result of the proposed development.. (Ord.
87-17)
L
P1ymo tb_City Code 500.39
j00.39. Sea Lev evations Required. Al submitted in connection
with applications for waiv rovisions of Minnesota Statutes, Section
462.358, Subdivision or division olidation of lots or tracts as
provided i on 500.37 shall show thereon sea tions at 50 foot
in S.
500.41. Variances. Subdivision 1. General Conditions. The Planning
Commission may recommend a variance from the provisions of this Section as to
specific properties when, in its judgement, an unusual hardship on the land
exists. In granting a variance, the Commission may prescribe conditions that
it deems necessary or desirable in the public interest. In making its find-
ings, as required below, the Commission shall consider the nature of the pro-
posed use of the land and the existing use of land in the vicinity, the number
of persons to reside or work in the proposed subdivision, and the probable
effect of the proposed subdivision upon traffic conditions in the vicinity.
No variance shall be granted unless the Commission finds:
a) That there are special circumstances or conditions affecting the
specific property such that the strict application of the provisions
of this Section would deprive the applicant of the reasonable use
of the land.
b) That the variance is necessary for the preservation and enjoyment of
a substantial property right of the applicant. _
c) That the granting of the variance will not be detrimental to the
public welfare or injurious to other property in the territory
in which the property is located.
The Commission findings in granting or denying a variance shall -be in writing
and filed with the City Clerk. _
ubd. 2. Application Required. Applications for any variance unde his
Subsect n shall be submitted in writing by the owner or subdivider the time
the prelim ry plat is filed for consideration by the Planning C ission, and
shall state a facts relied upon by the applicant, and shall supplemented
with maps, plans other additional data which may aid th ommission in the
analysis of the propo project. The plans for such elopment shall include
such covenants, restrict s or other legal provis s necessary to guarantee
the full achievement of the n for the propos project.
500.43. Compliance; Waivers;
Land. Any person who conveys
unapproved plat or registered
Minnesota Statutes, Section 4
provisions of that Sectioryl
BuildDv P . nits. Subdivision 1. Conveyance of
land b e and bounds or by reference to an
la survey in olation of the provisions of
58, Subdivision is subject to the penalty
Subd. 2. Waiv of Compliance. In any case where compli3tmewith the
provisions of nesota Statutes, Section 462.358, Subdivision 4 wi reate an
unnecessary rdship and failure to comply will not interfere with _!"
1--sr
he p ose
of this ction, the City Council may by resolution waive compliance with t
Sub
epianning
n, provided, however, that the proposed conveyance has been reviewed
Zi Commission and the Commission has found that it complies with
1 provisions of this Section.
5C
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE February 14, 1989 COMMISSION MEETING DATE: February 22, 1989
FILE NO.: 89001
PETITIONER: Jack Swedlund
REQUEST: Amendment to the Staged Growth Element of the Comprehensive Plan
to include 13 acres within the Urban Service Area
LOCATION: Northeast quadrant of County Road 9 and Vicksburg Lane North
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
No applications for development activities are of record with respect to the subject
parcel.
Notice of this Public Hearing was published in the Official City Newspaper and
mailed to all property owners within 500 feet.
PRIMARY ISSUES AND ANALYSIS:
1. The letter of Mr. Daniel A. Blake dated January 12, 1989 on behalf of Mr.
Swedlund, proposes the amendment of the Staged Growth Element of the
Comprehensive Plan to remove Mr. Swedlund's property from the "post 1990"
development area. The Applicant has submitted a plan for the potential
servicing of Mr. Swedlund's land by gravity without the need for trunk sewer
extensions. Proposed is a sewer lateral extension southerly to a point on
County Road 9 where an existing trunk sanitary sewer exists. The proposal would
add approximately 13.1 acres to the pre -1990 development area (Urban Service) of
the City of Plymouth.
2. Amendments to the Comprehensive Plan including the Staged Growth Element require
a Public Hearing before the Planning Commission. Subsequent to any approval
action on behalf of the governing body with respect to a proposed Comprehensive
Plan Amendment, the Metropolitan Council must comment with respect to the plan
amendment proposed.
3. There have been over the past several years a number of minor amendments to the
Staged Growth Element of the Comprehensive Plan. In some cases, it has been
clearly shown that the sanitary sewer district boundary that formed the basis
for the Staged Growth boundary did not accurately reflect the true gravity sewer
Staff Report (89001)
February 14, 1989
Page Two
service extent of the service district that was "inside" the Staged Growth Line.
In those cases, the amendments have involved moving the Staged Growth Line "out"
to reflect the exact geographic area that can be served gravity sewer, and in
effect represented a re -definition of the sewer district boundary, and the
resulting post 1990 service district. In other cases, it has been shown that
gravity service without trunk sewer construction is possible.
4. The Petitioner's proposal calls for extending a sewer lateral southerly to
County Road 9, and connection to an existing trunk sewer located there. The
proposal involves providing sanitary sewer service to sewer district MW -17. The
Capital Improvements Program does not contemplate service to sanitary sewer
district NW -17 until beyond 1993, and then via a trunk sanitary sewer extension
that would virtually parallel the proposed lateral pipe a few hundred feet
westerly. The arguments presented by the Petitioner concentrate on the
capability of servicing the site by gravity by construction of a lateral,
together with reference to plats both north and south that are inside the post
1990 service area and situated geographically similar to the subject parcel.
5. The City of Plymouth Public Works Director has submitted a memorandum
recommending this proposal for amendment to the Staged Growth Plan be approved.
The existing gravity trunk sewer running through the Plymouth Creek Elementary
School plat now is the City sewer, due to service provided to the school. On
that basis, no trunk sewer construction is required to serve the subject parcel.
PLANNING STAFF COMMENTS:
I. The amendment to the Staged Growth Element is warranted based on findings that
the parcel can be served with municipal sewer by gravity with no trunk sewer
construction required.
RECOMMENDATION:
We hereby recommend adoption of the draft Resolution attached providing for the
approval of the aplication for amendment to the Staged Growth Element based upon
findings consiste th the Staff ments.
Submitted by: ( . Le . OOA
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
I. Draft Resolution of Approval
2. Engineer's Memo
3. Petitioner's Narrative of January 12, 1989
4. City Council Resolution No. 75-664
5. Staged Growth Element of the Comprehensive Plan
6. Staged Growth Map
7. Large Plans
pc/cd/89001:jaw)
APPROVING AMENDMENT TO STAGED GROWTH ELEMENT OF THE CITY'S COMPREHENSIVE PLAN
FOR JACK SWEDLUND (89001)
WHEREAS, Jack Swedlund has requrested approval of an Amendment to the Staged
Growth Element of the Comprehensive Plan to allow the development of property
located in the northwest corner of County Road #9 and Vicksburg Lane
PIN 22-118-11-0005); and
WHEREAS, the request would divert approximately 13 acres from the Post -1990
Urban Service Area to the current Urban Service Area; and
WHEREAS, the Planning Commission has considered this request at a duly
scheduled public hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for an
amendment to the Staged Growth portion of the City's Comprehensive Plan based
on a finding that the area to be moved to Urban Service from Post -1990 can be
served with municipal sanitary sewer by gravity without trunk sewer
construction; and
FURTHER, approval of the Comprehensive Plan Staged Growth Amendment is
contingent upon, and subject to the required review and response by the
Metropolitan Council, and the Final Plat which shall be approved by the City
Council prior to finalization of the amendment.
pc/cd/89001:jaw)
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: February 16, 1989
FILE NO.: 89001
PETITIONER: Mr. Jack Swedlund, 4325 Vicksburg Lane, Plymouth, MN 55446
STAGED GROWTH
AMENDMENT FOR: PARCELS 17-118-22-11-0004 AND 0005
LOCATION: West of Vicksburg Lane, north of County Road 9 on the northeast corner
of Section 17.
Mr. Jack Swedlund is requesting that the City Council approve an amendment to the
staged growth plan so he may develop approximately 13.1 acres.
The sketch plan submitted by Sathre Bergquist shows that this property may be served
with sanitary sewer without the extension of a trunk system. The proposed connection
point at Xene Lane and County Road 9 is now part of the City of Plymouth trunk sewer
system. This portion of the MWCC sanitary sewer trunk was turned over to the City when
Plymouth Creek School connected to the system. The proposed development has water
available from Vicksburg Lane.
Since this project would not require the extension of any trunk facilities, I recommend
the staged growth amendment be approved.
SUBMITTED BY:-
Fred G. Moore, P.E.
Director of Public Works
SAT RE-BERGOUIST, INC.
106 SOUTH BROADWAY WAYZATA, MN. 55391 TELEPHONE 612-476-6000
January 12, 1989
Mr. Charles Dillerud
CITY OF PLYMOUTH
3400 Plymouth Blvd.
Plymouth, Minnesota 55447
RE: COMPREHEN S I V E FLAN A:'`1ENDMENT
Mr. Jack Swedlund
Dear Mr. Dillerud:
We hereby request that the City of Plymouth consider, the request by Mr.
Jack Swedlund for a comprehensive plan amendment to include his
property, located at 4325 Vicksburg Lane North, in the urban service
area.
Mr. Swedlund's property is located in the Northeast Gh,rarter of Section
17, Township 118, Range 22 and consists of approximately 13.1 acres of
land upon which currently sits one existing single family home with
various outbuildings. Approximately 2.9 acres of the property is below,
the 100 ,year flood elevations established by the City of Plymouth for
ponding area BC -P5. North of this property is approximately 29 acres of
undeveloped land under four- different ownerships with three existing
single family homes. To the south of the Swedlund property- is
approximately 5.5 acres of land with two existing homes on it.
The attached concept plan shows Mr. Swedlund's land as well as the
undeveloped parcels to the north and south and potential lotting and
street patterns for this area. Oxbow Ridge t the north, Willow Meadows
2nd Addition to the south, as well as the undeveloped land to the east
across Vicksberg Lane is currently within the City's urban service area.
This land is guided LA -2, low medium density residential on the City of
Plymouth Land Use Guide Plan. It is reasonable to assume that this
entire area would be developed according to R-2 zoning district.
standards. The exact number of lots and configuration would be up to
the individual land owners or developers but the number of lots would
likely total between 55 and 65.
All of the land shown on the Concept Sketch is in the City's designated
sanitary sewer district NW -17. The necessary portions of the proposed
City trunk sanitary sewer to serve this site have been constructed as
part of the MWCC Medina interceptor. Additional trunk facilities would
not be needed to serve this land with sewer or water. Lateral gravity
sewers could be constructed at this time to serve the potential
homesites, which would be at elevations ranging from 988.0 to 1014.0
feet. Trunk watermains currently exist in both Vicksburg Lane and Old
County Road 9.
Mr. Swedlund has discussed the proposed plan with the adjacent property
owners to the south and they have consented to any necessary easements
for sewer and water should they not desire to develop their land at the
same time as Mr. Swedlund.
In conclusion, we feel that it would be very appropriate for the City of
Plymouth to include Mr. Swedlund's land and the remaining parcels
between Oxbow Ridge and Willow Meadows 2nd Addition in the urban service
area for potential development in 1989 rather than forcing these land
owners to wait an additional year or more to develop their Land.
If ,you have any questions regarding the above information, please feel
free to contact our office.
Sincerely,
SATHRE-BERGQUIST, INC.
Daniel A. Blake
DAB/dm
cc: Mr. Jack Swedlund
PA
CITY OF PLYMOUTH
r
Pursuant to due call and notice thereof, a regular meetinn of the City
Council of the City of Plymouth, Minnesota, was held —o—n—TFe 17th day of
November , 19 75 The following members were present:
cS r iuq. _Neils. Seibold and Spaeth _
The o ow ny members were absent: Mayor Hilde
Councilman Neils Introduced the following Resolution and moved
TTi oFon :
RESOLUTION NO. 75-664
REVISING POLICY ON REGULATING URBAN DEVELOPMENT
WHEREAS, the use of private water and sanitary sewer disposal systkms as are
practiced today for developments is a menace to the public health,
safety and welfare of citizens of the City of Plymouth and the
metropolitan area and threatens to cause irreparable harm to, and
pollution of, existing natural resources, and
WHEREAS, skipping over undeveloped land to permit developments places an
unreasonable burden upon the landowners, residents and taxpayers
of the City of Plymouth in that such developments cause undue financial
burdens upon the City for policing, providing streets, utility extension
and maintenance, fire protection and other public services, and
W1411FAS, developments located outside of areas serviced by or adjacent to the
City water and sanitary sewer system disrupts orderly planning for
future developments as well as causes undue scheduling, engineering
and fiscal problems for the City in expanding services and extending
utilities, and
WHEREAS, developments without public water and sanitary sewer system: represent
A future financial burden for the future residents of Plymouth who
must initially pay for private water and sanitary sewer systems, only
to have them ultimately replaced by public utility systems,
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH
AS FOLLOWS:
No land in the Cily of Plymouth shall be platted or replatted
unless City water and sanitary sewer shall be available to
such property;
2. No development will be permitted in areas not having City
water and sanitary sewer available;
L
LAPD USE GUIDE PLAN
DEVELOPMENT STAGING
The Land Use Guide Plan forecasts a 1990 population of 43,500, which may be a high
estimate given current (1982) economic conditions and resideftial development trends.
Virtually all of the residential growth and all of the non-residential development will
occur within the City Urban Service Area (CUSA) which is within the Metropolitan Urban
Service Area (MUSA). The CUSA includes that land which has trunk sanitary sewer
available and which is now serviced or which could be serviced by lateral sanitary
sewer, subject to the 5 -Year Capital Improvements Program and the adopted Staged
Developemnt Plan.
Plan.
City plans comprehend the extension of urban services only into areas within the
approved CUSA in order to provide developable sites for orderly residential growth,
including affordable housing opportunities, and for orderly commercial and industrial
development to assure a viable tax base and increased services and employment.
The Staged Development Plan Map has been based upon the Metropolitan Council's 1990
Sewage Flow allocation of 5.375 mgd. The amount of land which, in addition to that
undeveloped land already serviced by.trunk and lateral sanitary sewer services, is
deemed necessary to provide for urbanization and development opportunities through 1990
is in the range of 2,352 acres - 2,569 acres. Extension of lateral sanitary sewer
services within that growth area shall be in accordance with the adopted Capital
Improvements Program and with one minor exception, no trunk sanitary sewer extensions
are contemplated. The exception area is approximately 90 acres of residential land in
the northeast quadrant of County Road 9 and Zachary Lane where a short trunk sanitary
sewer extension is necessary to extend lateral service to an existing small residential
development where on-site septic system problems have been identified.
Extension of lateral sanitary sewer services is not anticipated to result in full
development of those areas for a number of years, and likely well beyond 1990. This is
based upon experience in already serviced areas of the City where land serviced in the
early 1970's has not fully developed due to such factors as physical, economic, and
marketing constraints.
The City recognizes the capacity limitations of the Metropolitan Sanitary Sewer
allocation and the Staged Development Plan Map designates the City Urban Service Area
which includes land already serviced by lateral sewers as well as approximately 3,853
acres which is yet to be serviced with lateral sewers and which represents a 5 -Year or
5095 overage from the growth area range cited above. The Map also designates two
post -1990 Service Areas which, while within the Metropolitan Urban Service Area, will
not be considered for trunk sanitary sewer extension or urbanization before 1990,
unless the Comprehensive Plan is amended, or the allocated sewer capacity is
increased. The Staged Development Plan Map also designates a Rural Service Area in the
northwest portion of the City. This area is not contemplated to receive trunk sanitary
sewer service beforethe year 2000 with the extension of the proposed Elm Creek
Interceptor.
3a-
Land Use Guide Plan - Development Staging
Development and extension of utilities will be staged through 1990, so as not to exceed
the allocated sewage flow of 5.375 mgd, by means of close monitorinq, requlation, and
planning.
Actual development and metered flows will be closely monitorefi to provide a continuing
current data base which can be used to assure orderly staged development and to
evaluate the urban service needs. The information will also be used to review with the
Metropolitan Council the basis for the allocated sewage flow in terms of both
Metropolitan and City development trends and requirements.
Regulation will occur through continued enforcement of City Ordinances and Policies and
through the City's 5 -Year Capital Improvements Program. The Staged Growth Plan and Map
shall be used to evaluate development proposals and potential capital improvement
projects. Available sewer capacity in the City Urban Service Area should be carefully
regulated by means of assigning sewer service and capacity only to those developments
which are granted final approvals and which demonstrate actual execution through
submittal of signed Development Contracts and/or Building Permit applications.
Planning activities will include maintenance of the data bases; continued close
scrutiny of all development proposals, including petitions for modifications of the
Land Use Guide Plan; submittal of proposed amendments to the Land Use Guide Plan
including the Staged Development Plan to the Metropolitan Council pursuant to adopted
amendment regulations; the annual review of the Capital Improvements Program; and,
coordination with other municipal and metropolitan agencies.
Adherence to this Plan for Staged Development should allow flexibility in determining
the most feasible and viable areas for proposed growth; provide positive guidance for
urban development in those areas with services; and, establish an effective means of
assuring that the realized development and resultant demands upon the municipal and
metropolitan systems are within the projected and available capacities of those
Systems.
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