HomeMy WebLinkAboutPlanning Commission Packet 05-24-1989y. a
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE May 17, 1989 COMMISSION MEETING DATE: May 24, 1989
FILE NO.: 89025
PETITIONER: Craig Scherber
REQUEST: Amendment to the Land Use and Staged Growth Elements of the
Comprehensive Plan, Rezoning, and Preliminary Plat for a
Conventional Residential Subdivision
LOCATION: East of West Medicine Lake Drive at 44th Avenue North
GUIDE PLAN CLASS: LA -1 (Low Density Residential), LA -2 (Low Medium Densit
Residential), and LA -3 (High Medium Density Residentia
ZONING: FRD (Future Restricted Development)
BACKGROUND:
No previous planning or zoning applications have been processed by the
Community Development -Department for this parcel. During consideration of the
1989-93 Capital Improvements Program, the City Council at its meeting of
October 17, 1988, provided specific direction to the Applicant with respect to
the timing relationship between development applications involving this parcel
and the review of the Land Use Guide Plan element that is currently underway.
We have attached an excerpt from the October 17, 1988 City Council minutes
that reflect the direction Council has given.
Notice of the Public Hearing with regard to the Comprehensive Plan Amendments
and the Preliminary Plat has been published in the Official City Newspaper.
All property owners within 500 feet have been notified and a development sign
has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Applicant proposes an Amendment to the Staged Growth Element of the
Comprehensive Plan to allow urban development beyond the 1990 Staged
Growth Line as established in'the Comprehensive Plan. The basis for the
proposed Staged Growth Amendment is the availability of sanitary sewer
service to this site, by gravity, during 1989, consistent with the
approved Plymouth Capital Improvements Program. The area proposed for
inclusion within the Urban Service District is 34.2 acres.
2. The Applicant proposes amendment to the Land Use Guide Plan to reclassify
the net developable area of this site that is currently guided LA -1 (4.1
acres) and LA -3 (13.4 acres) to LA -2. The portion of the site currently
File No. 89025
Page Two
guided LA -2 (10.6 acres) would remain unaffected by this portion of the
Application.
3. The Applicant proposes to rezone the entire parcel from the existing FRD
to the proposed R-2 (Low Density Multiple Residence). This zoning would
be consistent with the LA -2 guiding of the entire site should the
reclassification, as proposed, be approved.
4. The Applicant proposes a conventional single family residential
subdivision Preliminary Plat designed to the R-2 standards of the Zoning
Ordinance for 41 single family lots on a parcel of 28.1 acres (net of land
area below the 100 -year high water elevation).
5. Amendments to the Staged Growth Element of the Comprehensive Plan require
a public hearing to be held as with any other Comprehensive Plan
Amendment. Subsequent to any approval action by the local governing body,
the Metropolitan Council must comment with respect to the Plan Amendment
proposed. A proposal to include 34.2 acres within the Urban Service Area
of the city is considered a minor amendment by the Metropolitan Council
rules, and the Metropolitan Council has up to 60 days to comment on the
proposed changed.
Over the past several years, there have been a number of minor amendments
to the Staged Growth Element of the Comprehensive Plan. In most cases,
these amendments have involved moving the Staged Growth Line to reflect
the exact geographic area that could be served by gravity sewer. In this
case, the Capital Improvements Program showing sanitary sewer service to
this area in the 1989 program year serves as the basis for the adjustment
to the Urban Service Boundary.
6. Specific items to be addressed by the staff in the review of each
application to amend the Land Use Guide Plan, and our findings with regard
to the Land Use Guide Plan Amendment hereby proposed are as follows:
a. It appears that the guiding of the site reasonably responds to the
locational criteria of LA -1, LA -2, or LA -3. Proximity of neighborhood
shopping and a minor arterial tends to support the higher density
guiding existing on the site, but even LA -1 guiding could be argued
for at least a portion of the site based on location of the site near
the center of walking neighborhood number 14.
The LA -3 guiding of this site may be inconsistent with the LA -3
locational criteria that discourages the use of high density
residential areas as a buffer between business, industry, arterials,
etc., and single family development. In this case, it would appear
that LA -3 may have been designed as a buffer between the CN guiding at
the northeast corner of County Road 9 and I-494 and the LA -1 guiding
on a portion of this parcel and the parcels immediately to the east.
b. It does appear to be possible to develop this property with the
existing Guide Plan classifications. With the use of the Planned Unit
File No. 89025
Page Three
Development Ordinance, substantial flexibility is available to
incorporate the multiple land use guiding of the same parcel into an
overall plan that best reflects reasonable development of the property
given existing natural resources. Were the marketplace more conducive
to residential development of the structure types more representative
of the higher density guiding, we suspect development of this site
within the existing guiding would be considered to be much more
feasible. We do not suggest, however, that the Land Use Guide Plan be
amended responsive to the cyclical nature of the housing market with
respect to housing unit type. These cycles generally have less than a
ten-year duration.
c. Given the current supply/demand situation, and in comparison to what
is the "usual" situation in Plymouth or any other developing
community, there is a relative lack of property available for
development of single family detached building lots. Again, it should
be understood that this situation is cyclical. The Capital
Improvements Program for the period 1989-93 identifies hundreds of
acres that will receive sanitary sewer service over the next five
years. Substantial portions of this area that will become available
over the next five years is guided LA -2 or LA -1. It can be said,
then, that the current lack of developable property is temporary in
nature.
It does not appear that the classification proposed for this property
would be in,conflict with the community structure concept.
d. It does not appear that other undeveloped property in the LA -2
classification would be adversely affected to any measurable degree by
the proposed action. Certainly, when the supply of a certain class of
property is short and the demand remains strong - such as is the case
for land in Plymouth suitable for single family detached development -
any action by a governmental body to increase the supply will tend to
have a depressing effect on the value of the existing supply. There
does not appear to be a finite demand for single family residential
property as would be the case for industrial or commercial classified
property,: and therefore impact to other property owners of this
classification would appear to be minimal and not easily identified.
e. Beyond the potential for inconsistency with the locational criteria
with regard to use of LA -3 as a buffering device, we cannot discern
any merits in the proposed reclassification beyond those that would be
available to the developer. The applicant has made mention of the
potential reduction of impact on adjoining property owners to the east
resulting from this reguiding. To the extent that there are positive
impacts of moving the dividing line between differing unit types
further away from existing single family houses, some merit may
result.
f. The Applicant correctly identifies that reduction from LA -3 to LA -2
does not represent the potential for the highest use of the property.
File No. 89025
Page Four
He also correctly notes that the marketplace is one of the driving
forces for determining what the best use of a parcel may be at any
given time. Land Use Guide Plan decisions should not be based on the
cyclical marketplace consideration. It is difficult to distinguish
between the various residential uses as being highest or best for this
parcel based on the physical attributes of the site. All other things
equal, LA -2 is as good a use for this site as LA -3 or LA -1.
g. Over an LA -1 net area of 4.1 acres and an LA -3 net area of 13.4 acres,
the net results of reguiding to LA -2 in terms of the various system
elements of the Comprehensive Plan are negligible. In reality, only
nine net acres are involved that do not amount to a cancel -out between
the LA -1 and the LA -3 existing guiding.
It should be noted that issues with respect to the Park and Trail Plan
relationship to this site would likely exist regardless of the land
use classification of the site. Perhaps these issues would be
somewhat less difficult to deal with for a portion of the site LA -3
than the LA -2 proposed, simply because we would be dealing with
attached housing and the ability to aggregate lands rather than have
that land divided into individual parcels. In this manner, it would
be somewhat easier to adjust the relationship of structures to the
existing water area, and better incorporate the needs of the Park and
Trail System Plan.
h. The net reduction in utility assessments (area charges only) of the
proposed reguiding (LA -1 to LA -2 and LA -3 to LA -2) is approximately
70,000 in area charges collectible. This shortfall can be accounted
for in the Development Contract as the City Council has done
previously. In addition, were park dedication to be handled on
strictly a fee basis, there would be a net reduction of approximately
26,000 for the same actions. It would appear that the tax base
implications would result in little change from the guiding existing
to the guiding proposed.
The net effect of the Guide Plan changes proposed would result in
approximately 100 fewer persons residing in this area based on the
current persons -per -household factor provided by the Metropolitan
Council to Plymouth. Whatever state or federal aids are based on a
per capita calculation would be influenced to the extent that existing
guiding would generate six times the per capita aids that the proposed
guiding would create.
7. The proposed Preliminary Plat is considered by the Planning Commission
responsive to Chapter 500.05, Subdivision 3, of the City Code, where the
Planning Commission is directed to hold a public hearing on each proposed
plat and submit its recommendations with respect to the proposed plat to
the City Council. The design specifications of the provisions of Section
500.15, regarding Conservation and Preservation of the Natural
Environment, and the Zoning Ordinance apply to the proposed plat. The
dimensional specifics with respect to lot sizes, widths, depths, and
File No. 89025
Page Five
proposed setbacks are found to be consistent with the R-2 Zoning Ordinance
standards.
8. With respect to the Physical Constraints Analysis, we find the project to
be located in the Bassetts Creek Watershed District and to adjoin the Swan
Lake hydrological feature; to contain no Floodplain Zoning Overlay
District or Shoreland Overlay District; to contain both DNR protected
waters and City of Plymouth stormwater holding capacity, neither of which
is proposed for alteration by the plat; to contain no woodland stands of
significance - although there are some individual trees of significance on
the site; to contain some slopes in excess of 12% - notably alongside the
lake and in a northeast to southwest diagonal through the site; and to
generally be of urban development capability with municipal sewer systems.
While the site will require extensive grading, the proposal does not
appear to conflict with physical features of the site suggesting redesign.
The Physical Constraints Analysis parallels the direction of Section
500.15 of the City Code regarding Conservation and Preservation of the
Natural Environment.
9. We have attached the recommendation of the Director of Park and
Recreation, together with the Minutes of the Park and Recreation Advisory
Commission from their meeting of May 11, 1989. The proposal of the
developer with respect to the type and location of park land is in
conflict with the recommendation of the Park Director as to what type and
manner of park dedication is in the best interest of the City of Plymouth
at this location. Specifically, the Park Director finds the adopted Park
System Plan calls for pr land surrounding Swan Lake. He contends that a
minimum of 100 feet of depth from normal waters' edge of the lake is
necessary for this area to properly function as a puk. He also addresses
street frontage and land area requirements at the north and south ends of
the lake. The Applicant, by his letter of April 5, 1989 (page 7),
addresses the west side of the lake as an element of the City Iriii Plan -
which it is Lot.
10. The Engineer's Memorandum includes the requirement that the developer be
responsible for the construction of a cul-de-sac at the southerly end of
Quinwood Lane. The Applicant has indicated that he neither intends to
construct the street, nor does he intend to depict the right-of-way for
the cul-de-sac on the Preliminary Plat.
PLANNING STAFF COMMENTS:
1. The proposal to extend the Urban Service District by amendment to the
Staged Growth Element of the Comprehensive Plan is consistent with the
adopted 1989-93 Capital Improvements Program, and therefore appropriate.
2. All factors considered, we find the proposal to reguide a portion of the
site from LA -1 to LA -2 and another portion of the site from LA -3 to LA -2
to be consistent with the purpose and intent of the Land Use Guide Plan.
File No. 89025
Page Six
This purpose and intent has been further validated as the result of a
recent Planning Commission hearing proposal to reguide this same area LA -2
in total. At a hearing held May 10, 1989, support was evidenced from the
general public for the reguiding, and no negative comments were received
with regard to such a reguiding.
3. As with any net "down -guiding" proposal, there is a potential cost to the
City with respect to per capita generated state aids and other
assessments/infrastructure charges that are related to the intensity of
development. To the extent community expenditures have been made with
reliance on the existing guiding intensity and resulting revenues, a
proposal such as this may not be the best financial interest of the
community.
4. The Preliminary Plat proposed is responsive to the Physical Constraints
Analysis and the dimensional standards of the Subdivision and Zoning
Ordinance. The design features with respect to park dedication and street
right-of-way dedication remain unresolved. We believe that the eventual
resolution of those differences will not result in a plat design that
differs significantly from that which is before the Planning Commission at
this time.
RECOMMENDATION:
We hereby recommend approval of the Application for an Amendment to the Staged
Growth Element of the Comprehensive Plan, subject to the required concurrence
of the Metropolitan Council. We recommend approval of the proposal to
reclassify land use guiding of a portion of the parcel from LA -1 to LA -2 and
another portion of the parcel from LA -3 to LA -2. The result of this reguiding
action will be guiding of the entire parcel at LA -2. We recommend approval of
rezoning of the parcel from the existing FRD to R-2 consistent with inclusion
of the parcel in the Urban Service District and reguiding the parcel to LA -2.
We recommend approval of the Preliminary Plat for a single family detached
subdivision. In each case, the approval recommendations are subject to
conditions as are standard with approvals of this type, together with
conditions related to design features resulting from the ordinances and
policies that apply to development proposals such as these, and staff review
of the Preliminary Plat.
Submi tted by: 4i..\
Charles E. Dillerua, community uevelopment coorainator
ATTACHMENTS:
I. Draft Resolution Approving Amendment to the Staged Growth Element of the
Comprehensive Plan. -
2. Draft Resolution Approving Reguiding from LA -1 and LA -3 to LA -2.
3. Draft Resolution Approving a Single Family Preliminary Plat.
4. Draft Ordinance to Rezone from FRD to R-2.
File No. 89025
Page Seven
5. Draft Resolution Setting Conditions Prior to Publication of a Zoning
Ordinance.
6. Engineer's Memorandum.
7. Location Map.
8. Applicant's Narrative.
9. Recommendation of the Park and Recreation Director, dated 5/8/89
i10. Minutes of the Park and Recreation Advisory Commission from May l, 1989.
11. Staff Checklist for LUGPA Application Review.
staffreport:pc/cd/89025)
APPROVING PRELIMINARY PLAT FOR CRAIG SCHERBER FOR SWAN LAKE WEST (89025)
WHEREAS, Craig Scherber has requested approval for a Preliminary Plat for Swan
Lake West, a plat for 41 lots on 34 acres located between Swan Lake and West
Medicine Lake Drive at 44th Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the Preliminary Plat for
Craig Scherber for 41 lots located between Swan Lake and West Medicine Lake
Drive at 44th Avenue North, 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. Street names shall comply with the City Street Naming System.
5. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
6. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
7. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
8. Park dedication shall be in accordance with the recommendation of the
Parks and Recreation Advisory Commission dated May 11, 1989 to include
sufficient land (as defined in the Park Director's Memo dated May 8,
1989) for the site to function as a Park, consistent with the Park
Element of the Comprehensive Plan rather than as a trail only.
9. Approval is subject to concurrence by the Metropolitan Council to
Amendments to the Staged Growth Element and the Land Use Guide Plan
regarding this site approved by the City Council this date.
APPROVING LAND USE GUIDE PLAN AMENDMENT FOR CRAIG SCHERBER (89025)
WHEREAS, Craig Scherber has requested reclassification of Land Use Guiding,
from LA -3 (High Medium Density Residential) and LA -1 (Low Density Single
Family Residential) to LA -2 (Low Medium Density Residential) for property
located between Swan Lake and West Medicine Lake Drive and 44th Avenue North;
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
reclassification of Land Use Guiding for Craig Scherber for property located
between Swan Lake and West Medicine Lake Drive and 44th Avenue North from LA -3
High Medium Density Residential) and LA -1 (Low Density Single Family
Residential) to LA -2 (Low Medium Density Residential) in accordance with the
MPUD Concept Plan of File 89025.
FURTHER, approval of the Land Use Guide Plan 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.
APPROVING AMENDMENT TO STAGED GROWTH ELEMENT OF THE CITY'S COMPREHENSIVE PLAN
FOR CRAIG SCHERBER (89025)
WHEREAS, Craig Scherber has requested approval of an Amendment to the Staged
Growth Element of the Comprehensive Plan to allow the development of property
located between Swan Lake and West Medicine Lake Drive at 44th Avenue North
PIN 15-18-22-11-003); and,
WHEREAS, the request would divert approximately 34 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 Element of the City's Comprehensive Plan based
on a finding that the area to be moved to Urban Service from Post -1990 'is
designated for 1989 trunk sanitary sewer service in the adopted City of
Plymouth Capital Improvements Program 1989-1993; 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.
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
ASSESSMENT RECORDS:
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
17, 1989
89025
Mr. Craig Scherber, 14495 44th Ave., Plymouth, Mn. 55441
SWAN LAKE WEST ADDITION
East of W. Medicine Lake Drive, south of 45th Avenue in the
northeast quarter of Section 1S.
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. Thee 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: See special conditions 24A.
5. Other additional assessments estimated:.
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. A drainage easement for ponding --purposes
shall be provided on the Final Plat for pond BC -P13 to the 100 Year
High Water Elevation of 934.0.
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. The existing_ utility and drainage
easement 40 ft wide running southwest and south to the south plat
line from pond BC -P13.
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
V 711 U-1 *$Ry•
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. N shall be placed at the and of 43rd Avenue and 44th
Avenu
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. The developer is responsible for
the widening of Northwest Blvd along with installation of 86-18 curb
and Putter The preliminary utility and street plans shall be
revised accordingly.
14. X _. _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
15. _ X _ All existing street rights-of-way are required width -
Additional right-of-way will be required on As shown on the
preliminary plat for Northwest Blvd. Total ripht of way width from
centerline is 50 feet.
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. tee special conditions.
3
N/A Yes No
17. _ _ X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities. Sm
gFecial 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. Minimum basement elevation for Lot 7, Block 1 shall be 936.0
and for Lots 1 thru 10. Block 3 the minimum basement elevation shall
be 936.0.
20. _ X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required: The trunk watermain will
be constructed within Northwest Blvd. under City Project 905.
21. X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right-of-way. All water connections_ shall be via
wettau.
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:
24. A. Area assessments for LA -1 Guiding and LA -2 Guiding and LA -3 Guiding are shown
for comparison.
Watermain area assessment based on mid point range of
LA -3 Guiding. 7.5 units x 13.4 acres - 100.5 units x
790.00/unit = 79,395.00.
Watermain area assessment based on mid -point range of
LA -2 Guiding. 4 Units per acre x 10.6 acres = 42.4
units x $790 per unit - 33,496.00.
Watermain area assessment based on LA -1 Guiding 2
units per acre. 24.0 acres x $1,580 per acre = 37.920.00.
Total difference 74,971.00.
Sanitary sewer area assessment based on mid point
range of LA -3 Guiding. 7.5 units x 13.4 acres =
100.5 units x $440.00 = $44,220.00
Sanitary sewer area assessment based on mid -point
range of LA -2 Guiding. 4 Units per acre x 10.6
acres = 42.4 units x $440 per unit = $18,656.00.
Sanitary sewer area assessment based on LA -1 Guiding
2 units per acre. 24.0 acres x $880 per acre - $21,120.00.
Total difference $41,756.00.
B. The platted right of way for Quinwood Lane cul-de-sac shall be shown in the
Preliminary Plat as dedicated street right-of-way.
5
C. The Quinwood Lane cul-de-sac shall also be constructed by the developer and the
proposed width and grade shall be shown on sheet 10-11.
D. The storm sewer south of Rosewood Lane must be extended to the ditch within
Hennepin County Park Reserve property.
E. A catch basin shall be provided at the intersection of Quinwood Lane and 43rd
Avenue North. Two catch basins shall be provided at the intersection of 44th
Avenue North and W. Medicine Lake Drive.
G. The developer is responsible for the widening of Northwest Blvd. along with the
installation of BC -18 curb and gutter. The required widening and grade shall
be shown on Sheet 10-11. The City will reimburse the developer for base and
paving for work beyond 18 feet from centerline. The developer is responsible
for the curb and gutter.
H. The storm sewer system providing the outlet for the pond shall be designed to
100 Year Storm since no overflow routing is being provided.
I. The developer will be responsible for acquiring the necessary utility easement
for the sanitary sewer from Hennepin County Parks Department.
J. The developer is responsible for relocating the Northwest Bell Cable.
K. No construction can begin on this plat until the Post 1990 Urban Service Area
is revised.
L. No utility construction can take place prior to the City awarding a contract
for the sanitary sewer and water construction (Project 905).
Submitted by:ic..
Fred G. Moore, P.E.
Director of Public Works
6
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8401 73rd Avenue N., Brooklyn Park, Minnesota 55428 (612) 535-8937
April 5, 1989 0 ('
Planning Commission and City Council APR 6 1989
CITY OF PLYMOUTH
3400 Plymouth Boulevard CITY C€- f
1101OUTH
Plymouth, MN 55447 CommumTy DEVELOPMEhi DEPT. q
Ladies and Gentlemen:
Kings North Corporation a.k.a. Craig Scherber is requesting reguiding from
L.A. 1, and L.A. 3 to L.A. 2, rezoning from F.R.D. to R-2 and preliminary
plat approval for 41 single family lots to be developed at a density of
1.2 units per acre.
The development to be known as Swan Lake West is a 34.2 acre tract of
land that is legally described as:
The Northeast Quarter of the Northeast Quarter of Section.15,
Township 118, Range 22 except the South 829.50 feet of the
West 240.00 feet thereof, judicial land marks having been set
at the Southeast corner, the Southwest corner and the Northwest
corner of said Northeast Quarter of the Northeast Quarter.
The purpose of this narrative is to provide City Officials with precise
documentation related to the guide plan amendment/rezoning request and
specifically address those issues raised by Community Development Coor-
dinator Dillerud's correspondence dated March 8, 1989.
GUIDE PLAN AMENDMENT
DEMONSTRATE.WHETHER THE LOCATIONAL CRITERIA OF BOTH THE EXISTING
AND PROPOSED CLASSIFICATIONS ARE SATISFIED BY THE.SPECIFIC SITE.
Net developable acres of the property consists of 28..1 acres. Guiding
for the property consists L.A. 1 (4.1 acres), L.A. 2 (.10.6 acres), and
L.A. 3 (13.4 acres) respectively.
Development location criteria for L.A. 1 is:
Only type of residential development allowed in areas not served
by public utilities.
Sugges.ted for all areas over 1/3 mile from majorcollector or
arterial.
Not allowed adjacent to intermediate or principal arterial inter
changes.
Community Planning • Site Design • Economic Development 9 Market Research
Planning Commission and City Council
April 5, 1989
Page two
Not allowed in areas indicated on the Land Use Guide Plan for
non-residential uses or L.A. 3 or L.A. 4 residential areas
unless a conditional use permit is obtained or unless part of
a PUD.
In PUD's involving L.A. 2, L.A. 3 or L.A. 4 housing types, at
least one tier of single family lots or an equivalent depth of
open space is required adjacent to developed single family
areas designated L.A. 1 on the Land Use Guide Plan.
Generally lower densities will be required on the interior and
higher densities will be allowed on the periphery of walking
neighborhoods.
Development location criteria for L.A. 3 is:
Must abut and have reasonably direct access to major collectors
or minor arterials.
Must be located on the periphery of walking neighborhoods..
The use of high density residential areas as a buffer between
business, industry, arterials, etc., and single family develop-
ment will be discouraged.
Near large areas of permanent public oen space (community parks,
high schools, conservation areas, etc.q.
Sites where topography, tree cover and terrain would make develop-
ment at a lower or higher density unfeasible due to land costs
or site improvement costs, and which would require destruction
of worthwhile site features.
Near neighborhood shopping and service facilities,
Local private recreational facilities such as tennis courts,
swimming pools, pitch and putt golf, etc. should be provided for
the resi4ents.
Neighborhood parks and playgrounds should be provided at about
the same ratio of people per acre of park as in lower.densi.ty
residential development.
Planning Commission and City Council
April 5, 1989
Page three
It is the objective of the applicant to reguide
and L.A. 3 land and combine it with 10.6 acres
exists on the site. Thus, the entire site will
and land use potential that meetsthe following
location criteria.
Development location criteria for L.A. 2 is:
17.5 acres. of L.A. 1
of L.A. 2 guiding that
have a uniform guiding
L.A. 2 development
Allowed in all areas of the walking or driving neighborhood..
Due to the range of housing types, it should be possible to
form a suitable transition from all existing or proposed uses,
to relate the development to most terrain and other natural
features and to adequately buffer most adverse external effects..)
In most circumstances, the higher densities will be located
near the major points of access and on the periphery of the
walking neighborhood, while the lower densities within the L.A.
2 area will be generally on the interior with access by minor
or collector streets.
DEMONSTRATE WHY THE CLASSIFICATION SHOULD BE CHANGED. EXPLAIN
WHY THE SITE CANNOT BE REASONABLY DEVELOPED UNDER THE CURRENT
CLASSIFICATION.
28.1 Net developable acres of land that is encumbered with three (3)
guidings, three.(3) density requirements, and three (3) distinctly
different development modes promulgates a disjointed plan that results
in small inefficient development patterns, a limited ability to create
adequate transition zones between higher and lower density land uses,
and conflicting land use patterns in a limited' eographical area. Quite
simply, it is short-sighted (and perhaps futile to think that one can
place a few large,lot single family homes here, a few small single
family and duplex lots there, add several townhouses for good measure
to create a "sense of neighborhood" and a quality living environment.
It is the purpose of the requested reguiding to implement an orderly,
economically viable single family residential development.
IS THERE A LACK OF DEVELOPABLE PROPERTY IN THE CITY WHICH HAS
THE SAME CLASSIFICATION AS THAT PROPOSED?
IF SO, DEMONSTRATE THAT THE PROPOSED EXPANSION IS SUPPORTED
BY THE COMPREHENSIVE PLAN COMMUNITY STRUCTURE CONCEPT,,
IF NOT, EXPLAIN THE NEED FOR EXPANSION.,
Planning Commission and City Council
April 5, 1989
Page four
It appears that there is a reasonable mix of residential densities t'
throughout the City of Plymouth. However, market demand and community
attitudes appear to be dictating a downward trend in density and a
reduction in the supply of L.A. 3 and L.A. 4 land use.
In a specific sense L.A. 2 guiding fits within the community structure
concept. The site, located within walking neighborhood #14 and con-
sisting of single family homes, is served by West Medicine Lake Road
which is a designated minor arterial, and is located adjacent to a
future 14 acre neighborhood park.
The site is well situated within the Plymouth Creek Driving neighborhood
and has excellent access to West Medicine Lake Road, County Road #9,
I-494, neighborhood commercial services and community facilities.
AS A RESULT OF THIS ACTION, WILL THERE BE AN ADVERSE IMPACT UPON:
OTHER UNDEVELOPED PROPERTY IN THE CLASSIFICATION PROPOSED FOR
THIS SITE?
OTHER DEVELOPED PROPERTY IN ITE CLASSIFIC+TION PROPOSED FOR THIS
SITE WHICH MAY BE SUBJECT TO REDEVELOPMENT/REHABIL.ITATION?
There does not appear to be a measurable impact to other undeveloped
properties in the community because the request is for a down guiding and
reduction of density.
Reorganization of the guiding of this property does not affect other devel-
oped or undeveloped properties unless they are similarity impacted by
numerous proposed land uses within a limited site area.
DEMONSTRATE THAT THE PROPOSAL HAS MERIT BEYOND THE INTERESTS
OF THE PROPONENT OR OF THE PROSPECTIVE DEVELOPER OF THE SITE.
The reguiding to L.A. 2 to allow 41 single family units has merit because
the land use is consistent with existing single family residential devel-
opment located East and compatible with the townhouse development located
North. of the site.
DEMONSTRATE THAT THE NEW CLASSIFICATION WOULD BE THE HIGHEST AND
BEST USE OF THE SITE. WHAT IS THE PUBLIC NEED OR COMMUNITY BENEFIT?
L.A.2 guiding in the context of this proposal is not the highest use
available to the property because a reduction in density i.s being requested.
Planning Commission and City Council
April 5, 1989
Page five
It is, however, the best use because it is compatible with existing
neighborhood development patterns, and consistent with a community
wide objective to facilitate single family development.
WHAT IMPACT WILL THE PROPOSED CHANGE HAVE UPON THE FOLLOWING
COMPREHENSIVE PLAN ELEMENTS?
TRANSPORTATION (DETAIL DATA TO BE DRAWN FROM TRAFFIC STUDY
CONDUCTED BY CITY, AND PAID FOR BY APPLICANT)
Data provided by the Institute of Transportation Engineer's Manual
indicates that trip generation for single family residential at 10.62
trips per day per unit, and duplex/townhouse development at 5.85 trips
per day per unit.
Application of these rates to the existing guiding of property at maximum
density potential equates to 1,180 trips per day.
Application of generation rates to a 41 unit single family development
results in 435 trips per day.
The obvious conclusion is that there will be a positive impact on
supporting transportation systems because traffic from this development
will be reduced by about 60%.
SANITARY SEWER (CALCULATE FLOW DATA BASED UPON EXISTING AND
PROPOSED USES USING BASE DATA FROM THE PLAN)
Sanitary sewer flows based on existing guiding are 32,155 gallons per day.
The proposed plan for 41 single family units, is 12,915 gallons per day.
It is anticipated that sewage flow will be reduced in the amount of
19,960 gallons per day.
In October 1988, the City Council amended its Capital Improvement Program
to include the extension of trunksanitary and water main to serve this
site in 1989.
STORM SEWER (PARTICULARLY NOTE ON-SITE STORAGE REQUIREMENTS)
The propsed storm sewer plan meets the general requirements of the City's
Comprehensive Storm Water Plan and those of the Basset Creek.watershed,
HOUSING CPARTI.CULARLY THE NUMBER AND TYPE OF UNITS THAT WOULD
BE REALIZED OR NOT REALI.ZED)
Present guiding at maximum development potential would allow 196 housing
units. The applicant's proposal requests 41 single family units, The
net loss of housing amounts to 155 units.
Planning Commission and City Council
April 5, 1989
Page six
RF70NTNA
Rezoning from F.R.D. to R-2 is required to implement a 41 lot single
family subdivision to be developed at a density of 1.2 units per acre.
Lots range in size from 15,625 to 34,200 square feet. 3.43 acres of
park land is proposed for dedication. An additional 6.88 acres of
land and surface water (Outlot A) is being set aside for purchase by
the City for public park and open space or utilization as common
ground for the Swan Lake West development.
DILLERUD CORRESPONDENCE DATED
MARCH 8, 1989
1. The east -west street proposed near the south end of the plat should
either be extended to connect with the existing east -west street in the
plat to the east, or a Subdivision Variance action will be required to
allow a cul-de-sac street of over 500 feet in that plat to the east,
because your plat does not provide for the extension of that street
westerly. Connection of those two street segments is not necessarily
required for circulation purposes in this portion of the City, however.
The east -west street at the S.E. corner of the plat has been
connected to 43 Avenue N. Thus, no variance is required.
2. Quinwood Lane now ends at the north edge of your property. Your
development will be responsible for construction of a cul-de-sac for
Quinwood Lane on your property if you retain your current plan to not
connect your plat with that existing Quinwood Lane to the north.
A cul-de-sac has been designated for construction at the
southerly end of Quinwood. It is specifically noted on our
plan that the cul-de-sac will be "constructed by others"
because it only serves the future city park and not the
Swan Lake West development.
Our proposal is firm on this matter unless it can be demon-
strated by specific City policy or Ordinance that the developer
of a plat is required to construct roadways that are of no
benefit to the property. '
3. Your Concept Plan shows no 30 foot public trail outlot parallel to and
east of the County Road.61 (West Medicine Lake Drive) right-of-way.
City Staff will recommend that such an outlot be included with any
development of this property, consistent with the Parks and Trails
Element of the Plymouth Comprehensive Plan.
Planning Commission and City Council
April 5, 1989
Page seven
The concept plan and preliminary plat does not provide
for a 30 foot public trail nutlot parallel to West
Medicine Lake Drive because the R.O.W. for that roadway
is 1001. The typical design section for West Medicine
Lake Drive (N.W. Blvd.I i's 44 feet back. of curb to back
of curb with a 28 ft. boulevard. A 28 foot boulevard is
more than adequate to construct a Class I Trail. City
Staff's demand for an additional 30 foot extraction is
arbitrary in view of the fact no trail dedication was
required of the townhouse development located directly
north of this site and further the recently approved and
developed Meadows of Bass Lake plat was directed to pro-
vide and grade a Class I trail corridor within the R.O.W.
of Northwest Blvd.
4. Park Director Eric Blank indicates that your current plan is not
consistent with the Parks and Trails Element of the Plymouth
Comprehensive Plan with respect to proposed park dedi.cati.on.
Specifically, Director Blank indicates that the width of the park
from the water line of Swan Lake to the adjoining lots is specified
by the Plan to be at least 100 feet, rather than the 50 feet that
you now propse.
The development plan for Swan Lake West is consistent with
the cities parkland policy that requires a 3.43 acre
dedication. In addition, the plan provides the City with
an option to purchase at fair market value .78 acres of
land above the 100 year flood elevation and 6.14 acres of
Swan Lake itself to fulfill a perceived need for parkland
in this area.
The Cityr.s existing parkland located east of the Lake
combined with the Swan Lake West dedication, and acquisition
of Outlet A. provides for a neighborhood park and open
space of +- 14 acres. This amount of acreage is well with-
in the framework of neighborhood park development standards.
The issue of 100 ft. vs 50 ft. to connect to the north
and south end of the proposed park provides for some
clearly defined arguments. First, the City,'s trail
plan does not require a 100 ft. width to accomplish such
a connection. Secondly, the cities attempt to extract
100 ft. of shoreline eliminates 10 lots (25% of the plat)
that are the most valuable pieces of real estate in the
development.
Planning Commission and City Council
April 5, 1989
Page eight
Rest assured, we are sensitive to the Cities desire
to provide park and open spaces for existing and
future residents of this neighborhood. We intend to
provide our fair share of dedicated land and make
other lands available to accomplish this objective.
We will not, however, jeopardize the viability of the
Swan Lake West development to satisfy the wants and
desires of the Staff or City Officials if they exceed
reasonableness or statutory authority.
5. Park Director Blank indicated that it is the standard of park
design to have at least 50% of the park front on public street.
It is noted that the public park dedication proposed by your
Concept Plan would provide for much less than 50% public
street frontage.
It appears the specific park standard being referred to
is that adjacent land uses should consist of no more
than two sides of a park being residential.
That is a fine objective, but you must consider that
the City has previously approved townhouse development
to the north with a singular 50' roadway access and
single family development to the north, east and south
with 99 feet of park frontage on a public street.
The Swan Lake West development proposes to provide 210
feet of street frontage for the park.
The point in all of this, is that staff is attempting
to impose a policy on the Swan Lake West development
that was not previously required of other developments
surrounding the park.
6. With respect to application processing of formal proposals by you
for this parcel of land, I have indicated that I will follow.the
directions of the City Council from their meeting of October 17,
1988 to the letter. I have enclosed another copy of the minutes
of that meeting with those directions highlighted.
We concur with the City Council's action of October 17,
1988 which is as follows:
The Council confirmed for Mr. Loucks and Mr, Scherber that
i.n no case will the Council consider applications for re -
guiding and urban development prior to the review of the
Planning Commission and City Ccuncil
April 5, 1989
Page nine
updated Land Use Guide Plan. Further, any application
for urban development approvals prior to that determination
must waive the preliminary plat rights requiring action in
120 days; and, the preparation of required plans and data
are the petitioner's sole risk in that City staff will make
no assumptions about amendments to the Land Use Guide Plan."
The purpose of submitting a formal application at this time
is to coincide with the following anticipated schedule:
April 5, 1989 - Submit formal application
April 5-20, 1989 - City Staff review of application
April 20 - May 2, 1989 - Review staff comments, prepare
necessary revisions., re -submit
May 10, 1989 - Planning Commission
Public Hearing of Comprehensive
Plan Update
May 24, 1989 - Planning Commission
Public Hearing regarding Swan Lake
West Proposal
June 5, 1989 - City Council review of Comprehensive
Plan Update
June 19, 1989 - City Council review of Swan Lake
West proposal
This correspondence and attached documentation is a complete appli-
cation that addresses specific ordinance requirements and City
policies.
We believe our in-depth research of these matters will assist City
Officials in the review of this proposal and are looking forward to
a considerate evaluation and.ti.mely approval of the Swan Lake West
Development.
Sincerely,
TOM LOUCKS & ASSOCIATES, INC.
Tom Loucks, Planner
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 8, 1989
TO: PRAC
FROM: Eric J. Blank, Director of Parks and Recreation FJF/
SUBJECT: SWAN LAKE NEIGHBORHOOD PARK
Background Information
Craig Sherber has submitted a plat entitled Swan Lake West. Within this plat
area is property that shows on our comprehensive park plan as a neighborhood
park site. After a number of meetings with Mr. Sherber and his architect, Tom
Louks and Associates, I have not been able to reach an agreement with the
developer, which in my opinion, adequately addresses the neighborhood park
needs at this location. Mr. Sherber wishes to proceed with his plat moving
forward for City Council review. Because of this impasse, this item is being
brought before PRAC for your review and comment, before it goes to the City
Council.
Mr. Sherber and I have reached an impasse on this matter, because we view the
problem from two different perspectives. I believe that the plan should,
first and foremost, lay out a well designed and adequately sized park. If
that park size should exceed the 10% that is required by our ordinance for
dedication, then the City must be in a position to reimburse the developer for
the extra land cost. Mr. Sherber would like to keep the park dedication to
the 10% allowed in the ordinance.
Issues
The one primary issue before the Commission is the matter of park layout and
size. The comprehensive park map clearly shows a large neighborhood park
totally surrounding Swan Lake. Our Neighborhood park standards state that a
neighborhood park shall be between five and 21 acres in size. Adjacent land
use should be residential or school, but with no more than two sides being
residential. This park standard also goes on to say that the park should be
totally exposed with views into the park from all directions. When I review
this plat, I do not believe that the proposed park adequately meets the
standards as called for in the comprehensive plan. On the attached graphic, I
have shown in green the existing park land that was dedicated from the Swan
Lake Addition. This area consists of 3.18 acres of land and 1.54 acres of
pond. The area in yellow as proposed in the new Swan Lake West Addition
consists of 3.43 acres of ground. The area in orange consists of .78 acres.
My concern is that currently we have existing residential homes north and east
of this park. As proposed by the Swan Lake development, the end result is
virtually a neighborhood park totally surrounded by homes. I'm especially
concerned that lots 1-10 surrounding the lake would create a very undesirable
situation between single family homes and a park use. Most likely these will
be very large, very expensive single family homes, which will end up with a
public walking trail going through their back yards. I think this will make
both the park users and the home owners uneasy. Additionally, because of a
lack of public access, the park will feel like a private park owned by a home
owners association.
On the second graphic colored in yellow the developer has proposed that the
City build the necessary cul-de-sac on the dead end of Quinwood Lane, inside
the proposed park area. Road right-of-way should not be part of park
dedication land.
Recommendation
I believe the City Council should deny this plat and send it back to the
developer for further redesign, with specific instructions to: 1) allow for
more public land to front on a street, and 2) work toward eliminating the
overcrowding of residential homes and the trail area going around the lake.
If the Council does not wish to send back for redesign, I recommend that lots
1, 9 and 10, surrounding the lake, be incorporated into park property, and
that the trail corridor around the west side of the lake be a minimum of 100
feet in width above the high water mark; and the developer be required to
build the Quinwood Lane cul-de-sac on property not dedicated for park.
The Commission's options are:
approve plan as submitted
approve plan with amendments
deny plan; ask for redesign.
I believe that if we do not adequately address the issue of size and shape of
the park land, we will have a very difficult time developing a master plan for
the park that will be a high quality product. I strongly encourage the
commissioners to visit and walk this site prior to the Commission meeting. I
would be happy to make myself available to visit the site with you if you so
desire.
EB/np
Attachment
PRAC Minutes/May 11, 1989
Page 20
c. West Medi cin ak 've trail u da e. Director ank stated that he
had talked wit Strgar-Roscoe and they are near y finished with their
preliminary desi n. It is expected to be s itted to City staff for
review on May 19.
d. Communityme d e. A public he ing on the projected operating
costs and fees/revenue is set for esday, May 16. The architect and
City staff have met seve al times n the last few days to draw and re-
draw the plans. The pro sed hematic plan may be presented to the
Council on June 5.
e. Kilmer playground update. Fou companies will be submitting bids for
the new playgro/eqent on iday, May 12. Staff has gone to the
site and lookeissues o the ditch, streets and culverts to
determine whatone to pre ent flooding of the park. The
street dept. mato help with hese items later this year.
f. outh Creeo x a s'on. ontractor was scheduled to
begin work the parking lot Monday, May , but he was rained out,
and accor g to Director Blank, still has no shown up there.
g. Park Verur - May 4. The bus will leave the City enter at 5:15 p.m.
All commissioners indicated they would attend.
6. NEW BUSINESS
a. Swan Lake Rlat. Director Blank stated that this proposed plat does
not provide adequate park access for this neighborhood, and that staff
is in disagreement with the developer on the size of the park and the
issue of the trail on the west side of Swan Lake. It is staff's
recommendation that the developer be directed to redesign the park
with specific instructions to allow for more public land to front on a
street and work toward eliminating the overcrowding of houses and the
trail going around the lake. As a second alternative, staff suggests
that lots 1, 9 and 10 be included in the park property and that the
trail corridor on the west side of the lake be at least 100' wide and
all of it above the high water mark. The developer should also be
required to build the Quinwood Lane culdesac on property other than
that which has been dedicated for park. Director Blank's reasons for
wanting the trail corridor 100 feet wide is to help eliminate some of
the problems that could be encountered by having trail too close to
private back yards.
Tom Loucks, project designer for this proposed plat, then addressed
the Park Commission with the following remarks. He stated that the
proposed plat is 34 acres in size approximately, and that they have
dedicated a total of 3.43 acres with park proposed on the north end of
the plat and on the southeast corner of the lake. This meets the
City's 10% park dedication ordinance. He stated that his proposal
also provides 210 feet of park frontage on public streets, which,
although it does not meet the 50% desired ratio, is much greater than
the 99 feet and 50 feet provided by the developments on the east and
north sides of the park, and he feels that it would be unfair to
impose this policy on this development if it was not required of the
PRAC Minutes/May 11, 1989
Page 21
other developers. He also argued that the 100 foot wide trail
corridor requirement would take too much land away from Lots 1 through
10, and they would become undesirable for development. He also stated
that it was not the responsibility of this developer to construct the
Quinwood culdesac, since it does not benefit the Swan Lake West plat.
It should have been built by the townhouse development to the north.
In reference to why the plat wasn't designed to extend Quinwood south
and then west to meet up with 44th Avenue, Mr. Loucks responded that
the City's engineering department said it wasn't necessary to do that.
Dave Putnam, the project engineer, confirmed the statement about the
road connection not being necessary and further indicated that they
will not construct the culdesac either, since it does not benefit
their development.
Todd Rapp, the developer's attorney, expressed his opinion that the
City is suggesting departure from their own policy by wanting to
exceed the 10% park dedication. He stated that if the City desires to
acquire land from the developer, they will have to pay based on the
developed price rather than raw land cost. He indicated that this
opinion was based on a recent decision by the Supreme Court that a
developer can ask for compensation based on developed cost, which
would substantially increase the City's expenses.
Chair Edwards commented that her main concern with the Swan Lake West
plat is the 50 foot corridor for trail not being wide enough. She
also feels it could lead to problems with park users trespassing onto
the back yards of private residences as well as noise coming from loud
radios being used by walkers and bikers on the trail.
Craig Scherber, the developer, commented that the front yard setbacks
required of this plat are only 35 feet, and that that puts people in
closer proximity to the homes than the trail does.
Commissioner Freels expressed his concern with the limited access to
the park from the north and wondered where people would park their
cars. Commissioner Anderson was also concerned about this.
Commissioner Beach stated that it was likely more users would come
down to the park from the north end, because of the townhouse
development there, and she was concerned about the Quinwood culdesac
interfering with the privacy of the lot immediately west of the
Quinwood extension.
Commissioner Hanson commented that she was abstaining from any
discussion on this item, because the project engineer is one of her
clients.
Commissioner LaTour was unclear as to why the City desired a 100 foot
trail corridor rather than the 50 foot easement proposed by the
developer. Staff explained that 100 feet will allow for more privacy
between the homeowner's back yards and the trail itself. It has been
the City's experience in the past that when back yard lot lines extend
right up to the edge of a trail, problems can occur with private
PRAC Minutes/May 11, 1989
Page 22
residents encroaching on park property and that park noise may bother
some home owners.
A MOTION WAS MADE BY COMMISSIONER BEACH RECOMMENDING THAT THE CITY
COUNCIL DENY THE PLAN AS PROPOSED AND ASK FOR RE -DESIGN. THE MOTION
FAILED FOR LACK OF A SECOND.
Mr. Loucks commented that the message he was getting from the
Commission was to deny the plat and ask for re -design. He suggested
that if trails cause so many problems, perhaps they should be
eliminated altogether, which would allow him to have larger lots in
his plat. He also indicated he was not pleased with PRAC recommending
denial of the plat without giving him a reason.
Chair Edwards assured Mr. Loucks that the Commission would state their
reasons for recommending denial.
A MOTION WAS MADE BY COMMISSIONER BEACH RECOMMENDING THAT THE CITY
COUNCIL SEND THE PROPOSED PLAT BACK FOR REDESIGN BECAUSE PRAC FEELS
THERE IS NOT ENOUGH PUBLIC ACCESS TO THE PARK AND BECAUSE THE TRAIL
CORRIDOR OF 50 FEET IS NOT SUFFICIENT. THE MOTION WAS SECONDED BY
COMMISSIONER ANDERSON.
Commissioner Freels asked if there was supposed to be trail proposed
all the way around the lake? Director Blank stated that park was
supposed to go all the way around the lake, not just trail.
Mr. Putnam responded that the City can acquire as much property as
they want and can make the trail as wide as they want, if they're
willing to spend the money.
Commissioner Rosen stated he was not comfortable with asking the
developer to replat. He feels that enough park has been proposed and
that what's necessary now is some type of trail. He would also like
to see more public access and open views into the park.
Chair Edwards suggested that the City should consider the purchase of
Lot 1 or 10 in order to gain more access into the park.
THE MOTION FAILED ON A 2-4 VOTE, WITH COMMISSIONERS FREELS, EDWARDS,
ROSEN AND LATOUR VOTING NAY.
A MOTION WAS MADE BY COMMISSIONER ROSEN AND SECONDED BY COMMISSIONER
LATOUR TO RECOMMEND THAT THE CITY COUNCIL ACQUIRE MORE LAND ON THE
NORTH SIDE OF THE PARK WHICH WOULD ALLOW FOR MORE VEHICULAR ACCESS AND
TO CONSIDER THE DEVELOPMENT OF TRAIL CORRIDOR AROUND THE LAKE. THE
MOTION CARRIED WITH ALL AYES.
t ecause of th a hour, Dire or Blank only e y
reviewed a CI . Commis oner Rosen won red i the neiborhoo
I Paolmp
rk pr osed i 1994 for Count Roads and 10 hadys been
anne Direct r Blank indicate tha it had been a part of the
ensive plan 11 ong.
r
CHECKLIST OF ITEMS TO BE ADDRESSED BY APPLICANTS WITH EACH APPLICATION
TO AMEND THE COMPREHENSIVE LAND USE GUIDE PLAN ELEMENT MAP
NOTE: The City Council and Planning Commission require the Staff Report for your
application to address the questions and items on the attached list. The
checklist has been developed to identify those matters which need your
response and information. Your input will be incorporated with the staff
report. A copy of the Plan is available for examination at the City
Center; copies of sections or pages can be purchased. Please contact the
Community Development Coordinator if you have questions.
Each item must have a response, including "Not Applicable", if that should be
the case.
Demonstrate whether the Locational Criteria of both the existing and
proposed classifications are satisfied by the specific site.
Demonstrate why the classification should be changed. Explain why the site
cannot be reasonably developed under the current classification.
Is there a lack of developable property in the City which has the same
classification as that proposed?
If so, demonstrate that the proposed expansion is supported by the
Comprehensive Plan Community Structure Concept.
If not, explain the need for expansion.
As a result of this action, will there be an adverse impact upon:
Other undeveloped property in the classification proposed for this site?
Other developed property in the classification proposed for this site
Which may be subject to redevelopment/rehabilitation?
El Demonstrate that the proposal has merit beyond the interests of the
proponent or of the prospective developer of the site.
Demonstrate that the new classification would be the highest and best use
of the site. What is the public need or community benefit?
What impact will the proposed change have upon the following Comprehensive
Plan elements?
Transportation (Detail Data to be Drawn from Traffic Study Conducted by
City, and paid for by Applicant)
Sanitary sewer (Calculate flow data based upon existing and proposed
uses using base data from the Plan)
Storm sewer (Particularly note on-site storage requirements)
Housing (Particularly the number and type of units that would be
realized or not realized)
r
ITEMS TO BE ADDRESSED BY STAFF REPORTS FOR EACH APPLICATION TO AMEND
THE COMPREHENSIVE LAND USE GUIDE PLAN ELEMENT MAP
Each item must have a response, including "Not Applicable", if that should be the case.
1. Are the Locational Criteria of both the existing and proposed classifications
satisfied by the specific site? Explain.
2. Can the site be reasonably developed under the current classification? If not,
explain and demonstrate.
3. Is there a lack of developable property in the same classification as that pro-
posed? If so, is the proposed expansion supported by the Comprehensive Plan
Community Structure Concept? If not, explain the need for expansion.
4. Will other, undeveloped property in the classification proposed for this site be
adversely affected by this action? Will other, developed property in the proposed
classification, which might be subject to redevelopment/rehabilitation, be
adversely affected by this action?
5. How does the proposal demonstrate merit beyond the interests of the owner, pro-
ponent, or prospective developer of the site?
6. How does the proposal demonstrate that the new classification would be the highest
and best use of the site? What is the public need or community benefit?
7. What impact will the proposed change have upon the several Comprehensive Plan
Elements?
Transportation
Sanitary Sewer
Storm Drainage
Municipal Water
Housing
Capital Improvement Program
Official Controls (zoning, subdivision, environmental)
City Parks and Open Space
8. What would be the likely impact upon area utility charges; current and future
special assessments; current and future property tax assessments; and, per capita -
based municipal aids?
67 A
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE April 4, 1989 COMMISSION MEETING DATE: April 12, 1989
FILE NO.: 89004
PETITIONER: C. G. Rein Company
REQUEST: Planned Use Guide Plan Amendment from CL (Commercial
Limited) to CS (Commercial Service Business)
LOCATION: Southwest corner of State Highway 169 and Schmidt Lake Road
GUIDE PLAN CLASS: CL (Commercial Limited)
ZONING: B-1 (Office Limited Business)
BACKGROUND:
This site is a portion of the planned business development known as "Drakeland
Business and Technical Center". This project was originally approved in 1977
to extend from County Road 18 (now Minnesota 169) to Nathan Lane and from 49th
Avenue North (now known as Schmidt Lake Road) to County Road 9. The general
development plan in support of this planned business center was amended during
1978 and again in 1980, resulting in the plan being approved by City Council
Resolution 80-2, adopted January 7, 1980. This site became a portion of an
outlot of the Drakeland Business and Technical Center.
In 1982, the City Council approved the "Epiphany Addition" that included the
subject parcel. The parcel became Lot 2 of the Epiphany Addition. No general
development plan change was at that time approved for this parcel although the
general development plan for the Drakeland project was amended to allow the
Church of the Epiphany to be constructed on Lot 1 of the Epiphany Addition
directly to the west. The condition of that approval that impacts the subject
parcel was the requirement that Lots 1 and 2 of the Epiphany Addition share
access onto Schmidt Lake Road.
Notice of this Public Hearing was published in the Official City Newspaper and
all property owners within 500 feet were notified. In addition, a development
sign was placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The Applicant proposes to reguide thearcel of approximately six acres
from the existing CL (Limited Business to a proposed CS (Service
Business). The Applicant's booklet dated February, 1989, addresses the
Page Two
File 89004
checklist of items for applicants as required. A copy of this booklet is
included with this Staff Report.
2. The existing CL guiding of the site responds to the locational criteria
for that type of guiding except with respect to "in conjunction with major
commercial centers". If the site is taken in the context of the total
Drakeland" project, however, the CL guiding of the site that exists is,
in fact, in conjunction with a major commercial center located at County
Road 9 and State Highway 169. It is important to realize that the
Drakeland project extends from Schmidt Lake Road to County Road 9. For
that basis, the site responds affirmatively to all locational criteria for
CL guiding.
Only three locational criteria are specified in the current Land Use Guide
Plan with respect to CS (Service Business) guiding. The subject parcel
responds to the locational criteria for CS guiding. Specifically, it is
an arterial access point adjoining an industrial area (I-1 to the north),
and not adjacent to residential development.
3. The site could be reasonably developed under the current CL
classification. There are no physical constraints or infrastructure
limitations that preclude office development. The fact that the site has
not developed for office purposes over the past few years does not serve
as an adequate basis for a finding that the site could not develop under
this classification. There are numerous reasons the site would not
develop even though properly classified.
4. A finding as to whether there is or is not a "lack of developable property
in the same classification as proposed" is relative to a perceived need
for land to be so classified. The Land Use Guide Plan has designated
several areas of the community for CS guiding. One such area is located
one mile north of the subject site. The site at the southwest corner of
Bass Lake Road and State Highway 169 remains less than 50% developed at
the present time. The types of uses contemplated for the CS -classified
areas of the community are not as geographically structured as to location
as would be the CN (Neighborhood Commercial) type of use. As such, the
existence of undeveloped land of this classification outside the immediate
driving neighborhood becomes an indication of sufficient supply to meet
current needs. The community structure concept with respect to a
neighborhood hierarchy is not intended to respond to the CS -type land use
classification.
5. The fact that undeveloped property remains within the CS classification
within one mile of the subject site tends to suggest that, .were the site
to be reguided to CS, there would be some effect on the already guided CS
properties in terms of marketability. Presuming demand to remain level
when the supply increases, the relative value of the supply tends to fall.
The owners of the existing CS guided properties rely to a certain extent
on the continuity of the Land Use Guide Plan in terms of the balance in
the availability of land of like guiding. There is a relatively small
amount of CS guided property that is developed, and candidate for
Page Three
File 89004
redevelopment in the foreseeable future. It is unlikely that any
reguiding action here would have any noticeable impact on the timing or
likelihood of such redevelopment.
6. Any land use classification proposal that would bring retail services in
closer proximity to the resident customers than possible with the existing
guiding does have a certain measure of merit over and above interests of
the owner or developer of the site. Such a proposal will tend to decrease
the amount of vehicular mileage generated within the community for
convenience type shop trips. The Applicant has made an observation
responsive to this phenomenon as he discusses the growth of housing
resource immediately to the west of the site.
7. Aside from the community benefit in the reduction of vehicular trip
mileage for convenience shopping trips noted in the foregoing paragraph,
it is difficult to discern a community benefit or public need related to
the reguiding proposal under consideration. The highest and best use for
the site has previously been determined to be office -commercial, and the
Applicant does not appear to have provided a substantial basis for that
highest and best use to have changed since the reguiding of this property
in the late 1970's. The fact that the land has not developed at the
guided land use classification is not, alone, an adequate basis for
determining that the current classification does not represent the highest
and best use for the site.
8. We observe impacts from the proposed change upon the several comprehensive
plan elements as follows:
a. Transportation.
Strgar-Roscoe-Fausch, the traffic consultant to the City of Plymouth,
has been requested to prepare a traffic analysis of the proposed Land
Use Guide Plan change. The Strgar-Roscoe-Fausch report, dated March
10, 1989, describes an average daily traffic increase from the CS
guiding over the existing CL guiding as a factor of 5. The traffic
study also forecasts the peak hour traffic for CS guiding on the site
to be three times what the peak hour traffic for CL guiding on the
site. The final traffic that is forecast to be generated should this
site be reguided to CS will create the need for additional
signalization at the intersection of the access from this site to 49th
Avenue North that would not be required were the site not reguided to
CS. This, in the opinion of the traffic consultant, would generate
excessive signalization in the area between Nathan Lane and the point
immediately east of the intersection of Schmidt Lake Road and State
Highway 169 (five signalized intersections in the space of 1,500
lineal feet).
The Public Works Director of the City of Plymouth recommends denial of
the Land Use Guide Plan Amendment based on the substantially negative
traffic impacts forecast by the traffic consultant.
Page Four
File 89004
b. Sanitary Sewer.
No significant change in impact would result from the reclassification
as proposed.
c. Storm Drainage.
With the character of development with respect to ground cover
expected to be similar with CS guiding as with CL guiding, no
incremental storm water drainage impacts are forecasted.
d. Municipal Water.
No incremental impact is forecasted.
e. Housing.
Not applicable.
f. Capital Improvement Program.
Related to the Traffic Engineer's forecast for a need of intersection
signalizing as a result of reguiding - not required if reguiding were
not to take place - it can be forecasted that the Capital Improvement
Program would at some point require modification to accommodate the
municipal share of any signalization that would be required. This
would represent a public cost not currently anticipated based on the
land use guiding of the site that exists. As such, this impact should
be considered negative to the proposal.
g. Official Controls.
No impact forecasted.
h. City Parks and Open Space.
No impact forecasted.
9. The primary fiscal impact anticipated from a reguiding such as the
proposed would be that to the ad valorem levy that will be required to
underwrite the municipal portion of any signalization that would be
required consistent with the traffic consultant's analysis. It can be
assumed that ad valorem taxation would have to be increased to cover the
signalization as a result of the reguiding, but not if the guide plan
classification remained at CL.
PLANNING STAFF COMMENTS:
1. Based on locational criteria, the proposed reguiding to CS is as
responsive as the existing guiding of CL.
Page Five
File 89004
2. We can only assume that there is no shortage of CS -guided property at the
present time when existing CS property within a mile of the site is not
yet 50% developed. This same logic would suggest that there would be a
impact upon the existing CS property - based on supply and demand - should
the reguiding as proposed take place, creating additional CS -guided
property.
3. There is a substantial impact on the Transportation Plan as evidenced by
the forecast of the city traffic consultant. The impact is forecasted to
be traffic generation of three to five times that which would be expected
from the existing CL guiding of the site.
4. Public improvements (signals) are forecasted as a direct result of the
incremental traffic generated by the CS guiding from that which would be
expected from the CL guiding. A negative impact on the general public is
therefore forecasted in terms of the public costs associated with those
signals.
5. Regardless of cost, signalization required as a result of the proposed
reguiding is forecasted to create excessive signalization over a 1,500
foot corridor of Schmidt Lake Road.
RECOMMENDATION:
We recommend denial of the proposed Land Use Guide Plan Reclassification based
on the several negative impacts noted, coupled with the lack of significant
positive impact from the proposed reguiding. A draft Resolution of Denial is
attached including the Findings and Reasons for the recommended action.
Consistent with prior Planning Commission direction, we have also included a
resolution that would provide for the approval of the Land Use Guide Plan
Amendment as petitioned based on findings.
Submitted by:
Chars E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution of Denial
2. Draft Resolution of Approval
3. Engineer's Memo
4. Strgar-Roscoe-Fausch Traffic Study
5. Location Map
6. Resolution No. 80-2
7. 1980 General Development Plan
8. Final Plat of the Epiphany Addition
9. Applicant's Booklet
pc/cd/89004:lt
DENYING LAND USE GUIDE PLAN AMENDMENT FOR C. G. REIN COMPANY LOCATED AT THE
SOUTHWEST CORNER OF HIGHWAY 169 AND SCHMIDT LAKE ROAD (89004)
WHEREAS, C. G. Rein Company has requested approval for a Land Use Guide Plan
Amendment to reclassify property located at the southwest corner of Highway
169 and Schmidt Lake Road, from CL (commercial limited) to CS (service
business); and,
WHEREAS, the Planning Commission has considered the request following a duly
scheduled public hearing;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the amendment of the
Comprehensive Plan Land Use Guide Plan for C. G. Rein Company to reclassify
approximately 6 acres located at the southwest corner of Highway 169 and
Schmidt Lake Road from CL (commercial limited) to CS (service business), based
upon the following findings:
1. There is no demonstrated lack of developable land of CN classification
within the City. Significant undeveloped parcels of CS/CN
classification remain at County Road 10 and Highway 169 and of CN land
at I-494 and County Road 9, for example.
2. The proposed reclassification will result in conflict with the
Thoroughfare Guide Plan, specifically the signalization requirement
forecasted by the City Traffic Consultant. The result of this proposed
reclassification will be to reduce the efficiency of Schmidt Lake Road
as an arterial.
3. The proposal does not demonstrate CS is the highest and best use of the
land and that CL is inappropriate.
APPROVING LAND USE GUIDE PLAN AMENDMENT FOR C. G. REIN COMPANY (89004)
WHEREAS, C. G. Rein Company has requested approval for a Land Use Guide Plan
Amendment to reclassify property located at the southwest corner of Highway
169 and Schmidt Lake Road, from CL (commercial limited) to CS (service
business); and,
WHEREAS, the Planning Commission has considered the request following a duly
scheduled public hearing;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the
reclassification of land use guiding for C. G. Rein Company for approximately
6 acres located at the southwest corner of Highway 169 and Schmidt Lake Road
from CL (commercial limited) to CS (service business), subject to the
following conditions:
1. The developer shall gain approval of landscape and site plans within
one year of City Council approval of the Comprehensive Plan and Land
Use Guide Plan Amendment.
2. The developer shall pay the cost for traffic signals at the site access
intersection with Schmidt Lake Road.
3. The Development Contract shall be executed and the Building Permit
shall be issued with all fees paid prior to June 1, 1990.
FURTHER, Approval of the Land Use Guide Plan Amendment is contingent upon, and
subject to the required review and response by the Metropolitan Council.
pc/cd/89004lugp)
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: April 5, 1989
FILE NO.: 89004
PETITIONER: Mr. Dennis D. Cavanaugh, C.G. Rein Company 949 Sibley Memorial Highway,
St. Paul, MN 55118-3698
LAND USE GUIDE
PLAN AMENDMENT "C.G. REIN COMPANY PROPOSAL TO REGUIDE LOT 2, BLOCK 1, EPIPHANY ADDITION
FROM C.L. COMMERCIAL LIMITED TO C.S. COMMERCIAL SERVICE BUSINESS"
LOCATION: South of Schmidt Lake Road, west of Highway 169 in the southeast corner
of Section 12.
The traffic study has been completed for the proposed land use change at the
intersection of Schmidt Lake Road and Highway 169. The traffic study was based upon a
proposal requesting the City of Plymouth to change the land use to allow retail space,
including a convenience store with gas pumps. The present approved land use for the
property is for office.
The traffic study concludes that this proposed change and land use would generate five
times the traffic on a daily basis over the current approved land use. Also, during the
peak hour, retail use would generate over three times the amount of additional traffic
as compared to the office use.
The reguiding of this property to commercial service business would require a traffic
signal at the driveway entrance with Schmidt Lake Road by the year 2010. If the site is
developed in accordance with the current land use plan, no traffic signal will be
required.
I recommend this Land Use Guide Plan Amendment be denied based on the conclusions of
the traffic study.
SUBMITTED BY:/
UiI
Fred G. Moore, P.E.
Director of Public Works
attachment: Traffic Study
9u
STRGAR-ROSCOE-FAUSCH, INC. SRF CONSULTING ENGINEERS
TRANSPORTATION CIVIL STRUCTURAL PARKING LAND SURVEYORS
March 10, 1989
Mr. Fred G. Moore, P.E.
Director of Public Works
CITY OF PLYMOUTH
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
File No. 0891173
SUBJECT: TRAFFIC STUDY FOR LOT 2, BLOCK 1, EPIPHANY ADDITION
SCHMIDT LAKE ROAD AND WEST T.H. 169 FRONTAGE ROAD
PROPOSED AMENDMENT TO THE LAND USE GUIDE PLAN
Dear Fred:
As you requested, a traffic study has been completed for the above
referenced proposal (see Figure 1). Based on the findings of this
study, the following comments and recommendations are offered for
your consideration:
o A comparative trip generation analysis of the proposed land use
guide plan change to CS - Service Business (Convenience
Store/Shopping Center) and the existing land'use guide plan of
CL - Limited Business (Office) is shown in Table 1.
o As indicated by the analysis in Table 1, the proposed CS -
Service Business development would generate significantly more
traffic on a daily and peak hour basis than the existing land
use guide plan of CL - Limited Business. On a daily basis the
retail use would generate over five times as much traffic as
the office use, and during the peak hour the retail use would
generate over three times the traffic.
o In order to evaluate traffic operations for both land use
scenarios, the traffic volumes generated by both the proposed
and existing land use guide plans were assigned to the adjacent
street system based on the regional distribution of population
and employment. The results of these assignments added to the
existing and future (year 2010) background traffic volumes are
shown on Figure 2.
o Based on these traffic assignment forecasts, PM peak hour
unsignalized intersection capacity analyses were completed for
the various scenarios. The results of these analyses are
summarized as follows (see also Figure 2):
Suite 1-50, One Carlson Parkway North, Minneapolis, Minnesota 55447
612/475-0010 FAX 612/475-2429
Mr. Fred G. Moore, P.E. - 2 - March 10, 1989
The proposed subject site driveway to Schmidt Lake Road
shared with the existing church, see Figure 3) would
operate at acceptable levels of service for either land use
plan through the mid 19901s. However, future background
traffic and traffic generated by the CS - Service Business
Retail Shopping) Land Use Plan will exceed unsignalized
intersection capacity by the mid 1990's.
To obtain acceptable future levels of service at this site
driveway will require future traffic signal control to be
installed if the Retail Land Use Plan is approved. If
office land use remains traffic signal control would not be
required. If the subject site is developed as office and
traffic signal control is not required at the site driveway,
a future median opening and protected left turn lane would
be required.
The existing northbound and southbound left turns at the
intersections of the T.H. 169 ramps with Schmidt Lake Road
are operating at or over capacity. Note that existing
traffic volumes at these intersections without any
additional development traffic meet or are very close to
meeting the peak hour traffic signal warrants. Traffic
control and/or geometric improvements will be required at
these intersections within the near future, with or without
additional development.
The existing intersection of the West T.H. 169 Frontage Road
with Schmidt Lake Road currently operates at acceptable
levels of service. However, future background traffic
growth without additional traffic from the subject site will
cause this intersection to operate over capacity. Future
geometric improvements and/or traffic signal control will
also be required at this intersection irrespective of how
the subject site is developed.
A queuing analysis of eastbound Schmidt Lake Road traffic
approaching the future signalized west ramps intersection
indicates that the existing west frontage road intersection
would be blocked by the future average eastbound queues (400
feet) during both the AM and PM peak hours. This condition
will occur regardless of how the subject site is developed.
This analysis indicates that the existing west frontage road
intersection with Schmidt Lake Road will need to be
restricted to'a "right in/right out" by construction of a
median on Schmidt Lake Road at the intersections' current
location, or be relocated to the west to provide additional
future queuing distances between the frontage road and the
west ramps' intersection.
Mr. Fred G. Moore, P.E. - 3 - March 10, 1989
Due to the level of turning traffic mixed with heavier
eastbound and westbound through volumes, it is reasonable to
expect that Schmidt Lake Road between Nathan Lane and the
East T.H. 169 ramps will need to be reconstructed to provide
a four lane divided section with protected right and left
turn lanes at the major intersections. Assuming Nathan Lane
will be signalized as well as the site driveway, west
frontage road, and the T.H. 169 ramps, there would be five
signalized intersections in less than 1,500 feet. This is
an average intersection spacing of less than 300 feet, much
too close for acceptable operation.
Based on the findings and conclusions of this traffic study, a
summary of recommendations concerning the subject site and
adjacent street system are as follows:
1. The subject site driveway should be located at the mid -point
between Nathan Lane and the west T.H. 169 ramps intersections
see Figure 4). This location is recommended whether the site
is developed as retail shopping or office.
2. The subject site driveway should be constructed to provide two
northbound lanes of approach to Schmidt Lake Road.
3. The City should consider construction of a future center
median through the existing frontage road intersection which
would restrict movement to and from the frontage road to
right in/right out" movements only. With this geometric
configuration the eastbound Schmidt Lake Road queues would not
be a problem (see Figure 4).
4. If the Retail Shopping/CS - Service Business proposal is
approved, provisions should be made for a future traffic
signal at the proposed site driveway with Schmidt Lake Road.
Should the site remain as Office/CL - Limited Business then it
is likely that no traffic signal would be required at the
proposed site driveway.
5. If restricting the frontage road intesection to a "right
in/right out" condition by construction of a center median is
not acceptable, the City could consider an alternative
involving the future relocation of the west frontage to the
mid -point between Nathan Lane and the west ramps'
intersection. This relocation would concur with the location
of the subject site driveway to the south (see Figure 4).
Future traffic signals and geometric improvements should also
be considered for this intersection as well as the roadway
segment between Nathan Lane and the T.H. 169.
Mr. Fred G. Moore, P.E. - 4 - March 10, 1989
This alternative would require significant additional right-
of-way from the Northwestern Bell office site, and would
involve significant reconstruction costs. However, it would
consolidate two intersections and eliminate a traffic conflict
point. It would also help resolve the future eastbound
Schmidt Lake Road queuing problem and blockage of the existing
frontage road intersection.
Should you have any questions or comments concerning this traffic
study, please call.
Sincerely,
STRGAR-ROSCOE-FAUSCH, INC.
j '0' / ;_'L
Dennis R. Eyler, P.E.
Principal
eff ey R. Bednar
Senior Traffic Specialist
DRE/JRB/jal
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Pursuant to due call
the City Council of
7th day of
present: __ayour Hunt
TT e followind membei
9
acid notice
the City of
January
thereof, a re ular meeting of
Plymouth, Minnesota was held on he
19 80 . The following members were
Councilmember Neils introduced the following Resolution and
moved is a opt on:
RESOLUTION NO. 80-2
APPROVING REVISED GENERAL DEVELOPMENT PLAN AND PRELIMINARY PLAT QOR ST. PAULCOMPANIESFOR "DRAKELAND BUSINESS AND TECHNICALCENTER" AT SOUTHWEST QUADRANTOFCOUNTYROAD18AND49THAVENUENORTH4698060i
WHEREAS, the City Council under Resolutions No, 11-146, 147, 148 and underOrdinanceNo. 77-5 approved concept plans, conditional use permit, preliminaryplat, and rezoning for St. Paul Companies for that development known asDrakelands" consisting of an RPUD west of Nathan Lane and a planned businessdevelopmenteastofNathanLane; and,
WHEREAS, the City Council under Resolutions Nos. 78-153, -271, and •278 approved
the revised preliminary plat/conditional use permit, and final plat and develop- ment contract for a portion of the RPUD (designated as RPUD 77.1 per ResolutionNo. 78-749) for St. Pdul Companies/Meadow Corporation for "Nathan Trails"; and,
WHEREAS, the City Council under Resolution No. 78-747 and - 748 approved thefinalplatconsistingofoutlotsforthebalanceof "Drakelands" which included
all of that planned business development area east of Nathan Lane and the south
portion of RPUD 77-1 west of Nathan Lane; and,
WHEREAS,'said final plat has not been finalized or filed with Hennepin County; and,
WHEREAS, St. Paul Companies has requested approval of a revision to the generaldevelopmentplandatedFebruary22, 1977 for that area east of Nathan Lane nowzonedB-1 (office limited business district), and has requested approval of a
revision to the preliminary plats dated February 8, 1978 and February 22, 1977
involving the south portion of RPUD 77-1 west of Nathan Lane and the B-1 propertyeastofNathanLane; and,
WHEREAS, the request has been reviewed by the Planning Commission which has
recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLV I by the City Council by the City of Ply- mouth, Minnesota, that it should anL hereby does approve the revised general
development plan and revised preliminary plat dated December 19, 1979 for St. Paul Companies for "Drakeland Business and Technical Center" at the southwest
quadrant of County Road 18 and 49th Avenue North subject to the followingconditions:
I. Compliance with the City Engineer's Memorandum.
2. Outlot B as a part of that approved development known as RPUD 77-1 subject -
to development plan approval dated February 8, 1978 as referenced in CityCouncilResolutionNo. 78-153 as amended; and appropriate documentation,
9
Resolution 180-2
Page 2
approved by the City Attorney. shall be filed with the final plat indicat-
ing the same and the following:
All development within Outlot B shall be subject to specific site
plan approvals, applicable ordinance provisions, and development
density shall not, in any case, exceed 24^ units. with at least
71 units affordable to families of low to i-oderate income or 169
units without the prescribed number of low to moderate income units.
Approval of the February 8, 1978 development plan and amendments does
not constitute site plan approval for the multiple dwellings on Outlot
B.
3. Determination of Park Dedication and/or fees in lieu of park dedication
shall be determined according to Council policy in force at the time of
actual development.
4. Provision for a 20 foot corridor adjacent to 45th Avenue North and to
Nathan Lane in Outlot B.
5. No building permits to be issued until the final plat is filed and
recorded with Hennepin County.
6. All trash, debris, and dead trees shall be removed from the property as
verified by the City Inspection Department at the owner's expense.
7. Deletion of proposed Outlot A and incorporation of the ponding area into
adjacent commercial lots with appropriate drainage easements granted to
the City.
B. Driveway access onto Nathan Lane and 49th Avenue shall be determined at
the time of site plan approval.
9. Restaurant usage shall be limited to Calss I restaurants.
The motion for the adoption of the foregoing Resolution was duly seconded
by Councilmember Hoyt , and upon vote being taken thereon, the
following voted in tavor thereof: Mayor Hunt, Councilmembers Davenport,
Hot Neils ind Schneider ,
The following voted aga=t or abstained: None
Whereupon the Resolution was declared duly passed and adopted.
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PROPOSED AMEMDMENT. TO THE
LAND USE GUIDE PLAN
LOT 2 BLOCK 1 EPIPHANY ADDITION
FOR C.G.REIN CO. Feb.1989 ST.PAUL,MN
Sherman_Go!dberg & Associates
Engineering Consultants r+3"'
o t
12115 48th Ave. N.
Plymouth MN 55442
612) 558-1955 siC 9 TV
FFGG -
lt;`. S14ERMAN GOLDBERG, RE C iY _ EVEICPMENlDEP1.
COMMUNiSY D
iNT%ULUCT1ON
The- be`Je 1 oprr,ent i 1 o c a Leel at the Jou Lriwest c a i n ra L C M C11dt La K.e
Roan aria T. m. X16:=1 krofmai 1' C.S.A.H. #lig). It is Lot L. Block -1.
Fpiphanv Addition (iormaIIy Out Iat "b" brake land business Center
deveiopeo in the late l Dru's). The site is approximately 6 acres.
The parcel is ooroered an the south by Miles Homes orfice building, on
the north by Schmidt Lake Road. on the east by T.H.#l69 (formally
C. S. A.H.#1$);and,on the west by the church of the Epiphany.
Hajoi- elements or this project cutiIities.streets. etc.) are discuSSea
in detail within the appropriate sections of this report.
REwUESTED ACTIu14
The Developer is requesting that the subject property be re guided
rrom "CL" -Limited Business to "C," -Service Business. chis requires an
amendment to the Land Use Guide Flan. This application addresses only
The question or re- guiding.
it the re-iruiaing is approveo. the Developer proposes to construct a
Service renter of approximatel,>, 31.800 sq.ft. This would require a
r'e,'oning Irom "13-1" to "B-311. the 'rolling that hoes along with the 'ICSII
guiding.
The Developer' has submitted a site plan which shows in concept what
could be placed on the site. The plan indicates approximately 31,600
Equaie reet at retail space including a convenience store with gas
pumps. The Developer has built similar Centers as shown on the
e;icioseCJ brocnuiss. A well designed Center with appropriate snaps
would be a plus for the area. As indicated above. the application at
this time deais only with the re -guiding. The plan rererred to is only
a concept and not part or this application. The question of Zoning,
site pian,etc. would-be a subject or subsequent application.
14ATURAL RESOURCE A14ALYS 13
The site is the baiance or the Epiphany Addition.approximately E.0
acres. The site is void at mature trees and therefore all ambitious
ianascape plan is contemplated.
The site is approximately "-IS' below the elevation or Schmidt Lake
F.oad. Foi sevefai years peol_,le were illegally dumping trash &
construction debris creating a problem for the property owners as well
as the i_it,,. The de+.;eiopmenL would eIiminate this problem entirely.
There are 1-,o traiis. parks or storm water ponding areas shown in tore
cc) rresponcing Comprenens1ve Flans for this property.
TRAFFIC C 1 RCULAT 1 uld
The site is located at the southwest quacarant or the Schmidt Lai<e Road
i T.H.#169 interchange. Access to the site is by an existing driveway
on the west end of the site off or Schmidt Lake Road. It is shared
with the Church. The subiect site is of sufficient size so that
circulation or traffic on site will not be a problem. The previously
mentioned concept site plan demonstrates that adequate parking and
circulation can be provided.
The City has approved final construction pians & specifications for
the construction of Schmidt Lake Road from Zachary Lane to Saratoga
Lane. When completed. Schmidt Lake Road would be continuous between
Fineview Lane to T.H.#169 in Plymouth; and continuing easteriy across
New Hope.
Eventuaily.=chmidt LAi:e Road will continue west rrom Fineview Lane
across Flymouth to Feony Lane where it will connect to T.H. # 5E;. AS
the pr pelt, along, this corridor ueveiops. the R/W has been reserved.
Several years ago the City improved Schmidt Lai<eRoad to a 9 ton. 45'
wide stfeet. This would PfoViJe 4 -lanes or trarric adjacent to the
subject property and should be capable of handling future traffic.
The pity- will require a traffic stuJ,, to verify existing conaitions
and make any recommendations. Accompanying this report is a letter
rrom the C.G.Fein Company requesting a proposai be obtained from the
City's traffic consultant.
UTILITIES
WATERHAIIJ: Ther -e is an S" water -main on Schmidt Lake Road which is
sufficient sire to provide adequate supply to the site. additional
pipes for- looping or the system and hydrants will be required to meet
City rife codes. This is worked out with the Fire Marshall.
AljITAR i EE'L- :: There is an 2,'f sanitary sewer manhole an the west
E i 0r,E.•ty I ill_ midwa;" fbeLween the north L south property lines. it is
adequate in size and is at an elevation low enough to serve the site.
The flow from the proposed use is the same as the current usekir it
were developed "CL").1500 gal/acre/day.
nTORH SEWER: The site will require storm sewers which will be
determined at time of final design. A check of the City's Storm water
bfaitiaye Flan indicates there are no ponds required on
the site. The site is in the New Hope drainage district.
RESF01.13E TO CHECKLIST FOR AHEWD 11dG THE
COhIFREFIEI43'I UE LAI1L USE GUIDE FLAN ELEI-IE14T MAF
1 -LOOAT I OI4AL CF: 1 TER! A
The site is responsive to and satisfies the LOCATIONAL CRITERIA for
both the existing classification "CL11LCommercial-Limitedi and proposed
C "LCommercial-Service Businessi as demonstrated below:
CL"-COP111EF:C. IAL- L 11-11 TEL
CRITERIA: At or near the intersection of two arterial for
bath access and exposure.
REJF01433ti: The property is located on Schmidt Lake Road. a
Minor Anterial and T.H.#16'i, an Intermediate Arteriai as designated on
the -City's Thoroughiare Cuide Flan. Access to the site is from the
existing driveway on Schmidt Lake Road. The site is highly visible
from both roadways.
CRITERIA: I -ray adjoin planned industrial park development
and 'nigh density residential.
F.ES'FONSE: un the north side of Schmidt Lake Road the property,
is Zoned I-1, 'Planned industrial Far -k.
CRITERIA: In conjunction with major commercial centers.
RESPONSE: The site meets this criteria it you stretch it
to County F.oad 42-1 to the south.
CRITEEIA: Because or the hign amenity development. the
il`.1-11 areas should rie used as "gateways" to the City.
FESF Ira=E: Any det.elopMenL on this parcei will have to be
of high allaliLy design both in architecture and building materials.
The DevE1oper has deffiIISTrated that he has built high quality Centers
and will do so on this site.
J
CS" -'G HIEFCiAL-SEF.VICE BUSINESS'
CRITERfA : Near anterial access points.
F;ESPONSE: Satisfied by Schmidt Lake Road it T.M. #16-9.
CF.ITEFIA: Adjoining other business or industrial areas.
RESF014SE: The site is adiacent to commercial property on
the south and there is industrial property on the north side of
Schmidt Lake Rd.across the street).
CF:ITEFIA: Not adjacent to residential development tliving
areas) unless proximate to neighborhood shopping center" tCA).
FES'FGHSIE: The site is not adjacent to any residential
development but is in close proximity to the residential areas which
wi 1 1 sub 1. iy the patrorls.
11- DEFIONSTFATE CLASS I F I CAT 1 Old CHANGE
The proper -Ty has been for sale ro-c years without success. in the past
several years the Twin City Metro area has seen a boom in new office
spice construction. This site is ideally suited for a service center
development now that the residential area west of Nathan Lane
is continuing to develop. With the completion of Schmidt Lake Road
west of Saratoga Lane to Zachary Lane, Schmidt Lake Road will become
an important roadway for the Northeast corner of Flymouth. Sufficient
traffic will be generated to sustain the Center. The Center will
pig ovide the area with services not currently available.
111 -AVAILABLE FROFERT'i WITH SAPIE CLASSIFICATION
The nearest pr-opeioty or the same Zoning classification is at County
Foad #10 & Nathan Lane. approximately 1.5 miles away. tsee statement
IVB.
There is a need for this type or development for this area. The
Community Structure Concept Plan"encourages groupings of compatible
businesses and discourages individual. free standing commercial uses.
The proposed development together with the existing development in the
area . group=_ together offices and shopping centers. The area has
suitable access and is properly related to the nearby residential
development.
4
The surrounding area has developed with commercial and industrial uses
anti within the last several years the residential development has
taken place so that the rate of development is consistent with other
aspects or community, growth. The timing is appropriate ror the
development of the subject site as a Center.
I V-NCJ ADtiERSEE I HFACT
The development of this property as "CS" will not have an adverse
impact on the site on County Road #10 (guided 11014111 because they will
not be serving the same customers. Several years ago the City decided
to revise the Thoroughfare Guide Plan, eliminating the crossing of the
railroad trac=:s at NM -than Lane. This eliminates the "str&ight" shot
from Schmidt Lake Road to County Road #10 and the link between the two
sites more circuitous two sites will not be influenced by each other.
There is no property in this classification subject to
r-edevelopment;rehabilitation.
V -MERITS OF FROPOSAL
The last severa! sears has seen the development of a large number or
new homes west of 14athan Lane south of Schmidt Lake Road. Witt, the
compietion _r :?,,_hmidt Lake Road west or Saratoga Lane to Zachary Lane.
additional homes are being platted in this area. These -factors will
pf-oduce additional traffic which will provide customers for the Center
is important that the public be provided the services that the Center
would provide. There is a lack or restaurants in the area and it is
contemplated that the Center will have 1 restaurants.
The site meets the space needs, locational criteria, access needs.
traffic generation and service areas for "6-3" coning classification.
We reel that the highest and best use or the property is TICS". The
property has been on the "market" for quite some time without any
buyers.
V I - 111FACT ON C-Oh1PREHENS I VE PLAN ELEMENTS
TRANSPORTATION
The City will require a traffic study. The Developer has submitted a
letter requesting the study. Schmidt Lake Road has beer, constructed to
a width or 4i' which is a 4-1ane surface. This should be adequate to
handle the traffic. For- final design we will have to wait for the
tearric study.
5
3 A I I I T A RY SEWEE F:
The Eewage ilow from the current land use & Zoning =1500 gals/acre/day
The sewage flow from the proposed land use & Zoning=1500 gals/acre/day
Thererore, no negative impact on the system.
TuFJI SEWEk
The City's Comprehensive Storm Drainage Flan does not show any storm
drainage ponds or any D.N.R. protected wetlands. The site is below the
elevation of Schmidt Lake goad as well as T.H.#169. The site generally
slopes in a southeast direction. Storm sewers will be a part of Final
Plan design. Requirements of the governing Watershed District will be
incorporated into final design.
If neecl be some on site 1_onding could be constructed to accommodate
any conditions that might be necessary
V I -HUUS I CdG
I4vt Applicable
6
It
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 19, 1989
TO: Planning Commi
FROM: Chuck DilleruA, W,~ity Development Coordinator
SUBJECT: Rockford Road aza - Land Use Guide Plan Amendment/MPUD Concept
Plan, Stage Growth Plan Amendment (89014)
At its meeting on May 17, 1989,
Hearing, as advertised, regarding
request of the Petitioner, the
Hearing until its meeting on May
public, other than the Petitioner,
additional testimony that may come
Hearing.
the Planning Commission opened a Public
the Application described above. At the
Planning Commission continued the Public
24, 1989. Only one member of the general
spoke at the public hearing on May 17. Any
forth will be considered part of the Public
The Petitioner has provided additional information with regard to his
Application by a memo dated May 18, 1989, to which is attached an undated memo
regarding traffic study matters. Staff has reviewed both documents and offers
the following additional comments:
1. The Petitioner has elected to provide additional basis for his
proposal to reguide approximately 10 ten acres from LA -3 to CN.
2. The Petitioner indicates that the Land Use Guide Plan may be subject
to a factor of as much as 25% deviation as to guided acreage based on
the observation that land use guiding is "more art than science".
3. The Petitioner states that the uses proposed by the MPUD Concept Plan
are all responsive to CN guiding classification descriptions.
4. The Petitioner indicates that the existing 10 acre LA -3 site would be
difficult to develop with the existing LA -3 classification due to
physical features of the site involving existing wetland. We point
out that the Application before us includes the 10 acre LA -3 site as
a detachment from a much larger site that is currently owned by the
same individual as the balance of the property, and is currently
guided LA -3 in its entirety. Any constraints to the development of
the 10 acres of LA -3 included in this Application are largely self-
imposed by way of an artificial selection of a proposed new property
line that divides 10 acres of LA -3 from a parcel of almost 40 acres -
all guided LA -3.
File No. 89014
Page Two
May 19, 1989
5. The Petitioner suggests that the 2-1/2 mile market area suggested for
this retail development is not consistent with the Land Use Guide
Plan "within five minute drive" definition of Neighborhood Commercial
guiding. Staff continues the finding that, to the extent this 10
acre reguiding from LA -3 to CN contributes to the scale of the
proposed retail facility, such reguiding represents an inconsistency
with the Community Structure Concept contained in the Comprehensive
Plan.
6. The Petitioner has made additional observations and descriptions with
respect to the natural features appearing on the site. He also
suggests some areas that may be suitable for natural resource
preservation concurrent with the development of the retail commercial
project proposed by the Concept Plan. Staff acknowledges the
identification of resources made and the conceptual statements with
respect to the possibility of preservation. We encourage those
conceptual statements be rigorously investigated, resulting in a more
detailed strategy for preservation of existing natural features
togethdr with the Preliminary Plat and Plan.
7. We have referred the memorandum concerning traffic related matters to
the Director of Public Works for his comments.
Based on the additional information supplied by the Petitioner by his memo of
May 18, 1989, staff is not persuaded to amend its recommendation with respect
to the inconsistency of the proposal to reguide 10 acres from LA -3 to CN. We
continue to find such a proposal to be inconsistent with the Community
Structure Concept which forms the basis for the Land Use Guide Plan.
We acknowledge Petitioner's additional inventory and strategy with regard to
existing natural resources on the site. We find that the level of detail
provided, although minimal, is satisfactory for the Concept Plan stage. We
encourage a rigorous pursuit of this subject at the Preliminary Plat/Plan
stage of the MPUD.
ATTACHMENTS:
1. Petitioner's memo of May 18, 1989.
2. Agenda packet of May 17, 1989.
memos:pc/cd/89014)
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE May 11, 1989 COMMISSION MEETING DATE: May 17, 1989
FILE NO.: 89014
PETITIONER: Ryan Construction Company
REQUEST: MPUD Concept Plan, Land Use Guide Plan Amendment, and
Amendment to the Staged Growth Plan for a Retail Commercial
Development
LOCATION: Northeast Quadrant of County Road 9 and I-494
GUIDE PLAN CLASS: CN (Neighborhood Shopping Center) and LA -3 (High Medium
Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
No specific planning and zoning applications have been acted upon concerning
this parcel since a rezoning action approved in 1976. This rezoning action
changed the zoning of a two -acre portion of this site from B-3 (Service
Business) to R-0 (Open Residential), consistent with a request from the
Petitioner. The R-0 zoning of 1976 relates to the current FRD zoning.
Petitioner had requested this rezoning to provide a basis for reduction of
real estate taxes on this portion of the parcel.
Mining and mineral extraction activities have been undertaken on a portion of
the site for a number of years, subject to a basic grading and reclamation
permit.
Notice of both the Public Hearing with respect to the Comprehensive Plan
Amendments and the Public Informational Meeting with respect to the MPUD
Concept Plan have 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 Petitioner proposes an Amendment to the Staged Growth Element of the
Comprehensive Plan to allow urban development beyond the 1990 Staged
Growth Line as established in the Comprehensive Plan. The basis for the
proposed Staged Growth Amendment is the availability of sanitary sewer to
service this site, by gravity, during 1989 consistent with the approved
Page Two
Plymouth Capital Improvements Program. The area proposed for inclusion
within the Urban Service District is 52 acres.
2. The Petitioner proposes amendment to the Land Use Guide Plan to reclassify
10 acres from existing LA -3 to a proposed CN to be added to the existing
CN guiding constituting approximately 42 acres.
3. The Petitioner proposes an MPUD Concept Plan to develop the 52 acre site
with 372,200 square feet of retail commercial use on 8 sites. The
proposal also involves the extension of Vinewood Lane from County Road 9
to West Medicine Lake Road in a loop configuration through the site.
4. Amendments to the Staged Growth Element and Comprehensive Plan require a
Public Hearing to be held by the Planning Commission as with any other
Comprehensive Plan amendment. Subsequent to any approval action by the
local governing body, the Metropolitan Council must comment with respect
to the plan amendment proposed. A proposal to include 52 acres within the
Urban Service Area of the City is considered a major amendment by
Metropolitan Council Rules, and the Metropolitan Council has up to 90 days
to comment on the proposed change.
Over the past several years, there have been a number of minor amendments
to the Staged Growth Element of the Comprehensive Plan. In most cases,
these amendments have involved moving the Staged Growth Line out to
reflect the exact geographic area that can be served by gravity sewer. In
other cases, it has been shown that gravity sewer service without
extending trunk sewers is possible. In this case, the Capital
Improvements Program project to extend trunk sanitary sewer to include the
sewer district in which this site is located provides the basis for the
adjustment to the Urban Service Boundary.
5. Specific items to be addressed by staff in the review of each application
to amend the Comprehensive Land Use Guide Plan, and our findings with
regard to the Land Use Guide Plan Amendment hereby proposed are as
follows:
a. We have attached copies of the Land Use Guide Plan (existing)
locational criteria with respect to LA -3 and CN guiding. We find that
the approximate 10 -acre portion at the north end of this development
proposal that is proposed for reguiding from LA -3 to CN responds
adequately to the locational criteria for either LA -3 or CN guiding.
This finding is not surprising in that the current LA -3 guiding status
is related to a large area of LA -3 guiding that extends parallel to I-
494. The proposed CN guiding status is merely an extension of a
sizable CN parcel located immediately south. Locational criteria do
not provide substantial guidance when speaking of incremental
additions or subtractions related to land already guided with both
existing and proposed classifications.
b. The ten -acre site proposed for reclassification presents no physical
features that would necessarily preclude its development as an LA -3
Page Three
site. In addition, the Petitioner has presented no firm basis for a
finding that the ten -acre site could not develop without
reclassification as proposed.
c. There is no question that there is developable land of the CN
classification currently available. The 42 acres immediately to the
south of the subject ten -acre site presents ample evidence of this
finding. The real question then, becomes whether there is enough CN
guided land available. If we are to use the Community Structure
Concept to address the CN guided site immediately to the south, the
question'is whether that 42 acre site is sufficient on which to
construct a neighborhood shopping center that is to primarily service
the Plymouth Creek Driving Neighborhood. The Petitioner argues that
the additional ten acres represents a mere 25 percent increase in the
CN guided site for the Plymouth Creek neighborhood. The Petitioner
does not, however, provide an argument in support of the need to
increase the size of the neighborhood commercial site for the Plymouth
Creek neighborhood - rather, he presents the position that there is no
reason not to.
d. Under the Comprehensive Plan Community Structure Concept, the number
of CN classified sites is deliberately limited. These sites are
designed specifically to service the various driving neighborhoods -
most of which have service areas that lie outside the Plymouth
corporate limits. The impact on the size of the CN guided site
designed to serve the Plymouth Creek Driving Neighborhood on the CN
guided (and mostly developed) sites serving the other driving
neighborhoods of Plymouth is difficult to measure. It could be argued
that by increasing the CN guided site at this location, an imbalance
will be created with respect to the CN guided locations at Rockford
Road/State Highway 169 or Bass Lake Road/State Highway 169 or Highway
55 near State Highway 169.
The Petitioner indicates that the trade area for the project that
would result from this guide plan reclassification could include 2-1/2
miles north and south on Interstate 494. If this is the case, it is
assumed that the trade area of this CN guided area for the Plymouth
Creek driving neighborhood will extend into the Bass Lake, Parkers
Lake, and West Medicine Lake driving neighborhoods at a minimum as
well. The size of this CN guided site, therefore, is proposed to be
larger than that necessary to simply respond to the Community
Structure concept of the Comprehensive Plan.
e. The Petitioner responds to the question on demonstratable benefits of
the proposal purely in terms of the probability of success for the
center based on the scale that would result from the reguiding of ten
acres that is proposed. No specific arguments have been presented
with respect to any benefits or merit that extend beyond the interests
of the owner and developer of the site. It would appear that some
benefits would be attributable to the overall citizenry of Plymouth,
particularly those residing in the Plymouth Creek driving neighborhood
Page Four
with respect to a reduction in travel required to obtain a certain
level of commercial service. It could be argued that the additional
ten acres of CN guiding will create an enhanced level of commercial
that otherwise would not be available to these residents of our
community.
f. The Petitioner does address enhanced service and reduced vehicular
trips for community residents with respect to the public interest and
need of the community related to the proposed reclassification. The
Petitioner states that the proposed CN classification for the ten
acres is "really the highest and best use of the site". From the
perspective of the developer, CN guiding of this ten acres may easily
be financially the highest and best use. The interests of the
developer of the parcel with respect to what may constitute the
highest and best use does not always coincide with the highest and
best use with respect to the community as a whole.
g. Impact of the proposed Guide Plan reclassification for ten acres will
not, standing alone, present a significant impact on the several
Comprehensive Plan elements that deal with municipal systems. The
elements concerned are transportation, sanitary sewer, storm drainage,
municipal water, housing, Capital Improvements Program, official
controls, and city parks/open space. The difference between existing
LA -3 and the proposed CN over the ten acre parcel would not generate
discernible differences with respect to these plan elements,
particularly when the adjacent 42 acres already possess CN guiding.
h. Based on the 1989 City Council -adopted utility area charge structure,
the City of Plymouth would realize an approximate $60,000 reduction in
area charges as a result of reguiding the ten acres from LA -3 to CN.
It has been previously estimated by the Director of Public Works that
a resulting change in utilities utilization and therefore cost when
the land use guiding changes is only a fraction of the amount of
revenue loss in area charges. Any per capita based municipal aids
either state or federal) would be reduced for the City of Plymouth
proportionate to a reduction in population of the ten acres from the
LA -3 midpoint of just over 200 to the 0 that would be represented with
a CN classification. There may be a slight increase in taxable
property value with a change in classification from LA -3 to CN, but
the impact of that change would be reduced by any Tax Increment
Financing that the project will ultimately be involved in, and/or the
impact of Fiscal Disparities on commercial taxable values in the City
of Plymouth.
6. Section 9, Subdivision B, Paragraph 5, of the Zoning Ordinance provides
that the Planning Commission staff, in its written review of concept
plans, shall consider the relationship of the proposal to the surrounding
neighborhood and the compliance with City Ordinances and the Comprehensive
Plan. In practice, this review has also included findings with respect to
the responsiveness of the Concept Plan to the PUD attributes listed in
Paragraph 1 of this Zoning Ordinance section.
1.
Page Five
7. The site is bounded on the east by existing West Medicine Lake Drive
designated as future County Road 61 - Northwest Boulevard) and vacant LA -
3 guided property east of that. The LA -3 guiding is proposed to be
reduced to LA -2 as a function of the current Land Use Guide Plan Amendment
of the Planning Commission. North of the site is vacant land guided LA -3.
To the west of the site is the I-494 highway corridor with a realty office
and vacant land guided CL lying west of the highway. To the south lies
existing County Road 9 with developed service business uses to the south
of that (Cottonwood Plaza Shopping Center, a car dealership, and a service
station). The Concept Plan proposed, subject to proper street design to
handle traffic -related matters, relates well to the surrounding
neighborhood as a result of consistency with guiding that has existed for
several years for the area. If the areas to the east and north develop as
guided, that consistency will continue.
8. Since residential uses are not proposed in this Concept Plan and therefore
no benefits of project density calculation are available to the
Petitioner, there is a question of why this should be processed as a
Planned Unit Development instead of a coventional Preliminary Plat with a
general Development Plan.
9. The Petitioner makes reference in his narrative submissions to uses for
the site that may better fit a classification of CS than CN. An example
would be the freestanding garden center depicted on the Concept Plan. The
use of a Concept Plan to introduce uses that would not otherwise be
allowed with the guiding of the property is not appropriate.
10. With respect to commercial developments, the Planned Unit Development
approach must bring the City enhanced design quality as a primary
attribute. One facet of that design quality is the effort by the
developer to blend the site design with existing natural site features.
The site has been substantially altered over the years by the mining and
extraction activities, but pockets of natural site features still exist in
the southeast and southwest corners, as well as over the ten acres that
are proposed for Land Use Guide Plan Amendment across the north section of
the site.
11. We have attached to this staff report a copy of City Council Resolution
No. 73-330 related to criteria to be used in evaluating community shopping
center proposals. An issue that has been raised above with respect to the
relationship of the proposal to the Plymouth Creek Driving Neighborhood as
to trade area service may relate to this policy. If this proposal is for
a shopping facility with a trade area that is stated to be well beyond the
Plymouth Creek Driving Neighborhood, then a market analysis that is
responsive to the "community shopping center" policy may be appropriate
with this application.
12. It should be noted that in addition to Army Corps of Engineers permit
referenced by the Petitioner, this project is of a scale that will
generate the need for both an Environmental Assessment Worksheet and an
Indirect Source Permit.
Page Six
PLANNING STAFF COMMENTS:
1. From information supplied by the Petitioner, and our review of the current
Land Use Guide Plan text with regard to CN (Neighborhood Shopping)
guiding, we cannot find firm justification in support of the proposed
change of guiding from LA -3 to CN for the ten -acre parcel. The support
provided in the Petitioner's narrative addresses why the change is not a
problem, and the enhanced scale that the project can provide as a result
of a change. Unfortunately, the enhanced scale that becomes an attribute
emphasized by the Petitioner conflicts with the apparent purpose of the CN
guiding. We find no argument why the Community Structure Concept is
enhanced by the proposed reguiding. That community structure concept
clearly implies that the CN guiding at this location that already exists
is to provide neighborhood shopping services to the residents of the
Plymouth Creek Driving Neighborhood. The Petitioner, however, makes a
clear statement that this project is designed to serve a much larger
market area.
It should be understood that staff does not necessarily find the project
scale proposed, in and of itself, objectionable. We are here simply
pointing out that because of that project scale, the Land Use Guide Plan
Amendment argument is not well supported within the specific terms of the
Land Use Guide Plan.
2. The proposed Amendment to the Staged Growth Element of the Comprehensive
Plan is consistent with the current policy of the City in this regard as
evidenced by the 1989-93 Capital Improvements Program.
3. The MPUD Concept Plan proposed would appear to advocate a use structure
for the individual sites within the development that would transcend that
which is provided for in the CN Section of the Land Use Guide Plan. With
respect to at least the garden center use, and perhaps others, CS -type
activity is being proposed. Staff suggests that the use structure
proposed be limited to that which is described in the CN Section of the
Land Use Guide Plan.
4. Related both to the MPUD Concept Plan and to the Land Use Guide Plan Map
Amendment that is proposed, staff finds concern with the scale of the
retail development. Our concern does not lie with the relationship of
that scale to the surrounding neighborhood, or even a relationship to
municipal systems. Our concern lies more directly with the implication of
this plan that the Community Structure Concept no longer exists, and that
retail shopping proposals should be totally market driven, without
reference to any local Community Structure whatsoever. The applicant may
tell us that this is the "real world", but this is not reality within the
context of the Plymouth Comprehensive Plan. If this proposal is to be
more a community shopping center than a neighborhood shopping center
within the terms defined in the Land Use Guide Plan as it is currently
adopted, staff believes that the terms of City Council Resolution No. 73-
330 should be applied to this proposal.
Page Seven
5. Staff is concerned with the lack of attention in the Concept Plan proposal
to what remains of natural features on this 52 -acre site. In any case,
but particularly since this is proposed to be a Planned Unit Development,
there are site features - even though small in comparison to the total
site - that are worthy of identification and potential preservation.
Those that do remain are on the site peripheries and therefore are
probably easier to save than they would be were they in the center of the
site. We feel more effort should be made to clearly identify the
amenities that are there, and there should be a demonstration that the
site design reflects efforts to retain those natural site amenities that
are identified. By preservation of those site amenities, an opportunity
may exist to reduce the visual impact of what will be a large expanse of
concrete visible from several directions. Such an opportunity should not
be ignored at this early stage of planning.
RECOMMENDATION:
We hereby recommend approval of the Amendment to the Staged Growth Element of
the Comprehensive Plan to include the 52 -acre area within the Urban Service
District of the City of Plymouth based on the extension of sanitary sewer to
this area, consistent with the 1989-93 Adopted Capital Improvements Program.
We recommend that the Application for an Amendment to the Land Use Guide Plan
for a ten -acre parcel from LA -3 to CN be denied based on inconsistency of such
an action with the Community Structure Concept. Consistent with prior
Planning Commission direction in this regard, we have provided Resolutions for
both denial and approval.
Our recommendation with respect to the MPUD Concept Plan - in the spirit of
consistency with that recommendation with regard to the Land Use Guide Plan
Amendment - is for deferral to redesign the concept without inclusion of the
ten -acre parcel that is not properly guided. The ten -acre parcel can still
become a part of the MPUD plan, but if the Land Use Plan Amendment
recommendation is concurred in residential use is the more appropriate concept
for that ten acres. Again, Draft Resolution of Denial and Approval are
provided.
Whether the Land Use Guide Plan Amendment is recommended for denial or
approval, the Concept Plan should be expanded to clearly identify areas of the
site that retain natural features that could be considered for preservation as
a function of the plan. PUD Concept Plans should then be amended to
demonstrate a clear effort on the part of the developer to preserve such
natural features of the site as do remain and are identified. While we
recognize that all existing natural features may not be suitable for or
feasible for retention, we do not believe there has been adequate focus on
Page Eight
this significant PUD attribute in developer plans we have reviewed to date.
Submitted by:
qe DA%.A
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution Approving Amendment to the Staged Growth Element of the
Comprehensive Plan.
2. Draft Resolution Denying Amendment to the Land Use Guide Plan Element of
the Comprehensive Plan.
3. Draft Resolution Approving Amendment to the Land Use Guide Plan Element of
the Comprehensive Plan.
4. Draft Resolution Approving MPUD Concept Plan.
5. Draft Resolution Denying MPUD Concept Plan.
6. Engineer's Memo.
7. Driving Neighborhood Graphic.
8. Land Use Guide Plan Text With Regard to CN Guiding/LA-3 Guiding Locational
Criteria.
9. Driving Neighborhood Description.
10. City Council Resolution No. 73-330.
11. Petitioner's Booklet.
APPROVING AMENDMENT TO STAGED GROWTH ELEMENT OF THE CITY'S COMPREHENSIVE PLAN
FOR RYAN CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested approval of an Amendment to
the Staged Growth Element of the Comprehensive Plan to allow the development
of property located in the northeast corner of County Road #9 and I-494 (PIN
15-118-22-13-0003 and part of 0004); and,
WHEREAS, the request would divert approximately 52 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 Element of the City's Comprehensive Plan based
on a finding that the area to be moved to Urban Service from Post -1990 is
designated for 1989 trunk sanitary sewer service in the adopted City of
Plymouth Capital Improvements Program 1989-1993; 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.
DENYING LAND USE GUIDE PLAN AMENDMENT FOR RYAN CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested reclassification of Land Use
Guiding, from LA -3 (High Medium Density Residential) to CN (Neighborhood
Shopping Center) for property located in the northeast corner of County Road
9 and I-494; and,
WHEREAS, the Planning Commission has considered this request at a duly
scheduled Public Hearing and has recommended denial;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the reclassification
of Land Use Guiding for Ryan Construction Company for property located at the
northeast corner of County Road #9 and I-494 from LA -3 High Medium Density
Residential) to CN (Neighborhood Shopping Center) classification based on the
following findings:
I. The Community Structure Concept of the Comprehensive Plan does not support
Neighborhood Commercial Guiding in addition to that already provided in
the Plymouth Creek Driving Neighborhood.
2. No benefit to the community has been demonstrated in support of the
proposed amendment.
3. No guiding error or change in conditions has been demonstrated to render
the existing LA -3 guiding inappropriate.
APPROVING LAND USE GUIDE PLAN AMENDMENT FOR RYAN CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested reclassification of Land Use
Guiding, from LA -3 (High Medium Density Residential) to CN (Neighborhood
Shopping Center) for property located in the northeast corner of County Road
9 and I-494; 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
reclassification of Land Use Guiding for Ryan Construction Company for
property located at the northeast corner of County Road #9 and I-494 from LA -3
High Medium Density Residential) to CN (Neighborhood Shopping Center)
classification in accordance with the MPUD Concept Plan of File 89014.
FURTHER, approval of the Land Use Guide Plan 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.
DENYING MULTIPLE USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR RYAN
CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested approval of a Residential
Planned Unit Development Concept Plan for the development of 8 commercial lots
with 372,000 square feet on approximately 52 acres for property located in the
northeast corner of County Road #9 and I-494; and,
WHEREAS, the Planning Commission .has considered this request at a duly
scheduled Public Hearing and has recommended denial;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does deny the Mixed Use Planned
Unit Development Concept Plan for Ryan Construction Company for a development
to be known as Rockford Road Plaza consisting of 8 commercial lots with
372,000 square feet on approximately 52 acres for property located at the
northeast corner of County Road #9 and I-494 based on the following findings:
I. The plan is inconsistent with the Land Use Guide Plan Element of the
Comprehensive Plan with respect to the northerly 10 acres that we guided
LA -3 but proposed by the Concept Plan for commercial development.
2. The plan does not identify natural site characteristics in sufficient
detail, or demonstrate affirmative design efforts toward preservation and
enhancement of natural site features.
APPROVING MULTIPLE USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR RYAN
CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested approval of a Residential
Planned Unit Development Concept Plan for the development of 8 commercial lots
with 372,000 square feet on approximately 52 acres for property located in the
northeast corner of County Road #9 and I-494; and,
WHEREAS, the Planning Commission has considered this request at a duly
scheduled Public Hearing and has recommended denial;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Mixed Use
Planned Unit Development Concept Plan for Ryan Construction Company for a
development to be known as Rockford Road Plaza consisting of 8 commercial lots
with 372,000 square feet on approximately 52 acres for property located at the
northeast corner of County Road #9 and I-494 based on the following findings:
I. Compliance with the City Engineer's Memorandum including transportation
related recommendation of Strgar-Roscoe-Fausch.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. Draft restrictive covenants for the private open areas shall be submitted
with preliminary plat/plan application.
4. Petitioner will submit cross through -sections with preliminary plan/plat.
5. No private drive access shall be permitted to County Road #9 and West
Medicine Lake Drive; all private drives shall be provided by internal
public streets.
6. The Preliminary Plan shall include a detailed inventory of natural site
features and demonstrate efforts to preserve those site features.
7. Approval is subject to Metropolitan Council concurrence with a Staged
Growth Element Amendment; completion of the Environmental Review Process
EQB) and receipt of an Indirect Source Permit.
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: May 10, 1989
FILE NO.: 89014
PETITIONER: Mr. Bill McHale, Ryan Construction of Minnesota, Inc., 700 International
Center, 900 2nd Avenue South, Minneapolis, Mn. 55402
CONCEPT PLAN: LAND USE GUIDE PLAN AMENDMENT/CONCEPT PLAN ROCKFORD ROAD PLAZA
LOCATION: Proposed on 52 acres north of County Rd. 9, west of Northwest Boulevard,
east of 494 in the northeast one quarter of Section 15.
This memo was prepared in response to the request for reguiding approximately 10 acres
from LA -3 to CN and for conceptual approval for the above referenced project. Documents
in support of the request were submitted by Westwood Professional Services, Inc.
1) Our assessment records indicate that this property has not been assessed for
sanitary sewer area charges and watermain area charges. The estimated cost for
the area charges based on 52 acres is $191,880.
2) There are sanitary sewer and watermain lateral charges pending under Project
905. Estimated assessments are $58,736.44.
3) The City will require utility and drainage easements ten feet in width adjoining
all streets and six feet in width joining the side and rear lot lines.
4) The City will require 10 foot utility and drainage easements on each side of a
public utility where these utilities are proposed to be installed.
5) The developer will be responsible for the construction of necessary watermain,
sanitary sewer, storm sewer and streets to serve this site. This will include
the construction of the trunk sanitary sewer from West Medicine Lake Drive
Point 18 of sewer plan) westerly and northerly to the north boundary of the
development.
6) The City will require a final plan and profile for the proposed sanitary sewer,
watermain, streets and storm sewers plus an erosion control plan that is in
accordance with our Engineering Guidelines.
7) The City will require a storm drainage plan showing proposed finished contours
and arrows indicating where the proposed plats will ultimately drain. This
material must be submitted in conjunction with the storm sewer plans. The City
will then review the proposed drainage plans to make sure they are in compliance
with the City's Comprehensive Plan for storm drainage system.
ENGINEERING MEMO - CONCEPT PLAN
Page Two
8) The Cities Comprehensive Storm Sewer Plan shows that a portion of Pond BC -P14 is
within this proposed development. The One Hundred Year Elevation for this pond
is 928.0. The Comprehensive Plan also shows a storm sewer system running south
and east from the pond. The pipe sizes range from 12 inch to 24 inch. The
developer will be responsible to construct this system.
9) The following items are conditions of Hennepin County Department of Public
Works.
o The developer must coordinate the design of this plat with the preliminary
design section of Hennepin County to insure adequate right-of-way for County Rd.
61.
o The proposed access to future County Rd. 61 at the north boundary of this
development is acceptable to Hennepin County. No other direct access from this
development to County Rd. 61 will be permitted by Hennepin County.
o To limit the number of traffic conflict points on heavily traveled County Rd. 9,
to prevent the weave movement to the left turn into Cottonwood Center and to
direct internal traffic to controlled intersections, the right in/right out
access onto County Rd. 9 approximately 650 feet west of County Rd. 61 will not
be permitted by Hennepin County.
o The location of Vinewood Lane directly opposite existing Vinewood
Lane/Cottonwood Center entrance is acceptable to Hennepin County.
11) A traffic study has been completed for the Proposed Land Use change and Concept
Plan for Rockford Road Plaza. The following road improvements are required in
conjunction with the proposed development:
o The developer shall revise the site plan for the development to eliminate the
right in/right out access to westbound County Rd. 9 between Vinewood Lane and
County Rd. 61.
o The plat and site plan for the subject development shall provide additional
right-of-way for future widening of County Rd. 9 from I-494 to County Rd. 61.
o At a minimum Vinewood Lane through the site shall be constructed as a four lane
facility accept at County Rd. 9 where there must be three southbound lanes of
approach to County Rd. 9 and two northbound through lanes with a westbound right
turn lane into the site from County Rd. 9.
o Based on the current site plans/access and circulation internal site traffic
control shall be provided as shown in Figure 5, should the site plan and
internal access and circulation be revised, a follow up review of this
recommended traffic control will be necessary.
ENGINEERING MEMO - CONCEPT PLAN
Page Three
o County Rd. 61 shall be extended from County Road 9 to County Rd. 10 as a four -
lane 52 foot section concurrent with the development. Additional turn lanes
will be required at major intersections.
o Provisions shall be made for a future dual left turn lane eastbound on County
Rd. 9 at Vinewood Lane into the site. When this is constructed, the cost will
be the responsibility of the developer.
o The Traffic Study is attached -which includes future traffic requirements which
will need to be undertaken by the City/MnDOT or the County (Recommendation No's
1, 9, 10, and 11, Pages 5 and 6).
12) This area is in the "Post 1990 Urban Service Area" of the City's Comprehensive
Plan. The developer shall make an application for an amendment to the plan.
This amendment shall be approved by the City Council and the Metropolitan
Council before any construction on the site, including grading, is started.
SUBMITTED BY:
Fred G. Moore, P.E.
Director of Public Works
I
SHOPPING CENTER DEVELOPMENT
NORTHEAST QUADRANT,
COUNTY ROAD 9 AND 1-494
TRAFFIC STUDY
CITY PROJECT NO. 930
PLYMOUTH, MINNESOTA
APRIL 20, 1989
PREPARED BY
SSTRGAR-ROSCOE-FAUSMRF7RAtarocmnouncr4mesnux,nnuLonizacaLumsur*Tvm
INC.
CONSULTING ENGINEERS
Suits L% One Carlow Psekway North
hannspons, bfimusota Z"7
612/4750010
FAX 612/4752429
COMMISSION NO. 0891187
Apr 20. 1995
STRGAR-ROSCOE-FAUSCH, INC.
CONSULTING ENGINEERS
TRANSPORTATION CIVIL • STRUCTURAL ENGINEERS • LAND SURVEYORS
Mr. Fred G. Moore, P.E.
Director of Public Works
CITY OF PLYMOUTH
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
File No. 0891187
SUBJECT: TRAFFIC STUDY - SHOPPING CENTER DEVELOPMENT
NORTHEAST QUADRANT, COUNTY ROAD 9 AND I-494
CITY PROJECT NO. 930
Dear Fred:
As you recpiested on March 23, 1989, a traffic study was been
completed for the above referenced shopping center proposal. The
development is located in the northeast quadrant of the interchange
at County Road 9 and I-494 (see Figure 1). The findings of this
traffic study are summarized in the following comments and
recommendations:
PROPOSED SITE DEVELOPMENT TRAFFIC FORECAST
The proposed development consists of a 114,300 s.f. Target
Discount Store, a 65,000 s.f. supermarket grocery store and
189,400 s.f. of other retail/commercial space (see Figure 2).
Traffic generated by this proposed development is estimated at
approximately 25,000 trip ends per day, and about 1,000 in -trips
and 1,000 out -trips during the afternoon peak hour (see Table 1).
In order to determine the directional trip distribution for the
subject site, a market area for the proposal was assured based on
the location of other competing shopping centers (see Figure 3).
Note that due to the location of other competing centers, the
market area -for the subject site extends north and west a
significant distance and not as far to the south and east.
Based on the regional distribution of population and employment
within this assumed market area, the directional trip
distribution for the subject site was developed for two roadway
system conditions, with and without the extension of County
Road 61 north to County Road 10 (see Figure 4).
From these directional trip distributions, P.M. peak hour traffic
assignments were completed. The traffic assignments and peak
hour capacity analysis at the six key intersections serving the
subject site are included in Appendix A.
Suite 150, One Carlson Parkway North, Minneapolis, Minnesota 55447
612) 475-0010 • FAX No. (612) 475-2429
TABLE 1
SITE DEVELOPMENT TRIP GENERATION
TRAFFIC VOLUMES GENERATED(1)
PM Peak Hour
ADT Volume
Land Use Type Size Volume ii iuutt
Supermarket 65,000 s.f. 8,160 295 280
Target Discount Store 114,300 s.f. 8,135 365 335
1 Other Retail Shopping Center 189.400 s.f. 11.255 410 460
Subtotals 368,700 s.f. 27,550 1,070 1,075
Minus 10% Trip Reduction Factor(2) 24.795 965 970
Comparative Trip Generation Estimate 25,485(3) 1,090(3) 1,100(3)
1) Trip generation rates used were average rates by land use type
from the 1987 Institute of Transportation Engineers' "Trip
Generation" Report, 4th Edition.
2) The 10% trip reduction factor applies to multi-purpose trips,
transit use, intercepted trips and all other trip reduction
factors.
3) These are estimated trips for the- subject development using
Ridgehaven Mall (near Ridgedale) trip rates taken from "Urban
Travel Analysis Notes/Procedures 84-5, December, 1984" by
Metropolitan Council and BRW, Inc.
Mr. Fred G. Moore, P.E. - 2 - April 20, 1989
TRAFFIC OPERATIONS ANALYSIS
o A summary of the traffic operations analysis for each of the
various conditions is shown in Table 2 and is described briefly
as follows:
1. Existing Traffic volumes, Geometries and Traffic Control - No
Subject Site Development
Most of the existing key intersections operate at acceptable
levels of service except for the northbound to westbound left
turn from Vinewood Lane to County Road 9. This intersection
experiences a poor level of service during the afternoon peak
hour. Installation of a traffic signal at this intersection
will improve operational levels of service.
2. Existing Traffic Volumes and Geometries - No Extension of
County Road 61 North to County Road 10 - Full Subject Site
Development
Without the extension of County Road 61 north to County Road
10, considering the heavier traffic demand from the north and
west, site traffic would be more dependent on the interchange
of County Road 9 and I-494. When the subject site traffic is
added to existing background traffic, the result is poor P.M.
peak hour levels of service at the County Road 9 ramp
intersections.
The internal site intersection of the site access road
Vinewood Lane) and the main driveway serving the shopping
center (just west of the proposed Target Store) would operate
at poor levels of service during the afternoon peak hour.
The problem movement at this intersection would be the
westbound to southbound left turn. To improve levels of
service at this intersection, it is recommended that a multi -
way stop control be installed when and if warrants are met.
3. Existing Traffic Volumes and Geometries - County Road 61
Extended North to County Road 10 - Full Subject Site
Development
Assuming a traffic signal is installed at Vinewood Lane and
County Road 9, most of the key intersections serving the site
would operate at acceptable levels of service, except the
internal site intersection of the site access road (Vinewood
Lane) and the main driveway serving the shopping center just
west of the proposed Target Store. During the afternoon peak
hour the westbound to southbound left turns at this
intersection would experience poor levels of service unless
or until a multi -way stop control is installed.
TABLE 2 - TRAFFIC OPERATIONS ANAYSIS / C.R. 9 L 1-494 SHOPPING CENTER DEVELOPMENT TRAFFIC STUDY
KEY INTERSECTIONS/TRAFFIC OPERATIONS ANALYSIS/LEVELS OF SERVICE*
Descriptions of the levels of service can be found in Appendix 0.
1) Unsignatized side street stop control.
2) Future traffic signal assumed, warrants will be mt.
3) Additional lanes of approach to increase capacity assumed.
4) Multi -way stop control assumed.
Site
C.R. 9 li I-494 C.R. 61 Acc. Rd.
C.R. 9 i C.R. 9 3 i Site i Main
Analysis Conditions I West Ramps ( East Ramps (
I.........-----
Vinewood Ln. C.R. 61 Access Rd. Site Dr.
1. Existing traffic volumes, C C F(1) C
geometrics and traffic
control, no subject site
development.
2. Existing traffic volumes, E E D(2) C C(1) F(1)/D(4)
geometrics, no County Road
61 extension to County
Road 10, with full subject
site development.
I
3. Existing traffic volumes, D D C(2) C D(1) F(1)/D(4)
geometrics with County Road
61 extension to County Road
10, with full subject site
development.
4. Future (2010) traffic E F C(2) C
volumes, existing geometrics,
with County Road 61 extension,
no subject site development.
S. Future (2010) traffic F F E(2) D F(1) D(4)
volumes, existing geometrics
with County Road 61 extension,
with full subject site
development.
6. Future (2010) traffic D(3) D(3) ( D(2d3) D C(2) D(4)
volumes, improved geometries
and traffic control, with
County Road 61 extension,
with full subject site
development.
Descriptions of the levels of service can be found in Appendix 0.
1) Unsignatized side street stop control.
2) Future traffic signal assumed, warrants will be mt.
3) Additional lanes of approach to increase capacity assumed.
4) Multi -way stop control assumed.
Mr. Fred G. Moore, P.E. - 3 - April 20, 1989
The extension of County Road 61 would allow additional site
traffic coming from or going to the north to enter or exit
the site on County Road 61, thereby reducing the impact on
the County Road 9 and I-494 interchange. While the extension
of County Road 61 north to County Road 10 will be needed
regardless of how or when the subject site is developed, it
is recommended that the City and County consider completing
this extension within the near future as development of the
study area occurs.
4. Future (2010) Background Traffic Volumes (1), Existing
Geometries - County Road 61 Extended North to County Road 10
No Subject Site Development (No Build)
Even without additional subject site generated traffic and
with the extension of County Road 61 north of County Road 10,
future background traffic will increase to a point where the
I-494 ramp intersections with County Road 9 will operate at
poor levels of service during peak hours. Future bridge
widening and additional lanes of approach on County Road 9
and the I-494 ramps will be required regardless of how or
when the subject site is developed.
S. Future (2010) Background Traffic Volumes, Existing Geometries
County Road 61 Extended North to County Road 10 - Full
Subject Site Development
Adding the subject site generated traffic to the future
background traffic volumes and existing geometries results in
further reduced levels of service at the ramp intersections
of County Road 9 and I-494.
The afternoon peak hour levels of service at County Road 9
and Vinewood Lane are reduced to poor levels. An additional
eastbound to northbound left turn lane would be required to
improve the operation at this intersection to acceptable
levels.
The unsignalized intersection of the site access road
Vinewood Lane) and County Road 61 would operate at poor
levels of service during the afternoon peak hour. Traffic
signal control would improve this intersection's operation to
acceptable levels.
1) Future Background Traffic = Hennepin County Traffic Forecasts,
September, 1988) less the subject site generated traffic.
Mr. Fred G. Moore, P.E. - 4 - April 20, 1989
6. Future (2010) Background Traffic Volumes, Improved Geometries
and Traffic Control - County Road 61 Extended North to County
Road 10 - Full Subject Site Development
The recommended future improvements listed below will improve
intersection operations to acceptable levels of service for
all key intersections serving the subject site (see Figures 5
and 6 - Recommended Geometric and Traffic Control
Improvements).
Future traffic signal control at County Road 9 and
Vinewood Lane (check existing warrants).
o Multi --way stop control at the site access roar? (Vine, -.-cod
ane; intersection with the main access drive sw• ring the
shopping center when and if warrants are met.
Future dual left turn geometries eastbound to northbound
at County Road 9, and Vinewood Lane and a right turn lane
westbound to northbound into the site.
Future traffic signal control at the County Road 61
intersection with the site access road (Vinewood Lane).
Future bridge widening and additional lanes of approach on
County Road 9 and the I-494 ramps to provide; dual left
turns eastbound and westbound on County Road 9, and the
southbound off -ramp, dual right turns on the northbound
off -ramp, and two through lanes in each direction
eastbound and westbound across the Bridge on County
Road 9.
In developing the level of recommended improvements listed abova, it
was assumed that County Road 61 would be extended north to County
Road 10 and Schmidt Lake Road would be extended west to I-494. A
future interchange would be constructed at Schmidt Lake Road and
I-494. Should :either of these two future transportation system
improvements not be made, the recommended level of improvements
listed above would need re-evaluation.
SITE ACCESS AND CIRCULATION
A review of the site specific access and circulation system from the
sketch plan provided indicated that generally the site access and
circulation is acceptable. However, of particular concern is the
proposed Fright-in/right-out" access to westbound County Road 9
between Vinewood Lane and County Road 61.
Mr. Fred G. Moore, P.E. - 5 - April 20, 1989
In discussions with Hennepin County it was revealed that this access
as proposed would not be approved. The primary concern regarding
this access is its proximity to the required left and right turn
lanes on the westbound County Road 9 approach to Vinewood Lane, the
peak hour queues that would develop on westbound County Road 9 from
Vinewood Lane and in general its proximity to both County Road 61
and Vinewood Lane.
Based on this information, the traffic assignments completed for the
subject site did not include this "right-in/right-out" access. It
is recommended that the developer consider a revision of the
site/circulation plan which eliminates this access. It is also
recommended that a follow-up review of the site access/circulation
be completed when a more detailed si-te plan becomes avai? ab? c.
STUDY RECOMMENDATIONS
Based on the findings and conclusions of this traffic study, the
following recommendations are offered for your consideration (see
Figures 5 and 6):
1. Provisions should be made for installation of a traffic control
signal at the intersection of County Road 9 and Vinewood Lane.
A Signal Justification Report should be prepared and submitted
for review as soon as possible. Design and construction of the
signal system should be done as soon as construction funding
and priorities are identified and plan approvals are given.
V2. The developer should revise the site plan for the development
to eliminate the "right-in/right-out" access to westbound
County Road 9 between Vinewood Lane and County Road 51.
The plat and site pian for the subject development shou?.: be
revised to provide additional right of way for future widening
of County Road 9 from I-494 to County Road 61.
4. At a minimum, Vinewood Lane through the site should be
constructed as a four -lane facility except at County Road 9
where there should be three southbound lanes of approach to
County Road 9 and two northbound through lanes with a westbound
right turn lane in to the site from County Road 9.
r
5. Based on the current site plan/access and circulation, internal
site traffic control should be provided as shown on Figure 5.
Should the site plan and internal access and circulation be
revised, a follow-up review of this recommended traffic control
should be done.
le
6. County Road 61 should be extended north to County Road 10 as a
four -lane 52 foot section as soon as possible.
IMr. Fred G. Moore, P.E. - 6 - April 20, 1989
7. Provisions should be made for a future dual left turn lane
eastbound on County Road 9 at Vinewood Lane into the site.
S. The County Road 61 and site access road (Vinewood Lane)
intersection should be designed and constructed to include a
northbound to westbound left turn from County Road 61 into the
site.
9. Provisions should be made for the future installation of a
traffic control signal at County Road 61 and the site access
road (Vinewood Lane).
10. The City and County should consider future bridge widening and
additional lanes of approac1,L on Ccunty Road 9 and the T-4-94
ramps to provide (see Figure 6):
j • dual left turns eastbound to northbound and westbound to
southbound on County Road 9 at the ramp intersections
dual left turn on the southbound off -ramp to eastbound
County Road 9
dual right turns on the northbound off -ramp to eastbound
County Road 9
two through lanes in each direction eastbound and westbound
across the bridge on County Road 9
11. The City should consider the future extension of Schmidt Lake
road to I-494 and the construction of a future interchange at
I-494 and Schmidt Lake Road.
Should you have any questions or comments concerning this traffic
study, its findings or recorxmendations, please call.
Sincerely,
STRGAR-ROSCOE-FAUSCH, INC.
Dennis R. Eyler, P.E.
Principal
1
Je frey R. Bednar
Senior Traffic Specialist
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LIVING AREA - 3
LA-3)
Densities in the high -medium range are identified by the LA -3 designation. These
areas are expected to be developed in high density single family clusters, town-
houses, smaller multiple family structures and occasional medium rise apartment
structures at low densities. In large developments a variety of densities and
building types will be encouraged in each development rather than adhering to
uniform buildings spaced evenly throughout the site.
Guidelines and Criteria
Density: - 6-10 units per acre.
Minimum Lot Area: - 7,200 square feet net for single family detached.
6,000 square feet net per unit for two family
dwellings.
6,000 square feet net per unit for multiple
dwellings (not to exceed 10 units).
1 acre net for multiple dwellings.
Area determined by density range and approved
design for PUD (40 acres minimum).
5 acres net in areas not served by utilities.
Public Utilities: - Required for all areas except in the case of
single family detached on parcel of 5 or more acres.
Corresponding Zoning - FRD (Future Restricted Development District)
Designation:
R-3 (Medium Density Multiple Family Residential
District)
RPUD (Residential Planned Unit Development District)
t.. 198016-DEC.
Type of Development: - Single family detached
Two family dwellings
Multiple dwellings (townhouses, quadraminiums,
apartments)
Development Location - Must abut and have reasonably direct access to
Criteria:
major collectors or minor arterials.
Must be located on the periphery of walking
neighborhoods.
The use of high density residential areas as a
buffer between business, industry, arterials,
etc. and single family development will be
discouraged.
Near large areas of permanent public open space
community parks, high schools, conservation
areas, etc.).
Sites where topography, tree cover and terrain
would make development at a lower or higher density
unfeasible due to land costs or site improvement
costs, and which would require destruction of
worthwhile site features.
Near neighborhood shopping and service facilities.
Local private recreational facilities such as
tennis courts, swimming pools, pitch and putt
golf, etc. should be provided for the residents.
Neighborhood parks and playgrounds should be
provided at about the same ratio of people per
acre of park as in lower density residential
development.
o t,
17 r,_t, '._
COMMERCIAL - (CN)
NEIGHBORHOOD
SHOPPING CENTER
The intent of this use is to provide retail shopping convenience within easy walking
distance or within five minutes driving time of all residents within primary trade
area.
Guidelines and Criteria
Maximum Lot or Area
Coverage by All Buildings: - 25%
Minimum Lot Area: - 1 acre
Public Utilities: - No development shall be permitted in areas not
having City water and sanitary sewer available.
The only exceptions should be cases in which
the petitioner can demonstrate that divergence
from the points above will not cause an
unreasonable burden upon the City of Plymouth
in providing services and utilities or cause a
deleterious impact upon the natural environment.
In such cases, the City may consider granting a
variance to this policy in reviewing a proposed
development.
Corresponding Zoning
Designation: - B-2 (Shopping Center Business District)
Type of Development: - Primary Use: Planned, unified neighborhood shopping
center. This could include one or more super-
markets and a drug -variety store. This could
27- L : .
also include a hardware store, a minor appliances
store, cleaning and repair services, barber
and/or beauty shops, card and gift shops, dairy
stores, small bakeries, small clothing shops,
florists and small variety stores.
Other related uses: Local business and profes-
sional offices, personal service and repair
establishments, financial institutions, retail
shops and stores, indoor theatres and Class I
restaurants (traditional restaurants and
cafeterias).
Uses permitted by conditional use permit:
Minor automotive repair and service, bowling
alleys, miniature golf, day care centers,
greenhouses with retail sales, mortuaries,
religious or philanthropic institutions, Class
II restaurants (fast food, drive-in, carryout
and delivery restaurants) and other similar
uses.
Development Locational - Intersection of arterials and collectors.
Criteria:
At a common point on the periphery of three or
more walking neighborhoods centrally located
within driving neighborhood.
Adjacent to low density residential areas.
Within easy walking distance (1/2 mile) or
within 1 1/2 to 2 miles of all residents within .
primary trade area.
28- DH 1980
The existing Timber Shores Park would serve a dual function --as a community-
wide park and as a neighborhood park for residents living in the Bass Lake Area.
Linkage of the parks in the Bass Lake driving neighborhood could possibly be
accomplished on land adjoining Soo Line Railroad track right-of-way.
Eagle Lake
Situated at the northeast corner of the City of Plymouth, this driving
neighborhood has only a portion of its area within Plymouth, with the bulk of the
driving neighborhood in Maple Grove, Brooklyn Park and New Hope. A shopping center
near the intersection of County Road 10 and County Road 18 will provide "Eagle
Lake" with its centrally located commercial district. Eagle Lake's walking
neighborhoods in Plymouth are without neighborhood parks at this time, and locating
and acquiring of these facilities will become necessary. However, it will also be
served by Eagle Lake Regional Park, currently in the acquisition stage and located
within Eagle Lake driving neighborhood. This driving neighborhood's Plymouth
boundaries are 49th Avenue North to the south and Zachary Lane, County Road 10 and
County Road 61 to the west. The community trail system in this driving neighborhood
could be linked up with the Hennepin County Park Reserve District trail system as
it goes north and east along Shingle Creek and west towards Morris T. Baker Park
Reserve.
Middle East
To the south of Eagle Lake is the Middle East driving neighborhood with its
shopping/service core also on a cloverleaf, in the southwest quadrant of the
intersection of County Road 9 and County Road 18. It is estimated that the largest
share of the Middle East driving neighborhood would be in New Hope with a portion
in Golden Valley. The walking neighborhoods are all approximately the same size
3/4 of a square mile) with each of the three walking neighborhoods having a public
school within its boundaries: Zachary Lane Elementary in the north walking
neighborhood, Pilgrim Lane Elementary in the central walking neighborhood, and
Armstrong Senior and Plymouth Junior High Schools in the south walking neighborhood.
While the Four Seasons Park serves as a neighborhood park within its walking
neighborhood, both the south and north walking neighborhoods will require centrally
located neighborhood parks for their residents. At this time they do have use of
the community playfields associated with the schools. A link with the Hennepin
County Park Reserve District (HCPRD) trail system as it heads east towards Theodore
Wirth Park and west towards points beyond appears likely.
Plymouth Creek
Directly to the west of Middle East is the City's most centrally located
driving neighborhood, Plymouth Creek. This driving neighborhood has all its
boundaries wholly within Plymouth, i.e., 49th Avenue North to the north, Zachary
Lane to the east, Medicine Lake, County Road 61 and Highway 55 to the south, and
Vicksburg Lane to the west. To serve this driving neighbor hood's_--,Prvice and retail
commercial needs, a shopping center at the intersection o - 94 and County Roadappearsfeasible. The Plymouth Creek driving neighborhood presently is largely
undeveloped with only one neighborhood park existing at this time. This is Schmidt
Lake Park in the northeast walking neighborhood. Other projected park facilities
include Medicine Lake Regional Park in the southeast walking neighborhood and
Plymouth Central Park in the southwest walking neighborhood. A wide range of
CrCh -
7- &- .g1
POLICY ON CRITERIA TO BE USED IN
EVALUATING COMMUNITY SHOPPING CENTER PROPOSALS
Resolution No. 73-330
August 20, 1973
The Comprehensive Municipal Plan, adopted on July 2, 1973, states that "A
community shopping center area will be encouraged in the central portion of
the City on a site meeting accepted locational criteria and when determined,
the land use in that area will be revised."
The Council wishes to have all proposals for a community shopping center re-
viewed by the Planning Commission and staff, taking into account certain
evaluation criteria prior to making a recommendation to the City Council.
In accordance with the foregoing, the following evaluation criteria are estab-
lished for use by the Planning Commission and planning staff in reviewing pro-
posals to develop a community shopping center:
1. A complete General Development Plan as set forth in Section 17,
Subdivision 3, shall be submitted for review.
2. A realistic timetable for actual construction to take place
and some kind of guarantee as to size of area, number, size
and timing of structures that will be required, all in rela-
tion to a program for a larger development of the area as a
municipal center.
3. Quality of planning and architectural efforts going into the
project.
4. That a market analysis be prepared and submitted by the devel-
oper taking into consideration the following items:
A. Determination of the trade are tributary to the shopping
center. Analysis of the area's population changes, both
numerically and in percentages for present and future
growth, translated into maps and figures. Analysis of the
area's basic employment and economy.
B. Purchasing power for primary, secondary, and remote trade
areas. Disposable income in amounts or percentages after
standard deductions for Federal income and local taxes,
housing costs (in terms of mortgage or rental payments),
insurance and savings, and transportation costs have been
estimated. The remaining dollars constitute net spendable
income, the really important component.
C. Measurement of competition --discount for composite pull
of other competing retail outlets.
11-
Resolution No. 73-330
D. Sales potential --deductions from analysis in Items B and
C. Includes investigation of total retail expenditures,
sales capacity of existing stores by types of merchandise,
and surplus available to the center.
E. Analysis for the center by type of key tenant and supple-
mentary stores and volume of business; size of store,
rental income through minimum guarantees and percentage
leases obtainable, estimated per annum volume of business,
taxes, insurance, depreciation, operation expenses, and
parking index.
5. Assuming that the market analysis shows justification for the
proposed center, then the following site considerations shall
be weighed:
A. Location and access --a free flow of traffic through the
feeder area is essential.
B. Shape --the property should be shaped so ultimate develop-
ment is all in one piece and not divided by important
through traffic streets.
C. Size --there must be sufficient site area for the initial
development intended with room for expansion and space
for accomodating supporting development which will
complement the community shopping center.
D. Natural resource analysis --existing vegetation, geology,
slope, soil, ground water and natural drainage shall be
reviewed against the proposed development.
E. City plans --the proposal shall be evaluated against the
City plans for land use, thoroughfares, sanitary sewer,
water distribution, storm drainage, and adequacy of an
integrated park development.
lla-
Vb**ood Professional Services, Inc.
TRANSMITTAL
Date
To
Re
Items
a 8525 Edinbrook Cmuinq o 7101 York Avenue South
Brooklyn Park, Minnesota 55443 Edina, Minnesota 65436
612.4244882 512-921.3303
W 612-424.7994 FAX 612.921.3293
Purpose As you requested n For your approval I" I Reply to sander
For your information Review and return n Other (see remarks)
Remarks
M& 19 Mll
COPY to
ti0'd BL926SS-6 01 SMM83S 'd08d QOOn11S3M W08-3 0S :91; 6861—ST—AUW
May 18, 1989
RESPONSE TO STAFF RECOMMENDATIONS
ROCKFORD ROAD PLAZA'SHOPPING CENTER (RYAN CONSTRUCTION)
PLYMOUTH, MINNESOTA
The following information is supplementary background to the developer's
proposal narrative and is structured to respond item by item to the planning
Staff Recommendations on pages 6-7 of the May 11, 1989 Report to the Commis-
sion.
1. QUESTIONS ON THE CONVERSION OF 10 ACRES OF LA -3 TO CN
The City's Comprehensive Plan and specifically the Land Use Guide
Plan are viewed as planning tools which are more art than science.
The 40 acres of CN is viewed as an approximate number (not 36.75
or 46.32 acres). It was not the product of a specific market
study for this site. As such, the size of the proposed project is
approximately 40 acres, but specifically 50 acres (25% more than
40). Clearly when zoning land, finite numbers (acres) are
involved, but for concept level the preliminary review suggests
this proposal is similar to the Land Use Guide Plan intent.
The project can be viewed as having two parts: a 35 acres shop-
ping center area (east of Vinewood) and 15 acres of
peripheral/auxilliary retail west of Vinewood. The shopping
center clearly meets CN criteria. The 15 acres west of Vinewood
also is well suited to CN. All the uses anticipated in this area
financial, restaurants, garden center, etc.) are permitted or
conditional uses in the CN district.
An alternative approach to the discussion of the conversion of
LA -3 land to CN is to review how it may or may not be suitable for
LA -3 usage. According to the LA -3 Guidelines and Criteria from
the Comprehensive Land Use Guide Plan, the type of residences
allowed in the LA -3 zone should be located where topography, tree
cover, and terrain would make development at a lower or higher
density unfeasible due to land costs or site improvement costs,
and which would require destruction of worthwhile features.
The location of the pond north of the 10 acre parcel in question
is a critical factor in the feasibility of the site for residen-
tial purposes. The residential area south of the pond is approxi-
mately 300 feet wide. This width does not allow for a street
fronted on both sides by residential units without adversely
affecting the protected wetland. One alternative would be a
single loaded roadway with the units backing on the CN zoned
property which would be an inefficient use of land and likely
unfeasible. A second alternative would be a street shared by the
CN property to the south and residential units on the north.
However, this would be poor land use planning in that two very
different land uses would be fronting on the same street.
GL9Z6SS-6 01 SSO I A83S '-306d COOMiS3M
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W06=1* Ott :9t `^6e6i-9T-AUW
Responses
Page 2
Therefore, the protected wetland seems to be the logical transi-
tion point between land uses. The 300 foot width south of the
pond can be utilized most efficiently if developed in conjunction
with the land to the south.
2. STAGED GROWTH ELEMENT CONSISTENCY
No comment necessary
3. USE STRUCTURE FOR INDIVIDUAL SITES
All the uses anticipated in this project are
district as permitted or conditional uses.
workable.
4. SCALE OF RETAIL DEVELOPMENT
MAY C.
CITY C,6`f
CQMMUNIT1` }" ........,.,
allowed in the CN
CN guiding is
It was not, and is not, the developers intent to provide a Commu-
nity Shopping Center (CSC) on this site. As shown in the
City's Land Use Guide Plan, this site is the largest CN site. The
previous project narrative mentioned an approximately 2-1/2 mile
trade area north and south of the site. This distance was an
approximation which has been used in the staff report to suggest
the project is larger than CN designation. A 2-1/2 mile drive is
consistent with the intent of CN which refers to a 115 minute drive
time". The proposed project site has no CN sites north (2-1/2
miles to the City limits) nor to the south (3 miles) until one
gets to Carlson Parkway. Clearly, with the ready access of I-494,
the site is reachable by an area larger than the Plymouth Creek
neighborhood. Business and industrial uses north and south of the
Plymouth Creek neighborhood will benefit from the retail area
proposed by Rockford Plaza. Further, the other residential neigh-
borhoods of the Community Structure Concept are not adversely
affected; their retail areas remain intact.
City Council Resolution No. 73-330 was intended for application to
CC (Community Shopping Center) sites. This does not seem appro-
priate for'spplication to this site. The Community Structure
Concept clearly called for CN on this site. The development
proposal is intended to provide 35 acres CN site plus 15 acres of
peripheral retail uses which are also CN. These peripheral uses
are not of a scale or nature to bring this project into CC level.
5. PRESERVATION OF NATURAL FEATURES
The site in question is 652 gravel mining operation. A farmstead
exists in the southwest corner. The edge next to I-494 has been
isturbed by highway construction. The only natural features of
the site exist along the north 300 feet of the site. This 300
foot strip includes some steep grassy uplands and aspen wood lots.
0'd BL926GS-6 Oi S30IO63S 'd08d WOMiS3M WOad TT:9Z 6661-GT-AdW
0
Responses
Page 3
The development of the site will not alter the MnDOT pond or
wooded shoreline to the southeast and will work closely with the
DNR to minimize the effect on the wetland to the north. Every
effort will be made to preserve wooded areas on-site. However,
the extent to which this can be accomplished is Beverly limited by
elevation of the surrounding road system. I-494 on the west is
30-40 feet higher than West Medicine Lake Road on the east. Also,
the gravel operation has excavated some areas of the site to 16
feet lower than the lowest surrounding road elevation. The siting
of large buildings and parking lots on a site with these limita-
tions is difficult at best. The preliminary grading plan relates
to these difficulties.
In conjunction with the shopping area development, a treatment
pond will be developed that will provide sedimentation and skkim-
ming and some attenuation of stormwater,discharge from the site.
The southerly and westerly edges of the pond will have side slopes
that are more gradual than 3 to 1 slopes and be vegetated with
natural wetland materials.
6. OTHER COMMENTS
a. Array Corps permit E.A.W., and I.S.P.
The petitioner acknowledges the need for these and has begun work
on them.
b. P.U.D, vs. Preliminary Plat with Genreal Development plan -
The City's attitude toward CN/CS is at the heart of this issue.
The petitioner feels a 50 acre CN P.U.D. would provide some flexi-
bility as a procedure to include some uses perhaps suited to CS.
c. Traffic
See attached
staff report
BL926SS-6
memo (Dick Koppy to Bill McHale in response to the
signed by Fred Moore dated May 10, 1989.)
Ol S30IA63S 'd06d aOOMIS3M W06J ZZ:9i 686T-BS-AHW
TO:
FROM:
SUBJECT:
M Z M 0 R A N D U M
3ii1 McHale. Ryar, Construction Co.
MAY
UTY OF PL.`.
Dick Koppy, Westwood Professional Services
Rockford Road PIaza Retail Center Project
Response to staff report dated May 10, 1989
Westwood has reviewed the City's memorandum dated May 10 relative to
the Concept Plan for the Rockford Road Plaza. :he following
responses are relative to the enumerated items In the City•s stafr'
report signed by Fred Moore.
Iterr. 1: Acknowledged.
Item 2: Acknowledged.
Item 3: These easements will os shown on the preliminary plat.
Item 4: These easements will be shown on the final plat.
Item S: An utility plan will be surimitted with the preliminary
submittal items.
Item b: Acknowledged.
Item 7: Westwood' is aware of these requirements. Currently, the
storm drainage system for the site is being designed. A
discrepancy in the City's Storm Drainage Comprehensive
Plan requirements has beer; found which will effect the
pipe sizing from the site and the ponding area that will
be required. Westwood staff will prepare a drainage plan
with their findings and it will be submitted to the City
with the preliminary submittal documents.
Item 8: This requirement is being implemented within the design
plans that are currently being prepared.
Item 9: County 'Rd. di Rlgl t, of Way -- The preparation of the
preliminary plat will be coordinated with Hennepin County.
The access with County Rd. 6l at the location shown on the
Concept Plan is acceptable to the developer.
Westwood, has eliminated the right in/right out from the
pian. :ioweve, , we have ccTsnunicated with Hennepin County
stair about the need for a right turn inronLY at this sate
location. There are two basic reasons for .this detail:
First, there is a cr iveway cut into the Site at this
location that was allocated by the County at the tins
S0'd SL926SS-6 0i S3oin83S 'd08d aoomiS3m x6-6 eT :9I 6e6S-eT-A1:m
County Road 9 was upgraded. We are requesting that the
driveway be allowed as a one way movement into the site.
No deleterious traffic movements Would occur onto County 9
trout the site.
Secondly, the allowance of a significant portion of
the site traffic to enter directly into the Target parking
lot from County Rd. 9 will alleviate traffic congestion
from the intersection of County Rd. 9 and Vineland Road
and on Vineland Road.
Westwood will submit a new site plan to the County Waith
this one way access shown.. This is based upon a request
ofof the Hennepin County staff.
Item 11: The developer agrees with all of the comments referring to
the S -R -F traffic report, with one exception. The
Westwood modeling, which is necessary because of the
Indirect Source Permit requirement for the development,
Indicates that the extension of County Rd. 61 does not
have to be concurrent with the proposed retail
development. please refer to the analytical modeling in
the Westwood Traffic study. These comments are not to '
Indicate that the developer is not in favor of extending
Counted Rd. 61. Rather, the timing of the retail
development and the opening of new County Rd. 61 north of
County Rd. 9 are in question.
Item 12: Relative to timing, the project meets the intent of the
Post 1990 Urban Service Area" portion of the
Comprehensive Plan because' the center will not be in
operation until after 1990. However, the developer $9rees
to follow the amendment process .with the City of Plymouth
and the Metropolitan Council.
90'd BL926SS-6 01 S30IO83S 'd08d QOOMIS3M WOad 2Z :9Z 696T-8Z-AHW
Sc
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: May 19, 1989
TO: Planning Co iss'on
FROM: Chuck Dill r unity Development Coordinator
SUBJECT: Additional Information Concerning Carbone's Conditional Use Permit
89022)
As directed by the Planning Commission at its meeting on May 17, 1989, the
Applicant has provided staff additional information with regard to both the
issue of delivery of restaurant products and outdoor seating of restaurant
patrons. With respect to delivery, we refer the Commission to the Applicant's
letter dated May 18, 1989, with regard to the market area for this delivery
service. Staff generally concurs with the "drift" of the market analysis
provided.
We note specifically that the Applicant is committing to a single delivery
driver. On that basis and with an appropriate condition confirming that
basis, we continue to recommend approval of the Conditional Use Permit to
include delivery service.
The Applicant in his letter of May 18, makes reference to earlier
consideration by the Planning Commission and City Council of a "plaza" area
off the west end of the main structure at Towne Centre at Parkers Lake. In
reviewing our records on the matter, we find that the Applicant had proposed a
limited amount of outdoor activity at this location as evidenced by the
approved architectural elevation for the structure and the enlarged non -drive
area depicted on the site plan. We have attached copies of both drawings from
those approved late in 1988. Based on this, we find that the approved site
plan for Towne Centre at Parkers Lake did anticipate outdoor dining at the
location that is now proposed.
We have spoken with the Applicant with regard to the quantitative impact of
the outdoor dining proposed. The Applicant has verbally agreed to include
whatever seating is proposed to be outdoors within the maximum of 90 seats
proposed for Carbone's Restaurant in the original Application. Based on this,
we find that the proposal for outdoor seating does not represent an increase
in the quantitative impact of the proposed Conditional Use Permit for a Class
II Restaurant.
File No. 89022
Page Two
May 19, 1989
Based on the foregoing, we have attached a new recommended Resolution of
Approval for a Conditional Use Permit that contains conditions responsive to
representations made by the Applicant with respect to some delivery and
outdoor dining.
Attachments:
1. Revised Resolution Approving Conditional Use Permit for a Class II
Restaurant.
2. Applicant's Letter dated May 18, 1989.
3. Architectural Elevation showing the west end of the Towne Centre at
Parkers Lake main building - as approved.
4. Copy of a portion of the Site Plan for the approved Towne Centre at
Parkers Lake main structure.
5. Agenda packet from the May 17, 1989 Planning Commission meeting.
memos:pl/cd/89022)
APPROVING A CONDITIONAL USE PERMIT FOR A CLASS II RESTAURANT FOR UNITED
PROPERTIES DEVELOPMENT COMPANY FOR CARBONE'S ITALIAN PIZZA TO BE LOCATED IN
THE TOWNE CENTRE AT PARKER'S LAKE (89022)
WHEREAS, has requested a Conditional Use Permit for a Class II Restaurant for
United Properties Development Company for Carbone's Italian Pizza to be
located in the Towne Centre at Parker's Lake located at the southeast corner
of Vicksburg Lane and 22nd Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for
United Properties Development Company for Carbone's Italian Pizza to be
located at the Towne Centre at Parker's Lake located at the southeast corner
of Vicksburg Lane and 22nd Avenue North, subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and
Ordinances, and violation thereof shall be grounds for revocation.
2. The permit is issued to United Properties Development Company as operator
of the facility and shall not be transferable.
3. The site shall be maintained in a sanitary manner.
4. All waste and waste containers shall be stored within approved designated
areas.
5. No independent signage is hereby approved. All signage shall be
responsive to the "Comprehensive Sign Plan" for the Towne Centre at
Parker's Lake Final Site Plan.
6. There shall.be no outside display, sales, or storage of merchandise or
related materials.
7. The Conditional Use Permit will be renewed annually.
8. Home delivery shall be limited in scale to one driver at any time. Home
delivery hours shall be 8:00 a.m. - 11:00 p.m. weekdays and 8:00 a.m. -
1:00 p.m. Friday and Saturday.
9. Outdoor dining shall be permitted consistent with the approved Site Plan,
with seating to be counted within the 90 seats approved for the total
restaurant.
May 18, 1989
Mr. Charles E. Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
RE: Carbone's Conditional Use Permit
Dear Chuck:
As you will recall, two concerns were expressed by the Planning
Commission regarding the delivery function of the Carbone's
restaurant. The following is my understanding of the concerns as
well as a response to each:
1. Delivery area. Jerry Carbone has stated that the great
majority of the deliveries he will make will be within a
one-half mile radius of his restaurant. He perceives
the higher density developments such as Mallard Proper-
ties' multi -family projects, as well as Larry Laukka's
condominium projects to be his bread and butter.
Apartment and condominium dwellers are typically
residents that have opted for a more maintenance -free
lifestyle, i.e. dinner delivered. It is not Carbone's
intention nor is it profitable for Carbone's to deliver
pizza throughout the City of Plymouth. Residents living
near the Pizza Hut located at Highway 101 and County
Road 6 have a natural tendency to order from that
restaurant. Thus, Carbone's nearest competitor, which
is only one mile away, quickly mandates a half mile
primary trade area.
Carbone's is a neighborhood restaurant. The great
majority (90%) of their revenue is generated by their
sit-down business. Because the number of residents
anticipated to live in the Parkers Lake PUD is so great,
it is natural to assume some of the residents will
prefer a delivery service.
3500 West 80th Street Suite 100 Minneapolis, MN 55431 (612) 831-1000
Mr. Charles Dillerud
Page Two
May 18, 1989
2. Operational procedures. Dick and Jerry Carbone are
operating 12 restaurants around the Twin Cities.
Through 20+ years of operational experience, they have
set strict operational parameters for the pizza delivery
service.
To ensure that their drivers uphold the restaurant's good name,
they are required to have unblemished driving records. Any
traffic violation will lead to immediate termination of the
employee. Complaints registered by either fellow motorists or
residents regarding an individual's driving is also grounds for
immediate termination. A driver's automobile must pass Dick or
Jerry's approval at the time of hiring, and must be maintained in
good condition at all times. Insurance is maintained on the
automobile at all times.
Carbone's will have one person designated to serve delivery
orders at any one time. This individual will also assist in
other work at the restaurant while not on delivery. Carbone's
will provide a delivery service until 10:00 P.M. during winter
week days, 11:00 P.M. during summer week days, and until
1:00 A.M. on weekend evenings.
The Planning Commission also expressed concern over the outdoor
dining area. I would like to emphasize that we have always
presented this patio as an area that could be used for a small
outdoor dining area. Please refer to the site plan originally
submitted for the preliminary plan and plat and note the play
area/plaza designation for this area. Also, I would ask you to
look at the elevations submitted in the preliminary plan and plat
application package which showed this end -cap as a restaurant
with limited outdoor dining. It has never been our intention to
expand our usable space by adding this outdoor dining area, but
instead to provide an attractive end -cap for the building through
the use of colorful umbrella tables and also to provide a
seasonal outdoor dining area. This area will likely be used for
limited dining during four months out of the year and will not
house more than several tables, thus, not measurably expanding
the restaurant's capacity. Likewise, the center's ability to
provide adequate parking will not be impacted by this feature.
Given that the outdoor dining area has always been presented to
the City as an option that we would pursue, and that the dining
in this area would be limited to the warm months and only several
tables, I would ask you to recommend to the Planning Commission
to approve this limited outdoor dining.
NAKY . 1385=
Mr. Charles Dillerud
Page Three
May 18, 1989
Assuming establishing a specific delivery area is a mute issue,
as both economics and market clearly dictate, I would also ask
you to recommend approval of the delivery function of Carbone's
based on their significant operating experience as well as their
well established operating guidelines.
Sincerely yours,
T
Brian P. Carey
Project Manager
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE May 12, 1989 COMMISSION MEETING DATE: May 17, 1989
FILE NO.: 89022
PETITIONER: United Properties Development Company
REQUEST: Conditional Use Permit to locate a Class II Restaurant
Carbone's Italian Pizza) in the Towne Centre at Parker's
Lake Neighborhood Retail Site
LOCATION: Southeast corner of Vicksburg Lane and 22nd Avenue North
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING:
BACKGROUND:
MPUD 83-1
MPUD Preliminary Plat/Plan approval for the Towne Centre at Parker's Lake
Retail Development was approved by the City Council by Resolution 88-442 on
August 1, 1988. The MPUD Final Plan was approved by Resolution 88-790 on
November 7, 1988.
Notice of this Public Hearing has been published in the official City
newspaper and all property owners within 500 feet have been notified. A
Development Sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to locate a Class II Restaurant (Carbone's) within
a 2,200 square foot section of the Towne Centre at Parker's Lake
Neighborhood Shopping Center. The area designated for Carbone's is the
extreme westerly end with a 40 foot bay width. Carbone's indicates that
105 square feet of the facility will be used "take out" purposes and the
facility will seat 90.
2. Conditional uses are governed by provisions of the Zoning Ordinance. The
Planning Commission has been directed by the Ordinance to consider 6
criteria in its review of all Conditional Use applications. A copy of
those criteria is attached. The applicant has provided a narrative in
support of the proposed use with respect to the Conditional Use Permit
Criteria.
Page Two
3. Based on the design indicated by the petitioner, the offstreet parking
component related to the Class II restaurant here proposed will be 42
spaces. The offstreet parking need generated by 2,200 square feet of
typical" retail activity at 6 spaces per 1,000 square feet would be 14.
By inclusion of this Class II restaurant facility, the Ordinance formulas
indicate that offstreet parking demand will be nearly triple that of other
retail uses in this square footage.
4. Approval of the Towne Centre at Parker's Lake Neighborhood Retail Facility
was responsive to specific provisions of the Planned Unit Development
Ordinance with respect to retail activities servicing the PUD within which
they are located. The use structure was established by the City Council
provides for any uses as allowed or conditional in the B-2 District. The
proposed use is responsive to that provision.
PLANNING STAFF COMMENTS:
1. The proposed use appears to adequately respond to the 6 Conditional Use
Criteria as they are applicable for a proposal such as this.
2. We note for the benefit of t
the property owner that this
offstreet parking spaces tha
portion of the Towne Centre
selection of tenants for the
be made with full knowledge
future restaurant uses that
RECOMMENDATION:
he Planning Commission, and most importantly,
use absorb exactly triple the number of
t a conventional retail use would for this
at Parker's Lake Development. Future
balance of the Centre's square footage should
of the impact of this restaurant use and any
may be considered.
We hereby recommend approval of the Conditional Use Permit for a Class II
Restaurant at Towne Centre at Parker's Lake consistent with the usual
conditions provided for this type of use, including annual renewal of the
Conditional Use Pe i .
Submitted by: o QWA2.4
Charles E. Diller -u , Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution Providing for Approval
2. Petitioner's Narrative in Support of the
3. Conditional Use Permit Criteria
4. City Council Resolution 88-790
5. City Council Resolution 88-442
6. Location Map
7. Site Map
of the Conditional Use Permit
Conditional Use Permit
APPROVING A CONDITIONAL USE PERMIT FOR A CLASS II RESTAURANT FOR UNITED
PROPERTIES DEVELOPMENT COMPANY FOR CARBONE'S ITALIAN PIZZA TO BE LOCATED IN
THE TOWNE CENTRE AT PARKER'S LAKE (89022)
WHEREAS, has requested a Conditional Use Permit for a Class II Restaurant for
United Properties Development Company for Carbone's Italian Pizza to be
located in the Towne Centre at Parker's Lake located at the southeast corner
of Vicksburg Lane and 22nd Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for
United Properties Development Company for Carbone's Italian Pizza to be
located at the Towne Centre at Parker's Lake located at the southeast corner
of Vicksburg Lane and 22nd Avenue North, subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and
Ordinances, and violation thereof shall be grounds for revocation.
2. The permit is issued to United Properties Development Company as operator
of the facility and shall not be transferable.
3. The site shall be maintained in a sanitary manner.
4. All waste and waste containers shall be stored within approved designated
areas.
5. No independent signage is hereby approved. All signage shall be
responsive to the "Comprehensive Sign Plan" for the Towne Centre at
Parker's Lake Final Site Plan.
6. There shall be no outside display, sales, or storage of merchandise or
related materials.
7. The Conditional Use Permit will be renewed annually.
CONDITIONAL USE PERMIT REQUEST
CARBONE'S ITALIAN RESTAURANT
On November 7, 1988, the City of Plymouth City Council passed
Resolution 88-790 approving the final plan and plat of the
Parkers Lake North, Fifth Addition (Towne Centre at Parkers
Lake). Item #13 of the resolution states that "all uses should
be those listed as permitted in a B.2. district, including
convenience grocery with gasoline dispensing not to exceed 5,000
SF, and all other uses which are shown as conditional uses in a
B.2. district may be allowed, but shall require a conditional use
permit". According to Section 9 of the City of Plymouth Zoning
Ordinance, any restaurant that has a delivery service or allows
food to be carried out of the premises requires a conditional use
permit under the B.2. zoning classification.
Carbone's Italian Restaurant has signed a lease for 2,200 SF with
United Properties for space in the Towne Centre at Parkers Lake
development. Carbone's is widely known for its exquisite pizza,
pastas, and Italian sandwiches. The restaurant would have a
capacity to seat 90 people and would also provide delivery
service. Although the great majority of Carbone's business is of
the type much more closely resembling a Class #1 restaurant,
because a carry -out and delivery service is offered, the Plymouth
zoning ordinance defines this business as a Class #2 restaurant.
Class #2 restaurants are given the following three categories
within which to fit:
1. Fast food restaurants --a majority of customers order and
are served their food at a counter and take it to a
table or a counter where it is consumed. However, a
significant number may take the food outside to eat in
an automobile or off the premises. Because food
preparation at Carbone's takes 20-30 minutes from the
time the food is ordered, it clearly does not fit within
the fast food restaurants.
2. Drive-in restaurant --most customers consume their food
in an automobile regardless of how it is served. The
Carbone's restaurant will not have a drive-thru window,
instead will provide seating for 90 people. Because the
great majority of the clientele eat the food within the
Carbone's restaurant, it is clearly not a drive-in
restaurant.
Page 2
3. Carry -out and delivery restaurant --food is prepared for
consumption off the premises only. As was mentioned
above, the restaurant will have a seating capacity for
90 people; thus, food is clearly not prepared for
consumption off the premises only.
A Class #1 restaurant is defined as a traditional restaurant --
food is served to a customer and consumed by him while seated at
a counter or a table. While this definition exactly fits the
typical Carbone's client, because there is a small amount of
carry -out and delivery service, United Properties Development
Company is hereby requesting a conditional use permit for the
Carbone's Italian restaurant to be located at Towne Centre at
Parkers Lake.
Section 9, Paragraph 2.a. states that the Planning Commission
will review the application and consider its conformance with the
following standards:
1. Compliance with and effect upon the comprehensive plan.
Because the Italian restaurant under consideration is
clearly much more of a traditional restaurant than that
of a typical fast food restaurant or drive-thru
restaurant, the use fits within the B.2. uses approved
for the site, which is in turn in compliance with the
comprehensive plan.
2. The established maintenance or operation of the
conditional use will promote and enhance general public
welfare and will not be detrimental to or endanger the
public health, safety, morals, or comfort. Carbone's
are very reputable restaurant owners and managers
throughout the Twin Cities, and thus have established a
strong maintenance and operational program which serves
very high quality Italian food, thereby, enhancing the
general public's welfare. In no way will the restaurant
be detrimental or endanger the public health, safety,
morals, or comfort.
3. The conditional use will not be injurious to the use and
enjoyment of other property in the immediate vicinity
for the purposes already permitted, nor substantially
diminish and impair property values within the
neighborhood. I have attached a letter signed by Larry
Laukka from Laukka Development who is developing the
single family homes and town homes to the south, east,
and north of the proposed restaurant. Larry not only
approves of the restaurant, he encourages it and feels
strongly that it will enhance the quality of living at
Parkers Lake, thus enhancing property values.
Page 3
4. The establishment of the conditional use will not impede
the normal and orderly development and improvement of
surrounding for uses permitted in the district. Once
again, I refer you to the attached letter from Larry
Laukka.
5. Adequate measures have been, or will be, taken to
provide ingress/egress in parking designed as to
minimize traffic congestion in the public streets. The
number of parking stalls, as well as the parking ratio,
for Towne Centre has been approved by the Planning
Commission and City Council. As can be seen on our site
plan, if the approved parking is deemed to be inadequate
in the future, we have provided for additional future
parking.
6. The conditional use is, in all other respects, conform-
ing to the applicable regulations of the district in
which it is located.
APPLICANT:
rian P. Care
Project Manager
DATE:
Attachment
CONDITIONAL USE PERMIT STANDARDS
FROM SECTION 9, SUBDIVISION A
OF THE PLYMOUTH ZONING ORDINANCE
2. Procedure. Before any Conditional Use Permit may be granted, the application
therefore, shall be referred to the Planning Commission for purposes of evalua-
tion against the standards of this Section, Public Hearing, and development of a
recommendation to the City Council, which shall make the final determination as
to approval or denial.
a. The Planning Commission shall review the application and consider its con-
formance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be detrimen-
tal to or endanger the public health, safety, morals or comfort.
3) The conditional use will not be injurious to the use and and enjoyment
of other property in the immediate vicinity for the purposes already
permitted, nor substantially diminish and impair property values within
the neighborhood.
4) The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the District.
5) Adequate measures have been or will be taken to provide ingress, egress,
and parking so designed as to minimize traffic congestion in the public
streets.
5) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
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 7th day
of Novembe; 19 88 The following members were present:
Mayor Schneider, Councilmembers Vasiliou, Ricker Zitur and Sisk
The following members were absent: None
Councilmember Ricker introduced the following Resolution and
moved its adoption:
RESOLUTION 88- 790
SETTING PLAT CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL
PLAT/PLAN FOR PARKERS LAKE NORTH 5TH ADDITION (TOWNE CENTRE AT PARKERS LAKE)
FOR UNITED PROPERTIES DEVELOPMENT COMPANY (88065) (MPUD 83-1)
WHEREAS, the City Council has approved the PUD Final Plat and Development
Contract for Parkers Lake North 5th Addition (Towne Centre at Parkers Lake) as
requested by United Properties Development Company;
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 to
be met, prior to recording of, and related to said plat:
1. Compliance with the City Engineer's Memorandum..
2. No Building Permits shall 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
any open storm water drainage facility.
5. Yard setbacks shall be consistent with the approved plan.
6. Wall signage shall be per B-2 District Shopping Center Requirements of the
Zoning 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 to be issued until the Final Plat is filed and
recorded with Hennepin County.
9. The Final Plat mylars shall contain a statement noting that the plat is
part of the approved MPUD 83-1 per Section 9 of the Zoning Ordinance.
Resolution No. 88-790
Page 2
10. Access shall be limited to internal public roads and prohibited from
Vicksburg Lane.
11. Compliance with City Council Resolution No. 87-176 approving the overall
Parkers Lake North MPUD.
12. Construction of the 13 space deferred parking area adjacent to Vicksburg
Lane shall be required at such time as the City determines the constructed
parking for the site is deficient per Ordinance off-street parking
standards.
13. Allowable Uses shall be those listed as permitted in a B-2 district
including a convenience grocery with gasoline dispensing not to exceed
5,000 square feet, and all other uses which are shown as conditional uses
in a B-2 district may be allowed, but shall require a Conditional Use
Permit.
14. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
The motion for adoption of the foregoing Resolution was duly seconded
by Councilmember Vasi_liou , and upon vote being taken thereon,
the following voted in favor thereof: mayor Schneider, Counrilmemhers Vasiliou,
Ricker. Zitur and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
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 1stday of August ,
1988 The following members were present: Mayor Schneider, Councilmembers
Vasiliou Ricker Zitur and Sisk
The following members were absent: None
Mayer Schneider introduced the following Resolution and
moved its adoption:
RESOLUTION NO. 88-442
APPROVING MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT FOR UNITED
PROPERTIES FOR TOWNE CENTRE AT PARKERS LAKE (88065)
WHEREAS, United Properties has requested approval for a Mixed Planned Unit
Development, Concept Plan, Preliminary Plan/Plat for Towne Centre at Parkers
Lake for a 26,000 square foot neighborhood convenience store (two structures)
on 4.27 acres located at the southeast corner of Vicksburg Lane and 22nd
Avenue North; and,
WHEREAS, the Zoning Ordinance in Section 9, Subdivision B., 2., a., (3),
provides for the integration of small retail convenience centers within an
RPUD provided such uses are designed and intended primarily for use of the
residents in the development and are not in conflict with the intent of the
Comprehensive Municipal Plan as to maintaining the integrity of the
neighborhood concept; and,
WHEREAS, the Planning Commission has reviewed the 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 Mixed Planned
Unit Development Preliminary Plan/Plat for United Properties For Town Centre
at Parkers Lake located at the southeast corner of Vicksburg Lane and 22nd
Avenue North, 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. Provisions for trail easements per Comprehensive Park Plan, as verified
by the Parks and Engineering Departments, with submittal of detailed pans
as to construction of the trail per City standards.
din
RESOLUTION NO. 88- 442
Page 2
5. 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 with
Hennepin County.
6. Street names shall comply with the City Street Naming System.
7. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
8. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
9. No Final approval is given or emphasized for site details such as
setbacks, parking, landscaping, and circulation, including the City trail
and pedestrian access across Vicksburg Lane; these will be addressed with
the Final Plat and Plan.
10. Compliance with City Council Resolution 87-176 approving the overall
Parkers Lake North MPUD.
11. No uses are approved at this time except a convenience/gas store not to
exceed 5,000 sq -ft.; and, the proposed mix of uses shall have a maximum
traffic generation rate of 6,800 trips per day.
The motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Vasiliou , and upon vote being taken thereon, the
following voted in favor thereof: Mayor Schneider Councilmembers Vasi_liou.
Ricker Zitur and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
on
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