HomeMy WebLinkAboutPlanning Commission Packet 06-14-1989SA
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 6, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89007
PETITIONER: Super America by Karl Kaupp
REQUEST: Rezoning, Site Plan, Conditional Use Permit and Final Plat
to construct a convenience store/gasoline facility
LOCATION: Southeast corner of Nathan Lane and County Road 10 (Bass
Lake Road)
GUIDE PLAN CLASS: CN (neighborhood shopping center)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
The latest development approval concerning the site took place in 1987. On
May 4, 1987, by Resolution 87-273, the City Council approved a Preliminary
Plat, Variance and General Development Plan Amendment related to the expansion
of the Superior Ford site, but including this site as well. On June 1, 1987,
the City Council adopted Resolution 87-331 approving the Final Plat for the
Bass Lake Plaza, 3rd Addition, with this site a portion of Outlot A of that
addition.
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 Final Plat Outlot A of Bass Lake Plaza, 3rd
Addition to create the 2.17 acre site for the convenience store facility.
The balance of Outlot A will become Outlot A of the Bass Lake Plaza, 4th
Addition. The Site Plan and Conditional Use Permit are for the
construction of a convenience store with gas facilities totaling 2,952
square feet in area.
2. Final platting and development of this general vicinity (west of Superior
Ford and Walser Chevrolet) has not taken place until this time because
municipal sanitary sewer has only recently become available. With the
recent extension of sanitary sewer to the area, this site becomes eligible
Page Two
File 89007
for urban development responsive to the General Development Plan
previously approved in 1987. A Rezoning from FRO to B-2, consistent with
the Land Use Guide Plan for this area is compatible with the Urban Service
District status of the site.
3. The Site Plan for the convenience store/gasoline facility has been
reviewed responsive to the various ordinances and policies of the City of
Plymouth with respect to development within this zoning classification.
The Site Plan is consistent with setback, parking, and signage divisions
of the Zoning Ordinance. In addition, the Site Plan meets landscape
policy requirements; proposes screening of roof top equipment; and
proposes a screen trash enclosure constructed consistent with the Zoning
Ordinance standards and, the signage plan is consistent with Zoning
Ordinance Sign standards.
A portion of the site is within the 300 foot Shoreland Overlay of Bass
Creek. Impervious surfacing within that Shoreland Overlay is under the 30
percent maximum provided for by the Zoning Ordinance. The balance of the
Site Plan design meets the requirements and policies of the City with
respect to engineering and other related matters.
4. The applicant has also applied to the City Council for variance to the
Fire Code to allow construction without a fire lane surrounding the
proposed structure. The Fire Chief has recommended approval of that
variance, and the City Council will consider that recommendation
concurrent with consideration of the Planning and Zoning applications.
5. The site is located in the Shingle Creek Watershed District and does
contain a hydrological feature (Bass Creek) on the south end. The site is
also constrained by an existing Shoreland and Flood Plain Overlay area on
the south end. Related to the Bass Creek corridor, the site also contains
a limited amount of wetlands area, but no significant woodlands. The only
slopes of significance on the site are, again, related to the Bass Creek
drainage corridor. While the site is constrained to some degree by the
existence of the Bass Creek drainage corridor, the site design proposed is
in harmony with those constraints.
6. The structure is proposed to be constructed consistent with the standard
Super America appearance motif found throughout the Metropolitan area.
The structure will be of windows and face brick with a sign face and
canopy in the usual blue and white color configuration. The appearance of
the site is consistent with that normally expected of this type of use,
and generally consistent with the appearance of sites that already exist,
or will exist in the future, in this vicinity. The Landscape Plan and the
Grading Plan depict, in addition, berm treatment on all street exposures
of the site of at least 4 feet.
7. Petitioner has submitted a stacking plan consistent with the City
Ordinance that depicts the ability to retain at least 6 vehicles on site
for each lane of service. (A total of 24 vehicles).
Page 3
File 89007
8. The applicant, by his letter of February 22, 1989, has submitted narrative
support for his Conditional Use Permit application.
PLANNING STAFF COMMENTS:
1. Rezoning of the site is consistent with the Urban Development Policy of
the City of Plymouth with respect to the eligibility for Zoning upon the
availability of Municipal Sewer. The site is guided CN (neighorhood
shopping) and is subject to a General Development Plan supportive of CN -
type uses. The B-2 Zoning proposed consisted with both the General
Development Plan and the Land Use Guide plan.
2. The Site Plan and Conditional Use Permit are both responsive to the
respective City ordinances and policies with regards to site design and
criteria provided by the Zoning Ordinance for the issuance of Conditional
Use Permits.
3. The Final Plat proposed is consistent with the approved Preliminary Plat
and General Development Plan and the design of the Subdivision Ordinance
with respect to Final Plats.
RECOMMENDATION:
I hereby recommend approval of the Site Plan, Conditional Use Permit,
Rezoning, and Final Plat. Draft approval recommendations are attached
reflecting this reco tion.
Submitted by:
Charles Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution approving the Final Plat
2. Draft Resolution setting conditional prior to filing of
3. Draft Ordinance approving Rezoning for Draft Resolution
Plan and Conditional Use Permit.
4. Engineer's memo
5. Location map
6. Conditional Use Permit criteria
7. Petitioner's letter of February 22, 1989
8. City Council Resolution 87-273
9. City Council Resolution 87-332
10. Approved General Development Plan
pl/cd/89007:dl)
the Final Plat
approving the Site
APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR BASS LAKE PLAZA 4th ADDITION
FOR SUPERAMERICA (89007).
WHEREAS, SuperAmerica has requested approval for Final Plat for Bass Lake
Plaza 4th Addition, a plat for 1 lot and 1 outlot on approximately 12 acres
located at the southeast corner of Nathan Lane and County Road 10; and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval; and
WHEREAS, the City staff has prepared a Development Contract covering the
improvements related to said plat;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Final Plat and
Development Contract for SuperAmerica for Bass Lake Plaza 4th Addition located
southeast corner of Nathan Lane and County Road 10; and,
FURTHER, that the Development Contract for said plat be approved, and that the
Mayor and City Manager be authorized to execute the Development Contract on
behalf of the City.
pc/cd/89007/fp:dbc)
SETTING CONDITIONS TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
LOCATED AT THE SOUTHEAST CORNER OF NATHAN LANE AND COUNTY ROAD 10 (89007)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at the southeast corner of Nathan Lane and County Road 10 from FRD
Future Residential Development) to B-2 (Shopping Center Business) in
conjunction with approval of the Preliminary Plat for Bass Lake Plaza 4th
Addition.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the Final Plat for
Bass Lake Plaza 4th Addition to be filed with Hennepin County prior to the
publication of said Ordinance.
pc/cd/89007/sc:dbc)
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS
Section 1. Amendment of Ordinance. Ordinance No. 80-9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD to B-2
with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 89007
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council day of
Mayor
ATTEST
City Clerk
File
pc/cd/89007/ordin:dbc)
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR SUPERAMERICA(89007)
WHEREAS, SuperAmerica has requested approval of a Site Plan and Conditional
Use Permit for a 2,952 square foot convenience store with motor fuel to be
located at the southeast corner of Nathan Lane and County Road 10; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for SuperAmerica,
for a Site Plan, for a 2,952 square foot convenience store with motor fuel to
be located at the southeast corner of Nathan Lane and County Road 10, subject
to the following conditions:
1. Compliance with the City Engineer -'s Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of Building Permit issuance.
3. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
5. All signage shall be in compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes except a variance is hereby granted to firelane standardds as
recommended by the Fire Chief.
8. All waste and waste containers shall be stored within the enclosure, and
no outside storage is permitted.
9. An 8-1/2 x 11 inch "As Built" Fire Protection Plan shall be submitted
prior to the release or reduction of any site improvement bonds per City
Policy.
10. No Building Permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
11. There should be no outside display, sales or storage of merchandise or
related materials.
pc/cd/89007/appsp:dbc)
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR
BASS LAKE PLAZA 4th ADDITION FOR SUPERAMERICA (89007)
WHEREAS, the City Council has approved the Final Plat and Development Contract
for Bass Lake Plaza 4th Addition as requested by SuperAmerica.
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. The Ordinance rezoning the property shall be published upon evidence that
the Final Plat has been filed and recorded with Hennepin County.
3. Payment of park dedication fees-in-lieu of dedication in accordance with
City Policy in effect at issuance of Building Permit.
4. Removal of all dead or dying trees from the property at the owner's
expense.
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 yard setback variances are granted or implied.
7. Approved variances are: From the Fire Code for construction of fire
lanes.
8. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
9. No Building Permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
10. Private Drive access shall be limited to internal public roads and
prohibited from: Bass Lake Road (County Road 10).
pc/cd/89007/fpsc:dbc)
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: June 6, 1989
FILE NO.: 89007
PETITIONER: Karl F. "Bud" Kaupp, Superamerica, 1240 West 98th Street,
Bloomington, MN 55431
FINAL PLAT: BASS LAKE PLAZA 4TH ADDITION
LOCATION: South of County Road 10, east of Nathan Lane in the southeast 1/4 of
Section 1.
ASSESSMENT RECORDS:
N/A Yes No
1. — X —
2. — x —
3. — x —
4.
5.
Watermain area assessments have been levied based on proposed use.
Sanitary sewer area assessments have been levied based on proposed
use.
SAC and REC charges will be payable at the time building permits
are issued. These are in addition to the assessments shown in No.
1 and No.-2-
Area
o.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.
Area assessments: None
Other additional assessments estimated: None
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. A ten foot drainage and
utility easement shall be provided adjacent to County Road 10 and
all along Nathan Lane, six foot wide drainage and utility
easements shall be provided on the east and south property line.
N/A Yes No
7. X All standard utility easements required for construction are
provided -
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been
reviewed with the final construction plans and the following
changes are necessary:
8. — X _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water drainage plan.
9. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. This is not an automatic process
in conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions
of easements proposed to be vacated.
10. X The Owner's Duplicate Certificate of Title has been submitted to
the City with this application - If it is subsequently determined
that the subject aronerty is abstract nronerty, then this
requirement does not annly.
It will be necessary for the property owner to provide the city
attorney with the Owner's Duplicate Certificate of Title in order
that he may file the
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR Bassett Creek
Mn DOT Minnehaha Creek
X Hennepin County Elm Creek
MPCA Shingle Creek
State Health Department Army Corps of Engineers
Other
2
N/A Yes No
12. _ X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection
of and
15. _ X All existing street rights-of-way are required width -
Additional right-of-way will be required on As shown on the Final
Plat for Nathan Lane.
UTILITIES:
16. _ X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be
responsible for constructing the necessary sanitary sewer, water,
storm sewer and streets needed to serve this plat. A registered
professional engineer must prepare the plans and profiles of the
proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development.
3
N/A Yes No
17. _ X Final utility plans submitted comply with all City requirements -
The developer has submitted the required construction plans for
the proposed sanitary sewer, watermain and storm sewer facilities;
and has also furnished profiles of these utilities as well as the
proposed street system (public and private). For the median
within Nathan Lane. This construction is the responsibility of
the develoRer, the work shall be done concurrently with the
building construction.
18. X _ _ Per developer's request final plans will be prepared by the City.
If it is their desire to have the City construct these facilities
as part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1
of the year preceding construction, if the developer is paying
100% of the cost.
19. X Minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
20. X The construction plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required: The watermain along
County Road 10 will be installed at a later date by the City.
21. X _ _ The construction plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required: The sanitary sewer is
already in place.
4
N/A Yes No
22. _ X It will be necessary to contact Bob Fasching, the City's public
utility foreman, 24 hours in advance of making any proposed
utility connections to the City's sanitary sewer and water
systems. The developer shall also be responsible for contacting
Jim Kolstad of the Public Works Department for an excavating
permit prior to any digging within the City right-of-way. All
water connections shall be via wet tay.
RKIM UR z NE•• • • 4;•
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted
to the City's consulting engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan.
All of their recommendations shall be incorporated in a revised
plan. The grading and drainage plan shall also indicate proposed
methods of erosion control, including the placement of silt fence
in strategic locations. Additionally, the following revisions
will be necessary: Shall comply with DNR requirements concerning
the outflow into the protected wetlands.
SPECIAL CONDITIONS REQUIRED:
24. A. The developer shall place iron monuments at all lot and block corners and at
all other angle points on the boundary lines. Iron monuments shall be placed
after all street and lawn grading has been completed in order to preserve the
lot markers for future property owners.
B. A development contract will not be required for this Final Plat.
C. A financial guarantee to guarantee the construction of the median shall be
included with the letter of credit furnished to the Planning Department for
the Site Plan Agreement.
D. This plat shall not make any alterations to Bass Creek within Lot 1, Block 1.
Any changes to the creek within Outlot A must be approved by the City Council
when it is replatted.
E. When Outlot A is replatted, the developer will be responsible to widen and
reconstruct Nathan in accordance with the traffic study dated April 5, 1988,
City Project No. 765.
Submitted by:
Fred G. Moore, P.E.
Director of Public Works
5
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: June 6, 1989
FILE NO.: 89007
PETITIONER: MR. Karl F. "Bud" Kaupp, 1240 98th St., Bloomington, Mn. 55431
SITE PLAN: SUPER AMERICA
LOCATION: South of County Rd. 10, east of Nathan Ln. in the southeast quarter
of Section 1.
ASSESSMENT RECORDS:
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No 1 and
No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Site Plan approval:
4. Area assessments estimated - None.
5. Other additional assessments estimated: None.
LEGAL/EASEMENTS/PERMITS:
6. _ _ X Property is one parcel -
The approval of the site plan as proposed requires that a lot
consolidation be approved by the City Council and the necessary
resolution should be processed at the same time as the site plan
approval. The Final Plat of Bass Lake Plaza 4th Addition must be
aRRroved and recorded before a building permit can be issued.
N/A Yes No
7. _ _ X Complies with standard utility/drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.) Will comRly with the filing of the final plat of
Bass Lake Plaza 4th Addition.
8. _ _ X Complies with ponding requirements -
9. _ X _
10. X
11. X _ _
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements. See Item 7.
All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities.
All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated.
The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
12. _ _ X All necessary permits for this project have been obtained -
13. _ X
14. X_
15. — X —
16. _ X
The following permits must be obtained by the developer:
X DNR
MN DOT
X Hennepin County
MPCA
State Health Department
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review. to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
N/A Yes No
17. _ X Hydrant valves provided -
All new fire hydrants shall be valved with 6" gate valves per City
Engineering Guidelines Detail Plate No. W-2. This plate should be
referenced on the site plan.
18. _ X Sanitary sewer clean -outs provided -
It will be necessary to provide clean -outs on the proposed internal
sanitary sewer system at a maximum of 100 foot intervals.
19. X _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
20. _ X All existing street right-of-ways are required width -
Additional right-of-way will be required on As shown on the final
plat for Bass Lake Plaza 4th Addition.
21. _ X Complies with site drainage requirements -
The,City will not permit drainage onto a City street from a private
parking lot; therefore, the site plan shall be revised accordingly.
4-
N/A Yes No
22. _ X Curb and gutter provided -
The City requires B-612 concrete curb and gutter at all entrances
and where drainage must be controlled, Curb Stone may be used where
it is not necessary to control drainage. For traffic control either
B-612 or curb stone is required around the bituminous surfaced
parking lot. The site plan shall be revised to indicate compliance
with this requirement.
23. _ X _ Complies with parking lot standards -
The City will require that all traveled areas within the parking
lot, as well as the proposed entrances, shall be constructed to a
7 -ton standard City design with six inches of Class 5 100% crushed
limestone and three inches of 2341 wear or five and one-half inches
of 2331 base and two inches of 2341 wear. All parking areas may be
constructed to a standard 5 -ton design consisting of four inches of
Class 5 100% crushed base and two inch bituminous mat. The site
plan shall be revised to indicate compliance with these
requirements.
STANDARDS:
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right-of-way. All connections to the water system shall be
via wet tap.
25. _ X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As-Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Items 7. 8. 12 and 27A.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. Shingle Creek Watershed District has reviewed the grading, drainage and storm
sewer plan. The size of the project does not require storm water treatment.
The skimmer proposed to be constructed in manhole 2 shall be removed.
B. A financial guarantee to guarantee the construction of the median shall be
included with the letter of credit furnished to the Planning Department for
the Site Plan Agreement.
Submitted by: _i./fid :
Fred G. Moore, P.E.
Director of Public Works
6-
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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.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
MVA
AML
SUPERAMERICA
Feb. 22, 1989
Mr. Al Cottingham
City of Plymouth
Planning Department
3400 Plymouth Boulevard
Plymouth, MN 55447
Division of Ashland Oil, Inc.
1240 West 98th Street
Bloomington, Minnesota 55431
612-887-6100
RE: Application for Conditional Use Permit
Dear Al:
Ashland Petroleum Company is requesting the issuance of a
conditional use permit for the operation of a typical
SuperAmerica convenience type food store with self service
gasoline (see complete site plan).
Described below, by item, is SuperAmerica's basis for
conformance with the City of Plymouth, Section 9 conditional
use permit criteria.
1) The site is presently zoned FRD and would be rezoned to
B-2 (service business) district. The requested
conditional use permit is in compliance with and has
no deterrent effect upon the Comprehensive Plan.
2) The establishment, maintenance and operation of a
SuperAmerica store will promote and enhance the general
public welfare by providing goods and services that are
greatly needed in the northeast corner of Plymouth. It
has been SuperAmerica's experience that the public
health, safety, morals or comfort are not at risk by
the establishment of a SuperAmerica store.
3) By developing and operating an attractive and
successful SuperAmerica store, the use and enjoyment
of other properties in the immediate vicinity will be
enhanced. The granting of a conditional use permit
will also significantly increase the value of other
properties in the immediate vicinity by acting as a
magnet for other development.
4) The establishment of the conditional use permit does
not hinder or obstruct orderly development and
orderly development and improvement of any surrounding
property.
Letter to Al Cottingham
Feb. 22, 1989
Page 2
5) A traffic study has been completed and is in the city's
possession. The results of this study will assist in
accomplishing minimal traffic congestion.
6) It is my understanding that this conditional use permit
request conforms to the applicable regulations of the
district which it is located.
Sincerely,
Karl " ud" Kaupp
Zoning and Permit Acquisition
cm
cc: Tim Mannie
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the City Council of the
L, City of Plymouth, Minnesota, was held on the –nth day of May , 1987. The .
following members were presents Mayor Schnei er ouncilmem ers Graint Slik, _
Vasiliou and Zitur The
following members were absent: none
Ma or Schneider introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 87 - 273
APPROVING PRELIMINARY PLAT, VARIANCE, AND GENERAL DEVELOPMENT PLAN AMENDMENT FOR
SUPERIOR FORD, INC. (87015)
WHEREAS, Superior Ford, Inc. has requested approval for a Preliminary Plat, Variance,
and General Development Plan Amendment for commercial property southwest of County Rodd
18 and County Road 10; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hear-
ing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOI!H, MIN-
NESOTA, that it should and hereby does approve the Preliminary Plat, Varia:-_<:; and
General Development Plan Amendment for Superior Ford, Inc. for commercial property
located southwest of County Road 18 and County Road 10, subject to the following
conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's expense.
3. No Building Permits shall be issued until a Contract has been awarded for sewer
and water.
4. Payment of park dedication fees -in -lieu of dedication in accordance with the
Dedication Policy in effect at the time of issuance of Building Permit.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution No. 79-80 regarding minimum floor elevations for
new structures in subdivisions adjacent to, or containing any open storm water
drainage facility.
7. Rezoning shall be finalized with filing of the Final Plat.
8. No Building Permits shall be issued until Sanitary Sewer and Water ar available to
the site.
9. No yard setback variances are granted or implied.
PLEASE SEE PAGE TWO
Page two
Resolution No. 87- 273
10. Private drive access shall be limited to internal public roads, and prohibited
from County Road 10.
11. The Variance from the Urban Development Policy is approved in recognition that, it
will not set a precedent for rezoning unserviced land because of the uniqueness of
the situation; the pending availability of sanitary sewer; and, the compliance
with the Policy's variance standards.
12. There shall be no grading, filling, or realignment of Bass Creek as it currently
exists within the preliminary plat, unless specific approval is received from the
City Council in conjunction with the approval of the final plat. Also, any
substantial size trees along Bass Creek which are proposed to be removed shall he
specifically indicated on the final grading plan.
Me motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Zitur , and upon vote being taken thereon, the following
voted in favor thereof: Mayor Schneider, Councilmembers Crain, Sisk,
Vasiliou and Zitur The following
voted against or abstained: none Whereupon the
Resolution was declared duly passed and adopted.
CITY OF PLYl1nUTM
f rwant to due call and notice thereof, a regular— meeting of the City Council of Thehe
City of Plymouth, Minnesota, was held on the day of June , 1987.
1l.
tollowin members were presents Mayor Schneider, ouncilmembers rain, asiliou, Zitur,
g The
and Sisk
o owing members were absent: None
Councilmember Sisk introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 87-332
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR BASS LAKE
PLAZA 3RD ADDITION FOR BEN STROH, SUPERIOR FORD, INC. (87015)
WHEREAS, the City Council has approved the Final Plat for Bass Lake Plaza 3rd Addition
as requested by Ben Stroh, Superior Ford, Inc.;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOTA, 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. The Ordinance rezoning the property shall be published upon evidence that the
Final Plat has been filed and recorded with Hennepin County.
3. Payment of park dedication Pees -in -lieu of dedication in accordance with City
Policy in effect at the time of filing the Final Plat.
4. No Building Permits shall be issued until a Contract has been awarded for the con-
struction of municipal sewer and water.
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 yard setback variances are granted or implied.
7. Submittal of required utility and drainage easements as approved by the City
Engineer prior to filing the Final Plat.
8. No Building Permits to be issued until the Final Plat is filed and recorded with
Hennepin County.
9. Portions of this property are within the Shoreland Management Area of Bass Creek
and thus all development including any grading and filling or any realignment of
Bass Creek is subject to the Shoreland Management requirements and other applic-
able Code requirements. No work shall be undertaken on this property without 'full
compliance with the applicable Ordinance and Code standards and Permit
requirements.
The motion for adoption of the foregoing Resolution was duly seconded by Councilmember
Zitur , and upon vote being taken thereon, the following
voted in favor thereof: 5 Ayes
The following
voted against or abstained: None Whereupon the
Resolution was declared duly passed and adopted.
l ,
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 8, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89021
PETITIONER: Lundgren Brothers Construction Company
REQUEST: Sketch Plan for the Proposed Development of Land Not Yet
Served by Public Services (Leuer Property)
LOCATION: North of County Road 24 between Brockton Lane and Xanthus
Lane
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
By Resolution 89-91 the City Council, on February 6, 1989, adopted the "Policy
on Review and Approval of Sketch Plans for Proposed Development Involving Land
Not Yet Served by Public Services". We have attached a complete copy of that
Policy Resolution in that this is the first application responsive to it. The
policy provides for the Planning Commission to hold a Public Informational
Meeting following notification of property owners within 500 feet, and,
following the Public Informational Meeting to make a recommendation on the
Sketch Plan to the City Council within 30 days. The Staff is directed to
review the Sketch Plan and report to the Planning Commission with respect to
the relationship of the proposal to the surrounding neighborhood; compliance
with City Ordinances and the Comprehensive Plan; and to make a recommendation.
It should be noted that it is clearly stated that in Resolution 89-91 that the
City review of Sketch Plans will be broad and, while it may include the
identification of design standards and dimensions that are less than Ordinance
or Policy Standards, it will not presume any variances from or modifications
to City Standards. The acceptance of the Sketch Plan will not be deemed to
constitute approval of formal variances or modifications. The purpose of the
Sketch Plan is to give land owner a general reaction as to the compatibility
of his proposals for property with existing City Policies, Plans and
Ordinances.
In 1985 the City Council by Resolution 85-212 approved a variance from the
Subdivision Code and the Urban Development Policy Resolution 75-664 to permit
the division of the property involved in this Sketch Plan to create a parcel
along County Road 24 of just under 6 acres. One result of that division was
File 89021
Page Two
reducing the frontage of the remaining 39 acres on a public road (County Road
24) to 94 feet. This required a variance from the 300 foot public road
frontage minimum. Both parcels that resulted from this division action are
included within the Sketch Plan proposal now under consideration.
Notice of the Public Informational Meeting concerning the Sketch Plan has been
published in the Official City Newspaper, and all property owners within 500
feet have been notified. In addition, a development sign has been placed on
the property.
PRIMARY ISSUES AND ANALYSIS:
1. Sketch plan submission requirements are very similar to the RPUD Concept
Plan, but provides for two very specific requirements as to the status of
the land for which the Sketch Plan approval is sought. First, the
property must be of at least 20 acres and second, the land must be
scheduled for Trunk Sanitary Sewer and Water Services during the first
three years of the current five year capital improvements program. This
site is 68.5 acres in size and is scheduled for Sanitary Sewer and Water
Service during the 1990 year of the current five year capital improvements
program. Therefore, the site qualifies for consideration as a Sketch
Plan. It should be clear that approval of a Sketch Plan does not
substitute in any way for the future requirement of a complete Concept
Plan Stage for any future RPUD application.
2. The applicant, in his Sketch Plan, proposes that development of the 68.5
acre site into a single family detached subdivision of 112 lots. The
Sketch Plan contemplates lots of a size that is under the R -1A Zoning
Standard, but is of a size that qualifies for Planned Unit Development
processing and therefore smaller individual lot sizes. The Sketch Plan
proposes substantial areas of "open space wetland" and one area of
neighborhood recreation area" which are the open space proposed in
response to RPUD design attributes. No public open space is indicated for
dedication as a part of the overall development.
3. The site is located within both the Minnehaha Creek and Bassett's Creek
Watershed Districts but does not contain hydrological features required
for retention; it is not within a Shoreland or Floodplain Overlay
District; it does contain three areas of wetlands that are likely to be
required to be retained; it contains a small area of significant woodlands
in the extreme southwest corner; it contains no slopes of greater than
12%; contains areas in the north half that are considered "good" for
agricultural capability; and presents some areas where soils may be
unsuitable for development, even with public sewers.
There are sections of the site that exhibit physical constraints to
development, principally with respect to wetlands and unsuitable soils.
In those cases, both constraints appear on the site in the same locations.
The Sketch Plan presented identifies those areas of development
constraints and does not depict these constrained area for development.
Page 3
File 89021
4. Review of the Sketch Plan for conformance with the various elements of the
Comprehensive Plan results in findings as follow:
a. The Sketch Plan is in conformance with the Land Use Guide Plan, with
development proposed at a gross density of 1.6 units per acres in an LA -1
guided area. It should be noted that at such time as area assessments are
levied, the rate of assessment will be no less than two units per acre.
b. No Park and Trail System Plan elements are shown for inclusion within the
property. Based on the current Park and Trail System Plan, no public
dedication is anticipated for park or trail purposes.
c. The Sketch Plan is generally responsive to storm water drainage, sanitary
sewer and water distribution plans of the City as those plans are
applicable at this conceptual stage of design.
d. The Sketch Plan includes provisions for the Minor Collector Street
designated in the Thoroughfare Guide Plan to extend from County Road 101 to
the west City limits at the approximate alignment of 34th Avenue North. The
Thoroughfare Guide Plan also designates County Road 24, at the south
periphery of this site, as a Minor Arterial. A function of the Thoroughfare
Guide Plan is to preserve the operating characteristics of arterials by
careful control over access points to those Thoroughfares. The Sketch Plan
presented depicts an access point to County Road 24 from the parcel at a
point approximately 680 feet west of the existing Xanthus Lane intersection
with County Road 24, and approximately 600 feet east of the existing
Brockton Lane intersection with County Road 24.
The City Public Works Director has indicated that he is not in support of
additional intersection point with County Road 24 as proposed by the Sketch
Plan, and as an alternative, he recommends intersection with County Road 24
be either at the existing Brockton Lane intersection point or at the
existing Xanthus Lane intersection point.
The applicant has submitted an additional communication regarding this
matter by a letter from his engineer dated March 28, 1989, which is
attached. Hennepin County, in its review letter of July 26, 1988, has
indicated that either the recommendation of the Public Works Director or the
current proposal of the applicant would be acceptable to Hennepin County
Public Works as to access point to County Road 24.
5. The proposed Sketch Plan for this 68.5 acre parcel generally presents a positive
relationship to the surrounding properties. The property immediately to the
east is the Amber Woods residential development. The single family detached
proposal of the Sketch Plan is consistent in character with the existing single
family character of the Amber Woods Development. The lot specifications
proposed in the Sketch Plan would appear to be somewhat less than the lot
specifications depicted in Amber Woods, but Amber Woods also is designed to a
standard under the existing R -1A conventional lot design specifications.
File 89021
Page 4
The proposed development is also consistent with the future development
probabilities for the area immediately to the north. That area is guided LA -1
and will likely develop in a manner similar to what is proposed by this Sketch
Plan.
On the southeast corner of the Sketch Plan is an area not under control of the
applicant, and presently undeveloped. The applicant has indicated how that area
could potentially develop, and the street system plan proposed by the applicant
appears to provide adequate access for single family sites on that site that
would preclude the need to access County Road 24, and allow for reasonable lot
design with cul-de-sacs.
The land directly to the south (across County Road 24) is developed in a single
family detached design. That type of development is similar to what would occur
as a result of this Sketch Plan on the subject property and, therefore,
compatibility is assured.
6. The City of Medina has been notified of the proposed Sketch Plan and has been
sent a copy of the plan for comment. A letter dated June 1, 1989, from Glen R.
Cook, representing the City of Medina, makes several recommendations with
respect to the Sketch Plan as follows:
a Continuation of Brockton Lane northerly from the intersection at County Road
24.
b. Continuation of 32nd Avenue and 34th Avenue to the Plymouth west city
limits.
c. Continuation of Brockton Lane north of 34th Avenue north along the common
municipal border to the north line of this parcel.
d. Provision of sanitary sewer to the border to serve approximately 160 acres
within the City of Medina.
Continuation of the 34th Avenue North to the west corporate boundary is already
anticipated by the Sketch Plan and, therefore, requires no further commentary.
Continuation of a 32nd Avenue North link west to the Plat boundary (and
corporate boundary) is not anticipated by the Plat, but could be with relatively
little impact on the Plat.
Continuation of Brockton Lane from County Road 24 northerly to the north line of
the Plat along the west Plat boundary represents a significant design
alteration.
From County Road 24 to a point where 32nd Avenue North would be located may not
prove to be a major problem, but only one-half of the right-of-way would be
available from the petitioner. Extending Brockton Lane northerly from this
point to the north Plat boundary would require the crossing of a wetland area
and would result in a street one-half mile in length with no apparent purpose
related to the Thoroughfare Guide Plan for the City of Plymouth.
File 89021
Page 5
PLANNING STAFF COMMENTS:
1. The overall Sketch Plan concept of development (single family detached at the
overall density proposed) is consistent with the Land Use Guide Plan and
compatible with uses that currently exist or are planned for the surrounding
neighborhood. Relationship of this plan to the surrounding neighborhood,
therefore, is positive.
2. Staff continues to have concern with the issue of access to County Road 24 for
this development. The recommendation of the Public Works Director and that of
the City of Medina conflicts with the proposal of the Sketch Plan. The Hennepin
County Public Works Department appears to have no particular preference, but
would not likely support what is proposed by the petitioner as an access point
to County Road 24 if Brockton Lane were a second access point. The overall
concept that is proposed by the Sketch Plan would not change significantly,
regardless of how the issue of access to County Road 24 is resolved. Staff
believes that these issues should receive additional study, and be resolved by
the time a RPUD Concept Plan is presented once sewer is available to this
location.
Staff does not support the concept of extending Brockton Lane from County Road
24 to the north Plat border along the Plymouth/Medina corporate boundary as the
City of Medina has requested. We base our objection on the half -mile length of
roadway that would result that serves no particular purpose in the Plymouth
Thoroughfare Guide Plan, coupled with the need to cross a wetland area to
accomplish the road extension as suggested.
Staff would not object to the extension of Brockton Lane northerly from the
intersection of County Road 24 along the City border to a point, where 32nd
Avenue North would extend easterly to pick up the existing north/south streets
in the Plat. This street alignment would respond to two of the suggestions of
the City of Medina and respond to one of the recommendations of the City of
Plymouth Public Works Director.
4. Sewer service to the City of Medina is not a proper consideration related to
this application. Any such request to the City of Plymouth should come directly
from the City of Medina at such time as sewer is physically available.
File 89021
Page 6
RECOMMENDATION:
I hereby recommend approval of the Sketch Plan for the "Leuer Property" by Lundgren
Brothers Construction Company consistent with the Staff comments noted above. A
Resolution reflec ' this recommendation is attached.
Submitted by:
Char es E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Sketch Plan
2. Engineer's Memo
3. Location Map
4. City Council Resolution 89-91
5. City of Medina Letter Dated June 1, 1989
6. Hennepin County Public Works Review Letter Dated July 26, 1988
7. Applicant's Engineer's Letter Regarding County Road 24, Dated March 28, 1989
8. Applicant's Booklet
9. City of Medina's Letter of June 9, 1989
10. Large Plans
pc/cd/89021:dbc)
APPROVING SKETCH PLAN FOR LUNDGREN BROTHERS CONSTRUCTION COMPANY FOR THE
LEUER PROPERTY" (89021)
WHEREAS, Lundgren Brothers Construction Company has requested approval of a
Sketch Plan for the development of 112 lots on approximately 68.5 acres
located north of County Road 24 between Brockton Lane and Xanthus Lane; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Informational Hearing and has recommended approval;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that is should and hereby does approve the Sketch Plan
for Lundgren Brothers Construction Company for a development to be known as
The Leuer Property" consisting of 112 lots on approximately 68.5 acres
located north of County Road 24 between Brockton Lane and Xanthus Lane,
subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. No additional development applications will be processed until the
contract for municipal sewer and water to serve this is awarded.
4. Future plat/plan design shall provide for extension of Brockton Lane from
County Road 24 north to 32nd Avenue, and 32nd Avenue from Brockton Lane,
west to the first intersecting residential street.
5. This approval is for a Sketch Plan only. No approval or substitute for
any portion of RPUD Concept Plan for these parcels is intended or impled
by this action.
pc/cd/89021)
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 6, 1989
FILE NO.: 89021
PETITIONER: Mr. Terry Forbord, Vice President, Lundgren Bros. Construction, Inc.,
935 E. Wayzata Blvd., Wayzata, Mn. 55391
SKETCH PLAN: "Leuer property"
LOCATION: North of County Rd. 24, east of the City of Medina City Limits, located
in the northwest one quarter of Section 19.
This memo was prepared in response to the request for sketch plan review submitted by
Lundgren Bros. Construction, Inc. and received in this office on March 27, 1989.
1) Sanitary sewer area assessments and watermain area assessments will be levied
with final plat approval and will be based on a minimum of two units per acre.
2) The comprehensive storm sewer plan shows a 33" storm sewer draining the southern
portion of the site to the south across County Rd. 24.
3) The Northwest trunk sewer for District 21, 22 and 23 is not proposed for
construction until 1990.
4) This proposal plat is located in NW -23.
5) A storm sewer outlet has not been provided as yet for Pond BC -P01.
6) The rate of run off from the proposed plat shall not exceed the existing run
off.
7) 34th Avenue is a collector street. The City of Medina has indicated in a letter
dated June 1, 1989 that they intend to extend 34th Avenue westerly to Holy Name
Drive.
8) There shall be no street connection to County Rd. 24 as proposed in the sketch
plan. The connection shall be made either at Brockton Lane or Xanthus Lane.
The City of Medina has requested that access be provided at Brockton Lane.
9) The right-of-way for 34th Avenue shall be 80 feet wide, the street width shall
be 44 feet to back of curb.
10) The City of Medina must be contacted and approve storm drainage that goes into
Medina.
SUBMITTED BY: -! a,' / L
Fred G. Moore, P.E.
Director of Public Works
i
W-1
ti
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04.
Q
POLICY ON REVIEW AND APPROVAL OF SKETCH PLANS
FOR PROPOSED DEVELOPMENT INVOLVING LAND
NOT YET SERVED BY PUBLIC SERVICES
Resolution No. 89-91
February 6, 1989
1. The purpose of the process for review and acceptance of sketch plans by
the City Council is to formally inform the City of the applicant's
Intentions and to inform the applicant as to the general acceptability
of the proposal and of the scheduling for development in consideration
of the pending necessary capital improvements, before extensive costs
are expended by the applicant.
2. The property must be at least 20 acres.
3. The land must be scheduled for trunk sanitary sewer and water services
in the first three years of the current 5 -year Capital Improvement
Program.
4. The application for review and acceptance of a sketch plan must be made
by the fee owner(s) of the property, except that an agent or option
holder may apply provided the application is accompanied by a written
authorization from the fee owner(s).
The fee owner(s) shall notify the City in writing of all changes and
applicant status.
The applicant will agree to the requirements of this Sketch Plan Review
Process policy.
5. All applications for review and acceptance of sketch plans, including
amendments thereto, shall be accompanied by the fee required in the City
Code.
6. The development proposed by the sketch plan shall be consistent with all
elements of the Comprehensive Plan in effect at the time of the
application.
7. A separate application for an amendment to a Comprehensive Plan element
may be submitted in conjunction with the sketch plan, but the review and
action process for the proposed Comprehensive Plan Amendment will
precede formal acceptance of the development sketch plan. The sketch
plan will be considered unacceptable if the proposed Comprehensive Plan
Amendment request is denied.
8. Any amendment to the Land Use Guide Plan which may be approved in
conjunction with a sketch plan shall be effective only upon approval of
the final plat of the subject property, execution of a development
contract, and filing of the final plat of the subject property with the
County.
25-
Resolution No. 89-91 (continued)
February 6, 1989
9. The applicant shall provide a written statement with the application
acknowledging that the City Council is not obligated to include the
subject property in the current Capital Improvement Program year or by
any certain date in any context other than the normal annual Capital
Improvement Program review and public hearing cycle.
10. The following represents the minimum informational requirement for the
Sketch Plan Review Application:
a. Location map showing the location within the City and more detailed
locations on half -section plat maps showing all perimeter property
lines.
b. Names and addresses on self-adhesive mailing labels of all of the
owners of parcel under consideration and of all owners within 500
feet, as the same appear on the records of the Hennepin County
auditor at the time of the application.
c. A written statement of consent of all owners of property included
within the sketch plan.
d. A general statement outlining the relationship of the sketch plan to
the Comprehensive Plan regarding the following:
1) Land Use Guide Plan/residential density/nonresidential use
characteristics.
2) Sanitary sewer system.
3) Municipal water system.
4) Storm water ponding/flood plain districts/shoreland management
districts/site drainage.
5) Transportation system including all provisions for
connections with streets identified in the City plan.
6) City parks and trail plans and provision for any other public
use lands.
7) Anticipated availability and timing of public utility
installation per adopted Capital Improvement Program.
e. A sketch plan layout containing the following:
1) Accurate topographic data in 2 feet intervals.
25a-
Resolution No. 89-91 (continued)
February 6, 1989
2) Identification of housing types and location; nonresidential use
structures and locations including support facilities such as
parking; local and residential street circulation as well as
streets and thoroughfares shown on the adopted transportation
plan map.
3) All ponding areas including those required and not required by
the City's storm water management plan; all land included in a
flood plain and/or shoreland management area.
4) City park/private open space/public and private trails/and
indication of whether trail corridors would be conveyed by
easement or by platted outlots.
5) Tentative staging of development.
6) Other exhibits relating to land characteristics that could be
expected to affect the development within the sketch plan area,
Including but not limited to tree stands, wetlands, marshes, and
natural amenities.
11. The City review will be broad and, while it may include the
identification of design standards and dimensions that are less than
ordinance or policy standards, it will not presume any variances from or
modifications to City standards. The City Council acceptance of the
sketch plan will not be deemed to constitute approval of formal
variances or modifications.
12. The Planning staff shall submit a written review along with the sketch
plan to the Planning Commission which shall hold a Public Information
Meeting of all interested parties. Property owners within 500 feet of
the proposal area shall be notified in writing, although failure of any
such owner to receive notice shall not invalidate the proceedings. The
applicants shall be present to discuss the proposal and answer questions
concerning the proposal.
The written staff review shall contain a report as to the relationship
of the proposal to the surrounding neighborhood; compliance with City
ordinances 'and the Comprehensive Plan; and shall contain a
recommendation.
The Planning Commission shall make its recommendation on the sketch plan
to the City Council within 30 days of the informational meeting.
13. The City Council will review the sketch plan and Council acceptance of
the sketch plan shall be limited to the general acceptability of the
land uses proposed and their interrelationship. The Council's action
shall in no way bind the Council to subsequent approval of more detailed
plans.
25b-
Resolution No. 89-91 (continued)
February 6, 1989
14. The City Council resolution approving the sketch plan shall be filed as
a memorial on the title of the land. The approval shall be effective
until: 1) a preliminary plat of the subject property has been approved
by the City Council; 2) the end of the Capital Improvement Program year
that includes the subject property; or 3) the fee owner informs the
City in writing that the sketch plan is null and void, whichever occurs
first.
15. The City Council acceptance of a sketch plan shall become null and void
unless a complete application for preliminary plat of the subject
property has been submitted within nine months after the City Council
adoption of the 5 -year Capital Improvement Program that identifies the
subject property in the current program year.
16. Applications for preliminary plats/planned unit development
plans/rezonings may be made only when the subject property is identified
In the current year of the adopted 5 -year Capital Improvement Program,
relative to municipal sanitary sewer and water.
17. Mass grading, utility construction, and related preparatory activities
will be permitted only upon approval of a preliminary plat and, if
applicable, upon completion of environmental review requirements.
18. Real estate and development signage allowed by the Zoning Ordinance sign
regulations shall refrain from any reference to specific plan approvals
until a preliminary plat or site plan has been approved for the
property.
25c-
Bonestroo
Rosene
0 Anderiik &
Associates
Engineers & Architects
June 1, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
CKto G. eonestroo. P.E. Keith A, <
Robert W. Rosene. PE. Richard u
Joseph C. Anderlik. P.E. Donald C
Leberg. P.E. eradford A.m Jerry A. l
Richard E. Turner, P.E. Mark A. I
James C. OWm P.E. Ted K. Fir
Glenn R. Cook PE. Michael 1
Thomas E. Noyes. PE. Robert R.
Robert G. ScMnicht. P.E. David C).
Marvin L. Sorvala. PE. Thomas '
Attn: Chuck Dillerud
Community Development Coordinator
Re: 190 %qo,l
Dear Chuck:
The City of Medina has reviewed the preliminary plat for Lundgren Brothers
North of Co. Rd. 24 along the easterly border. The proposed plat does not
provide for a continuation of Brockton Lane and therefore does not provide
adequate access to property in Medina.
The City would like a continuation of 32nd Avenue and 34th Avenue to the
border. The City would also like Brockton Lane continued north of 34th Avenue
along the border and South of 32nd Avenue along the border to County Road 24.
The proposed streets are shown on the attached plan.
The City of Medina would also like to request that sanitary sewer be provided
to the border to serve approximately 160 acres as shown on the attached plan.
The City will be submitting a formal request for this service at a later time.
If you have any questions, please contact this office.
Yours very truly,
BONESTR00, ROSENE, ANDERLIR & ASSOCIATES, INC.
Glenn R. Cook
GRC:ci
cc: Donna Roehl, City of Medina
Terry M. Forbord, Lundgren Bros. Const. Co.
01
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6 G E
DEPARTMENT OF TRANSPORTATION
320 Washington Av. South
HENNEPIN
Hopkins, Minnesota 55343-8468
HH 935-3381
July 26, 1988
Terry Forbord
Lundgren Brothers Construction Co.
935 East Wayzata Boulevard
Wayzata, Minnesota 55391
Re: Proposed Development
NE Quadrant, CSAH 24 at Brockton Lane
Terry:
As we discussed, Hennepin County can accept either one or two street entrances
onto County State Aid Highway (CSAH) 24 to serve the proposed development. If
two access points are favored by you and/or the City of Plymouth, they should
be opposite existing Xanthus and Brockton Lanes.
If the plat would be better served by a single access, then it should be
located either opposite one of the above streets or approximately half way
between as you proposed. The advantages/disadvantages of any of the proposals
are balanced, in our opinion, so the decision should be based upon site
amenities, traffic circulation, etc.
Thanks for your timely inquiry in this matter. Please feel free to call if
there are further questions.
Yours truly,
i
David K. Zetterstrom
Entrance Permit Coordinator
DKZ:pl
cc: Al Cottingham, City of Plymouth
Fred Moore, City of Plymouth
JoEllen Hurr, City of Medina
HENNEPIN COUNTY
an equal opportunity employer
Ij
tiFRs P P
March 28, 1989
SATHRE - BERGQUIST, INC.
150 SOUTH BROADWAY
612) 476-6000
Mr. Terry M. Forbord
Vice President
LUNDGREN BROS. CONSTRUCTION, INC.
935 East Wayzata Blvd.
Wayzata, Minnesota 55391
SUBJECT: COUNTY ROAD No. 24 PROPERTY
Dear Terry:
WAYZATA, MN 55391
FAX 476-0104
The purpose of our letter is to relate to you our rationale for choosing
a specific entrance location for the future development public street
access on County Road No. 24 through the J&W south parcel.
As you will recall Mr. Fred Moore, City of Plymouth, Public Works
Director, strongly suggested that we examine the potential for an access
point immediately opposite either Xanthus Lane or Brockton Lane for an
entrance to County Road No. 24.
We have examined each of these intersection locations with the thought
that perhaps a public street could be extended northward from one or
both of these locations. The Xanthus Lane location, or intersection
with County Road No. 24, is directly opposite a single family home
located north of County Road No. 24 on a roughly 1 acre lot. The
location of the home is such that a road continuing north from County
Road No. 24 opposite Xanthus Lane would either necessitate the moving or
removal of the house to allow for proper set -back or road curvature.
This option would not be an attractive one since this parcel of land
would have to be condemned by the City in order to make this option
work.
The potential access opposite Brockton Lane has several problems
associated with it as well. As ,you will recall the City of
Plymouth/City of Medina corporate boundary is basically down the center
of Brockton Lane and its northerly extension. In an attempt to continue
the road northward it would then require some cooperation between the
two Cities. More importantly the terrain immediately north of the
Brockton Lane/County Road No. 24 intersection is wooded with a
moderately steep slope rising to the north. We have field staked a
centerline alignment for a potential street at this location and find
that it signifying impacts the mature trees at this corner of the
property. It would therefore be prudent to examine other possible
intersection locations to attempt to find a more suitable one.
Our proposed concept sketch proposes an intermediate access point to
County Road No. 24 which is between Brockton Lane and Xanthus Lane. The
location shown is approximately 575 feet east of the centerline of
Brockton Lane. This intersection location possess several very positive
merits.
1. The site distance both east and west from this proposed
intersection is excellent.
2. This intersection is outside the mature tree area and as such
would not impact those trees.
3. The intersection is spaced adequately from the other existing road
intersections.
4. Turning conflicts to and from County Road No. 24 would be reduced.
5. The land over which this street would pass is entirely within
Plymouth and under your control.
County Road No. 24 in this area functions as an arterial road. It
carries principle residential traffic to and from their other
activities, work, school etc. These "typical" trips are generally to
and from the more urban areas lying to the east and southeast. The
locally generated trips from this proposed development site would
therefore be primarily going to the east or coming from the east on
County Road No. 24. Assuming that the intersection is located as shown
on our sketch plan, the traffic on County Road No. 24 will continue to
run smoothly through the area if a right turn lane is constructed from
County Road No. 24 to the proposed new roadway.
In summary, the intersection location shown on our sketch plan is the
best possible alternative examined. It does not impact the existing
mature trees near Brockton Lane. It provides adequate separation
between intersections. It does not require cooperation between the City
of Plymouth and the City of Medina. And it does not necessitate the
condemnation of privately owned property.
We look forward to discussing this further with you and the City of
Plymouth. Please feel free to contact me if there are any questions or
if you require further information.
Sincerely,
SATHRE-BERGQLJIST, INC.-.
j, GjW4 -jabl/
Richard W. Sathre, P.E.
Attachments: 1. Existing parcelization
2. Proposed sketch
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Engineers & Arch)tecti
June 9, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Attn: Mr. Chuck Dillerud
Community Development Coordinator
Re: File No. 190-220 Lundgren Bros.
Dear Chuck,
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Lundgren Bros. has indicated that the request by the City of Medina to extend
Brockton Lane north of County Road 24 as outlined in our previous letter
creates an adverse environmental and economic impact on their property.
The City of Median has therefore reconsidered the issue and agreed to reduce
the right-of-way requested between Co. Rd. 24 and 32nd Avenue. The City of
Medina would like to see the right -of -wap extended 200 feet north of the
centerline of County Road 24. This would allow room to construct an inter-
section at Co. Rd. 24 and then angle the street to the west.
The other requests outlined in our June 1, 1989 letter remain unchanged. If
you have any questions, please contact this office.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, %NC.
J' ` 6_0-4
Glenn R. Cook
GAC: 1i
cc: Donna Roehl, City of Medina
Terry M. Forbord, Lundgren Bros. Const. Co.
28
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 6, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89023
PETITIONER: Trammel Crow Company
REQUEST: Preliminary Plat/Final Plat/Variance and Amended Site Plan
for a Replatting of the Carlson Company's 2nd Addition
LOCATION: East and South of the East End of 10th Avenue North and
north of 6th Avenue North
GUIDE PLAN CLASS: I -P (Planned Industrial)
ZONING: I-1 (Planned Industrial)
BACKGROUND:
The revised Final Plat covering the Carlson Company's 2nd Addition, of which
this land is a part, was approved July 16, 1979. Resolution 79-393 set the
conditions to be met prior to filing of the revised Final Plat.
A site plan was approved for the Trammel Crow Company to construct an
office/warehouse structure of 111,000 square feet on Lot 1 of this proposed
subdivision by Resolution 88-788, adopted by the City Council on November 7,
1988. That approval was subject to a number of conditions, and the structure
is now nearing completion.
Notice of the Public Hearing has been published in the Official City Newspaper
and all property owners within 500 feet have been notified. Also, a
development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes the replatting of the existing lots 2 and 3 of the
Carlson Company's 2nd Addition to create two new lots that will be
referred to as the Carlson Company's 4th Addition. The net effect of the
replatting is to move the property line between the two lots approximately
245 feet to the north. The result of the proposed replatting will be to
reduce the size of the northerly lot (upon which the building is now being
constructed) by 3.86 acres and an increase in the size of the southerly
lot by the same amount.
2. The applicant also requests a variance from parking setback provisions of
the Zoning Ordinance to allow "proof of parking" approved on the site plan
for the building on the north parcel to be within 10 feet of the "new"
property line, rather than 20 feet as prescribed by the Ordinance. An
amended Site Plan for the north lot is also required as the graphic basis
for the variance resulting from the re -plat.
3. Review of preliminary and final plats is directed by provisions of the
Plymouth Subdivision Ordinance. (Section 500 of the City Code) The
Planning Commission is directed to hold a Public Hearing on a proposed
Plat and, following the hearing, the Planning Commission is directed to
submit its recommendations with respect to such proposed Plat to the City
Council. The Planning Commission is guided by the provisions of Section
500.15 to 500.25 with respect to the design standards within Plats.
4. The easterly 300 feet of the original Carlson Company 2nd Addition was
constrained during the initial review process by the requirement that a
covenant be placed against the property prohibiting development of the
easterly 300 feet . The purpose of this condition was to provide a
spatial buffer between the Industrial Development contemplated for this
site and others within the Carlson Company's 2nd Addition and the
Gleanloch Residential Subdivision located to the east. The result of this
covenant, and substantial drainage related easements and constraints that
were also part of this earlier plat, has been a significant reduction in
the actual buildable space available to the southerly lot of the original
subdivision (Lot 3, Carlson Company 2nd Addition).
While this original Lot 3 would appear to offer nearly 9 acres of size "on
paper", the actual buildable portion of the Lot is a 290 foot by 390 foot
pad of 2.6 acres located in the extreme northwest corner. The proposed
plat would add buildable area of approximately 240 by 320 (approximately
1.75 acres) to the southerly lot.
5. The initial submission by the applicant (reviewed by the DRC) proposed an
outlot that would be located in the extreme northeast corner of the
southerly parcel containing approximately 2 acres, that would be dedicated
to the City as addition to the Gleanloch Park - located immediately to the
east. This proposal was responsive to earlier discussions between the
applicant and the City during review of the site plan for the building on
the northerly lot.
Upon reviewing what was proposed, the Director of Parks and Recreation has
recommended that the land proposed for dedication should not be accepted
by the City of Plymouth, due to difficult terrain and the existence of DNR
protected wetlands. He notes that his needs for Gleanloch Park relate to
active play areas and that land does not exist within the current
applicant's holdings that would meet those needs.
The result will be that, with a building permit for the southerly parcel,
park dedication fees -in -lieu will be paid consistent with policy in effect
at the time the building permit is issued.
6. One effect of the proposed redivision of this property will be to place 12
existing trees that were counted as a part of the Landscape Plan for the
northerly lot on the "wrong side" of the property line.
PLANNING STAFF COMMENTS:
1. Except with respect to the variance requested, the Proposed Preliminary
and Final Plat are consistent with the standards provided by the
Subdivision Ordinance and Zoning Ordinance, as well as the previously
approved Final Plat for the Carlson Company's 2nd Addition. No new public
streets are required and no significant changes of design or land use are
proposed.
2. The variance proposed to allow reduced setback for the "proof of parking"
for proposed lot 1 (the northerly lot) responds to Section 11, Subdivision
C of the Zoning Ordiance. We cannot find that adjustment of this property
line would, in any matter, be detrimental to public welfare or other
property in the area. Due to the constraints on the southerly parcel
created by both the non -development covenant to the east and the extensive
storm water holding requirements to the south, we concur that there are
special circumstances this parcel that form the basis for the variance
requested.
3. Whether the proposed variance will have any actual impact is speculative,
as well. No actual parking may be developed on the northerly site in the
area that would be the subject of the variance action. Regardless, the
amended Site Plan is for proposed Lot 1, is in order.
4. As long as the trees referred to as being on the "wrong side" of the new
property line remain in place and are not counted as landscape resource
for any future site plan with the south parcel, we suggest that simple
provision ensuring status quo with respect to the trees will be sufficient
to mitigate movement of an artificial property line. Staff has suggests a
condition involving a covenant that would be recorded against the new lot
to accomplish this task.
RECOMMENDATION:
I hereby recommend
Site Plan Amendment
new Carlson Compapy
Submitted by:
ATTACHMENTS:
approval of the
for the replat
le e+k AAA; +; nn
Final Plat Preliminary plat/variance and
of Carlson Company's 2nd Addition into a
Community Development
1. Draft Resolution approving the Final Plat
2. Draft Resolution approving the Preliminary Plat
3. Draft Resolution setting conditions prior to filing of the Final Plat
4. Draft Resolution Approving Amended Site Plan and Variance for Lot 1
5. Engineer's Memo
6. Location Map
7. Final Plat Graphics
8. Resolution 88-788
9. Resolution 79-393
10. Site Plan for Lot 2 Carlson Company's 2nd Addition
pl/cd/89023:dbc)
APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR CARLSON COMPANIES 4th
ADDITION FOR TRAMMEL CROW COMPANY (89023)
WHEREAS, Trammel Crow Company has requested approval for Final Plat for
Carlson Companies 4th Addition, a plat for 2 Lots on 19 acres located east of
Xenium Lane between 6th Avenue North and 10th Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request and recommends
approval; and
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Final Plat for
Trammel Crow Company for Carlson Companies 4th Addition located east of Xenium
Lane between 6th Avenue North and 10th Avenue North.
pc/cd/89023/appfp:dbc)
APPROVING PRELIMINARY PLAT SETBACK VARIANCE AND AMENDED SITE PLAN FOR TRAMMEL
CROW COMPANY FOR CARLSON COMPANIES 4th ADDITION (89023)
WHEREAS, Trammel Crow Company has requested approval for a Preliminary Plat
for Carlson Companies 4th Addition, a plat for 2 lots on 19 acres located east
of Xenium Lane between 6th Avenue north and 10th 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
Carlson Companies 4th Addition for 2 lots located east of Xenium Lane between
6th Avenue north and 10th 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. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat.
4. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
5. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
pc/cd/89023/prep:dbc)
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR
CARLSON COMPANIES 4th ADDITION FOR TRAMMEL CROW COMPANY (89023)
WHEREAS, the City Council has approved the Final Plat for Carlson Companies
4th Addition as requested by Trammel Crow 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. Payment of park dedication fees-in-lieu of dedication in accordance with
City Policy in effect at the time of issuance of Building Permit.
3. Removal of all dead or dying trees from the property at the owner's
expense.
4. Submittal of required utility and drainage easements as approved by the
City Engineer prior to filing the Final Plat.
5. No Building Permits to be issued until the Final Plat is filed and
recorded with Hennepin County.
6. A covenant, prepared by the applicant and approved by the City Attorney
shall be recorded with the Plat evidencing the commitment of trees located
in the northeast corner of Lot 2 to meet landscape requirements for the
building on Lot 1.
pc/cd/89023/fp:dbc)
APPROVING AMENDED SITE PLAN FOR TRAMMELL CROW COMPANY (89023)
WHEREAS, Trammell Crow Company has requested approval of a Amended Site Plan
and Parking Setback Variance for an office/warehouse structure of 111,000
square feet to be located at the end of 10th Avenue North east of Xenium Lane;
and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for Trammell Crow
Company for a Amended Site Plan and Parking Setback Variance for an
office/warehouse structure of 111,000 square feet to be located at the end of
10th Avenue North east of Xenium Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
3. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
4. Any signage shall be in compliance with the Ordinance.
5. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
6. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
7. All waste and waste containers shall be stored within the , and no outside
storage is permitted.
8. An 8-1/2 x 11 inch "As Built" Fire Protection Plan shall be submitted
prior to the release or reduction of any site improvement bonds per City
Policy.
9. A covenant, prepared by the applicant and approved by the City Attorney
shall be recorded with the Plat evidencing the commitment of trees located
in the northeast corner of Lot 2 to meet landscape requirements for the
building on Lot 1.
10. Approved variance is: To allow side yard (south) parking setback on Lot 1
of 10 feet versus the 20 foot Ordinance Standard based on the substantial
physical constraints of the parcel to the south that create special
circumstances for relocation of the property line between the two parcels
245 feet north.
pc/cd/89023/appsp:dbc)
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
N/A Yes No
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
June 7, 1989
89023
Mr. John Griffith, Trammel Crow Company, 8400 Normandale Lake
Blvd., Suite 375, Bloomington, Mn. 55437
Carlson Companies 4th Addition
North of 6th Avenue, east of Xenium Lane in the northeast one
quarter of Section 34.
1. X Watermain area assessments have been levied based on proposed use.
2. _ x Sanitary sewer area assessments have been levied based on proposed
use.
3. _ _X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval. Non .
4. Area assessments: None.
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. The required drainage and utility easements
are not shown on the final plat mylar for Lot 2. Block 1.
N/A Yes No
7. _ X All standard utility easements required for construction are provided
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans.
8. _ X _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100 year
high water elevation and conformance with the City's comprehensive
storm water drainage plan.
9. X All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated. The developer may wish to petition
the City to vacate the existing 6' drainage and utility easement over
the south property line of existing Lot 2. Block 2 Carlson Com aanies
2nd Addition.
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:
DNR
MnDOT
Hennepin County
MPCA
State Health Department
2
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
W.; Q
N/A Yes No
12. Xi Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. _ X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
15. _ X _ All existing street rights-of-way are required width -
Additional right-of-way will be required on
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be responsible
for constructing the necessary sanitary sewer, water, storm sewer and
streets needed to serve this plat. A registered professional
engineer must prepare the plans and profiles of the proposed sanitary
sewer, watermain, storm sewer facilities and streets to serve the
development.
3
N/A Yes No
17. X _ Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities.
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.
20. X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right-of-way. All mater connections shall be via
wettan.
23. X _ _ Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
No grading is proposed at this time.
24. A. Adjacent property owners shall be shown on the preliminary plat.
B. The width of the existing streets shall be shown on the preliminary plat.
Submitted by:
Fred G. Moore, P.E.
Director of Public Works
5
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: June 7, 1989
FILE NO.: 89023
PETITIONER: Mr. John Griffith, Trammel Crow Company, 8400 Normandale Lake Blvd.,
Suite 375, Bloomington, Mn. 55437
FINAL PLAT: Carlson Companies 4th Addition
LOCATION: North of 6th Avenue, east of Xenium Lane in the northeast one quarter
of Section 34.
N/A Yes No
1. — X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits
are issued. These are in addition to the assessments shown in No.
1 and No. 2.
Area charges are subject to change periodically as they are
reviewed annually on January 1. The rate assessed would be that
in effect at the time of final plat approval. Rg=.
4. Area assessments: None.
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. The required drainage and
utility easements are not shown on the final Plat mylar for Lot 2.
Block 1•
N/A Yes No
7. X All standard utility easements required for construction are
provided -
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been
reviewed with the final construction plans and the following
changes are necessary:
8. _ X Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water drainage plan.
9. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. This is not an automatic process
in conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions
of easements proposed to be vacated. The developer may wish to
uetition the City to vacate the existing 6' drainage and utility
easement over the south property line of existing Lot 2 Block 1
Carlson Companies 2nd Addition.
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 subiect vroverty is abstract property, then this
requirement does not auvly.
It will be necessary for the property owner to provide the city
attorney with the Owner's Duplicate Certificate of Title in order
that he may file the
11. X _ _ All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR Bassett Creek
Mn DOT Minnehaha Creek
Hennepin County Elm Creek
MPCA Shingle Creek
State Health Department Army Corps of Engineers
Other
2
N/A Yes No
12. _ X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. _ X Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection
of and
15. _ X All existing street rights-of-way are required width -
Additional right-of-way will be required on
UTILITIES:
16. X Conforms with City standards requiring the developer to construct
utilities necessary to serve this plat -
In accordance with City standards, the developer shall be
responsible for constructing the necessary sanitary sewer, water,
storm sewer and streets needed to serve this plat. A registered
professional engineer must prepare the plans and profiles of the
proposed sanitary sewer, watermain, storm sewer facilities and
streets to serve the development.
3
N/A Yes No
17. X Final utility plans submitted comply with all City requirements -
The developer has submitted the required construction plans for
the proposed sanitary sewer, watermain and storm sewer facilities;
and has also furnished profiles of these utilities as well as the
proposed street system (public and private).
18. x _ Per developer's request final plans will be prepared by the City.
If it is their desire to have the City construct these facilities
as part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1
of the year preceding construction, if the developer is paying
100% of the cost.
19. x _ _ Minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
20. X The construction plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. X _ _ The construction plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's public
utility foreman, 24 hours in advance of making any proposed
utility connections to the City's sanitary sewer and water
systems. The developer shall also be responsible for contacting
Jim Kolstad of the Public Works Department for an excavating
permit prior to any digging within the City right-of-way. All
water connections shall be via wet tap.
23. X _ Complies with Storm Drainage Plan -
24. A.
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: No gradin is proposed at this time.
JSubmittedby: --Z^--
Fred G. Moore, P.E.
Director of Public Works
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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 Novemb,rl9 88 The following members were present:
Mayor Schneider Councilmembers Vasiliou Ricker Zitur and Sisk
The following members were absent: None
Councilmember zitur introduced the following Resolution and
moved its adoption:
RESOLUTION 88- 788
APPROVING SITE PLAN FOR TRAMMELL CROW COMPANY (88131)
WHEREAS, Trammell Crow Company has requested approval of a Site Plan for an
office/warehouse structure of 111,000 square feet to be located at the end of
10th Avenue North east of Xenium Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for Trammell Crow
Company for a Site Plan for an office/warehouse structure of 111,000 squarefeettobelocatedattheendof10thAvenueNortheastofXeniumLane,
subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication according to the
Dedication Policy in effect at the time of Building Permit issuance. If,
prior to Building Permit issuance, the City and the Applicant agree that
other lands under the Applicant's control are suitable for expansion of
Gleanloch Park, dedication of land may be substituted for part or all of
the fees.
3. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
5. Any signage shall be in compliance with the Ordinance.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per Ordinance provisions.
7. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
Resolution No. 88-788
8. All waste and waste containers shall be stored within the structure, and
no outside storage is permitted.
9. An 8-1/2 x 11 inch "As Built" Fire Protection Plan shall be submitted
prior to the release or reduction of any site improvement bonds per City
Policy.
The motion for adoption of the foregoing Resolution was duly seconded
by CntinrilmPmhar Sisk and upon vote being taken thereon,
the following voted in favor thereof: M;gjnr RrhneiAPr_ Counrilme-bars VOciliou,
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 r alar meeting of
the City Council of the City of Plymouth, nneso a was field on the
16th day of Jul , 19 79 . The following members were
present. a or Hunt, ounc me ers enpo%'1:-,—Hoyt. Neils and Spaeth
The following wieribers were absent: ono
Councilmember Spaeth introduced the following aesolution and
moved its adopt --.on:
RESOLUTION 79-393
SETTING CONDITIONS TO BE MET PRIOR TO FILING 0- REVISED FINAL PLAT FOR CARLSON
COMPANIES 2ND ADDITION (A-710)
WHEREAS, the City Council has approved the revised final plat and development
contract for Carlson Companies 2nd Addition;
NOW THEREFORE BE IT HEREBY RESOLVED by the City Council of the City of Plymouth,
Minnesota, that it should and hereby does direct the following prior to recording
of said plat:
1. Evidence of recorded covenants shall be submitted which preclude de-
velopment on including erection of a fence around that area contained
in lots 2 and 3 formerly eesignated as Outlot B;
2. Compliance with the Engineer's mem,randum dated March 18, 1977;
3. The adopted landscape screening plan dated March 11, 1977, shall
incorporate an additional 30 evergreen plantings (minimum 5 feet height,
balled and berlapped) to fill in gaps on the south property line,
said trees to be scattered as appropriate and the substitution of
additi5nal evergreen plantings for the 11 deciduous shade trees;
4. Final plat shall not be released for filing until the convt,,r .. of
proposed outlots south of 6th Ave. N. to individual abutting property
wners in Wedgewood Hills is accomplished. Proof of such conveyances
shall be filed with the City Clerk on or before August 1, 1979. In
the event such proof is not produced, final plat approval shall become
null and void and of no further force and effect;
5. Evidence of a recorded deed covenant prohibiting development or the
construction of any structures including fences on the following areas
shall be submitted:
A. The outlots lytng south cf 6th Ave. N.;
B. The easterly 300 feet of lot 3;
C. That portion, of lot 2 lying easterly of that area formerly
designated as Outlot A.
The motion for the adoption of the foregoing Resolution was duly seconded by
O, and upon vote being taken thereon, the
following va e n favor thereof: _&Yor Hunt. Councilmembers Davenport,
Hoyt, Neils and $Paeth ,
The following voted against or abstained:
lihereupon the Resolution was declare' duly s
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 9, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89030
PETITIONER: Harstad Companies
REQUEST: Land Use Guide Plan Amendment to Reclassify from LA -3 to
LA -2
LOCATION: Northwest quadrant of County Road 47 and 1-494
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING:
BACKGROUND:
RPUD 86-1
On May 5, 1986, by Resolution 86-256, the Plymouth City Council approved a
RPUD Preliminary Plan/Plat and Conditional Use Permit with variances for
Harstad Companies, encompassing 168 acres, of which this parcel is a portion.
On November 3, 1989, the City Council by Resolutions 86-737 and 86-738
approved the RPUD Final Plan/Plat and Development Contract for the Camelot
Estates designating 189 single family lots and 9 outlots.
Notice of this Public Hearing has been published in the Official City
Newspaper and notice has been mailed to all adjoining property owners. In
addition, a development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to reguide a parcel of approximately 81 gross acres
and 74 net acres at or above the 100 Year Flood Elevation from the
existing LA -3 (High Medium Density Residential) to a proposed LA -2 (Low
Medium Density Residential). The applicant's narrative dated April 24,
1989, both describes the proposed reguiding and responds to the checklist
provided to all applicants for a Land Use Guide Plan Amendment as to items
to be addressed with each application.
We note that the applicant's submission makes reference to the existing
and a "proposed" RPUD plan for a portion of the area that is included
within this reguiding. The application with which we were dealing with at
this point is exclusively for reguiding of land from existing LA -3 to
proposed LA -2. No RPUD
Page 2
File 89030
Amendments are with this application under consideration. The petitioner
has, subsequent to this application, also filed an application to amend
the Lake Camelot Estates RPUD responsive to the LA -2 Guiding he here
proposes, but that matter is not included within this application or
Public Hearing, and will not be addressed in this staff report.
2. The locational criteria specified in the current Land Use Guide Plan text
with respect to LA -2 Guiding is much less specific and stated in much
broader terms than that of LA -3 Guiding. It has been previously noted
that it is not difficult for much of the land area of Plymouth to respond
positively to LA -2 locational criteria. It is not too surprising then
that the area under consideration responds positively to LA -2 locational
criteria.
It would appear that the LA -3 Guiding that exists at this location (and to
a large measure on both sides of I-494, from the north corporate limits to
County Road 9) may be intended, at least in part, to be a buffer between
single family development and an arterial transportation corridor. This
would be contrary to one of the LA -3, locational criteria prohibiting the
use of LA -3 Guiding for that purpose.
Locational criteria for LA -3 also includes proximity to neighborhood
shopping facility, and large areas of permanent public open space.
Depending a great deal on how the term "near" is defined, the LA -3 Guided
area included in this application may not be considered to be responsive
to the locational criteria with respect to shopping and large open space
areas.
3. The site under consideration can physically be developed under the LA -3
Guiding that exists. The current approval development plan is evidence of
that. There is no physical constraint to that development. The applicant
makes reference to marketing constraints that may exist at this point in
time, but such constraints tend to be cyclical in nature and not generally
considered a reasonable basis for Land Use Guide Plan reclassification.
4. There is no lack of developable property in the LA -2 classification. The
applicant states, with some accuracy, that there currently is a lack of
developable property for single family detached housing in the City of
Plymouth. We have previously, and we continue to, observe that market
condition is temporary in nature, and significantly influenced by the
timing of the Plymouth Capital Improvements Program with respect to the
availability of sanitary sewer to specific areas of the community. The
proposed reguiding is not inconsistent with the Community Structure
Concept.
5. It does not appear that other undeveloped property in the LA -2
classification would be adversely effected to any measurable degree by the
proposed action. When the supply of a certain class of property is short
and the demand remains strong - such is the case for land in Plymouth
suitable for single family detached development - any action by a
Page 2
File 89030
Amendments are with this application under consideration. The petitioner
has, subsequent to this application, also filed an application to amend
the Lake Camelot Estates RPUD responsive to the LA -2 Guiding he here
proposes, but that matter is not included within this application or
Public Hearing, and will not be addressed in this staff report.
2. The locational criteria specified in the current Land Use Guide Plan text
with respect to LA -2 Guiding is much less specific and stated in much
broader terms than that of LA -3 Guiding. It has been previously noted
that it is not difficult for much of the land area of Plymouth to respond
positively to LA -2 locational criteria. It is not too surprising then
that the area under consideration responds positively to LA -2 locational
criteria.
It would appear that the LA -3 Guiding that exists at this location (and to
a large measure on both sides of I-494, from the north corporate limits to
County Road 9) may be intended, at least in part, to be a buffer between
single family development and an arterial transportation corridor. This
would be contrary to one of the LA -3, locational criteria prohibiting the
use of LA -3 Guiding for that purpose.
Locational criteria for LA -3 also includes proximity to neighborhood
shopping facility, and large areas of permanent public open space.
Depending a great deal on how the term "near" is defined, the LA -3 Guided
area included in this application may not be considered to be responsive
to the locational criteria with respect to shopping and large open space
areas.
3. The site under consideration can physically be developed under the LA -3
Guiding that exists. The current approval development plan is evidence of
that. There is no physical constraint to that development. The applicant
makes reference to marketing constraints that may exist at this point in
time, but such constraints tend to be cyclical in nature and not generally
considered a reasonable basis for Land Use Guide Plan reclassification.
4. There is no lack of developable property in the LA -2 classification. The
applicant states, with some accuracy, that there currently is a lack of
developable property for single family detached housing in the City of
Plymouth. We have previously, and we continue to, observe that market
condition is temporary in nature, and significantly influenced by the
timing of the Plymouth Capital Improvements Program with respect to the
availability of sanitary sewer to specific areas of the community. The
proposed reguiding is not inconsistent with the Community Structure
Concept.
5. It does not appear that other undeveloped property in the LA -2
classification would be adversely effected to any measurable degree by the
proposed action. When the supply of a certain class of property is short
and the demand remains strong - such is the case for land in Plymouth
suitable for single family detached development - any action by a
Page 3
File 89030
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 industrially or commercially classified property, and therefore impact
to other property owners of this classification would appear to be minimal
and not easily identified.
6. Beyond the potential for inconsistency with the locational criteria with
respect to the use of LA -3 as a buffering devise and a potential lack of
proximity to neighborhood shopping and large open space, we cannot discern
any merits in the proposed reclassification beyond those that would be
available to the developer. The applicant states the community benefit
from the increased supply of single family development land. Such a
benefit becomes one of economic consequence of a short-lived nature and
does not, in and of itself, constitute merit for reclassification.
7. The applicant contends that the market place is the driving force for
determining what the best use of a parcel may be at any given time.
Planning decisions should not be based on cyclical market place
considerations however. It is difficult to distinquish between the
various residential uses as being highest or best for this parcel based on
the physical attributes of this site. All other things equal LA -2, is as
good use for this site (or highest and best) as would be LA -3.
8. The System Plans impact of the proposed change of guiding from LA -3 to LA -
2 over a 74 net acre area as 222 units reduction using the 2 midpoints of
the respective guidings. The difference could be as great as 518 units.
The applicant indicates that his revised RPUD Plan will call for a
reduction of 125 units over the entire 74 acres. A review of the Land Use
Guide Plan Amendment Application is better structured in terms of midpoint
differentials that could result. On that basis, using the 1988
Metropolitan Council Persons Per Dwelling Unit Estimate for the City of
Plymouth, the number of persons residing within the 74 acres under
consideration could be 600 less under LA -2 Guiding that LA -3 Guiding using
the midpoint comparisons. The reduced impact on water distribution,
sanitary sewer, parks and trail, and transportation plans is evident. To
the extent that those facilities are not already constructed, the impact
therefore could be considered positive. To the extent those facilities
are already constructed in anticipation of the LA -3 densit in this area,
the impact could be considered negative (at least fiscally .
The potential for 600 fewer persons as a result of the proposed reguiding
would provide a negative impact to the City of Plymouth with respect to
state and federal aides that are based on per capita calculations. The
LA -3 Guiding that exists, at midpoint, could generate 40 percent more per
capita revenues than LA -2 Guiding at midpoint.
9. Discussion with respect to the impact on utility charges is contained in
an engineer's memo that has been attached to this staff report for
reference.
Page 4
File 89030
10. During the current consideration for updating the Land Use Guide Plan
element of the Plymouth Comprehensive Plan, the applicant requested the
Planning Commission consider inclusion of this proposal within the
Planning Commission recommended reguiding actions initiated by the City.
The Planning Commission informed the applicant that since he had filed his
own application for reguiding, it would likely be more timely for that
application to move forward for the Planning Commission not to include
this area within their actions. The Planning Commission has, in its
recommendation to the City Council concerning the Land Use Guide Plan
Amendment, recommended substantial geographic areas of the community
situated similar to this subject's site (adjacent to I-494) from existing
LA -3 to proposed LA -2. Included in this recommendation is a site
immediately south of the subject site geographically situated almost
identically.
The Planning Commission recommendation is not the same as a City Council
approval of a Land Use Guide Plan Amendment.
PLANNING STAFF CENTS:
1. The site responds as good or better to LA -2 locational criteria than LA -3
locational criteria. Even recognizing the LA -2 locational criteria would
appear to be easier to obtain, there are certain aspects of the site that
would appear to specifically speak against the LA -3 guiding that currently
exists.
2. It appears to be the sense of the community to generally reduce the land
use intensity within the Land Use Guide Plan. The proposed reguiding from
LA -3 to LA -2 would be responsive to that trend and desire.
3. No obvious negative impacts appear from the proposed reguiding from LA -3
to LA -2. other than those fiscally related.
4. The fiscal impact "differential" addressed by the Public Works Department
should be covered as a condition of an approval action.
Page 5
File 89030
RECOMMENDATION:
Staff hereby recommends approval of the application to reguide from LA -3 to
LA -2 subject to the al condi s such reguiding.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Graph Resolution recommending approval of amendment to the Land Use Guide
Plan
2. Engineer's memo
3. Petitioner's narrative
4. Petitioner's check list
5. Staff check list
6. City Council Resolution 86-256
7. City Council Resolution 86-737
8. City Council Resolution 86-738
pc/cd/89030:dlp)
APPROVING LAND USE GUIDE PLAN AMENDMENT FOR HARSTAD COMPANIES FOR A LAND USE
GUIDE PLAN AMENDMENT (89030) (RPUD 86-1)
WHEREAS, Harstad Companies has requested reclassification of Land Use Guiding,
from LA -3 (High Medium Density Residential) to LA -2 (Low Medium Density
Residential) for 81 acres located west of I-494, north and south of County
Road 47; 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 81 acres located west of I-494, north
and south of County Road 47, subject to the following:
1. Specific development shall be responsive to an approved amended RPUD Plan
for the area.
2. 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.
3. Compliance with the Engineer's Memorandum regarding fiscal impact and
capital improvement costs.
CITY OF PLYMOUTH
EN6INEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 7, 1989
FILE NO.: 89030
PETITIONER: Mr. Ken Briggs, Harstad Companies, 2191 Silver Lake Road, New Brighton,
Mn. 55112
LAND USE GUIDE PLAN AMENDMENT:"" LAKE CAMELOT ESTATES
LOCATION: West of Hwy. 494, north of County Rd. 47, located in the north half of
Section 3.
The Harstad Companies have submitted a petition requesting the reguiding of the LA -3
areas west of 494, and south and north of Co. Rd. 47. This memo is being submitted
based on the Council request to show the possible revenue lost with reguiding the higher
density LA -3 area to a lower density of LA -2.
Watermain area based on the original preliminary plat:
316 units x $790/unit = $249,640
Watermain area based on the reguiding application:
213 units x $790/unit = $168,270
Difference 81,370
Sanitary sewer area assessment based on the original preliminary plat:
316 units x $440/unit = 139,040
Sanitary sewer area assessment based on the reguiding application:
213 units x $440/unit =
Difference
Total Difference
45.320
126,690
SUBMITTED BY: —
Fred G. Moore, P.E.
Director of Public Works
go3o
II Fr— --r--
rteME
3
T.
BACKGROUND
Lake Camelot Estates is a residential planned unit development
86-1) located in northern Plymouth in an area generally
described as lying directly west of 494, north and south of
County Road 47. The approved PUD provides a total of 525
residential units consisting of 186 single family, 148 townhomes
and 191 apartment units. Only the single family portion of the
project has received final site plan approval. The streets,
utilities and private open space improvements have been
constructed in the single family home area. Approximately one
third of these lots are built on.
PROPOSAL
It is requested that the city reguide the following described
area from LA -3 to LA -2.
LEGAL DESCRIPTION - LAKE CAMELOT ESTATES
Those parts of Block 3, Block 4, Block 5; all of Block 6, all of
Block 7, all of Block 8, part of Block 9, part of Block 10, part
of Outlot A, all of Outlot B, all of Outlot C, part of Outlot E,
all of Outlot F, part of Outlot G, and all of Outlot H, all in
LAKE CAMELOT ESTATES, as platted and recorded, Hennepin County,
Minnesota, and that part of Block 2 in LAKE CAMELOT ESTATES 2ND
ADDITION, as platted and recorded, Hennepin County, Minnesota,
which lies easterly of the following described line: Beginning at
a point on the north line of said Outlot G, said point being
South 89 degrees 49 minutes 27 seconds West, assumed bearing,
183.00 feet from the northeast corner of said Outlot G; thence
South 13 degrees 00 minutes 00 seconds West 917.00 feet; thence
South 07 degrees 45 minutes 00 seconds West 1043.00 feet; thence
South 00 degrees 00 minutes 00 seconds West 772.73 feet to a
point on the south line of said Block 10, said point being 65.25
feet easterly of the southwest corner of Lot 7 of said Block 10,
and said line there terminating.
REASON FOR REQUESTED REGUIDING
The current guiding requires a density for the overall planned
unit development which results in more dwelling units than can be
reasonably built within the site constraints, development
philosophy and current market conditions.
The first phase of Lake Camelot Estates was developed to provide
186 high quality homesites for upscale single family homes. Land
was preserved and enhanced to provide recreational and scenic
open space areas. Over one third of the site is open space. The
lots were designed to allow construction of large homes. These
design features combined to reduce the gross density of the
single family area to 1.97 units per acre.
A large portion of the site (4.1 acres) is within a utility
easement for the electric transmission lines on the east side of
the site. The terms of the easement do not allow building
construction in the easement.
The required overall density for the site is 4.0 to 6.3 units per
acre depending on the number of bonus points used. Up to seven
bonus points are available.
The approved PUD plan has an overall density of 4.25 units per
acre. This was accomplished by transferring the density from the
single family and power line easement acres to the remaining
site. The plan called for 148 townhomes and 191 apartment units.
At the time that the plan was adopted in 1986, it was believed
that the market would support the rental apartment building use.
Since that time, the market for single family homesites has
continued to be strong, while the market for apartments has
proven to be non-existent.
One of the primary reasons that marketing apartments in this area
has failed is access. Without a freeway access at County Road
47, the access to the site is quite circuitous. This is a
feature that is detrimental to a high density rental development,
but is considered desirable for single family detached.
It is proposed to reduce the overall unit counts from 525 to 400
by deleting the apartments and adding 16 single family and 50
townhomes. This can be best accomplished by reguiding all of the
LA -3 area to LA -2. A summary of the areas and allowable
densities is shown below.
LAKE CAMELOT ESTATES
DENSITY CALCULATIONS
ORIGINAL PUD
REVISED PUD
REVISE ALL LA -3 TO LA -2
LA -1 LA -2 LA -3 TOTAL
Gross 49.5 37.1 81.3 167.9
Area Outside MUSA 0.0 9.5 0.0 9.5
Below 100 -year Flood 5.1 22.7 7.0 34.8
Density with Points
44.4 4.9 74.3 123.6
Density with Points 2.7 4.4 8.5
120
Density without Points 2.0 3.0 5.0
238
Units with Points 120 22 632 774
Units without Points 89 28 372 489
REVISED PUD
REVISE ALL LA -3 TO LA -2
LA -1 LA -2 TOTAL
Gross 49.5 118.4 167.9
Area Outside MUSA 0.0 9.5 9.5
Below 100 -year Flood 5.1 29.7 34.8
44.4 79.2 123.6
Density with Points 2.7 4.4
Density without Points 2.0 3.0
Units with Points 120 348 468
Units without Points 89 238 327
SUPPORT FOR COMPREHENSIVE LAND USE GUIDE PLAN CHANGE
The following information is provided to support the requested
guide plan change.
1. Demonstrate whether the locational criteria of both the
existing and proposed classifications are satisfied by the
specific site.
EXISTING LA -3
Criteria 1
Must abut and have reasonably direct access to major collectors
or minor arterials.
Response: County Road 47 is designated as a major east/west
collector in the thoroughfare guide plan. However, there is no
north/south collector in the project area.
Criteria 2
Must be located on the periphery of walking neighborhoods.
Response: County Road 47 and I-494 define the boundaries of the
walking neighborhood.
Criteria 3
The use of high density residential areas as a buffer between
business, industry, arterials, etc. and single family development
will be discouraged.
Response: I-494 is a principal arterial. The use of high density
apartments would be contrary to this criteria.
Criteria 4
Near large areas of permanent public open space (community parks,
high schools, conservation areas, etc.).
Response: There are no large public open spaces in this area.
The park on the west end of the site is separated by the low
density residential and Mud Lake.
Criteria 5
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.
Response: A large portion of the site contains wetlands and areas
of poor soils. These elements were incorporated into the open
space system. This, in turn, forced the required units to be
into the remaining area, increasing the density.
Criteria 6
Near neighborhood shopping and service facilities.
Response: Shopping in this area is located in Maple Grove north
of Bass Lake Road. This is not within walking distance and
circuitous routes must be used to get there.
Criteria 7
Local private recreational facilities such as tennis courts,
swimming pools, pitch and putt golf, etc., should be provided for
the residents.
Response: When the densities required by the existing land use
guide plan classifications are met, there is little land
available for these uses.
Criteria 8
Neighborhood parks and playgrounds should be provided at about
the same ratio of people per acre of park as in lower density
residential development.
Response: There are no developed neighborhood parks or
playgrounds in this area. (See Criteria 4.)
PROPOSED LA -2
Criteria 1
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.)
Response: The site is in two walking neighborhoods. The
transition is made from single family to townhomes within the
project.
Criteria 2
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 LA -2 area will
be generally on the interior with access by minor or collector
streets.
Response: The higher density townhomes will access onto County
Road 47 via Yucca Lane and the service road on the east side of
the site which is the major point of access to the development.
No traffic from the high density will be forced to travel through
the low density area and vice -versa.
2. Demonstrate why the classification should be changed.
Explain why the site cannot be reasonably developed under the
current classification.
Response: The current classification would require a minimum of
489 units to be built. This would necessitate multi -story
apartments which have a limited market.
3. 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.
Response: The City of Plymouth is facing a shortage of low
density residential lots. This point has been discussed at
recent planning commission meetings. The additional single
family lots will help this situation.
4. 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?
Response: The only perceived impact would be to reduce the
amount of high medium density land available. This would have a
positive impact in that it should result in increased value for
the remaining LA -3 areas since the supply would be reduced to
meet the demand.
5. Demonstrate that the proposal has merit beyond the interests
of the proponent or of the prospective developer of the site.
Response: The proposal will create additional single family lots
which are in demand community -wide. The townhomes will create
opportunities for more moderate priced housing within the city.
6. Demonstrate that the new classification would be the highest
and best use of the site. What is the public need or community
benefit?
Response: As stated above, there is a community -wide need for
additional low density development. The site is better suited
towards the LA -2 location criteria and the decreased density will
reduce the future transportation needs in the area.
7. What impact will the proposed change have upon the following
comprehensive plan elements?
7a. Transportation (Detail data to be drawn from traffic study
conducted by city, and paid for by applicant.)
7b. Sanitary Sewer (Calculate flow data based upon existing and
proposed uses using base data from the plan.)
Estimated Flow Reduction - Existing LA -3 District Only - Per
Criteria in Comprehensive Plan
Land Use Type Gal/Acre/Day Acres MGD
LA -3 1400 79.50 111,300
LA -2 1020 79.50 81,090
NET REDUCTION (27%) 30,210
Estimated Flows Entire PUD - By Unit Type
CURRENT PLAN PROPOSED PLAN
No. No.
Unit Type Units GUD Flow Units GUD Flow
Single Family 186
Townhome 148
Apartment 191
GAL/DAY
315 58,590 303
255 37,740 198
200 38,200 %0
134,530
315 63,630
255 50,490
200 0
114,120
Net reduction: 20,410 gal/day = 15%
7c. Storm Sewer (Particularly note on-site storage requirements.)
Change in run-off - per Comprehensive Plan Criteria
Area = 79.50
Intensity 5 -year, 24-hour, Tc = 0.5 in (developed) = 2.8 in/hr
Tc = 1.5 hr (undeveloped) = 1.35 in/hr
100 year, 24-hour, Tc = 0.5 in (developed) = 4.9 in/hr
Tc = 1.5 hr (undeveloped) = 2.4 in/hr
TOTAL RAINFALL - 5 year, 24 hour = 3.5 inches
1DO year, 24 hour = 6.2 inches
SITE CONDITION
OR LAND USE
Existing LA -3
LA -2
DECREASE
RUNOFF
COEFFICIENT
0.25
0.50
0.40
PEAK RUNOFF
5 -YR 100 -YR
CFS) (CFS)
26.8 47.7
111.3 194.8
89.0) (155.8)
22.3 39.0
TOTAL RUNOFF
5 -YR 100 -YR
AC-FT)(AC-FT)
5.8 10.3
11.6 20.5
9.3) (16.4)
2.3 4.1
7d. Housing (Particularly the number and type of units that
would be realized or not realized.)
Existing PUD/Guiding
Single Family 186 Units
Townhomes 148 Units
Apartments 191 Units
TOTAL 525 Units
Allowable Range 489 - 774 Units
Proposed PUD/Guiding
Single Family 202 Units
Townhome 198 Units
TOTAL 400 Units
Allowable Range 327 - 470 Units
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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.
U Demonstrate whether the Locational Criteria of both the existing and
Elproposed
classifications are satisfied by the specific site.
u Demonstrate why the classification should be changed. Explain why the site
cannot be reasonably developed under the current classification.
U 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.
17 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?
r Demonstrate that the proposal has merit beyond the interests of the
proponent or of the prospective developer of the site.
U Demonstrate that the new classification would be the highest and best use
of the site. What is the public need or community benefit?
U 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)
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
S. 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?
0
CITY OF PLYNDM
Pursuant to due call and notice thereof, a Regular meeting of the City Council of
the City of Plymouth, Nirmesota, was held on the 5th day of May 1986.
The following members were present: Ma or Schnei e ZounciImembers Crain,
Sisk Vasiliou and Zitur The
o ow members were absent: none
a .r. .a f
Councilmember Vasiliou introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86- 256
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT, CONDITIONAL USE
PERMIT AND VARIANCES FOR HARSTAD COMPANIES (RPUD 86-1) (85114)
WHEREAS, Harstad Companies has requested approval for a Residential Planned Unit
Development Preliminary Plan/Plat, Rezoning, Conditional Use Permit, and Variances
for 196 single family detached homes, 148 multi -family attached dwellings, and 168
apartment units on approximately 168 acres west of I-494 and north and south of County
Road 47 at Mud Lake; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hear-
ing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOTA, that it should and hereby does approve the Residential Planned Unit Development
Preliminary Plan/Plat, Conditional Use Permit and Variances for Harstad Companies
located west of I-494 and north and south of County Road 47 at Mud Lake, 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 Contracts have been awarded for sewer
and water.
4. Payment of park dedication tees -in -lieu of dedication with appropriate credits in
an amount determined according to verified acreage and according to the Dedication
Policy in effect at the time of filing the Final Plat with Hennepin County. Dedi-
cation requirements includes the dedication of approximately 34.55 acres as pro-
posed by the petitioner and for trail along the western boundary for Regional
Trail purposes.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution No. 79-80 regarding minimum floor elevations for
new structures in subdivisions adjacent to, or containing any open storm water
drainage facility.
7. Rezoning shall be finalized with filing of the Final Plat.
PLEASE SEE PAGE TWO
Vdvt: AMU
Resolution No. 86- 256
8. Requirements for review of mandatory Environmental Assessment Worksheet shall be
satisfied prior to submittal of the Final Plat application.
9. No Building Permits shall be issued until the Final Plat is filed and recorded
10. Approved variances are length of Dallas Lane (800 ft.), Cheshire Lane (550 ft.),
59th Avenue (700 ft.) and Xenium Lane (1600 ft.) cul-de-sacs over 500 ft. on the
basis of the topography and retention of existing site features.
11. Private drive access shall be limited to internal public roads and prohibited from
County Road 47; all -;rivate drives shall be a maximum distance from County Road
47.
12. Transitional screening and berming shall be provided along County Road 47; final
details to be submitted with the Final Plan/Plat.
13. Final Plat mylars shall refer to RPUD No. 86-1 .
14. Appropriate legal documents regarding Homeowner Association documents, covenants
and restrictions as approved by the City Attorney, shall be filed with the Final
Plat.
15. Building front yard setbacks shall be 35 ft.; rear yard shall be 25 ft. and side
yard shall be 10 ft. All building setbacks to County Road 47 shall be a minimum
of 50 ft.
16. The Final Plan/Plat shall identify specific lots on Cheshire and Berkshire Lane to
have reduced front yard setback of 25 ft.
17. The Final Plan/Plat shall include an explanation of the request for 25% lot cover-
age for up to 20 lots, and shall specify which lots are to be included; no in-
crease is granted or implied. Approval shall not be granted until after rough
grad+.ng -as been completed.
18. Detailed development plans for the private open areas shall be provided with the
Final Plan/Plat.
19. Development of the attached housing areas is subject to Ordinance required site
plan review and submission of financial guarantees for completion of site
Improvements.
20. There may be acceleration and deceleration lanes required for County Road 47.
21. The number of trails between homes shall be minimized, and the width of the ease-
ments of the remaining trails shall be maximized.
22. Berkshire Lane cul-de-sac shall be moved at least 50 ft. to the east to protect
and save trees on the west side.
The motion for motion of the foregoing Resolution was duly seconded byCouncilmemberUturanduponvotebeingtakenthereon the fol oT—wing
voted n favor thereof: or Schneider, Councilmembers Crain, Sisk,
thereon,
and Zitur The ollowing
R'f voted against or abstained: none9a Whereupon the
Resolution was declared duly p&sseid and adopted.
CITY OF PLYMOM
Pursuant to due call and notice thereof, a regular meeting of the City Council of theCityofPlymouth, Minnesota, was held on the 3rd day of November 1986. The
following members were present: Mayor Schneider; Councilmembersra n, s , VasTliou,
and Zitur -- - 7Fe—
0 ow ng members were absent: none
ws• rr ••r
Councilmember Sisk introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86-737
APPROVINC RESIDENTIAL PLANNED UNIT DEVELOPMENT FINAL PLAN/PLAT AND DEVELOPMENT CONTRACT
FOR LACE CAMELOT ESTATES FOR HARSTAD COMPANIES (85114) (RPUD 86-1)
WHEREAS, Harstad Companies has requested approval for Residential Planned Unit
Development Final Plan/Plat for Lake Camelot Estates (RPUD 86-1), a plat for 189 single
family lots and 9 outlots on property north and south of County Road 47, west of I-494;
and,
WHEREAS, the City staff has prepared a Development Contract covering the improvements
related to said plat;
NOW, THEREFORE BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the Final Plat and Development
Contract for Harstad Companies for Lake Camelot Estates located north and south of
County Road 47, west of I-494; and,
FURTHER, that the Development Contract for said plat be approved, and that the Mayor
and City Manager be authorized to execute the Development Contract on behalf of the
City.
The motion for adoption of the foregoing Resolution was duly seconded byCounclimemberZitur , and upon vote being taken thereon, t eo ow n 4votedInfavorthereof: Mayor Heider Councilmembers Crain, Sisk Wasiliou and
Zitur he following - voted against -or abstained: none hereupon the
Resolution was declared duly passed adopted. an
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the City Council of theCityofPlymouth, Minnesota, was held on the 3rg day of November . 1986. The
following members were present: Mayur Schneider; Councilmembers Crain, sK, Vasi liou,
and Zitur T7e_
followIng members were absent: none
t+ rw* rrr
Councilmember Sisk introduced the foilowinq Resolution and moved Its
adoption:
RESOLUTION NO. 86-738
SETTING CONDITIONS TO BE NET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR LAKE
CAMELOT ESTATES FOR HARSTAD COMPANIES (85114)) (RPUD 86-1)
WHEREAS, the City Council has approved the Final Plat and Development Contract for
Lake Camelot Estates as requested by Harstad Companies;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOTA, that it should and hereby does approve the following to be ret, prior to re-
cording of, and related to said plat:
I. Compliance with the City Engineer's Memorandum.
2. The Ordinance rezoning the property shall be published upon evidence that the
Final Plat has been filed and recorded with Hennepin County.
3. Park dedicaton requirements are satisfied with appropriate credits in an amount
determined according to verified acreage and paving costs and according to the
Dedicatloji Policy in effect at the time of filing the Final Plat. Deeds for Out -
lots D, E, and a trail outlot between Lot 3, Block 9 and Lot 1, Block 10 shall be
provided prior to filing the Final Plat.
4. Submittal of required utility and drainage easements as approved by the CityEngineerpriortofilingtheFinalPlat.
5. The Final Plat mylars shall contain a statement noting that the plat is part of
the approved RPUD 86-1 per Section 9 of the Zoning Ordinance.
6. The following lots shall have a minimum front yard setback of 25 ft.: Block 2, Lots 18 - 25; Block 3, Lots 3 - 10; from Cheshire Lane only, Block 2, Lots 17 and
21: from Berkshire Lane only, Block 3, Lots 2 and 11. These last four lots shall
have a minimum yard setback of 35 ft. from 613t Avenue North.
7. Appropriate legal documents regarding Homeowner Association covenants and restric-
tions as approved by the City Attorney, shall be filed with the Final Plat.
The motion for adoption of the foregoing Resolution was duly seconded byCouncilmemberZitur , and upon vote being taken thereon, the olwinqvotenfavorthereof: __Mayor Heider, loCouncilmembersCrainSisk, Vasiliou, and
Zitur he o owingvotedagainstorabstained: none Whereupon the
Resolution was declared duly passed and adopted.
it ;
C
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 6, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89031
PETITIONER: James Bremer
REQUEST: Preliminary Plat and Rezoning from FRD to R-2 to create 2
Residential Lots
LOCATION: Northeast corner of Sunset Trail and Zinnia Lane
GUIDE PLAN CLASS: LA -2 (low medium density residential)
ZONING: FRD (Future Restricted Development)
BACKGROUND:
No prior planning applications are of record in the files of the Community
Development Department concerning this parcel.
Notice of this Public Hearing was published in the Official City Newspaper and
mailed to all property owners within 500 feet. In addition, a development
sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a Preliminary Plat of an existing site measuring
48,705 square feet. The resulting lots (net of required street right-of-
way dedication) would be 19,806 square feet for the existing home and
15,931 square feet for the new lot (Lot 2).
In addition, the applicant proposes Rezoning of the entire site from the
existing FRD to a proposed R-2.
2. Review of a Conventional Plat such as this is responsive to Section 500 of
the Plymouth City Code, specifically Section 500.01, Subdivision 3. The
design standards that are the basis for a Planning Commission review and
recommendations to the City Council are found in Sections 500.15 through
500.25. The proposed plat meets all design criteria of the Subdivision
Ordinance and by reference, the provision of Zoning Ordinance that would
apply. Specifically, the lot sizes are consistent with the R-2
conventional standards of the Zoning Ordinance.
Page Two
File 89031
3. The site is a part of the Minnehaha Creek Watershed District and contains
no hydrological features; is not within a Shoreland or Flood Plain Overlay
District; does not contain wetlands or woodlands; does not contain
significant areas of over 12 percent slope; and is suitable for
development with municipal sewer.
PLANNING STAFF COMMENTS:
1. The proposed 2 -lot plat meets all City standards in regard to design with
respect to the Subdivision Ordinance and specifications with respect to
the R-2 section of the Zoning Ordinance.
2. The Subdivision contains no constraints to development.
3. No variances to setback provisions of the Zoning Ordinance are approved or
implied by this Preliminary Plat action. Structure "footprints" are
intended to be schematic only. Setback provisions of the R-2 section of
the Plymouth Zoning Ordinance will be applied to any structures on these
lots. The minimum side yard setback in the R-2 Zoning District is 10
feet.
RECOMMENDATION:
I hereby recommend approval of the Preliminary Plat and Rezoning from FRD to
R-2 as proposed, and I have attached recommended draft resolutions reflecting
that approval sub' to the usu nditions for such approvals.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution for Approval of Preliminary Plat
2. Draft Ordinance Amending the Zoning Ordinance
3. Draft Resolution Setting Conditions Prior to Filing
4. Engineer's memo
5. Location map'
6. Large plans
pl/cd/89031:dl)
APPROVING PRELIMINARY PLAT FOR JAMES BREMER FOR THE BREMER ADDITION (89031)
WHEREAS, James Bremer has requested approval for a Preliminary Plat for the
Bremer Addition, a plat for 2 lots on 1.2 acres located at the northeast
corner of Sunset Trail and Zinnia Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the Preliminary Plat for the
Bremer Addition for 2 lots located at the northeast corner of Sunset Trail and
Zinnia Lane, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Removal of all dead or dying trees from the property at the owner's
expense.
3. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat.
4. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
5. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
6. No variances to the standards of the R-2 classification of the Plymouth
Zoning Ordinance are hereby approved or implied.
pc/cd/89031:dl)
CITY OF PLYMOUTH
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE TO CLASSIFY CERTAIN LANDS
Section 1. Amendment of Ordinance. Ordinance No. 80-9 of the City of
Plymouth, Minnesota, adopted June 15, 1980 as amended, is hereby amended by
changing the classification on the City of Plymouth Zoning Map from FRD to R-2
with respect to the hereinafter described property:
Insert Legal)
Section 2. General Development Plan. This Ordinance authorizes the
development of said tracts only in accordance with the Plan approved for the
File No. 89031
Section 3. Effective Date. This Ordinance shall take effect upon filing
the Final Plat with Hennepin County and upon its passage and publication.
Adopted by the City Council day of
Mayor
ATTEST
City Clerk
File
pc/cd/89031/ordin:dbc)
0
SETTING CONDITION TO BE MET PRIOR TO PUBLICATION OF ORDINANCE REZONING LAND
LOCATED AT 302B ZINNIA LANE (89031)
WHEREAS, the City Council has approved an Ordinance rezoning certain land
located at 302B Zinnia Lane from FRO to R-2 in conjunction with approval of
Final Plat for the Bremer Addition;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does direct the Final Plat for
the Bremer Addition to be filed with Hennepin County prior to the publication
of said Ordinance.
pc/cd/89031/sc:dbc)
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
June 6, 1989
89031
Mr. James P. Bremer, 302-B Zinnia Lane North, Plymouth, MN 55441
BREMER ADDITION
North of Sunset Trail, East of Zinnia Lane in the Southwest 1/4 of
Section 34.
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. _X_ Sanitary sewer area assessments have been levied based on proposed
use.
3. _ x SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watnrmnin area assessments based on .035 acres x
1,580 an acre = S55,30, Sanitary sewer area assessment based on
035 acres x $880 per acre - $30,80, The assessments must be paid
with the building permit.
5. Other additional assessments estimated: Sanitary sewer service
1-101,10. water service $1 -374,51, The assessments must be paid
with the building permit.
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. As shown on the Preliminary Plat.
0
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.
g. X _ _ All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. --2L 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:
DNR
MnDOT
Hennepin County
MPCA
State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
N/A Yes No
12. X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. X _ Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X — _ Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
15. _ X All existing street rights-of-way are required width -
Additional right-of-way will be required on as shown on the
Preliminary Plat.
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.
01
N/A Yes No
17. X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities.
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
If it is their desire to have the City construct these facilities as
part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1,
of the year preceding construction.
19. X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots.
20. X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required:
21. X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4
PRELIMINARY GRADING DRAINAGE AND EROSION CONTROL:
N/A Yes No
22. X It will be necessary to contact Bob Fasching, the City's utility
foreman, 24 hours in advance of making any proposed utility
connections to the City's sanitary sewer and water systems. The
developer shall also be responsible for contacting Jim Kolstad of the
Public Works Department for an excavating permit prior to any digging
within the City right-of-way. All water connections shall be via
wettan.
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
The Certificate of Survey shall show the elevation of the proposed
home with proposed contours and drainage arrows.
24. A. The width of existing streets shall be shown on the Preliminary Plat.
B. The services for the existing home shall be shown on the Preliminary Plat.
C. The Preliminary Plat shows City of Plymouth Plat No. 1, this is incorrect, the
plat was never recorded.
Submitted b
Fred G. Moore, P.E.
Director of Public Works
5
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 6, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89032
PETITIONER: Rudolph Marti (DBA) Domino's Pizza
REQUEST: Conditional Use Permit for a Class II Restaurant to be
located in the Vicksburg Plaza retail facility
LOCATION: West side of Vicksburg Lane between 10th Avenue North and
12th Avenue North (1115 Vicksburg Lane)
GUIDE PLAN CLASS: CN (neighborhood business)
ZONING: B-2 (shopping center business)
BACKGROUND:
The most recent action related to the site was Resolution 88-507, adopted
August 22, 1988, approving a Site Plan for the addition to and remodeling of
the Vicksburg Plaza structure. That Site Plan generally called for the
conversion of the structure from its use of the last several years to a multi -
tenant retail configuration.
Notice of this Public Hearing has been published in the Official City
Newspaper and notices have been mailed to all property owners within 500 feet.
A development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes to utilize a 1,500 square foot bay of the Vicksburg
Plaza facility for a "Domino's Pizza" outlet. This is a Class II
Restaurant by definition based on the applicant's proposal that 15 percent
of the business would be done with customers who pick up products, and 85
percent of the business will be delivered products. No sit-down eating
facilities are proposed. The customer service area of the facility will
occupy 125 square feet.
2. Per the petitioner's submission of April 21, 1989, (attached to this staff
report) the facility will employ up to 20 drivers and 8 inside personnel.
Business hours are proposed from 11 a.m. to 1 a.m., Sunday through
Thursday, and 11 a.m. to 2 a.m., Friday and Saturday.
r
Page 2
File 89032
3. The Conditional Use Permit application is pursuant to provisions of the
Zoning Ordinance whereby Class II Restaurants a Conditional Use in the B-2
Zoning District. The Zoning Ordinance provides that each Conditional Use
Permit application shall be reviewed for conformity with 6 specific
criteria. The proposal must be responsive to those 6 criteria to be
considered for approval by the City Council. A copy of the 6 criteria is
attached, together with the applicant's narrative response to those
criteria.
4. The site design limits access to a single point at the northeast extremity
of the site. Immediately north and west of this location are homes of the
Cimmeron Ponds Development. An issue to be considered in the review of
this application will be the impact on those adjacent properties of the
extra" traffic that would result from the high intensity use of one of
the shopping center bays - at least periodically.
5. A key concern in the review of Conditional Use Permits for multi -tenant
retail structures such as this is that of resulting off street parking
supply and demand. The applicant's plan indicates 125 square feet of
customer waiting space for the carry out operation, generating a need for
9 off street parking spaces according to the 15 square feet per space
requirement of this type of space utilization. When added to the
applicant's maximum of 30 employees on the premises at any one time, a
potential of 39 parking spaces could be committed to this 1,500 square
foot use in a "worst case scenario". The proposed use could occupy 27
percent of the 142 space off street parking capacity of this site, but
occupy only 6 percent of the usable square feet of the structure.
6. On April 3, 1989, the CitCouncil considered a Conditional Use Permit
application for a similar carry out/delivery) operation elsewhere in the
community. We have attached the City Council Minutes for April 3
reflecting concern over this type of use. The Council, On May 1, did
anarove this previous Conditional Use Permit, with annual renewal.
7. An issue may be whether uses such as here proposed are really best suited
by retail zones or whether they more closely resemble manufacturing. The
15 percent pick-up/85 percent delivery business ratio is significantly
different than other "retail" uses.
PLANNING STAFF COMMENTS:
1. With the "worst case scenario", the proposed use may generate a parking
problem for the entire center. Any use that potentially could occupy 4
times the number of parking spaces the square footage would allow it to,
exhibits the potential for parking difficulties. With a periodic renewal
provision in the Conditional Use Permit, we are prepared to monitor what
will actually happen at this location with respect to parking. We suggest
that the "worst case scenario" does not have a high probability of
occurrence.
Page 3
File 89032
2. There is also a possibility this use, because of the intense vehicular
movement characteristics, may impact adjoining properties to the north to
a greater degree than would be with another permitted or conditional B-2
use in the same square footage of this retail center.
The key question becomes will this use be more detrimental to adjoining
properties than any other use occupying the same square footage? We
believe that a monitoring period will provide many of the answers that are
not apparent at this time in this regard.
3. Based on the 2 clearly defined potentials for conflict, (parking and
neighborhood) an initial 6 month renewal is advisable.
4. In all other respects, the proposed Conditional Use is responsive to the
Conditional Use Permit criteria specified by the Zoning Ordinance.
RECOMMENDATION:
We recommend approval of the Conditional Use Permit as proposed subject to the
usual conditions covering such permits, including that permit be renewed
initially after 6 months.
Submitted by: Ocl
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution for approval
2. Petitioner's description of use dated April 21, 1989
3. Location map
4. Location graphics
5. Conditional Use Permit criteria
6. Petitioner's response to Conditional Use Permit criteria
7. City Council Resolution 88.507
8. City Council Minutes of April 3, 1989
pl/cd/89032:dl)
APPROVING A CONDITIONAL USE PERMIT FOR RUDOLPH MARTI FOR A CLASS II RESTAURANT
DOMINO'S PIZZA) AT 1115 VICKSBURG LANE (89032)
WHEREAS, Rudolph Marti has requested a Conditional Use Permit for a Class II
Restaurant to operate a Domino's Pizza located at 1115 Vicksburg Lane; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for
Rudolph Marti for a Conditional Use Permit for a Class II Restaurant to
operate a Domino's Pizza located at 1115 Vicksburg Lane, 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 Rudolph Marti 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. Any signage shall conform with the City Ordinance standards.
6. There shall be no outside display, sales, or storage of merchandise or
related materials.
7. Hours of operation shall be limited to 11 a.m. to 1 a.m., Sunday through
Thursday, and 11 a.m. to 2 a.m., Friday and Saturday.
8. The permit shall be initially renewed after 6 months to assure compliance
with the conditions and impact in parking and the surrounding
neighborhood.
9. All parking shall be off-street in designated areas which comply with the
Zoning Ordinance.
pc/cd/89032:dl)
Description of Applicant's Business
J&R Pizza Inc. (dba) Domino's Pizza has signed a lease with
the owners of the "Vicksburg.Plaza" located at -1115 Vicksburg
Lane, Suite ff3, Plymouth Mlv . , 5544?.
The company would bake a variety of pizzas at the location
for delivery and pick-up by it's customers. Approximately
15% of its business is done with customers who pick up the
pizzas and 85% is delivered. There will be no sitdown service
for the customers at this location. The pizzas are ordinarily
ordered by telephone and delivered within the city limits of
rlymouth primarily south of Hwy 55 at the location.
The company would need approximately twenty drivers employed
to service its customers, also approximately eight inside
personal would have to be emplgyed. There :.ill be a minimum
of three and a maximum of thirty employees on the premises
during business hours, which are 11:00 a.m. to 1800 a.m. ounuay
through Thursday and ll:uu a.m. to 2:00 a.m. Friday and 5a.iurday.
Our experience indicates the 75 of our working hours is
staffed only with the minimum number of, employees, or close
to the minimum. The company also finds that there would be a
maximum of two carryout customers on the premises at any given
time.
Delivery vehicles will be located on the premises only during
working hours. All personal at Domino's Pizza will be consi-
derate to other tenates, and their customers in reguards to
parking.
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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.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
ti
June 8, 1989
Mr. Charles E. Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
M T F T7t- 00
JUN 8 1989
Ci T Y U1- - LLYMOUTH
COMMUNITY DEVELOPMENT DEPT.
Subject: Conditional Use Permit for a Class II Restaurant - 1115 Vicksburg Lane,
Suite MP3 (89032)
Dear Mr. Dillerud:
This letter is in response to our phone conversation June 7th and letter dated May 16th,
1989, requesting I draft a letter from the criteria in the Planning Zoning Ordinance,
Section 9, Subdivision A.
1. It is my understanding that the site is in compliance with the
Comprehensive Plan because of the existing building at 1115 Vicksburg
Lane and my type of restaurant classification is allowed by zoning
to use this site but with conditions.
2. Domino's Pizza has a responsibility to it's community and it's neighbors
and will always be aware of its wants and needs. Domino's Pizza has
been delivering to the community of Plymouth for three years. The
citizens of Plymouth have been so supportive that we needed to add a
2nd location in 1988. We feel there is a big demand by this community
for pizza delivery. Domino's Pizza operations are based on sound
principles of customer service and strict operational standards.
Domino's Pizza Incorporated with Regional offices in Bloomington, inspects
our stores on a regular basis to make sure J & R Pizza Inc. maintains the
proper standards. Also Area Franchisee, Jeanne Marti and myself live in
Plymouth so we may keep close attention to our stores.
3. Being in a neighborhood center such as Vicksburg Plaza we will be more
considerate of our neighbors and will set the standards of cleanliness
in Vicksburg Plaza.
4. The employees will be courteous and be attentive to all tenants needs in
the Vicksburg Plaza. All other property owners and neighbors are our
customers and they will be treated with the utmost respect.
5. All our customers and other tenant's customers will have the easiest access
to the establishment in which they choose to visit. Also, see attached
parking layout for my employees.
6. Domino's Pizza will operate only as a pizza delivery and carryout ''
unit which has been described in our Conditional Use Permit
application.
Also, we will keep updated licenses from the Hennepin County Health
Department which are required by law.
To address the problem of headlights shining on the residential area adjoining
Vicksburg Plaza, I will be in contact with the owners of the Vicksburg Plaza and
will let them know the concern of the City and residents nearby. If the need arises,
we will come up with a solution to the problem that will be acceptable by all.
Sincerely,
y/J
Rudy Marti
Vice President
J & R Pizza Inc.
RM/sme
attachment
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CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a special meeting of the City Council of the
City of Plymouth, Minnesota, was held on the 22nd day of Auoust , 1988. The
following members were present: Mayor Schneider, Councilmembers asiliou, Ricker,
Zitur and Sisk
The following members were absent: None
Councilmember Sisk introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 88-507
APPROVING SITE PLAN FOR RICHARD NESLUND FOR VICKSBURG PLAZA (88081)
WHEREAS, Richard Neslund has requested approval of a Site Plan for Vicksburg Plaza
building addition at 1113 Vicksburg Lane (88081)
WHEREAS, the Planning Commission has reviewed said request and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOTA, that it should and hereby does approve the request for Richard Neslund for a
Site Plan for Vicksburg Plaza building addition located at 1113 Vicksburg Lane, subject
to the following conditions:
1. Compliance with City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with the
Dedication Policy in effect at the time of Building Permit issuance.
3. Submission of required financial guarantee and Site Performance Agreement for
completion of site improvements.
4. Any signage shall be in compliance with the Ordinance.
5. Any subsequent phases or expansions are subject to required reviews and approvals
per Ordinance provisions.
6. Compliance with the Ordinance regarding the location of fire hydrants and fire
lanes.
7. All waste and waste containers shall be stored within the enclosure, and no out-
side storage is permitted. All existing outside storage not allowed by
Conditional Use Permit shall be eliminated prior to issuance of Building Permits.
8. An 8 1/2 x 11 inch "As -Built" Fire Protection Plan shall be submitted prior to
the release or reduction of any site improvement bonds per City Policy.
PLEASE SEE PAGE TWO
Page two
Resolution No. 88-507
9. Appropriate legal documents, including an agreement and a covenant to be placed on
this property, as approved by the City Attorney, shall be executed and recorded as
assurance that the property and building will be fully conforming with the allow-
able use provisions of the Plymouth Zoning Ordinance within three years of the
date the agreement is executed. The agreement shall be executed and the covenant
shall be filed prior to issuance of any Building Permits. The financial guaran-
tee, in the amount of $10,000.00, shall be posted to secure the terms of the
agreement; the amount represents a reasonable sum that might be needed to under-
take the necessary legal process to enforce the agreement. This shall be done
prior to issuance of permits.
10. The unauthorized outside storage on this property shall he removed, prior to issu-
ance of permits.
11. City Council Resolution No. 88-259 is hereby rescinded in total.
The motion for adoption of the foregoing Resolution was duly seconded by
Councilmember Zitur , and upon vote being taken thereon, the following
voted in favor thereof: Mayor Schneider, Councilmembers Vasiliou, Ricker, Zitur and
Sisk The followinq
voted against or abstained: None Whereupon the
Resolution was declared duly passed and adopted.
It
Regular Council Meeting
April 3, 1989
age 87
The Council considered the request of Trammell Crow for an
amendment to the Planned Unit Development Plan and a Conditional
Use Permit for Pizza Hut Carry -Out at Rockford Square located at
4000 Annapolis Lane (89006).
Councilmember Sisk noted a Planning Commissioner comment that
Rockford Square Center was becoming overdeveloped with respect
to restaurants in relationship to other retail uses. He asked
staff to elaborate.
Director Tremere stated that the original PUD approved plan
envisioned one restaurant facility of approximately 4,000 square
feet. Dairy Queen occupied less than that area, and the Council
considered and approved a conditional use permit request of
Subway Sandwich to occupy the balance of the 4,000 square feet.
Trammell Crow has now requested an amended PUD Plan and
Conditional Use Permit to allow a third restaurant facility, a
Pizza Hut take-out and delivery service of approximately 1,250
square feet. Approval of the request would not necessarily set
a precedent because any future petitioner with the same type of
request would have to come before the Council in the same
manner. A potential problem could be adequate parking, however,
this is not a problem at the present time at Rockford Square.
Director Tremere stated that other concerns about the amount and
type of restaurants are environmental effects on the abutting
residential area and nuisances such as noise from delivery
vehicles. An attempt to address these concerns is made through
the proposed resolution conditions.
Councilmember Sisk questioned whether a take-out/delivery
service is appropriate and within the intent of a convenience
center due to the substantial traffic of vehicles coming and
going to make deliveries, and the attempt of drivers to meet a
deadline.
John Johannson, Trammell Crow, stated that the correct square
footage for the business is 1,280 rather than 1,250. He
explained the number of employees and drivers proposed, with the
highest being on a weekend night with 10 drivers. During other
times there would be less drivers. Mr. Johannson introduced
Allan Broholm, a Pizza Hut representative from Chicago, who
stated that Pizza Hut does not guarantee delivery within a
certain time. Employees are paid by the hour, and there is no
advantage to them to meet a schedule.
Scott Waslum, Pizza Hut representative in the Minneapolis area,
agreed that there was no 1130 minute guarantee" on pizza
delivery. Care is given in the hiring of drivers and training
provided.
Regular Council Meeting
April 3, 1989
age
Mayor Schneider noted that the conditional use permit would have
to be renewed annually, and if a parking or other problem
occurred in the future, it could be addressed during renewal of
the conditional use permit.
Councilmember Sisk stated that it would be helpful to have a
plan showing the proposed location and traffic patterns in
relation to other businesses in the center.
MOTION was made by Mayor Schneider, seconded by Councilmember
Ricker, to defer this item to the next meeting, at which time a
site plan should be available showing the location of the .
proposed use, and the parking and driving facilities.
Motion carried on a Roll Call vote, four ayes.
denial of the request of Paul Rhodes for amended RPUD Plan and
Conditional Use Permit to allow construction of a deck at 12200
61st Avenue North (89009) (MPUD 85-1). He explained that the
site has a legal and physical constraint resulting from a
drainage easement in the rear that comes /
subject
se to t
house. Mr. Rhodes was notified that he cbuild he
proposed deck in the rear yard because it roac into
the easement, and the Planning Commisse their
recommendation on that information. Direca stated
that the City Council could authorize an aghich would
allow encroachment into the rear drainage subject tocertainlegalsafeguards, and no PUD Plant would benecessary.
ll
Attorney Thomson stated that constructi n, is not allowed by
right in an easement area, but the ouncil could authorize
entering into an agreement with th ,'property owner to allow
construction, perhaps in this c e because of the unique
situation of the easement located; o near the house.
Don Rhodes, 11355 57th Avenu,,;'North, encouraged the Council to
approve Paul Rhode's reques..
Paul Rhodes, 12200 61st'Avenue North, stated that an agreement
would be acceptable./` He questioned the possible refund of the
payment he made fo .the conditional use permit process.
Director Treme stated that refund is a Council perogative, and
that the Da nt covers the public hearing notice fees.
89009).
6 G000
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 9, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89033
PETITIONER: Kevin Kuechle
REQUEST: MPUD Preliminary Plat/Plan and Conditional Use Permit for a
portion of the Parker's Lake North Project
LOCATION: Southwest corner of Shenandoah Lane and Luce Line Trail
GUIDE PLAN CLASS: LA -1
ZONING: MPUD 83-1
BACKGROUND:
This site is a portion of the Parker's Lake Development -Stage B: Parker's
Lake North. Stage B is the 270 acre segment of the overall Parker's Lake MPUD
that lies generally east of Vicksburg Lane. The offer part of the Parker's
Lake MPUD, Stage A: Vicksburg West is the portion of the total PUD that lies
west of Vicksburg Lane to Dunkirk Lane.
By Resolution 84-323, the City Council on May 21, 1984 approved the MPUD
Preliminary Plan/Plat and Conditional Use Permit for the Parker's Lake
Development -Stage B: Parker's Lake North. That approval included the subject
property. The Approval Resolution contained a number of conditions related to
the design of the Parker's Lake North section of the MPUD including specific
direction with respect to the subject property.
On January 6, 1986 the City Council, by Resolution 86-02, approved the Final
Plat and Development Contract for the Parker's Lake North MPUD. That Final
Plat included the subject parcel as "Outlot W". The MPUD Preliminary Plat
that is now applied for is to convert Outlot W to lots and blocks.
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. Even though a MPUD Preliminary Plat/Plan and Conditional Use Permit has
been approved for the entire Parker's Lake North MPUD, and a subsequent
Final Plat has also been approved creating several Outlots, it is the
procedural understanding with the developer that as the various segments
of the total MPUD are brought forward for final development approvals,
File 8903
Page Two
individual Preliminary Plats/Plans and Conditional Use Permits will be
reviewed for each development sector. It is responsive to that
understanding that a Preliminary Plat/Plan and Conditional Use Permit is
here applied for, even though these same actions have been previously
approved for a project that included this site.
2. Proposed by the developer is a 5 lot, single family detached subdivision
including the extension of 9th Avenue North between Ranchview Lane and
Shenandoah Lane. The proposed lots range in size from 18,100 square feet
to 25,650 square feet, with all but one in excess of the R -1A standard of
18,500 square feet. The size of the lots, however, is consistent with the
6 lot design for this site approved as a part of the previous MPUD
Preliminary Plan/Plat/Conditional Use Permit.
3. The Zoning Ordinance provides that a PUD Preliminary Plan/Conditional Use
Permit be reviewed by the Planning Commission for consistency with the
stated purposes and intent of the Planning Development Ordinance; for
relationship to the surrounding neighborhood and the Comprehensive Plan;
and for internal organization and adequacy of various uses and density,
including circulation and parking facilities, and recreation areas.
Substantial review of these concerns has been included in prior
considerations of the overall Parker's Lake North MPUD, resulting in the
approval of original MPUD Preliminary Plat/Plan and Conditional Use
Permit.
4. An issue that has been the subject of prior consideration concerning this
part of the Parker's Lake MPUD has been the design of this particular
parcel with respect to 9th Avenue North. Even though partial right -of -
way exists, 9th Avenue north is not presently constructed between
Shenandoah Lane and Ranchview Lane. The 1984 MPUD Preliminary Plat/Plan,
as submitted, depicted a design for this parcel where 9th Avenue North
would be extended northeasterly from existing Ranchview Land to a cul-de-
sac configuration, and not extended through to Shenandoah Lane. This is
the configuration that resulted in 6 building lots for this parcel.
Condition 16 of City Council Resolution 84-323, approving Parker's Lake
North MPUD (.including this site) provides for "...conformance with the
Engineer's recommendation regarding the design of 9th Avenue North and
Shenandoah Lane ...". Subsequent to the approval of this Resolution, the
Director of Public Works commissioned a traffic study for an area of the
City that would include this parcel, and consideration of the
configuration for 9th Avenue North. The study was undertaken by Strgar-
Roscoe-Fausch, the City's Traffic Consultant, and a report was prepared
September 4, 1984 for the Public Works Director.
On September 28, 1984 the Public Works Director reported to the City
Manager his recommendation to "...include the connection of 9th Avenue
between Shenandoah Lane and Ranchview Lane as a part of the Final
Plat...". That alignment recommendation by the Public Works Director
City Engineer) is reflected in the Preliminary Plat under consideration.
File 89033
Page Three
A number of concerned citizens have indicated their disagreement with the
proposal to have 9th Avenue North extend between Ranchview Lane and
Shenandoah Lane. They have met with the Public Works Director and a copy
of their submission on the topic dated May 19, 1989 is attached to this
agenda packet.
The Public Works Director indicates that his recommendation remains the
same, to extend 9th Avenue North in a manner consistent with the
Preliminary Plat that has been submitted. To be consistent with the 1984
Resolution approving the MPUD Preliminary Plat for this area, the
Preliminary Plat that is now before us must then continue to design 9th
Avenue North as a connection between Ranchview Lane and Shenandoah Lane.
PLANNING STAFF COMMENTS:
1. A Preliminary Plat, as presented, is consistent with the provisions of the
Approval Resolution for the overall Parker's Lake MPUD, including
consistency with the City Engineer's recommendation with regard to 9th
Avenue North.
2. We recognize the concerns of the adjoining property owners with respect to
the design of 9th Avenue North at this location, but the City Council has
passed on this and there is no basis to question their action and the
recommendation of the City Engineer.
RECOMMENDATION: I hereby recommend adoption of the Draft Recommendations
attached providing for the approval of the MPUD Preliminary
Plan/Plat/Conditional Use Permit consistent with the prior MPUD approval, and
the recommendation of the Public Works Director with respect to the design of
9th Avenue North.l __ _ ---41
Submitted by:
ATTACHMENTS:
Charles E. Dillerud, Community Development Coordinator
1. Draft Resolution Approving MPUD Preliminary Plan/Plat/Conditional Use
Permit
2. Engineer's Memo
3. Location Map
4. "Concerned Citizens" Narrative Dated May 19,1989
5. Public Works Director's Memo of August 28, 1984
6. Strgar-Roscoe-Fausch Report of September 4, 1984
7. City Council Resolution 86-02 Approving Parker's
8. City Council Resolution 86-03 Setting Conditions
North Final Plat
9. City Council Resolution 84-323 Approving Parker's
Plat/Plan/Conditional Use Permit
pc/cd/89033:dbc)
Lake North Final Plat
Regarding Parker's Lake
Lake North Preliminary
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND
CONDITIONAL USE PERMIT FOR KEVIN J. KUECHLE (890335 (MPUD83-1)
WHEREAS, Kevin J. Kuechle has requested approval for a Residential Planned
Unit Development, Preliminary Plan/Plat and Conditional Use Permit for 5
single family detached lots on approximately 2.65 acres located at the
southwest corner of Shenandoah Lane and Ninth Avenue North ; and,
WHEREAS, the City Council has previously approved the MPUD Preliminary
Plan/Plat by Resolution No. 84-323;
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
Kevin J. Kuechle for a Planned Unit Development Plan/Plat and Conditional Use
Permit Amendment for the Kuechle Addition located at the southwest corner of
Shenandoah Lane and Ninth 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 on sites adjacent to, or containing any open
storm water drainage facility.
6. No Zoning Ordinance variances are hereby approved or implied.
7. Park dedication has been satisfied by previous agreement and dedicated
related to MPUD 83-1.
8. No Building Permit to be issued until the Final Plat is filed and recorded
with Hennepin County.
9. Staff shall incorporate with the Final Plat and Development Contract, the
provision for tree protection.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: June 6, 1989
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
N/A Yes No
89033
Kevin Kuechle, Kuechle Construction Company, 15500 9th Avenue
North, Plymouth, MN 55447
KUECHLE ADDITION
West of Shenandoah Lane, North of 9th Avenue in the Northwest 1/4
of Section 33.
1. _)L_ _ Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No. 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: 1II8
5. Other additional assessments estimated: 1JQng
6. _ _ X Complies with standard utility/drainage easements -
The City will require utility and drainage easements ten feet (10')
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines.
N/A Yes No '
7. X All standard utility easements required for construction are provided
The City will require twenty foot (20') 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.
g. — _ 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. Since an overflow route cannot be
establish d because of Shenandoah *ane the storm sewer system shall
be designed for the 100 yr. storm.
9. — All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. 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.
All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MnDOT
Hennepin County
X MPCA
X State Health Department
2
g Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
TRANSPORTATION:
N/A Yes No
12. _ X _
13. _X_
14. X__
15. _ _ X
16. __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.
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 plan is in accordance with the
preliminary plat approval for Parkers Lake North.
Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
and
All existing street rights-of-way are required width -
Additional right-of-way will be required on the width for 9th Avenue
right-of-way shall be 50 feet. This dimension shall be shown on the
Preliminary Plat.
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.
M
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.
The extension of the services for water and sewer on 9th Avenue shall
be shown on the utility plan.
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
If it is their desire to have the City construct these facilities as
part of its Capital Improvements Program, a petition must be
submitted to the City. The cutoff date for petitions is October 1,
of the year preceding construction. The developer is responsible for
the construction of 9th Avenue North or he may petition the City to
do the work under a public improvement Rroj. cert. if the City is to
construct 9th Avenues the final Rlat shall not be approved until the
City has ordered the Rroject•
19. _ _ X Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots. Lots 1-4 shall be 2 feet above the area intake in the rear
yards.
20. _ -.2L — The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required: The trunk watermain is in
place.
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required: The trunk sewer is in
Place.
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
wettan.
23, _ _ g Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
Shall comUlv with Bassett Creek requirements.
24. A. The width of the existing streets and right-of-ways shall be shown on the
Preliminary Plat.
B. The storm sewer that crosses under Shenandoah Lane shall be extended to the
north to ensure the drainage gets in to the drainage swale north of the Luce
Line Trail.
C. The elevation of 9th Avenue over the storm sewer crossing shall be raised to
provide adequate cover over the storm sewer, or the storm sewer shall be
lowered.
D. A complete grading plan must be provided for approval.
Submitted by: -
Fred G. Moore, P.E.
Director of Public Works
5
M C cIr -
1 01'[D -
I
JUN 8 1959
DATE= June 6, 1989 CITY C ._Y'.-
TO: City of Plymouth Planning Commission
FROM: Undersigned Concerned Citizens
SUBJECT: Kevin J. Kuechle Plat/Plan and Conditional Use
Permit for Land Located West of Shenandoah Lane
at 9th Ave. No. Extended
File 89033 (MPUD 83-1)
At a meeting with Fred Moore on June 5, 1989, we, as representatives of
the citizens signing the May 19, 1989 memo to you, discussed the above
proposal. Most of our meeting focused on whether, the proposed new
homes should be accessed by a connected 9th Avenue, as was required by -
the City in the Kuechle proposal, or by a cul-de-sac.
Mr. Moore indicated that his major concern was that of access to the
roadway system by existing homes on 9th Avenue, east of Ranchview. His
feeling was that a connected 9th Avenue would best achieve this. Another
concern of his was that pedestrians from the existing neighborhood south
and west of the proposed development have ready access to Parkers Lake
Park. We all agreed that these were valid and important concerns.
We would like to submit the accompanying plan showing a cul-de-sac as an
alternative to the Kuechle proposal. We feel this alternative addresses
Mr. Moore's concerns, as well as the concerns brought forth in our May 19
memo to you.
Mr. Kuechle has indicated to us that our proposed cul-de-sac alternative
is acceptable to him, pending approval by Mr. Moore and the Planning
Commission.
Thank you for your consideration in this matter.
Chuck Leonard G e Bohnert Mark McFarland
Attachment
A\/F- • ,..ice '
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DATE: May 19, 1989
0q0'
TO: City of Plymouth Planning Commission and City L
Council
FROM: Undersigned Concerned Citizens
RE: Shenandoah Lane/9th Avenue/Niagara Lane, Plymouth,
Minnesota Traffic Analysis Memo and subsequent
9/28/84 City Council approval of recommendation.
Bac•kgr•ound: Attached is a copy of a memo dated July 25,
1984 which was received by the City of
Plymouth July 26, 1984 marked "Preliminary
for review and Comments". The final report
was dated September 1, 1984. Pages 2 and 4
of the original memo have not been included
as they lend no support to any analysis of
this situation.
Based on a subsequent memo, dated September
28, 1984, from Fred Moore, the City Council
on September 28, 1984 approved connection cif
9th Avenue North. Mr. Moore, by this change,
effectively endorsed alternative #5 spe:cifieci
in the July 25, 1984 memo attached.
For whatever reason, we the undersigned were
unaware of the City Council's action taken on
September 28, 1984. We were of the
impression (from a development plan proposed
by the City of Minneapolis' developer) that
9th Avenue North was to be a cul-de-sac.
Recently it came to our attention that this
plan had been changed. From a review of a
City file as well as Mr. Moore's memo, it
appears that this change was precipitated by
one note submitted at the June 26, 1984 Town
Meeting expressing concern.
Pa -re 2
Issue: We the undersigned, contrary to what was
approved at the September 28, 1984 City
Council meeting, believe there is no reason
to connect 9th Avenue North. We in fact feel
that connecting 9th Avenue North will result
in creating more problems than it was
proposed to be solving. Additionally, it
appears that it will be costing the taxpayers
more in terms of construction/maintenance as
well as lost revenues (taxes) in terms of
developing the northeast end of Ranchview
Lane at 9th Avenue North (five lots versus
six per the developer).
Solution: Alternatives 1 and 4 in the attached traffic
analysis memo were dismissed for various
reasons and we feel that they need not be
discussed further. We suggest that a minor
modification be made to alternative 6 --
CHANGE 9TH AVENUE NORTH TO A CUL-DE-SAC.
THIS REQUIRES THAT SHENANDOAH REMAIN OPEN.
We feel this change accomplishes everyone's
objective as well as makes our community a
safer, more attractive place to live. We
feel it also mitigates everyone's concerns
previously detailed. See Maps labeled
Figure 7 Alternate 5" and "Figure 8
Alternate 6" included in the .July 25, 198=1
memo for detailed strengths and weaknesses of
the proposals.
ReJ_uest: We the undersigned ask that you review the
attached Figure 7, Alternate 5 and Figure 8,
Alternate 6 Maps and STRONGLY CONSIDER our
proposed solution as well as RECOMMEND the
changes requested. We feel that taking this
action reduces everyone's concern rather than
shifting the problem from one area to
another. We fear that if this change cannot
be implemented the number of concerns and
complaints will surely increase.
We sincerely thank you for your consideration
and look forward to your positive action.
I /I I _._..r> ... 1. -- - ..... ... ... .. ..
ACW)RESC'
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CONSULTING ENGINEERS LAND SUItVEY01tS/OGf o
630 Twelve Oaks Center, 15500 Wayzata Boulevard E+
Wayzata, Minnesota 55391
612)475-0010
Refer To File: , .
ear.`. Cc .mcr.ts
t.
MEMORANDUM
TO: Fred G. Moore, P.E.
Director of Public Works
City of Plymouth
FROM: Peter A. Fausch, P.E.
Allan Klugman, E.I.T.
DATE: July 25, 1984
SUBJECT: SHENANDOAH LANE/9TH AVENUE/NIAGARA LANE, PLYMOUTH, MNTRAFFICANALYSIS
INTRODUCTION
Shenandoah Lane, 9th Avenue and Niagara Lane currently form a con- tinuous north -south street in the City of Plymouth that connectsCountyRoad15andCountyRoad6betweenInterstate494andVicksburgLane (see Figure 1). In addition to acting as a collec- tor road for the neighboring area, Shenandoah Lane, 9th Avenue and. Niagara Lane also serve north -south through trips and trips
destined to and from the Hennepin County Adult Corrections FacilityACF). Also, because of the congestion on T.H. 12 at the OaklandRoadsignal, many north -south trips that would otherwise use I-494
cut up through Niagara Lane and Shenandoah Lane to avoid congestionatT.H. 12. Because of the location of thi's street and its connec- tion to T.H. 12, the neighborhood surrounding Niagara Lane and 9thAvenuehasexpressedconcernaboutthethroughtrafficvolumesonthisrouteandtherelatedtrafficimpacted.
Based on the concerns relative to through traffic on this route andthepotentialforincreasesinthesevolumeswhentheCarlsonCen- ter Development is completed, the City of Plymouth commissionedthisanalysistoreviewtheroleofShenandoahLane, 9th Avenue andNiagaraLane. The purpose of this report is to describe the re-
sults of an anlysis which has reviewed the existing roadway networkandplannedsystemchanges, generated alternatives for alleviatingimpactstoShenandoahLane/9th Avenue/Niagara Lane, and developedrecommendationsforfutureaction.
9
P
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EXISTING CONDITIONS
Data was collected on the existing roadway conditions for the studyareaillustratedinFigure1. This information is summarizedbelow:
Roadway Description
Shenandoah Lane/9th Avenue/Niagara Lane runs generally north -southfromCountyRoad15toCountyRoad6. The roadway is a variablewidth2 -lane, rural design section. Along the Niagara Lane and 9thAvenuesegments59housesfrontontotheroad. The Hennepin CountyAdultCorrectionsFacility (ACF) is situated along the ShenandoahLanesegmentonthewestsideoftheroad. The only current accesspointstotheACFareviadrivewaystoShenandoahLane. ParkersLakeissituatedontheeastsideofShenandoahLane, and there areplansforacityparktobebuiltalongthelakenearShenandoahLaneatthesouthendofthelake.
traffic Volumes
Phe 1984 Average Daily Traffic (ADT) on Shenandoah Lane north oftheHennepinCountyAdultCorrectionsFacility (ACF) is 1,710 vehi- les per day. South of the ACF the ADT is 1,470 vehicles per day. Phis indicates that the major access to and from the ACF is viaountyRoad6.
4orning and afternoon peak period traffic counts were made at thentersectionofCountyRoad6andShenandoahLane. Figure 2 summa- izes these counts. The intersection does not meet signal or fourraystopsignwarrantsandtherearenotunusualproblemsatthentersectionatthistime.
peed Checks
he City of Plymouth Police Department conducted a speed study onIthAvenuebetweenShenandoahLaneandNiagaraLane. The currentpeedlimitinthisareais30mph. Over the course of severalays, 134 vehicles were measured. The results gre listed below:
Speed under 30 mph 105 vehiclesSpeed31-35 mph 23 vehiclesSpeed36-40 mph 4 vehiclesSpeedover41mph2vehicles
85 percentile speed (estimated): 32 mph
ccidents
here have been six accidents in the past three years alonghenandoahLane/9th Avenue/Niagara Lane between County Road 6 andountyRoad15. Four of the six accidents occured under unusualircumstances (i.e., an accident involving a City snowplow) and doatreflectanypredictablesafetyhazardsonthisroute.
3 -
Interviews
As part of this analyis, Mr. Sigmond Fine, Superintendent, Hennepin
County .Adult Corrections Facility, was contacted about possible
changes in the street network. Mr. Fine indicated that they are
well served from County Road 6 and understood the concern about
traffic from T.H. 12 through the neighborhood. Mr. Fine expressed
the concern about maintenance and snowplowing on Shenandoah Lane
and the need to continue the provision of those services especiallytogetstafftothefacilityinwintersnowstorms.
ROADWAY SYSTEM NEEDS
The City of Plymouth Thoroughfare Guide Plan includes two
north -south minor collectors from County Road 15 to County Road•6, between I-494 and Vicksburg Lane. These routes are Fernbrook Lane
and Shenandoah Lane/9th Avenue/Niagara Lane. Presently withFernbrookLaneincomplete, Shenandoah Lane is serving all
north -south through trips. Upon completion of the County Road15/1-494 interchange and the proposed County Road 6/1-494interchange, there will be two north -south collectors between
County Road 6 and County Road 15. There probably is no need to
provide two minor collectors. in this corridor. In addition, Fernbrook Lane has more potential for providing north -south conti-
nuity in the thoroughfare system and assuming that I-494 is not
used as a short cut between the County Road 15 and County Road 6interchanges.
The completion of Fernbrook Lane would provide the flexibility to
modify the function of Shenandoah Lane, without causing an adverse
shift of traffic to other neighborhood streets. With the assurancethatFernbrookLaneisinplace, to perform the "collector" func-
tion in this cell of the roadway network, the remainder of this re-
port examines the alternatives for modifying the role of Shenandoah
Lane to avoid future traffic impacts.
ALTERNATES AND EVALUATIONS
This section presents alternatives for modifying the existingShenandoahLane/9th Avenue/Niagara Lane route. Five alternatives
are designed to evaluate how Shenandoah Lane and Niagara Lane couldbedisconnectedtodiscouragethroughtrafficandcreatemore
neighborhood oriented traffic in this area. Figures 3 through 8presentthealternatesalongwithanevaluationofthestrengths
and weaknesses of each. Briefly summarized, the alternates are asfollows:
5 -
Alternate 1: Cul-de-sac on Shenandoah Lane, 9th Avenueconnected
Alternate 2: Cul-de-sac on Shenandoah Lane, cul-de-sac on 9thAvenue
Alternate 3: Cul-de-sac on Niagara Lane
Alternate 4: Cul-de-sac on Shenandoah Lane, cul-de-sac between9thAvenueandNiagaraLane
Alternate 5: Shenandoah Lane connected to Vicksburg Lane tAvenueconnected9 h
Alternate 6: Do nothing
Summarized in the following paragraphs are the highlights of theevaluation:
Disruption to Local Traffic Patterns
While the removal of through traffic from Niagara Lane and 9thAvenuesolvesoneproblem, it has the forcircuityforneighborhood' traffic
thatential
legitimatelyating
uses
thsome
eseroutestogonorthorsouth. Alternates 1, 2 andire _ borhood traffic east of Niagara Lane to go south orratuleasteeastorwestt6gonorth. Similarly, Alternatecircuityforneighborhoodtripstravelingsouth.W1Alternate e some
vides a loop connection to Vicksburg Lane and probably best5mpni- mizes circuity created by disconnecting Shenandoah Lane.
Police and Fire Access
The disconnection of Shenandoah Lane will create some minor rerout- ing of police and fire trips depending on the direction of
approval. With the completion of Fernbrook Lane, however, thisproblemwouldbeveryminor.
Access to the Henne in County Adult Corrections Facilit
Normally a major traffic generator such as the ACF should have morethanoneaccesstothesurroundinroadwaysystem. Only Alternate5andAlternate6 (Do -Nothing g provide the ACF with two-sidedaccess. Emergency access requirements and the desirability ofspreadingout,, peak traffic flows on the adjacent roadway systemareimportantinadditiontotheneedtoprovideconvenientaccesstothefacility. However, under any of the other alternates a pri- vate driveway from Vicksburg Lane to the ACF could be constructed.
6 -
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Most Promising Alternative
r' Based on the evaluations of the five alternates, Alternate 5appearstobethebestalternatefordisconnectingShenandoahLanefollowingthecompletionofFernbrookLane. With Fernbrook Lanecompletedandservingastheminorcollectorroute, there probablyisnopressingneedfortwothroughcollectorroutesbetweenCountyRoad6andCounryRoad15. Alternate rge throughtraffic, will provide two-sided access to5the lACP land uwill providelocalaccesstothenorthandwestvia9thAvenue.
RECOMMENDATIONS
1• It is recommended that the City proceed with plans to providetheFernbrookLaneconnectionfromCountyRoad15 (CarlsonParkway) to County Road 6. This would serve as the needednorth -south minor collector roadway between I-494 and VicksburgLane.
2. Upon completion of Fernbrook Lane, it is recommended that theCityreviewthetrafficvolumesonNiagaraLaneand9thAvenue. If the traffic problem has not improved and the deci- sion is made to disconnect -Shenandoah Lane to reduce or elimi- nate the shortcutting through traffic using this route, Alter- nate 5 is the recommended alternate. This alternatedisconnectsShenandoahLaneatthetrail/railroad corridor.
3. It is recommended that two access routes be provided to theHennepinCountyAdultCorrectionsFacilityviacitystreetsand/or private driveways.
4. It is recommended that 9th Avenue be completed through toVicksburgLane. This will provide local access to the northandwest.
5. It is recommended that the results of this analysis be reviewedwiththeDirectoroftheHennepinCountyAdultCorrectionsFacility. The corrections facility -has special needs and con- cerns relating to security and accessibility of emergency andstaffvehicles.
13 -
CITY OF PLYMOUTH
3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447
TELEPHONE (612) 559-2800
DATE: September 28, 1984
MEMO
TO: James G. Willis, City Manager
FROM: Fred G. Moore, Director of Public Works
SUBJECT: Shenandoah Lane/9th Avenue/Niagara Lane Traffic Analysis
City Project 430
Attached herewith is the traffic analysis from the City's traffic engineer,
Strgar-Roscoe, Inc., on the minor collector street connection of Shenandoah
Lane/9th Avenue/Niagara Lane between County Road 15 and County Road 6.
This traffic analysis was directed by the City Council after a concern was
expressed by one resident in the area.
The traffic analysis concludes that it is not necessary to close Shenandoah
Lane at this time. The traffic volumes, speed checks and accident studies
indicate no unusual problems. The analysis further concludes that, upon
the completion of Fernbrook Lane between County Road 15 and County Road 6,
the other minor collector street in this area, the City continue to monitor
the traffic volumes and speed on Niagara Lane and 9th Avenue. If traffic
problems develop, the alternates in the report should then be reviewed.
After the completion of Fernbrook Lane and if the decision is made to
disconnect Shenandoah Lane, Alternate 5 contained within the report is the
recommended alternate. This alternate disconnects Shenandoah Lane at the
old railroad corridor. 9th Avenue is then connected between Niagara and
Ranchview Lanes and the driveway connection is provided to the Adult
Correction Facility from Vicksburg Lane.
The connection on 9th Avenue would be provided as part of the development
of the Parkers Lake North plat. It is my opinion that -this connection
should be provided whether Shenandoah Lane is terminated at the old
railroad corridor or whether it remains as a through street.
I would recommend take the following action with regard to the report:
1) Forward a copy of the report to the property owner in the area who
expressed the concerns with regard to traffic.
2) Direct the developer of the Parkers Lake North plat to include the
connection of 9th Avenue between Shenandoah Lane and Ranchview Lane as
part of the final plat.
3) Inform Hennepin County that a driveway connection may be required in
the future to serve the Adult Correction Facility from Vicksburg Lane.
Memo - James G. W.
September 28, 1984
Page Two
is
If the City Council wishes to discuss any aspects of the report in further
detail with the consulting engineer, I will arrange such a meeting.
Fred G. Moore, P.E.
FGM:bw
AGENDA
PLYNOUTH TOWN NEETING
AREA 1
June 26, 1984
I. INTRODUCTIONS - Mayor David J. Davenport
II. STATUS REPORTS ON ISSUES OF INTEREST Jamesames C. Willis do CitDepartmentHeads y
III. QUESTIONS FROM RESIDENTS IN ATTENDANCE
IV. CLOSING COMMENTS - Mayor David J. Davenport
V. ADJOURN
RESIDENT FEEDBACK FORM
Please use this form if you have a question or concern which you would liketheCitytoInvestigate.
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and
respect toourphoney
concern.
y
NATURE OF CONCERN/PROPERTY ADDRESS INVOLVED:
i l s
ACTION YOU DESIRE THE CITY TO TAKE:
01
NAME OF CONCERNED RESIDENT.
ADDRESS OF RESIDENT:
PHONE NUMBER:
I
7-
June 27, 1984
T
CITY OF
PLYMOUTR
Mrs. Judy Westrum
705 Niagara Lane
Plymouth, MN 55441
Dear Mrs. Westrum:
Thank you for your thoughtful message on the Resident Feedback forsubmittedattheJune26TownMeeting. m youwereBothgratifiedthatthemeetintheCityCouncilandCitystaFfbyour9wassowellcount. attended - by over 130 persons
In order to more thoroughly respond tocommentstotheEngineeringDepartment forrInvestigation.have referred yourdepartmentwillprovideyouwithadditionalInformationesubreofthat
Once again, thank you for
contact
on this ct.
that
me, City Council embers ortheofserviceto
the town ting and feel free toCitystaffyou.
atIn
anytimeY if we can be
Sincerely,
David J. Davenport
Mayor
DJD:jm
cc: Engineering Department
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447, TELEPHONE (612) 559.2800
N Alt -l -E., ADDRESS -.
Y (
0.)
IF P LYM 0 U T H
3400 PLYMOUTH BLVD.. PLYMOUTH. MINNESOTA
TELEPHONE (612) 559-2800
r, ..
MEMOPATE: September 28, 1984
Janes G. Willis, City Manager
rft ,..
ezo wo —
5544
8
n1'AP
FlIE COPS
r::FROM: Fred C. Moore, Director of Public Works
tiu-SUBJECT: Shenandoah Lane/9th Avenue/Niagara Lane Traffic Analysis
Cats Project 430
Attached herewith is the traffic analysis from the City's traffic engineer,
Strgar-Roscoe, Inc., on the minor collector street connection of Shenandoah
Lane/9th Avenue/Niagara Lane between County Road 15 and County Road 6.
This traffic analysis was directed by the City Council after a concern was
expressed by on* resident in the area.
60 traffic analysis concludes that it is not necessary to close Shenandoah
lane at this time. The traffic volumes, speed checks and accident studies
indicate no unusual problems. The analysis further concludes that, upon
the completion of Fernbrook Lane between County Road 15 and County Road 6,
the other minor collector street in this area, the City continue to monitor
the traffic volumes and speed on Niagara Lane and 9th Avenue. If traffic
problems develop, the alternates in the report should then be reviewed.
After the completion of Fernbrook Lane and if the decision is made to
disconnect Shenandoah Lane, Alternate 5 contained within the report is the
recommended alternate. This alternate disconnects Shenandoah Lane at the
old railroad corridor. 9th Avenue is then connected between Niagara and
Ranchview Lanes and the driveway connection is provided to the Adult
Correction Facility from Vicksburg Lane.
The connection on 9th Avenue would be provided as part of the development
of the Parkers Lake North plat. It is my opinion that this connection
should be provided whether Shenandoah Lane is terminated at the old
railroad corridor or whether it remains as a through street.
I would recommend take the following action with regard to the report:
1) Forward a copy of the report to the property owner in the area who
expressed the concerns with regard to traffic.
2) Direct the developer of the Parkers Lake North plat to include the
connection of 9th Avenue between Shenandoah Lane and Ranchview Lane as
part of the final plat.
3) Inform Hennepin County that a driveway connection may be required in
the future to serve the Adult Correction Facility from Vicksburg Lane.,
r
r 4'10,,
041-'
rm Y- }
1984•.
Two
If the City Council vishes to discuss any aspects of the report in further
detail with the consulting engineer, I will arrange such a meeting.
lred G. Moore, B.E.
TGM:bv
r
OW
5 R,GAR-ROSCOE, INC.
C0NSljLT1%(: ENGINEERS 1.A"%D SL'RVEYDKS
630 Twelve Oahe Center, 15500 Wayzata Boulevard
Wayzata, Minnesota 55391
MEMORANDUM
TO: Fred G. Moore, P.E.
Director of Public Works
City of Plymouth
FROM: Peter A. Fausch, P.E.
Allan Klugman, E.I.T.
DATE: September 4, 1984
Refer To File:
SUBJECT: SHENANDOAH LANE/9TH AVENUE/NIAGARA LANE, PLYMOUTH, MN
TRAFFIC ANALYSIS
INTRODUCTION
Shenandoah Lane, 9th Avenue and Niagara Lane currently form a con-
tinuous north -south street in the City of Plymouth that connects
County Road 15 and County Road 6 between Interstate 494 and
Vicksburg Lane (see Figure 1). In addition to acting as a collec-
tor road for the neighboring area, Shenandoah Lane, 9th Avenue and
Niagara Lane also serve north -south through trips and trips
destined to and from the Hennepin County Adult Corrections Facility
ACF). Also, because of the congestion on T.H. 12 at the Oakland
Road signal, some north -south trips that would otherwise use I-494
may cut up through Niagara Lane and Shenandoah Lane to avoid con-
gestion at T.H. 12. Because of the location of this street and its
connection to T.H. 12, there is a concern about the through traffic
volumes on this route and the related traffic impacted.
Based on the concern relative to through traffic on this route and
the potential for increases in these volumes, the City of Plymouth
commissioned this analysis to review the role of Shenandoah Lnne,
9th Avenue and Niagara Lane. The purpose of this report is to des-
cribe the results of an analysis which has reviewed the existing
roadway network and planned system changes, generated alternates
for alleviating impacts to Shenandoah Lane/9th Avenve/Niagara Lane,
and developed recommendations for future action.
OASMau~
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EXISTING CONDITIONS
Data.Va3 collected on the existing roadway conditions for the studyareaillustratedinFigure1. This information is summarized
E below:
Roadway Description
Shenandoah Lane/9th Avenue/Niagara Lane runs generally north -southfromCountyRoad15toCountyRoad6. The roadway is a variablewidth2 -lane, rural design section. Along'the Niagara Lane and 9th
Avenue segments 59 houses front onto the road. The Hennepin CountyAdultCorrectionsFacility (ACF) is situated along the Shenandoah
Lane segment on the west side of the road. The only current access
points to the ACF are via driveways to Shenandoah Lane. Parkers
Lake is situated on the east side of Shenandoah Lane, and there are
plans for a city park to be built along the -lake near Shenandoan
Lane at the south end of the lake.
Traffic Volumes
The 1984 Average Daily T.-affic (ADT) on Shenandoah Lane north of
the Hennepin County Adult Corrections Facility (ACF) is about 1,700
vehicles per day. South of the ACF the ADT is 1,470 vehicles per
day. This indicates that the major access to and from the ACF is
ia County Road 6.
Morning and afternoon peak period traffic counts were made at the
intersection of County Road 6 and Shenandoah Lane. Figure 2 summa-
rizes these counts. The intersection does not meet signal or four
way stop sign warrants and there are not unusual problems at the
intersection at this time.
Speed Checks
The City of Plymouth Police Department conducted a speed study on9thAvenuebetweenShenandoahLaneandNiagaraLane. The currentspeedlimitinthisareais30mph. Over the course of severaldays, 134 vehicles were measured. The results are listed below:
Speed under 30 mph 105 vehicles
Speed 31-35 mph 23 vehicles
Speed 36-40 mph 4 vehicles
Speed over 41 mph 2 vehicles
85 percentile speed (estimated): 32 mph
Accidents
There have been six accidents in the past three years along; Shenandoah Lane/9th Avenue/Niagara Lane between County Road 6 andCountyRoad15. Four of the six accidents occured under unusual
circumstances (i.e., an accident involving a City snowplow) and do
not reflect any predictable safety hazards on this route.
i(;•. ..=.ate.. ,
T Z) MAX I&K TLUN6 kwElf., b . 1 AK WDUR 7:IS • 8:15 94. x:w 9NCf'm.Y W? 8 , 1164
29
22 45 g
I
1'u. MAIC MLIK TMIQ114 ovbtklb
N.v Wut s.m-zeo nA i<1v!VRgY Y. 144 2. 19b4
ebLxm W. to
78S
49
5 3
1C"f
CITY OF PLYMOUTH
STRGAR•ROSCOE.INC.
y.:' " • . COylitKiMfi/ftM Yef ONftif SHENANDOAH LN.
wrw tana w.•+f..wreraw NIAGARA *LN.
4ft4mTRAFFIC STUDY
xlr {,, a Y•- •`
FIGURE Z
PEAK HOUR
TRAFFIC COUNTS
commit Iom NO. 0840474
W_ i i± vfYti
r"
s,part of this analyis, Mr. Siamond Fine, Superintendent, Hennepin
Gounty Adult Corrections Facility, was contacted about possible
Changes 16. U.9 street network. Mr. Fine indicated that they are4411servedfromCountyRoad6andunderstoodtheconcernabout
traffic from T.H. 12 through the neighborhood. Mr. Fine expressed
the concern about maintenance and snowplowing on Shenandoah Lane
and the need to continue the provision of those services especiailytogetstafftothefacilityinwintersnowstorms.
ROADWAY SYSTEM NEEDS
The City of Plymouth Thoroughfare Guide Plan includes two
north -south minor collectors from County Road 15 to County Road 6, between I-494 and Vicksburg Lane. These routes are Fernbrook Lane
and Shenandoah Lane/9th Avenue/Niagara Lane. Presently witn
Fernbrook Lane incomplete, Shenandoah Lane is serving all
north -south through trips. TI—se ivo connections .(Shenandoah Lane
and Fernbrook Lane) will pro. de effective north -south access
within the thoroughfare system and -will balance the traffic volume
around Parkers Lake. The two routes will also eliminate circuityandindirectionoftravelinthesystem.
The current traffic volumes and speed checks on Shenandoah do not
suggest any unusual "short cutting" or speeding through this area
on Shenandoah Lane/9th Avenue/Niagara Lane. Closing this connec-
tion at this time would create serious access problems and a lot of
indirection and extra travel for the neighborhood, especially for
trips to and from the north. This would be especially true until
Fernbrook Lane is in place.
If at some time in the future, after Fernbrook Lane is completed,
the traffic on Shenandoah Lane dues increase due to through traffic
short cutting" through the neighborhood, it may be desirable to
consider some changes in the connections between County Road 15 and
County Road 6. The next section of this report explores these
alternates.
ALTERNATES AND EVALUATIONS
These are five alternates for modifying the existing ShenandoahLane/9th Avenue/Niagara Lane route. These alternates are designed
to evaluate how Shenandoah Lane and Niagara Lane could be
disconnected to discourage through traffic and create more neigh-
borhood oriented traffic in this area if this need arises r:
sometime in the future after Fernbrook Lane is in place. Figures
through 8 present the alternates along with an evaluation of the
strengths and weaknesses of each. Briefly summarized, the alter-
nates are as follows:
5-
Alternate 6: Do nothing
Summarized in the following paragraphs are the highlight:; of the
evaluation:
Disruption to Local Traffic Patterns
While the removal of through traffic from Niagara Lane and 9th
Avenue solves one problem, it has the potential for creating some
circuity for neighborhood traffic that legitimately uses these
routes to go north or south. Alternates 1, 2 and 4 require neigh-
borhood traffic east of Niagara Lane to go south or at least east
or west to go north. Similarly, Alternate 3 will create some
circuity for neighborhood trips traveling south. Alternate 5 pro-
vides a loop connection to Vicksburg Lane and probably best mini-
mizes circuity created by disconnecting Shenandoah Lane.
Police and Fire Access,
The disconnection of Shenandoah Lane will create some minor rerout-
ing of police and fire trips depending on the direction of
approval. With the completion of Fernbrook Lane, however, this
problem would be very minor.
Access to the Hennepin County Adult Corrections Facility
Normally a major traffic generator such as the ACF should have more
than one access to the surroundin roadway system. Only Alternate
5 and Alternate 6 (Do -Nothing provide the ACF with two-sided
access. Emergency access requirements and the desirability of
spreading out" peak traffic flows on the adjacent roadway system
are important in addition to the need to provide convenient access
to the facility. However, under any of the other alternates a pri-
vate driveway from Vicksburg Lane to the ACF could be constructed.
6-
15r19 If — ._"A;r.We,: J 'oF'.i 9:fA 1 rih 43 '
N{ - Alternate 1: Cul-de-sac on Shenandoah Lane, 9th Avenue
connected
r.' .
Alternate 2: Cul-de-sac on Shenandoah Lane, cul-de-sac on 9th
Avenue
Alternate 3: Cul-de-sac on Niagara Lane
Alternate 4: Cul-de-sac on Shenandoah Lane, cul-de-sac between
9th Avenue and Niagara Lane
Alternate 5: Shenandoah Lane connected to Vicksburg Lane, 9th
Avenue connected
Alternate 6: Do nothing
Summarized in the following paragraphs are the highlight:; of the
evaluation:
Disruption to Local Traffic Patterns
While the removal of through traffic from Niagara Lane and 9th
Avenue solves one problem, it has the potential for creating some
circuity for neighborhood traffic that legitimately uses these
routes to go north or south. Alternates 1, 2 and 4 require neigh-
borhood traffic east of Niagara Lane to go south or at least east
or west to go north. Similarly, Alternate 3 will create some
circuity for neighborhood trips traveling south. Alternate 5 pro-
vides a loop connection to Vicksburg Lane and probably best mini-
mizes circuity created by disconnecting Shenandoah Lane.
Police and Fire Access,
The disconnection of Shenandoah Lane will create some minor rerout-
ing of police and fire trips depending on the direction of
approval. With the completion of Fernbrook Lane, however, this
problem would be very minor.
Access to the Hennepin County Adult Corrections Facility
Normally a major traffic generator such as the ACF should have more
than one access to the surroundin roadway system. Only Alternate
5 and Alternate 6 (Do -Nothing provide the ACF with two-sided
access. Emergency access requirements and the desirability of
spreading out" peak traffic flows on the adjacent roadway system
are important in addition to the need to provide convenient access
to the facility. However, under any of the other alternates a pri-
vate driveway from Vicksburg Lane to the ACF could be constructed.
6-
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ted,' 4a the eva uatioQs.: 09 the ' rive alternates, Alternate 5
aMrh oto•. be:A the °,pest- lternate dor disconnecting Shenandoah Lane
LJprll .tk4l.completi0n- off' Fernbrook Lane If this is necessary at
tta l; ra ;aha,•ru ure. _ ` Alternate 5 would discourage through
riC ,;Mould°preserve two-sided access to the ACF and would pro -
0 't0 the. north and west via 9th Avenue.
iuruion rn*nvn•.
It'-Ia"not necessary to close Shenandoah Lane at this time. The
y =traffic volumes, speed checks and accident studies indicate no
unusual problems.
2. It is recommended that the City proceed with plans to provide
the Fernbrook Lane connection from County Road 15 (Carlson
Parkway) to County Road 6. This will complete north -south mi-
nor collector access between I-494 and Vicksburg Lane.
kY
3. Upon completion of Fernbrook'Lane, it is recommended that the
City continue to monitor the traffic volumes and speeds on
Niagara Lane and 9th Avenue. If traffic problems develop, the
alternates in this report should be reviewed. If the decision
is made to disconnect Shenandoah Lane,.Alternate 5 is the rec-
ommehded alternate. This alternate disconnects Shenandoah Lane
at the trail/railroad corridor.
4. It is recommended that two access routes always be provided to
the Hennepin County Adult Corrections Facility via city streets
and/or private driveways.
5. If Alternate 5 is selected, it is recommended that 9th Avenue
be completed through to Vicksburg Lane. T.tis will provide lo-
cal access to the north -and west.
6. It is recommended that the results of this analysis be reviewed
with the Director of the Hennepin County Adult Corrections
Facility. The corrections facility has special needs and con-
cerns relating to security and accessibility of emergency and
staff vehicles.
13 -
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11'.,' (':,.j AJ/ 1.
rir W
CITY Of PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the City Council oftheCityofPlymouth, Minnesota, was held on thefith day of January . 1986.
ngThefollowimembers were present: Mayor Schneider, ouncilmembers ssci—ra'in —
and Vasiliou
The following me.'hers were assent: none
t *to
Councilmember Crain introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86-02
APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR PARKERS LAKE NORTH FOR TNF CITY 01
MINNEAPOLIS (MPUD 83-1) (92066)
WKREAS, the City of Minneapolis has requested approval for d Final Plat for 23 outlots
and right-of-way for adjoining public roads northwest of County Rodd 6 and Niaq.ir.tLane; and,
WREAS, Lite City staff found the plat to he in substantial compliance with tilt.
approved preliminary plat and has prepared d Development Contract coverint; tist-
lmprovenw..rits related to said plat;
Now, THERFFORf HF IT HERFRY RESOLVFD HY THF. CITY COUtJCIL OF THE CITY OF PLYMOOTH,
MINNESOTA, that it should and hereby does approve the Final Plat and Developmt•nt
Contract for the City of "Irmeapolis for Parkers ldke North IOCdted northwest of CountRoad6andNiagdraLane; arid,
FURTHER, that the Wvelopment Contract for said plat he approved, dnd that the Mayor
end City Mdndger hr authorited to execute the Development Contract on behdlf of tilt. City.
The motion for adoption of the foregoing Resolution was duly seconded byCountmemberSisk ,
and upon vote being taken thereon, thefollowingvotedInfavorthereof:
Mayorc
neider, Councilmembers Sisk Crain andVasiliou
following voted against or abstained: none
hereupon the Resolution was declared duly passed and adopted
CITY OF PLYMDUTH .
Pursuant to due call and notice thereof, a regular meeting of the City Council of
the City of Plymouth, Minnesota, was held on the 6th day of January . 1986.
The following members were present: Mayor Schneider, Councilmembers Sisk, Crain
and V401iou
The following members were absent: none
Councilmember Crain introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86-03
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR PARKERS
LAKE NORTH FOR THE CITY OF MINNEAPOLIS (MPUD 83-1) (92066)
WHEREAS, the City Council has approved the Final Plat and Development Contract for
Parkers Lake North as requested by the City of Minneapolis;
NOW, THEREFORF., HE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, 14114-
NESOTA, that it should and hereby does approve the followinq to he met, prior to rr-
cording of, and related to said plat:
1. Compliance With the City Engineer's Memorandum.
The Ordinance rezoning the property shall be published upoi evidence Uldt the
Final Plat has been filyd and recorded with Hennepin County.
3. Compliance with park dedicaton requirements as stated in the Development Contrdt't
Section 13.
4. Out lets D, F, P, U, and V shall be deeded to the City, with the filing of the
Final Plat.
S. Submittal of required utility and drainage easements as approved by the City
Engineer prior to filing the Final Plat.
6. The Final Plat mylars shall contain d statement noting that the pldt is part of
the approved MPUD 83-1 per Section 9 of the toning Ordinance.
The moti(m for adoption of the foregoing Resolution was duly seconded by
Councilmmber Sisk , and upon vote being taken thereon, the
followli;j voted in favor thereof: ayor, c neider, Councilmembers Sisk, Crain
and Vasiliou
The following voted against or abstained: none
Whercupon the Resolution was declared duly passed and adopted.
4 T 7
r„
CITY OF PLYMOUTH
pysgua^t to due call and notiot thereofe a . r!.ullaarr =Wong of the City Council of
the City of plyww ws Ni %mmwtas was Held on the '__t day of MayN. 1964.
TM fellosbssq m bers were oroseats,.,rlavor Davenport. Councilmembers Moen— . Nei1S
Schneider and Crain
membersWoawl" Uwe t: none
wee .... ..
f
introduced the following Resolution and coved its
aloptlons
RESOLUTION NO. 84- 323
APPROVING MIXED PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND CONDITIONAL USE
PERMIT FOR LUNDGREN BROTHERS CONSTRUCTION COMPANY FCR THE CITY OF MINNEAPOLIS FOR
PAWERS LAKE DEVELOPMENT - STAGE Bs THE PARKERS LAKE NORTH PROPERTY (62066) (HPUD
63-' )
WHEREAS, Lundgren Brothers Construction Company for the City of Minneapolis has re-
quested approval of a Mixed Planned Unit Development Preliminary Plan/Plat,
Conditional Use Permit, and Rezoning for Parkers Lake Development - Stage B: The
Parkers Lake North Property, for develo,,mend of residential, neighborhood convenience
center, and industrial parcels on 270 acres located between Vicksburg Lane and
Niagara Lane, and south of County Road 6 in Sections 26 and 33; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approval;
NDN, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the Residential Planned Unit Devel-
opment Preliminary Plan/Plat and Condition&! Use Permit for Lundgren Brothers
Construction Company for the City of Minneapolis for Parkers Lake Development - Stage
B: The Parkers Lake North Property located between Vicksburg Lane and Niagara Lane,
In the northeast quarter of Section 299 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. Satisfaction o•: park dedication requirements with appropriate cro-dits
according to verified acreages and costs per t le Dedication Policy in
effect at the time of tiling the Final Plat and in accordance with the
agreement approved under Resro'-ution No. 63-292, as amended by Rtsolution
4o. 64-261.
S. Street names shall comply with the City Street Maiming System.
6 Comt &psi
for
newhstructuressInution
suboii.sionsOadjacentnto,
i
orucontaini geany
open storm water drainage facility.
PLEASE SEE PAGE TWO
Pipe two
Resolution No. 64- 323
7. Rezoning shall be finalized with filing of the initial Final Plat.
e. No Building Permits shall be issued until Final Plats for phases are filed
and recorded with Hennepin County.
9. Yard setbacks shall be per approved -final plans.
10. Appropriate legal documents regarding Homeowner Association documents,
covenants and restrictions as approved by the City Attorney, shall be filed
with the Final Plats.
11. The maximum number of units for each, of the development areas designated on
the approved PUO Plan sh%11 be the nupber of units designated for each area
on the Plans programs for low and moderate income housing will be subject
to change during the period for development of a project of this scope;
therefore, specific additional density credits for subsidized housing must
await the advent of firm development proposals and be considered at that
time. It must be demonstrated that the subsidized units are mixed and
Integrated with, rather than concentrated and isolated fron th3 market rate
tr it s.
12. The approved number or dwelling units for Stage B is 1,153, based upon the
assiynment of seven bonus points for the entire NPUD which hAs o maximum
total of 1,529 units, as follows:
a) Size of project (4)
b) Mix of housing (1)
e; Affirmative design (2)
13. The developer will provide copies of the approved overall PUD Plan and its
conditions as an addendum to their purchase ag:eements.
14. Development of Stage B: The Parkers Lake North Property - Parkers Lake MPUD
shall comply with applicable portions of Resolution Nos. 83-134/83-292, as
amended by Resolution No. 64-261.
15. Staging of the development shall be in accordance with utility availability
as approved by the City Engineer.
16. The Final Plan/Plat application shall include details regarding the number
of private drive access points to Areas M, CH, and L; transition design
elemental and, conformance with the Engineer's recommendation regarding the
design of 9th Avenue North and Shenandoah Lane; and, the future use of
Outlot 3.
17. The proposed sidewalks are to be public, and no credit is to be applied
toward park dedication requirements. The sidewalks shall be constructed at
the same time the public roadways are installed.
PLEASE SEE PACE THREE
r• page Wes
Resolution No. W 123
18. Road alignoent from Niagara lane to be re-evaluated, with consideration
given to the potential eireulstia. of industrial trtffic through the
residential areas.
19. Modification of design for Area S, so that lot sizes are comparable to the
lots in the neighborhood to the south, and to the west, and are adequate so
building can occur without substantial variances.
20. Completion of the required Environmental Impact Statement (EIS) review
process prior to approval of final plat, development plans, and issuance of
any permits for physical development, including site grading.
The motion for adoption of the foregoing Resolution was duly seconded by
Qynci Imem r S hneider and upon rote being taken t reon, t
Tollowing voted I,, iravor : Mavor ovenoort, Councilmen rs Moen, Neils,
S hn i r and Crain
0 lowing Voted MOMSt or talnodt
Whereupon the Resolution was declared duly Pt •
r
McCombs Frank Roos Associates, Inc.
Twin Cities St. Cloud 15050 23rd Ave. N. Telephone Engineers
Plymouth, MN 612/476-6010 Planners
55447 Facsimile Surveyors
612/476-8532
NARRATIVE STATEMENT
KUECHLE ADDITION
KUECHLE CONSTRUCTION COMPANY
MFRA #8813
The project site of Kuechle Addition was platted as a part (Outlot W) of
the mixed planned unit development of the Parkers Lake North (MPUD 83-1)
project. City Council Resolution 84-323 (attached), dated May 21, 1984,
approved the overall M.P.U.D. Preliminary Plan/Plat and Conditional Use Permit
for Parkers Lake Development - Stage B, the Parkers Lake North property.
Specific direction with respect to the project site, which was then referenced
as Area S, included the following:
1) Conformance with the Engineer's recommendation regarding the design of
9th Avenue North (i.e. 9th Avenue North be a through street rather
than a cul-de-sac).
2) Modification of the design for Area S, so that lot sizes are
comparable to the lots in the neighborhood to the south, and to the
west, and are adequate so building can occur without substantial
variances.
It is our opinion that the proposed Preliminary Plat/Plan is responsive to
the Council's direction, and prior approval.
I hereby certify that this report was prepared by me or under my direct
supervision and that I am a duly Registered Professional Engineer under the
laws of the State of Minnesota.
04/18/89..............................................Minn. Lic. Reg. No. 11571
Gregory J. Frank
An Equal Opportunity Employer
1`88JiN
An Equal Opportunity Employer
yR RIFL
Y
t CITY W PLVNDUTH
Pursuant to due call and notice thereot, a regular oeetbtg of the City Council of
the City of Plymouth, Ninnesota, was held an—tWe=st_ day of May - 1984.
The following members wererepsents CoMayorDavenport. uncilmerrbers Moen, Ne s. -
Schneider and Crain
The ng members were sent _ none
aa saa .fa
Councilmemeer Moen introduced the following Resolution and moved its
adoptlons
RESOLUTION NO. 84- 323
APPROVING ?MIXED PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND CONDITIONAL USE
PERMIT FOR LUNDGREN BROTHERS CONSTRUCTION COMPANY FOR THE CITY OF MINNEAPOLIS FOR
PARKERS LAKE DEVELOPMENT - STAGE Bs THE PARKERS LAKE NORTH PROPERTY (82066) (MPUD
gj-1)
WHEREAS, Lundgren Brothers Construction Company for the City of Minneapolis has re-
quested approval of a Nixed Planned Unit Development Preliminary Plan/Plat,
Conditional Use Permit, and Rezoning for Packers Lake Development - Stage b: The
Parkers Lake North Property, for developmend of residential, neighborhood convenience
center, and industrial parcels on 270 acres located between Vicksburg La.,%e and
Niagara Lane, and south of County Road 6 in Sections 28 and 33; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approvalM
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMDUTH,
MINNESOTA, that it should and hereby does approve the Residential Planned Unit Dev41-
opment Preliminary Plan/Plat and Conditional Use Permit for Lundgren Brothers
Construction Company for the City of Kinneapolis for Parkers Lake Development - Stage
Bs The Parkers Lake North Property located between Vicksburg Lane and Niagara Lane,
In the northeast quarter of Section 29, subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Reroval of all dead or dying trees from the property at the ovner's
expense.
9. No Building Permits shall be issued until a contract has been awarded for
sewer and water.
4. Satisfaction of park dedication requireme,its with appropriate credits
according to verified acreages and costs per the Dedication Policy in
effect at the time of tiling the Final Plat and in accordance with the
agreement approved under Resolution No. 83-292, as amended by Resolution
No. 84-261.
S. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution No. 79-80 regarding minimum floor eleva-
tions for new structures in subdivisions adjacent to, or containing any
open storm water drainage facility.
PLEASE SEE PACE TWO
t•,.
Page two
Resolution No. 84- 323
7. Rezoning shall be finalized with fil!ng of the initial Final Plat.
8. No Building Permits shall be issued until Final Plats for phases 'r -re filed
and recordbd witli Hennepin County.
9. Yard setbacks shall be per approved.final plans.
10. Appropriate legal documents regarding Homeowner Association documents,
covenants and restrictions as approved by the City Attorney, shall be filed
with the Final Plats.
11. The maximum number of units for each of the development areas designated on
the approved PUO Plan shill be the number of units designated for each area
on the Plan; programs for low and moderate income housing will be subject
to change during the period for development of a project of this scope;
therefore, specific additional density credits for subsidized housing must
await the advent of firm development proposals and be considered at that
time. It must be demonstrated that the subsidized units are mixed and
Integrated with, rather than concentrated and isolated from the market rate
urits.
12. The approved number of dwelling units for Stage 8 is 1,153, based upon the
assignment of seven bonus points for the entire MPU) which has a maximum
total of 19529 units, as follows:
a) Slze of project (4)
b) Mix of housing (1)
c) Affirmative design (2)
13. The developer will provide copies of the approved overall PUD Plan and its
conditions as an addendum to their purchase agreements.
14. Development of Stage B: The Parkers Lake North Property - Parkers Lake MPUD
shall comply with applicable portions of Resolution Nos. 83-134/83-292, as
amended by Resolution No. 84-261.
15. Staging of the development shall be in accordance with utility availability
as approved by the City Engineer.
LIS:-
of
The Final Plan/Plat application shall include details regarding the number
private drive access points to Areas M, CH, and L; transition 6,sign
elements; and, conformance with the Engineer's recommendation rgnArdiv,y the
design of 9th venue or and Shenandoah a ; an , 'the use
o
17. The proposed sidewalks are to be public, and no credit is to be applied
toward park dedication requirements. The sidewalks shall be constructed at
the same time the public roadways are installed.
PLEASE SEE PACE THREE
Page three
Resolution No. 64- 323
IA.
L -J
Road alignment from Niagara Lane to be re-evaluated, with consideration
given to the potential circulation of industrial traffic through the
residential areas.
19. Modification of design for Area S, so that lot sizes are comparable to the
lots in the neighborhood to the south, and to the west, and are adequate so
building can occur without substantial variances.
20. Completion of the required Environmental Impact Statement (EIS) review
process prior to approval of final plat, development plans, and Issuance of
any permits for physical developmment, including site grading.
The motion for adoption of the foregoing Resolution was duly seconded by
pyncjImember_Scheider and upon vote being taken thereon, t e
0 ow no vote n favor thersoft Pavor 5vennort. Councilmembers Moen. Neils.
hereupon the Resolution was deelarnd duly pa a a
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Conforms with the City's adopted Thoroughfare Guide Plan —
The following misions must be made to conform with the City's
adopted Thoroughfare Guide Plan. A traffic atudy ie in procese
8th Avoms and Shenandoah- Lane, Tf fa an zolpat ze etu ?- w
street rather than a`W-DO-Sao.
Acceleration/deceleration lanes,.provided —
Acceleration/deceleration lanes are required at the intersection of
and
14.. ® All existing street right-of-ways are required width —
V'" U11l_, ITIES:
tion
ainary
is. 0130 Conforms with City standards requiring the developer to construct
a 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.
16. CD Conforms with City policy regarding minimum basement elevations —
Minimum basement elevations must be established for the following lots.
Aia.will he rodwal with- the-tinal rradjrd, 1Daarae eind Rmailnn
Control Plan.
17. Preliminary utility plans submitted comply with all City requirements —
The developer has submitted the required preliminary plans for the
proposed sanitary sewerg watermain and storm sewer facilites. He will
also be required to furnish profiles of these utilities as well as the
proposed street system (public and private). If it is their desire
to have the City construct these facilities as part of its Capital
3; Improvements Program, a petition must be submitted to the City. The
cutoff date for petitions is October 1 of the year preceding construc-
tion. 198 Qnd P
t 3. iBI. O
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Conforms with the City's adopted Thoroughfare Guide Plan —
The following misions must be made to conform with the City's
adopted Thoroughfare Guide Plan. A traffic atudy ie in procese
8th Avoms and Shenandoah- Lane, Tf fa an zolpat ze etu ?- w
street rather than a`W-DO-Sao.
Acceleration/deceleration lanes,.provided —
Acceleration/deceleration lanes are required at the intersection of
and
14.. ® All existing street right-of-ways are required width —
V'" U11l_, ITIES:
tion
ainary
is. 0130 Conforms with City standards requiring the developer to construct
a 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.
16. CD Conforms with City policy regarding minimum basement elevations —
Minimum basement elevations must be established for the following lots.
Aia.will he rodwal with- the-tinal rradjrd, 1Daarae eind Rmailnn
Control Plan.
17. Preliminary utility plans submitted comply with all City requirements —
The developer has submitted the required preliminary plans for the
proposed sanitary sewerg watermain and storm sewer facilites. He will
also be required to furnish profiles of these utilities as well as the
proposed street system (public and private). If it is their desire
to have the City construct these facilities as part of its Capital
3; Improvements Program, a petition must be submitted to the City. The
cutoff date for petitions is October 1 of the year preceding construc-
tion. 198 Qnd P
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 6, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89034
PETITIONER: Steve Boylan and Joan Ament
REQUEST: RPUD Plan and Conditional Use Permit Amendment to the
Rolling Hills RPUD
LOCATION: 4820 Valley Forge Lane
GUIDE PLAN CLASS: LA -1
ZONING: RPUD 84-1
BACKGROUND:
On March 5, 1984, the Plymouth City Council, by Resolution 84-128, approved a
RPUD Preliminary Plat/Plan and Conditional Use Permit for Rolling Hills Park.
The side yard setbacks were established by the subject Resolution at 6 feet
for the attached garage side of a property and 10 feet for the other side,
with the distance between two structures not to be less than 16 feet.
Notice of this Public Hearing has been published in the Official City
Newspaper, and all property owners within 500 feet have been notified.
PRIMARY ISSUES AND ANALYSIS:
1. Proposed is the construction of a deck 14 feet wide and 34 feet long in a
side yard adjacent to the residence side of the structure. The deck will
extend 4 feet into the 10 foot side yard that was established by the RPUD
Plan for the residence side of all structures in the Rolling Hills' RPUD.
2. Section 9, Subdivision A, Paragraph 2A of the Plymouth Zoning Ordinance
provides standards upon which the Planning Commission shall review any
application for a Conditional Use Permit. A copy of the Subject Ordinance
Provision is attached. The petitioner has, in their narrative, addressed
the 6 standards provided by Ordinance, and provided response as to how
their application meets those standards.
3. The Planning Commission is charged by the Zoning Ordinance to additionally
consider any amendment to a Planned Unit Development within the context of
the criteria found in Section 9, Subdivision B, Paragraph 5C of the Zoning
Page 2
File 89034
Ordinance. The Commission must address the relationship of the proposal
to the surrounding neighborhoods; and, compliance with City Ordinances and
the Comprehensive Plan.
PLANNING STAFF COMMENTS:
1. Were this lot not located in a Planned Unit Development that was subject
to a Conditional Use Permit, and the resulting concessions in terms of lot
size and setbacks, the proposal would be a variance rather than an Amended
Conditional Use Permit.
2. Concern of staff in regard to the application under consideration extends
beyond the specific matters that relate to this particular lot. As we
have seen in several recent petitions of similar description, caution must
be observed to carefully consider the consequences of the requested
action. In terms of the original Conditional Use Permit for the Planned
Unit Development, here were trade offs between the developer of this
property and the City that formed the basis for the Planned Unit
Development Conditional Use Permit. The lot size and lot width is
substantially less than what would be permissible under "conventional"
R -IA Zoning. In addition, side yard, front yard, and rear yard setbacks
are well under the R -1A standard. The developer of this subdivision
received these concessions for future home construction in return for
committing a sizable (83 lot) parallel of property and certain other
concessions on the developer's part.
By approving this amended Conditional Use Permit, the City would be
tampering with one side of a formula without having any method of
adjusting the other side of the formula in terms of the benefit the City
receives in return for the concessions granted by the RPUD. If the
proposed reduction in side yard setback were to be approved in this case
as an amendment to the Planned Unit Development Conditional Use Permit,
precedent could be set that can be extended throughout this RPUD and the
many other RPUDs within the community.
3. Staff notes that the petitioner is not precluded from construction of a
deck by the setback provisions of the RPUD Conditional Use Permit.
Indeed, the petitioner has a 10 foot by 34 foot envelope available to
build in without a requirement for amending the Conditional Use Permit.
Page 3
File 89034
RECOMMENDATION:
We have attached draft resolutions providing for either approval or denial of
the petitioned action. Our recommendation for denial is based on both
precedent -setting nature of the proposal with respect to this RPUD and the
many other RPUDs within the community, and our finding that the applicant does
have available the option of construction of a deck without the need for the
Conditional Use Pormat amendment.
Submitted by:
ATTACHMENTS:
Charles E. Dillerud, Community Development Coordinator
1. Draft recommendation for denial
2. Draft recommendation for approval
3. Location map
4. Petitioner's narrative
5. Petitioner's graphics
6. City Council Resolution 84-128
7. Section 9, Subdivision A, Paragraph
8. Section 9, Subdivision B, Paragraph
pl/cd/89034:dl)
2A of the Plymouth Zoning Ordinance
5C of the Plymouth Zoning Ordinance
DENYING RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN CONDITIONAL USE PERMIT
AMENDMENT FOR STEVE BOYLAN AND JOAN AMENT (89034) (RPUD84-1)
WHEREAS, Steve Boylan and Joan Ament have requested approval for a Residential
Planned Unit Development Conditional Use Permit Amendment for property located
at 4820 Valley Forge Lane to allow deck construction to within 6 feet of the
side lot line where 10 feet is the approved RPUD standard; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends 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 Residential
Planned Unit Development Conditional Use Permit Amendment for Steve Boylan and
Joan Ament located at 4820 Valley Forge Lane, based on the following finding:
1. The request is not responsive
Conditional Use Permit findings
surrounding neighborhood.
to Residential Planned Unit Development
with respect to compatibility with the
2. The amendment would establish an undesirable precedent for this and
similar developments.
pc/cd/89034den:dl)
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN CONDITIONAL USE PERMIT
AMENDMENT FOR STEVE BOYLAN AND JOAN AMENT (89034) (RPUD84-1)
WHEREAS, Steve Boylan and Joan Ament have requested a Planned Unit Development
Plan Conditional Use Permit Amendment for property located at 4820 Valley
Forge Lane to allow deck construction to within 6 feet of the side lot line
where 10 feet is the RPUD approved standard; 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
Steve Boylan and Joan Ament for a Residential Planned Unit Development Plan
Conditional Use Permit Amendment to allow deck construction to within 6 feet
of the side lot line per plans filed for property at 4820 Valley Forge Lane
pursuant to the following findings and conditions:
1. No other amendments or variances are granted or implied.
2. All applicable requirements of the City and State Building Codes shall be
implemented and enforced; no Code requirements are waived by this
approval.
3. The granting of the Permit is responsive to criteria of the Zoning
Ordinance for Conditional Use Permits and PUD plans.
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NORTH \\ 2 a 4. ._5, 6 .., 7
vcnlnF _
Sabject Property: 4820 Valley Forge Lane
Plymouth, MN 55442
Property Owners: Steve W. Boylan
Joan D. Ament RUTH
G :.. ;!__Y DEV" air 0EPT.
The Information hereforth will contain the proposed use and its
conformance with the standards set forth in Section 9, Conditional
Use permit Criteria of the Zoning Ordinance.
Proposal: Our proposal is to build a 14 foot wide deck on the
south side of our house which will extend 4 feet into
the 10 foot side yard set -back, up to the 6 foot
drainage and utility easement.
Compliance:
1) Compliance with and eff ct upon the Comprehensive Plan.
As this area is a low density Residential area,ard our
home is a single Family dwelling with a proposed
deck, it is in full compliance with and has no effect
on the Comprehensive plan. We only wish to encroach
upon the 10 foot side yard set -back by 4 feet but wi-11
not enter the 6 foot easement.
2) The establishment, maintenance or operation of the conditiona.__
use will promote and enchance the general public welfare
and will not be detrimental to or endanger the public health,
safety, morals or comfort.
Contructing a deck will only enhance the immediate
neighborhood and will in no way be detrimental to or
endanger the public health, safety, morals or comfort.
3) The conditional use will not be injurious to the use and
enjoyment of other property in the immediate vicinity for
pruposes already permitted, nor substantially diminish
or impair property values within the neighborhood.
The proposed deck will not be injurious to the use .-nd
enjoyment of other property in the immediate vicinity as
it will be wholly located on our lot. There will still be
6 feet from the deck to the lot line on our lot. It
will also not be injurious to the use and enjoyment
of the property to the south of our lot as there are
15 feet between the lot line and their structure. It is
also the side of the home with the garage and bedrooms and
is not designed for deck purposes..
Their deck has already been established on the opposite
side of the home. There is also a 6 foot easement on their
lot, which would leave 12 feet minimum between properties.
The proposed deck will not diminish or impair property values.
In fact, --,*+-- will enhance property values.
2) r "'., :`' 1p$q
w
UT H4 ) The Establishment of the conditional use will nct UM10oap
the normal and orderly development and improvement of
surrounding property for uses permitted in the Disctrict.
The proposed deck will not impec the normal and
orderly_ development and improve -tent of surrounding
properties in the immediate vicinity -as they ara all' established
homes and it will not effect the expansion of other
homes as it is located within our lot lines.
Access to the rear of our lot for utility or drainage
easement work can be gained by the North side of our
lot which has a 10.9 foot gap between the garage and the
lot line.
5) Adequate measures have been or will be taken to pro-ide ingress
and egress and parking so designed as to minimize traffic
congestion in the public streets.
The proposed deck will not gen-rate additional traffic;
therefore, no measures reed be taken to provide ingress,
egress or parking
E) The conditional use shall, in all other respects, conform
to the applicable regulations of the district in which it
is located.
The deck will comply with all local building code
regulations, local restrictions and all other zoning
ordinances.
Additional Comments:
We do feel that a 10 foot wide deck is not adequate for our
purposes, therefore, we wish to expand it to 14 feet. As _you
can see by the Plot plan, our home is only 1 foot from the set
back on the north side and only 2 feet, at the widest spot, from
the set -back on the southside. There wasn't much we could do
in the way of shifting the house to allow more room for a deck
at the time of construction.
We also have a fireplace chimney that is located on the south side
of the home near the rear, which is about 2 feet wide. With a 10
foot wide deck, it would be narrowed to 8 feet at that point. We
feel it would not be conclusive to a functional deck design.
A 10 foot deck would also not allow us to fit conventional deck
furniture on it and still allow adequate room for passage around
the furniture. Again, it would not be a very functional deck
for this purpose.
We would also be unable to wrap the deck around the rear of the
home because of our future plans for that area. Our basement
walk -out door is located just around the corner from the south side.
In the future, we plan to build a 3 season porchoff the basement
walk out. This would leave no room for a deck to wrap around.
Ke also feel that extending the deck beyond the prop -,sed 3 season
porch would put us in danger of exceeding the maximum allowable
3)
percentage of lot improvement established by the city. It also
would not be very attractive and therefore, could be
detrimental to the general appearance of the neighborhood.
A cement slab as a deck would also not be practical as
the house was built up for a basement walk -out and therefore,
there is quite a slope from the side of the house to the lot
line and to the rear of the home. To make it level, we would
have to dig down well below the top block and, there would be
a 1.5 - 2 foot drop from the patio door to the ground.
We feel that this proposal is
a functional deck and yet be
design of the neighborhood.
r
our only recourse to have
appealing to the general
APR 1989
lit t ii ilt'l T QED
LOT .oURVEYS COMPANY, .JC. INVOICE
B. 2
NO. 16940F.
LAND SURVEYORS SCALE I" co' 2171'
0 — DENOTES IRON
REGISTERED UNDER LAWS OF STATE OF MINNESOTA
7601 - 73rd Avenue North 660.3093
Minneapolis, Miiuieaota 66428
Oururgvru (Urti(katr
E-- Denotes proposed surface drainage
NOVAK FLECK Denotes wood hub set for excavation only
000' Denotes existing elevation
L] Denotes prpposed elevation
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CITY OF Pl,YlCl M
f"4
i> t Pwesuan' to: duo: Call aed
the cui or.PlyM ,..
Mlnpa4opt
wtahsRreaotld, ON
The lollop g met Present$ i n 'Ma o- Scf
s, dere • tsen s slaver' Dave
p"ting of the City Council of
day of March 1984.
e introduced tha following Resolution and moved its
RESOLUTION NO. 84-128
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT, AND CONDITIONAL
USE PERMIT FOR SAUL SEGAL, ENTERPRISE PROPERTIES FOR ROLLING HILLS PARK (83059)(RPUD
WHEREAS, Simi Segal, Enterprise Properties has requested approval of a Residential
Planned Unit Development Preliminary Plan/Plat, Rezoning, and Conditional Use-Parmit
for Rolling Hills Park for 83 single family lots on approximately 39.4 acres located
southwest of 48th Avenue North and Zachary Lane; 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 shwld and hereby does approve the Residential Planned Unit Dev-
elopment Preliminary Plan/Plat, and Conditional Use Permit for Saul Segal, Enterprise
Properties for Rolling Hills Park for 83 single family lots on appro::.imately 39.4
acres located southwest of 48th Avenue North and Zachary Lane, subject to the follow-
ing conditions:
1. Compliance with the City Engineer's Htemorandum.
2. Removal of ail 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
municipal sewer and water construction (L'ity Project No. 903), and no
dwellings shall be occupied until municipal sewer and water services have
been installed.
r. 4. Dedication of Outlots A, 8, D, E, and F for public park and trail purposes
as verified by the Parks and Engineering Departments, with submittal o,
detailed plans as to the construction of the trail pe: City stane4rds.
5. Street names shall comply with the Clty Street Naming System.
6. Compliance with Policy Resolution No. 79-90 regarding minimum floor eleva-
tions for new structures in subdivisions adjacent to, or containing any
open ...ore water drayage facility., j
l
SEE PAGE
C7.jr„''Kr,ai s:S•fl+.r n n1;u.`. .. + 4'•+ii I
r
a..
r5;•
pyt
lYt oa,`Ib•di=128 •
T• Qszoning shall be finalized with filing of the Final Plat.
2.
r
8. wyNO &dlding Permits "41 be is3u0d.until the Final Plat is filed and re-
corded with Hennepin Countyq
4. Nlgmum Yard Oetbacks ars. per PUO Plan subject to the following: Minimum
30 Its front yard; iinimum 25:tt..;sear yard for the following lots; Block
Zi -lots 5j.11v 14,"23,.24; Block jAots 31 4, and 5; Block 59 Lot 1; Block
6, Lots d through 15; Block 79:Lots.1 through_5 and Lot 7; Block 81 Lots 1,
2, 4e and 5; ard, : Block . 99 Lots` .;1 and 2, a dnimum 6 1t. side yard to
attached garages and a minimum 109 It, to dwellings muwithaminis 16 ft.
between all structures; all other lots shall have minimus sideyards of 10
It.
10. Appropriate legal documents regarding Homeowner Association documents, cov-
enants and restrictions as approved by the City Attorney, shall be filed
with the Final Plat.
11. Removal of all existing structures at the developer's expense with initial
construction permits.
12. Staging of the development shall be in accordance with utility availability
as approved by the City Engineer.
13. Maximum density shall be 2.1 units per acre for the land at or above the
established high water elevation per the adopted City Storm Water Drainage
Plan as verified by the City Engineer. The maximus number of units is 83.
Density bonus points are assessed as follows:
a.) One point based on affirmative design.
14. A temporary entrance from Zachary Lane shall be provided for heavy con-
struction grading vehicles, and all tracked vehicles shall access the
property from the Zachary Lane temporary access; the circulation to the
east shall be limited to residential traffic and to rubber tired eonatr c -
tion vehicles. The final grading plan shall include plans, as appropriate
for the temporary access.
15. At the time development proceeds west of the proposed north and south
roads, an alternate, temporary ingress/egress route from Zachary Lane shall
be provided. All mud and debris Igoe the construction shall be cleaned and
removed from 48th Avenue North as needed; a proper turn -around and stacking
area for construction vehicles and development employees shall be provided
within the site, and shall be identified on the ft -%al grading plan; and,
all construction parking shall occur within the development site bound-
aries, an a dust -fres surface approved by the City Engineer.
f the motien,fW adoption Of.the teregoing Resolution was duly seconded by
2J:
1Woellmembtr Moen 4 and upon vote being taken thereon, tre
ToUokvuq voted aver. .: Von Schneider, Councilmembers Moen,
IAS LT011awuq VOUN agpnst Or abatalnOW
RheragoN the Resolution was declared duly P an
q dw, ..
r
and addresses on self-adhesive mailing labels of the owners ofrecord
of all proper n 500 feet of the boundaries of the property in question
as the same appear on tTecgrds of the Hennepin County Auditor.
f. Any other information required by thea,g Administrator, Planning Commis-
sion or Council. `••`
Amended by Ord. No. 82-08)
2. Procedure. Before any Conditional Use Permit may be granted, th plication
therefore, shall be referred to the Planning Commission for purposes o alua-
tion against the standards of this Section, Public Hearing, and development a
recommendation to the City Council, which shall make the final determination a
00—
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.
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision A
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.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
The Planning Commission s a
Conditional Use Permit in the manner provided in Section 11, Subdivi -
c. The Planning Commission shall develop a report of the endings and shall
develop a recommendation to the City Council for ?5the granting of the
proposed Conditional Use Permit, include nditions thereof, or for the
denial of the proposed Conditional a Permit including specific reasons
therefore.
d. The City Council_s receive and consider the report of the Planning Commis-
sion, and ma d whatever Public Hearings it deems advisable in the manner
provide n Section 11, Subdivision A. The City Council shall consider
above
er the proposal conforms and is likely to comply in the future, with the
above standards and any additional standards pertinent to the proposed use as
cnt fn..*k ,.. *k;, _A nthnn Cnntinnc of fhic nrAin nno ana city rnapPz
I
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision B
5. Application, Review and Administration Procedures
The general sequence for application, review and action on a P.U.D. shall be ac-
cording to the following requirements and, where applicable to the requirements
Section 6, Special Protection Districts, of this Ordinance (Amended Ord. No.
82- )
a. App cation for a P.U.D. shall be made by the owner of the property except
that option holder may apply for a P.U.D. provided his application is ac-
compan by a signed statement indicating no objections from the owner or
owners o 11 properties involved in the application. .
b. The applican shall submit a Statement of Concept and a Concept Sketch Plan to
the Planning C ission Staff for approval in principle prior to submission of
a formal applica on for a P.U.D. Conditional Use Permit. The purpose of the
Concept stage is inform the City of the applicant's intentions and to in-
form the applicant s to the general acceptability of the proposal before
extensive costs are a ended by the applicant. The Concept application shall
contain as a minimum th following exhibits:
1) Location Maps showin the .location within the City and more detailed
locations on half -sec on plat maps showing all perimeter property
lines.
2) Names and addresses on self- hesive mailing labels of all the owners
for parcels under consideration and of all owners within five hundred
500) feet, as the same appear o the records of the Hennepin County
Auditor.
3) A Written Statement of Consent of all ners of property within the
P.U.D. District.
4) A General Statement of Concept explaining: Ho the proposed project
will specifically address each of the expected PUD tributes listed in
this Section; the land uses proposed in relationship o the Comprehen-
sive Plan; public lands, parks and open space and their tendedowner-
ship; availability and timing of public utilities,tentativ taging and
sequence schedule; financial capabilities of proposed dev oper(s);
other exhibits relating to land charactestics that will affect t Con-
cept of Development. (Amended Ord. No. 82-15)
c. The Planning Commission Staff shall submit a written review along with the ap-
plicant's plans to the Planning Commission prior to their meeting to consider
the proposal. The review shall contain:
1) Relationship of proposal to the surrounding neighborhood.
2) Compliance with City ordinances and the Comprehensive Plan.
3) Recommended action.
S.I
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 8, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89035
PETITIONER: Independent School District 284 (Robbinsdale)
REQUEST: Site Plan and Conditional Use Permit for Addition to
Plymouth Middle School
LOCATION: 10011 36th Avenue North
GUIDE PLAN CLASS: Public/Semi Public
ZONING: Rl-A (Low Density Single Family Residential)
BACKGROUND:
Community Development records indicate no prior planning and zoning
applications have been processed for this site.
Notice of this Public Hearing has been published in the official City
newspaper, and all property owners within 500 feet have been notified. In
addition, a development sign was placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. Applicant proposes an addition to the Plymouth Middle School of 6,400
square feet. In fact, the school footprint will not be increased.
Proposed is a conversion of an internal court yard to a media center.
Concurrent with this addition there will be other internal work carried on
in the building to meet various fire and handicapped codes. A 360 degree
fire lane and fire loop with proper hydrant spacing and water main will be
constructed concurrent with this addition to meet state and City fire code
specifications.
2. A Conditional Use Permit is required responsive to the Zoning Ordinance
specifications for schools in all zoning districts. The Planning
Commission is directed by Ordinance to consider all Conditional Use
Permits in the context of six specific criteria that such Conditional Use
Permits must respond to. A copy of those criteria is attached for your
information. The applicant has submitted, together with his application,
a narrative in support of the Conditional Use Permit, which has been
attached also.
Page Two
File 89035
3. The site is within the Bassetts Creek Watershed District, but contains no
storm water drainage or other hydrological features; is not within any
shoreland or flood plain overlay districts; contains no wetlands; contains
no woodlands of significance; contains no slopes of greater than 12
percent naturally occurring; and is considered suitable for urban
development with public sewers. No constraints to the development of this
site from naturally occurring features is present.
4. The Site Plan for building addition (enclosure of an existing court yard
to create a media center) meets all code requirements and related policies
that are applicable to this type of site development specifically, health
and safety codes are complied with and landscaping is consistent with the
Landscape Policy.
There is no change with respect to Zoning Ordinance dimensional standards
regarding setback or building heighths. Parking remains consistent with
the City Ordinance Standard (even after removal of four spaces to
accommodate access to a new fire hydrant); and there are no changes with
respect to rooftop equipment, trash enclosure, and architectural
appearance.
PLANNING STAFF COMMENTS:
1. The proposed Conditional Use Permit appears responsive to the criteria
specified by the Zoning Ordinance as a basis for such permits.
2. The proposed Site Plan to build in an existing court yard area with a
media center addition is responsive to the applicable City Codes and
Ordinances with respect to site improvements. Of particular note is a
proposal by the applicant to construct fire lanes and a fire hydrant loop
on the site consistent with the City Fire Code.
RECOMMENDATION:
I hereby recommend the Planning Commission adopt the Draft Approval
Recommendation for the Conditional Use Permit and Site Plan consistent with
standard conditi
Submitted by:
Charles E. Dilleru , Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving the Conditional Use Permit and Site Plan
2. Engineer's Memo
3. Conditional Use Permit Criteria
4. Petitioner's Conditional Use Narrative
5. Location Map
6. Large Plan
pc/cd/89035:jw
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR INDEPENDENT SCHOOL DISTRICT
281 (89035)
WHEREAS, Independent School District 281 has requested approval of a Site Plan
and Conditional Use Permit for an addition of 6,400 square feet to Plymouth
Middle School located at 10011 36th 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 request for Independent
School District 281 for a Site Plan and Conditional Use Permit for Plymouth
Middle School located at 10011 36th Avenue North subject to the following
conditions:
1. Compliance with the City Engineer's Memorandum.
2. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
3. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
4. Compliance with the Ordinance regarding the location of fire hydrants and
fire lanes.
5. All waste and waste containers shall be stored within the structure, and
no outside storage is permitted.
7. An 8-1/2 x 11 inch "As Built" Fire Protection Plan shall be submitted
prior to the release or reduction of any site improvement bonds per City
Policy.
CITY OF PLYMOUTH
ENGINEER'S MEMO
to
PLANNING COMMISSION AND COUNCIL MEMBERS
DATE: June 8, 1989
FILE NO.: 89035
PETITIONER: Mr. Gary DeFrance, Executive Director of Business and Operations,
Independent School District #281, 4148 Winnetka Ave. N., Mpls., Mn.
55427
CONDITIONAL USE PERMIT/SITE PLAN:"ADDITION TO PLYMOUTH MIDDLE SCHOOL"
LOCATION: South of 36th Ave., west of Kilmer Lane in the northeast one quarter of
Section 24.
Mr. Gary DeFrance, Executive Director of Business and Operations, Independent School
District 281 has submitted an application requesting approval for remodeling of the
courtyard area of the Plymouth Middle School. This addition requires installation of
watermain, hydrants and fire lanes for fire protection. The following corrections to
the plan must be made prior to a building permit being issued:
1. Watermain shall be ductile iron pipe.
2. The post indicator valve and the fire department connection shall be shown on
the site plan.
3. The watermain shall be connected to the existing watermain south of 36th
Avenue and west of the centerline of Pilgrim Lane extended southerly.
4. Fire flow calculations shall be provided for review and approval.
5. Gate valves shall be provided for each hydrant.
6. Mainline gate valves shall be shown on this site plan.
7. Hydrants shall meet the requirements as noted on the City of Plymouth
standard plate number W-2.
8. A fire lane shall be 15 feet wide, 7 ton design as noted on the City of
Plymouth standard plate number STRT-3.
9. The fire hydrant located at the southeast corner of the building should be
relocated at a point outside of the fire lane rather than the inside as now
depicted.
10. Access to the fire hydrant depicted for the northeast corner of the structure
must be provided by the elimination of 4 off street parking spaces and the
proper signage of this area "No Parking Fire Lane".
File No.: 89035
June 8, 1989
Page Two
11. The fire lane must be extended north and east to surround the northwest
corner of the structure.
12. The site plan must be submitted to Bassett Creek Watershed Commission for
their review of the erosion control measures.
SUBMITTED BY:
Fred G. Moore, P.E.
Director of Public Works
Ste cTo„ 9
C o pI ca t t4S e
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.
S) Adequate measures have been or will be taken to provide ingress, egress,
and parking so designed as to minimize traffic congestion in the public
streets.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
CONDITIONAL USE PERMIT NARRATIVE, REVISED
PLYMOUTH MIDDLE SCHOOL
DISTRICT 281 (ROBBINSDALE AREA SCHOOLS)
It is the intent of School District 281 to comply with the Comprehensive Plan of the City of
Plymouth.
The establishment of this conditional use will provide the opportunity to develop and renovate
media center facilities to improve services for approximately 1,000 students in Plymouth
Middle School. The enclosure of one interior courtyard provides additional space for media
services and activities which enhance student learning.
Plymouth Middle School was built in 1967 and is compatible with the surrounding neighborhood
which has grown around it. This interior remodeling project will not visibly change the
exterior of the present building and will not diminish the enjoyment or value of other property
in the immediate vicinity and neighborhood.
A new media center will be constructed in an interior courtyard in Plymouth Middle School and
will not impede any normal or orderly development and improvement of surrounding property
for uses permitted in the district.
The present school facility will continue to serve the present school enrollment of
approximately 1,000 students. No increase in student population is planned as a part of this
remodeling project. No change in traffic flow is envisioned which would affect the present
ingress, egress or parking.
The Minnesota State Department of Education has long supported the integration of library and
audio-visual activities into a media program that represents a combination of resources,
including personnel, materials, equipment and facilities. Constructing a new media center
within an existing center courtyard will provide the space for an integrated media program
without changing the outside appearance of the present building or the original purpose of the
Plymouth Middle School which conforms to the applicable regulations of the district in which it
is located.
May 10, 1989
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 7, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89038
PETITIONER: Carol Mattie
REQUEST: Amendment to the RPUD Preliminary Plan and Conditional Use
Permit for the "Amhurst" PUD.
LOCATION: 45th Avenue North between Lanewood Lane and Juneau Lane
14937 45th Avenue North)
GUIDE PLAN CLASS: LA -1 (Low Density Single Family Residential)
ZONING:
BACKGROUND:
RPUD 79-1
The site is a part of the Tyrell 2nd Addition for which the Final Plat and
Final PUD Plan was approved by the City Council on April 7th, 1986 by
resolution 86-199. The resolution setting conditions prior to filing was 86-
200, a copy of which is attached.
Notice of this Public Hearing has been published in the Official City
Newspaper and all property owners within 500 feet have been notified.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes the construction of a screened summer porch of 11
feet in depth and 13.5 feet in width to replace an existing deck structure
on the rear of the unit. The screened porch would extend to within 6 feet
of the rear property line. The RPUD approval resolution for the Tyrell
2nd Addition provides for attached units to have a 12 foot rear yard.
Applicant's proposal, therefore, is to amend the Conditional Use Permit
for the Tyrell RPUD to allow a reduction in the rear yard to 6 feet.
2. Since this is a Planned Unit Development the Planning Commission is
charged by the Zoning Ordinance to review the application within the
context of the criteria found in Section 9, Subdivision B, Paragraph 5C of
the Ordinance. Here the Commission must address the relationship of the
proposal to the surrounding neighborhood; and, compliance with City
Ordinances and the Comprehensive Plan.
3. Section 9, Subdivision A, Paragraph 2A of the Plymouth Zoning Ordinance
provides standards upon which the Planning Commission shall review any
application for Conditional Use Permit. A copy of the subject Ordinance
provision is attached. Petitioner, in her narrative dated April 27, 1989,
addresses the 6 standards provided by the Ordinance, and provides and
response as to how her application responds to those standards.
PLANNING STAFF COMMENTS:
1. The concern of Staff with regard to the application under consideration
extends beyond the specific matters that relate to this particular unit.
Caution must be exercised to carefully consider the consequences of the
requested action in terms of the original Conditional Use Permit for the
Planned Unit Development. There were trade-offs between the developer of
this property and the City that formed the basis for the Planned Unit
Development Conditional Use Permit. The lot size and the lot width for
this RPUD is substantially less than that which would be permissible under
a "conventional" R -1A zoning.
In addition, side yard, front yard and rear yard setbacks are under the R-
IA standard except with respect to front yard setback from the attached
units. The developer of this subdivision received these concessions for
future home construction in return for committing a sizable acreage (126
acres) and dwelling units (370 total for the Amhurst RPUD).
There is a "balance" that is a primary foundation for the Planned Unit
Development that must be addressed with an amendment to the Conditional
Use Permit, such as proposed. In effect, the City will be tampering with
one side of the formula without having any method of adjusting the other
side of the formula in terms of the benefit the City receives, in return
for the concession granted by the RPUD approval.
2. We observe that the applicant, together with the other owners of property
in the Tyrell Development, are provided with the opportunity and space to
construct decks on the rear of their units. For the Conditional Use
Permit to be amended to permit construction of a screened porch, such as
proposed, would set a precedent that could be easily extended throughout
the Tyrell 2nd Addition, and the many other RPUDs throughout the City.
RECOMMENDATION:
We have attached Draft Resolutions providing for either denial or approval of
the petitioned action. Our recommendation for denial is based on the
precedent setting nature of the proposal with respect to the PUD mechanics of
our Zoning Ordina
Submitted by:
Charles E. Dil eru Community Development Coordinator
ATTACHMENTS:
1. Draft Recommendation for Denial
2. Draft Recommendation for Approval
3. Location Map
4. Petitioner's Narrative
5. Petitioner's Graphics
6. City Council Resolution 86-200
7. Section 9, Subdivision A, Paragraph
8. Section 9, Subdivision B, Paragraph
2A of the Plymouth Zoning Ordinance
5C of the Plymouth Zoning Ordinance
DENYING RESIDENTIAL PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT AND PLAN
AMENDMENT FOR CAROL MATTIE (89038)
WHEREAS, Carol Mattie has requested approval for a Residential Planned Unit
Development Conditional Use Permit and Plan Amendment for property located at
14937 -45th Avenue North to allow screened porch construction to within 6 feet
of the rear property line where 10 feet is the approved RPUD standard; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends 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 Residential
Planned Unit Development Conditional Use Permit and Plan Amendment for Carol
Mattie located at 14937 -45th Avenue North, based on the following finding:
1. The request is not responsive to Residential Planned Unit Development
Conditional Use Permit findings with respect to compatibility with the
surrounding neighborhood.
2.' The amendment would establish an undesireable precedent for this and
similar developments.
pl/cd/89038/d:dbc)
APPROVING RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN CONDITIONAL USE PERMIT
AMENDMENT FOR CAROL MATTIE (89039) (RPUD 79-1)
WHEREAS, Carol Mattie has requested a Planned Unit Development Plan
Conditional Use Permit Amendment for property located at 14937 -45th Avenue
North to allow screened porch construction to within 6 feet of the rear lot
line where 10 feet is the RPUD approved standard; 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
Carol Mattie for a Residential Planned Unit Development Plan Conditional Use
Permit Amendment to allow screened porch construction to within 6 feet of the
rear lot line per plans filed for property at 14937 -45th Avenue North to the
following findings and conditions:
1. No other amendments or variances are granted or implied.
2. All applicable requirements of the City and State Building Codes shall be
implemented and enforced; no Code requirements are waived by this
approval.
3. The granting of the Permit is responsive to criteria of the Zoning
Ordinance for Conditional Use Permits and PUD plans.
pl/cd/89038/app;dbc)
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INCREMENT 80
Request for Conditional Use Permit
In compliance with procedure according to the Conditional Use
Permit Standards from Section 9, Subdivision A of the Plymouth
Zoning Ordinance, I submit the following:
1. Objective: In compliance with the comprehensive plan,
a screened summer porch will be attached to the existing
part of my townhome, the livingroom, building out 12 feet
and across 13 1/2 feet to replace where there is currently
a deck:. The plan, following the overall design structure
of the development, has been approved by the Tyrell
Townhouse Association Architectural Control Committee and
Hans Hagen, President - See Attached.
2. Operation: To be maintained in accordance with community
and Tyrell Association standards, this structure will be used
during summer months as a screened continuance of the livingroom.
This addition will be attractive and will not be detrimental,
physically or visually, to the surrounding property areas.
3. Safety: Following a building plan according to standards set
by the City of Plymouth Community Development Department Building
Inspection Division, this addition will not be injurious to the
use and enjoyment of other property in the vicinity.
4. Establishment: The addition of this 12' x 13 1/2' screened summer
perch will not impede or interfer with normal activity of the
surrounding property and property uses permitted in the district.
S. Public Access: This structure will fall well within comfortable
boundries of my living space and will not interfer with public
traffic uses permitted in the District.
S. Conformity: To insure this structure conforms with community standards,
all requirements set forth by the City of Plymouth Planning and Building
Departments have been filed and followed by myself and by Richard Marple,
a reputable Plymouth builder, who designed and has been contracted to
build this porch - See attached design.
B Y:
Caroli L. Mattie, Property Owner
Date:
April 6, 1989
Mrs. Carol Mattie
14937 45th Avenue North
Plymouth, MN 55446
Dear Mrs. Mattie:
The enclosed plan you had submitted for a screened porch has been
approved by the Tyrell Townhouse Association Architectural Control
Committee and therefore this structure may be built at your
townhouse.
Cordially,
Hans T. Hagen, Jr.
President
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2353 Rice Street North
St. Paul Minnesota 55113
Phone (612) 483-0801
We Build Dreams.
CERTIFICATE 46 SURVEY
For: HANS HAGEN HOMES INC.
AV.7 -Top of fnd.
97G -Top of deep ftg. (TC&
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Denotes direction of drainage
Denotes proposed elevation
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Lots 1 through 12, inclusive, Block 3, TYRELL SECOND ADDITION. Hennepin County, Minnesota.
SCALE: i Inch = Feet 1 o Denotes Iron I Bearings shown are on an assumed datum. Job No.`'"'_=L Book __._ Page_
We hereby certify that this is a true and correct representation of a survey of the E. G. RUD a SONS, INC.
boundaries of the above described land end of the location of all buildings. if any.
thereon, and all visible encroachments, if any, from or on said land. LAND SURVEYORS
E. G. RUD a SONS, INC. 9560 Lexington Avenue N
L,,,
oot.e ince _ day of r9 New Beighton (Lexington), Minnesota
4 Gby (% {—`1/ 55112
Minn. Rea. No „ .. Telephone 786 —5556
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RICHARD L. MARPLE
DESIGNER OF QUALITY HOMES
12715 15TH AVE. N.
PLYMOUTH. MN 554411546- t 6 \\
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CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a RPQu1ar meeting of the City Council of
the City of Plymouth, Minnesota, was held on the 7th day of April 19U.
The following members were present: Magnr SrhnpidPr_ rnunrllmPmhPrc rrain--
The
following members were absent: nnnP
rnunrilmamhPr Sick introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86-200
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR TYRFLL
SECOND ADDITION FOR HANS HAGEN HOMES, INC. (86024) (RPUD 79-2)
WHEREAS, the City Council has approved the Final Plat for Tyrell Second Addition as
requested by Hans Hagen Homes, Inc.;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MIN-
NESOIA, that it should and hereby does approve the following to be met, prior to
recording of, arrd related to said plat:
1. Compliance with the City Engineer's Memorandum.
2. Park dedication requirements irr accordance with City Policy have beery satisfied
with previous land dedication in accordance with the Amhurst 2nd Addition Develop-
ment Contract.
3. No Building Permits shall he issued until a Contract has been awarded for the con-
struction of municipal sewer and water.
4. Removal Of all dead or dying trees from the property at the owner's expense.
S. Yard setbacks for the attached units shall be 35 ft. front yard from public roads;
12 ft. rear yard and 10 ft. side yard; single family detached units shall be 35
ft. front yard, 25 ft. rear yard, 10 ft. side yard to dwelling; and b ft. side
yard to a garage.
6. Submittal of required utility and drainage easements as approved by the City
Engineer prior to'f4ling the Final Plat.
7. No Building Permits to he issued until the Final Plat is filed and recorded with
Hennepin County.
8. Appropriate legal documents regarding Homeowner Association covenants and restric-
tions as approved by the City Attorney, shall be filed with the Final Plat.
9. The Final Plat mylars shall contain a statement noting that the plat is part of
the approved RPUD 79-2 per Section 9 of the Zoning Ordinance.
0
Page two
Resolution No. 86- 200
10. Submission of required financial guarantee and Site Performance Agreement for com-
pletion of site improvements.
11. Subsequent phases are subject to required reviews and approvals per Orainance pro-
visions and in compliance with the approved RPUD Preliminary Plan/Plat.
12. The landscape plan shall be revised to comply with the Landscape Policy regarding
the number, type and size of overstory plantings, prior to issuance of permits.
The motion for adoption of the foregoing Resolution was duly seconded by
Quncilmembgr MuC , and upon vote being taken thereon, the fo owing
voted In favor thereof: Mayor gcMeider, Councilmembers Crain Sisk
Vasiliou and Zitur The following
voted against or abstained: none Whereupon the
Resolution was declared duly passed and adopted.
e and addresses on self-adhesive mailing labels of the owners ofrecord
of all proper n500 feet of the boundaries of the property in question
as the same appear on t ds of the Hennepin County Auditor.
f. Any other information required by the Administrator, Planning Commis-
sion or Council.
Amended by Ord. No. 82-08)
2. Procedure. Before any Conditional Use Permit may be granted, th plication
therefore, shall be referred to the Planning Commission for purposes o alua-
tion against the standards of this Section, Public Hearing, and development a
recommendation to the City Council, which shall make the final determination a
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.
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision A
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.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
b. The Planning Commission s-hari posai zo zss
Conditional Use Permit in the manner provided in Section 11, Subdivi -
c. The Planning Commission shall develop a report of the ndings and shall
develop a recommendation to the City Council for er the granting of the
proposed Conditional Use Permit, includi nditions thereof, or for the
denial of the proposed Conditional Permit including specific reasons
therefore.
d. The City Council receive and consider the report of the Planning Commis-
sion, and ma d whatever Public Hearings it deems advisable in the manner
provi
erthe
Section 11, Subdivision A. The City Council shall consider
w proposal conforms and is likely to comply in the future, with the
above standards and any additional standards pertinent to the proposed use as
set forth in this and other Sections of this Ordinance and City Codes.
ri
PLYMOUTH ZONING ORDINANCE
Section 9, Subdivision B
5. Application, Review and Administration Procedures
The general sequence for application, review and action on a P.U.D. shall be ac-
cording to the following requirements and, where applicable to the requirements
Section 6, Special Protection Districts, of this Ordinance (Amended Ord. No.
6N2-82- 3)
a. App cation for a P.U.D. shall be made by the owner of the property exceptMINoptionholdermayapplyforaP.U.D. provided his application is ac-
compan\
Cission
a signed statement indicating no objections from the owner or
ownersproperties involved in the application.
b. The apshall submit a Statement of Concept and a Concept Sketch Plan to
the Plission Staff for approval in principle prior to submission of
a formca on for a P.U.D. Conditional Use Permit. The purpose of the
Concepis inform the City of the applicant's intentions and to in-
form ticant s to the general acceptability of the proposal before
extenss are a ended by the applicant. The Concept application shall
contaiinimum th following exhibits:
1) Location Maps showinINthe ,location within the City and more detailed
locations on half -sec "on plat maps showing all perimeter property
lines.
2) Names and addresses on self- hesive mailing labels of all the owners
for parcels under consideration and of all owners within five hundred
500) feet, as the same appear o the records of the Hennepin County
Auditor.
3) A Written Statement of Consent of all Hers of property within the
P.U.D. District.
4) A General Statement of Concept explaining: Ho theproposed project
will specifically address each of the expected PUD tributes listed in
this Section; the land uses proposed in relationship the Comprehen-
sive Plan; public lands, parks and open space and their tended owner-
ship; availability and timing of public utilities,tentativ taging and
sequence schedule; financial capabilities of proposed dev oper(s);
other exhibits relating to land charactestics that will affect t Con-
cept of Development. (Amended Ord. No. 82-15)
c. The Planning Commission Staff shall submit a written review along with the ap-
plicant's plans to the Planning Commission prior to their meeting to consider
the proposal. The review shall contain:
1) Relationship of proposal to the surrounding neighborhood.
2) Compliance with City ordinances and the Comprehensive Plan.
3) Recommended action.
10
MtWD I K
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE June 7, 1989 COMMISSION MEETING DATE: June 14, 1989
FILE NO.: 89039
PETITIONER: Madpatt Enterprises
REQUEST: Conventional Preliminary Plat to create 22 Single Family
Lots on a parcel of 14.7 acres.
LOCATION: West of County Road 101 at 30th Avenue North.
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
No applications for development actions appear on the records of the Community
Development Department regarding this parcel. In March, 1989, a Final Plat
for a conventional single family subdivision was approved for the property
lying immediately east of this parcel. (Shiloh Pines)
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. Proposed is the Preliminary Plat of a parcel of 14.7 acres to create 22
new single family lots. All 22 lots meet or exceed the R -1A conventional
standards of 18,500 square feet of area; 35 feet front setback; 25 feet
rear setback; 110 feet lot width at the front setback line; and 120 feet
minimum lot depth. The proposed Plat meets minimum Subdivision Code and
Zoning Ordinance Standards for design in all the respects.
2. We find the proposed Plat to be located in the Bassetts Creek Watershed
District, and contain no major required hydrological features; to not be
located within either a Shoreland or Floodplain Overlay District; to
contain DNR protected class wetlands at the far eastern edge; to contain a
minor amount of woodlands in the far northwest corner; to exhibit no
slopes of over 12%; to have no agricultural capability; and to be
generally suitable for development with urban sewers. With the exception
of the DNR protected wetlands in the extreme eastern sector of the site,
the site has no physical constraints to development of significance.
3. Section 500 of the Plymouth City Code provides that the Planning '
Commission shall hold a Public Hearing with respect to a proposed
Preliminary Plat and shall submit its recommendations with respect to the
proposed Plat to the City Council.
Section 500 provides standards with respect to subdivision design,
including conservation of natural site features. The natural site
features observed on the site are limited in scope and the design reflects
preservation of those natural site features to the extent feasible.
4. Structures exist on the ssite in conflict with the plat design. Removal
of those structures should be a condition of plat approval.
PLANNING STAFF COMMENTS:
1. The proposed Plat, in all respects, responds affirmatively to the
standards of both the Zoning Ordinance for R -1A property and the
Subdivision Ordinance with respect to overall subdivision design.
RECOMMENDATION:
We recommend approval of the Preliminary Plat as designed subject to the
standard condi ti orys dr Plats of htsltyp,._
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution of Approval
2. Engineer's Memo
3. Location Map
4. Large Plans
pc/cd/89039:dbc)
APPROVING PRELIMINARY PLAT FOR TEN OAKS ADDITION FOR MADPATT ENTERPRISES
WHEREAS, Madpatt Enterprises has requested approval for a Preliminary Plat for
Ten Oaks Addition, a plat for 22 lots on 14.7 acres located east of County
Road 101 at 30th 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 Ten
Oaks Addition for 22 lots located east of County Road 101 at 30th 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. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of filing the Final Plat.
5. Street names shall comply with the City Street Naming System.
6. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
7. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
8. Incorporation of tree protection provisions in the Final Plat and
Development Contract approval.
9. Removal of existing structures prior to issuance of building permits.
pc/cd/89039/app:dbc)
DATE:
FILE NO.:
PETITIONER:
PRELIMINARY PLAT:
LOCATION:
N/A Yes No
t
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
June 6, 1989
89039
Mr. Earl Fisher, Madpatt Enterprises, 3000 Highway 101 North,
Plymouth, MN 55447
TEN OAKS ADDITION
East of CSAH 101, south of CSAR 24, in the southeast 1/4 of
Section 19
1. _ _ X Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued. These are in addition to the assessments shown in No. 1 and
No• 2•
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of final plat approval.
4. Area assessments: Watermain area assessment based on 4.26 acres
times $1.580 per acre equals $6,730.80.
5. Other additional assessments estimated: Lateral sanitary sewer and
Watermain deferred on December 4, 1978 in the amount of $8,468.18.
6. _ _ X Complies with standard utility/drainage easements -
The City will require utility and drainage easements ten feet (10')
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines.
N/A Yes No
7. X All standard utility easements required for construction are provided
The City will require twenty foot (20') utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans.
8. _ X _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100 year
high water elevation and conformance with the City's comprehensive
storm water drainage plan.
9. X All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. _X_ The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR
MnDOT
X Hennepin County
X MPCA
X State Health Department
2
Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
Army Corps of Engineers
Other
tXIM-Weliv
N/A Yes No
12. _ X Conforms with the City's grid system for street names -
The names of the proposed streets in the plat must conform to the
City grid system for street names. The following changes will be
necessary.
13. X _ Conforms with the City's adopted Thoroughfare Guide Plan -
The following revisions must be made to conform with the City's
adopted Thoroughfare Guide Plan.
14. X Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
CSAH 101 and 30th Avenue North
and
15. _ _ X All existing street rights-of-way are required width -
Additional right-of-way will be required on an additional seven feet
of right-of-way will be required on CSAH 101, making the total
distance from the centerline 40 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. See special conditions.
C
N/A Yes No
17. _ _ X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities.
18. 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. _ _2- _ Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots. The minimum basement elevations for Lots 6' 7, 8, 9. 10, and
11. Block 2 shall be 1004.0.
20. _ _X_ The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required: The trunk watermain is
already in place.
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required: The sanitary sewer trunk
system is already in place.
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
wet tap.
23. _ X _ Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
A grading permit was issued under Numbers 19392 and 19393.
24. A. The radius for the cul-de-sacs shall be 41 feet to back of curb.
B. The City's Comprehensive Storm Sewer Plan shows a 30 inch diameter storm sewer
through the site. The storm sewer will need to convey 47 c.f.s.
C. Gate Valves shall be installed at the intersection of County Road 101 and 30th
Avenue and at the intersection of 30th Place cul-de-sac and Olive Lane.
D. The width of the adjacent streets shall be shown on the Preliminary Plat.
Submitted by:-+/
Fred G. Moore, P.E.
Director of Public Works
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