HomeMy WebLinkAboutPlanning Commission Packet 07-11-1989CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE July 5, 1989, COMMISSION MEETING DATE: July 11, 1989
FILE NO.: 89049
PETITIONER: Oak Ridge Homes/Hampton Hills Golf Course
REQUEST: Conditional Use Permit to Expand a Golf Club House in the
FRD Zone
LOCATION: Southwest Corner of Pomerleau Lake at the South Terminus of
Juneau Lane
GUIDE PLAN CLASS: Public/Semi-Public
ZONING: FRD (Future Restricted Development)
BACKGROUND:
By Resolution 71-273, the City Council in 1971, approved a conditional use
permit to add a 20 x 40 foot addition to the pro shop of the Hampton Hills
Golf Course. No further development actions have been approved for the
Hampton Hills site.
Notice of this Public Hearing was 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 addition of a second story over a portion of the existing
club house at the Hampton Hills Golf Course. Approximately 1,500 square
feet of additional club house area will result.
2. Golf club houses are conditional uses in the FRD Zoning District. While
formal site plans for construction in the FRD District are not required,
the Development Review Committee has reviewed the basic site sketch plan
submitted in support of the conditional use permit.
3. The applicant has submitted a letter responding to the conditional use
permit criteria (attached).
see next page)
k
Page Two
File 89049
PLANNING STAFF COMMENTS:
1. The proposed conditional use permit responds positively to the six
conditional use permit criteria provided for by the Zoning Ordinance.
Expansion of the existing golf club house use is allowable in the FRO
District.
2. We find that the proposed conditional use permit will be consistent with
the policy on Regulating Urban Development (Resolution 75-664) based on
the Zoning Ordinance allowance of a golf club house use within the non
sewered areas of the city. This does not constitute "development" in the
context addressed by the policy on Regulating Urban Development.
RECOMMENDATION:
I hereby recommend approval of the conditional use permit to allow expansion
of the Hampton Hi lj lub House in the FRD Zone.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Resolution Approving Conditional Use Permit
2. Petitioner's Submission
3. Conditional Use Permit Criteria
4. Location Map
5. Site Graphic
6. Building Plan
pc/cd/89049:dl)
d
APPROVING A CONDITIONAL USE PERMIT FOR KENNETH HAMPTON FOR AN ADDITION TO A
GOLF CLUB HOUSE AT 5313 JUNEAU LANE (89049)
WHEREAS, Kenneth Hampton has requested a conditional use permit for an
addition to a golf club house in the FRD Zone located at 5313 Juneau 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
Kenneth Hampton for a conditional use permit for an addition to a golf club
house located at 5313 Juneau 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 site shall be maintained in a sanitary manner.
3. Any signage shall conform with the City Ordinance standards.
4. Compliance with applicable Building and Fire Code requirements shall be
verified by the City prior to permit issuance.
5. All parking shall be off street in designated areas which comply with the
Zoning Ordinance.
6. The owner shall submit a letter agreeing to installation of a fire main
water loop and fire hydrants consistent with the City Code with 180 days
of the availability of municipal water service to the site.
Oak Ridge Homes, Inc.
Quality Built Custom Homes
612) 559-8214
TO THE CITY OF PLYMOUTH
1. We are Complying with Comprehensive Plan
2. We are Complying with all Building Codes in order not to Endanger
Public Health or Safety.
3. One of the reasons for the new Addition is to Enhance the existing
Club :-louse and Surrounding Property.
4. 'Tot at all, Parking Lot behind Existing, Golf Course on Three Sides
5.--,ampton dills Golf Course has 2 Parking Lots which accomodates at
least 160 Cars, which is more than adequate.
6. All Euilding Codes will be Followed During Construction.
CONDITIONAL USE PERMIT STANDARDS
FROM SECTION 9, SUBDIVISION A
OF THE PLYMOUTH ZONING ORDINANCE
2. Procedure. Before any Conditional Use Permit may be granted, the application
therefore, shall be referred to the Planning Commission for purposes of evalua-
tion against the standards of this Section, Public Hearing, and development of a
recommendation to the City Council, which shall make the final determination as
to approval or denial.
a. The Planning Commission shall review the application and consider its con-
formance with the following standards:
1) Compliance with and effect upon the Comprehensive Plan.
2) The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be detrimen-
tal to or endanger the public health,safety, morals or comfort.
3) The conditional use will not be injurious to the use and and enjoyment
of other property in the immediate vicinity for the purposes already
permitted, nor substantially diminish and impair property values within
the neighborhood.
4) The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the District.
5) Adequate measures have been or will be taken to provide ingress, egress,
and parking so designed as to minimize traffic congestion in the public
streets.
6) The conditional use shall, in all other respects, conform to the appli-
cable regulations of the district in which it is located.
PLYMOUTH ZONING ORDINANCE
Section 11, Subdivision A
A site plan shall be reviewed by the Planning Commission and approved by the
City Council, before building permits are issued for the development or
alteration of structures and before development or re -development of sites
commences on any property in the City which is zoned R-39, R-49 B-10 B-29
B-3, or I-19 including those properties in the same zones which are also
classified as Planned Unit Developments, except as otherwise provided in
this Section. (Amended Ord. 87-16)
The site plan shall be based upon an accurate certified survey; shall be
prepared by or under the supervision of an architect and/or engineer
registered in the State of Minnesota; and shall contain the following
information:
a. Complete details of the proposed site development including but not
limited to identification signs, location of buildings, streets, drive-
ways, parking spaces, dimensions of the lot, lot area and yard
dimensions.
b. Complete landscaping plans reflecting all information and standards set
forth in the adopted City Landscape Criteria and Standards Policy, in-
cluding species and showing planting size and mature size of trees and
shrubs proposed.
c. Plans and specifications for fences, walls and other buffers as requir-
ed herein, including proposed screening of rooftop equipment. (Amended
Ord. No. 85-13)
d. Complete plans for proposed sidewalks or walkways to service parking,
recreation and service areas within the proposed development.
e. Complete plans for storm water drainage systems sufficient to drain and
dispose of all surface water accumulations within the area of the site.
f. Complete plans and specifications for exterior wall finishes proposed
for all principal and accessory buildings. Elevation drawings shall
show proposed rooftop equipment and any proposed screening. (Amended
Ord. 85-13) :
g. Complete plans for storage areas for waste and garbage.
h. Complete utility plans and fire protection plans.
I. Extent of and any proposed modifications to land within the Special
Protection Districts as described and regulated in Section 6 of this
Ordinance. (Amended Ord. 82-33)
11-2
CITY
i
1 j
oF
GO (
51 TE
i
I
WH HOn T[
n•
2651. 511 RES,
7e
rs
I SA
01
RI
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE July 3, 1989, COMMISSION MEETING DATE: July 11, 1989
FILE NO.: 89051
PETITIONER: Steven Hoyt Company
REQUEST: Final Site Plan to Construct a Multi -Tenant Industrial
Building
LOCATION: Northeast Corner of Northwest Boulevard and Campus Drive
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: MPUD 81-1
BACKGROUND:
The MPUD preliminary plan/plat and conditional use permit were approved by the
City Council on May 4, 1981, by Resolution 81-281. The MPUD final plan/plat
was approved on December 21, 1981. The resolutions reflecting those approvals
and the conditions that accompanied are attached to this staff report.
Notice of Public Hearing has been published in the official city newspaper and
mailed to all property owners of record within 500 feet. In addition, a
development sign has been placed on the property. The decision to do this
was based upon review of initial plans which suggested possible amendment of
the PUD plan. The proposal now presented does not differ significantly from
the approved plan.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a final site plan for the construction of a multi -
tenant office/warehouse facility of 125,781 square feet on the site of
11.5 acres. No major reconfiguration for this site is proposed, and no
loading or outside storage facilities are on the east side of the
building, consistent with Condition 9 of Resolution 81-281. All such
activity takes place within an interior truck court facility.
2. The site is located within the Bassett Creek Watershed District and is
subject to storm water holding and shore land/flood plain zoning
restrictions at the east periphery; is not a part of existing Shoreland
Overlay District; does contain areas of wet lands on the periphery of the
site; does contain woodlands of significance on the east periphery of the
site; contains no slopes of over 12 percent, except as related to the wet
land area noted above; is not considered to be of agricultural
compatibility; and is considered suitable for urban development with
public sewers. The site is constrained at its east periphery by several
related natural resource features. The grading plan of the approved
see next page)
Page Two
File 89051
preliminary plat, coupled with the site design proposed by this final site
plan, acknowledges existence of natural resource features. The site plan
proposed does not conflict with those site features.
3. The final site plan meets or exceeds all City standards with respect to
design of sites in the I-1 Zone. Specifically, all parking and structure
setbacks are at or above minimums; the 334 constructed parking spaces plus
the 47 "proof of parking" spaces exceed the Zoning Ordinance requirements
for a structure of this size; the landscape plan meets the Landscape
Policy requirements; impervious surface within 300 feet of the center line
of Plymouth Creek is less than the 30 percent maximum; refuse storage will
be contained within the primary structure; all on-site lighting will be
retained within the property lines down to a level of .5 foot candles; and
roof top equipment is to be screened on the east side of the structure
painted to match on the west side (consistent with City Code with respect
to the treatment of roof top equipment).
PLANNING STAFF COMMENTS:
1. The MPUD preliminary plat and conditional use permit and PUD attributes of
the plan remain unaffected by the proposed plan amendment.
2. The MPUD final site plan proposed meets all the requirements of the Zoning
Ordinance and related policies and standards and responds to the related
conditions of the MPUD conditional use permit approval resolution
specifically with respect to no truck unloading facilities to be visible
from the residential areas to the east).
RECOMMENDATION:
I hereby recommend ap roval of the MPUD final s' plan.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution Approving Final MPUD Site Plan
2. Engineer's Memo
3. Resolution 81-281
4. Location Map
5. Approved MPUD Preliminary Plan
6. Large Plans
pc/cd/89051:dl)
Q
APPROVING PUD FINAL SITE PLAN FOR STEVEN HOYT COMPANY (89051) (MPUD 81-1)
WHEREAS, Steven Hoyt Company has requested approval of a PUD final site plan
for multi -tenant industrial structure to be located at the northwest corner of
Northwest Boulevard and Campus Drive; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for Steven Hoyt
Company for a PUD final site plan for a multi -tenant industrial structure to
be located at the northwest corner of Northwest Boulevard and Campus Drive,
subject to the following conditions:
1. Compliance with the City Engineer's Memorandum.
2. Payment of park dedication fees -in -lieu of dedication in accordance with
the Dedication Policy in effect at the time of building permit issuance.
3. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures on sites adjacent to, or containing any open
storm water drainage facility.
4. Submission of required financial guarantee and Site Performance Agreement
for completion of site improvements.
5. Any signage shall be in compliance with the approved sign plan for the
Northwest Business Campus MPUD.
6. Any subsequent phases or expansions are subject to required reviews and
approvals per ordinance provisions.
7. Compliance with the ordinance regarding the location of fire hydrants and
fire lanes.
8. All waste and waste containers shall be stored within the 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.
10. Compliance with applicable conditions of Resolution 81-281 (approving the
preliminary MPUD plan/plat for Northwest Business Campus).
City of Plymouth
E N G I N E E R' S M E M O
to
Planning Commission & City Council
DATE: July 7, 1989
FILE NO.: 89051
PETITIONER: Steven Hoyt Company, by Steven B. Hoyt, President, Suite 320, 33
South 5th Street, Minneapolis, MN 55402
SITE PLAN: TECH CENTER AT NORTHWEST BUSINESS CAMPUS
LOCATION: The northeast quadrant of the intersection of Northwest Boulevard and
Campus Drive, Lot 2, Block 1, Northwest Business Campus, 9th Addition
ASSESSMENT RECORDS:
N/A Yes No
1.
a -
X _ Watermain area assessments have been levied based on proposed use.
2.
i
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.
N/A Yes No
7. _ X _ Complies with standard utility/drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.)
8. _ _ _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities. A 20 foot drainage and utility easement is required for
the relocated sanitary sewer between Manhole 1 and Manhole 3 on the
south side of the building.
10. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated. This is necessary
for the sanitary sewer easement for sewer to be abandoned between
proRosed Manhole 1 and proposed Manhole 3, as well as a portion of
the existine drainage easement for ponding.
11. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
12. _ X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
DNR X Bassett Creek
MN DOT Minnehaha Creek
Hennepin County Elm Creek
X MPCA Shingle Creek
State Health Department Army Corps of Engineers
Other
13. — X _ Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary:
14. _ X _ Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15, _ X Size and type of material proposed in utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
16. _ X _ Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
IMM
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
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. _, _ XX Curb and gutter provided -
The City requires B-612 concrete curb and gutter at all entrances
and where drainage must be controlled, Curb Stone may be used where
it is not necessary to control drainage. For traffic control either
B-612 or curb stone is required around the bituminous surfaced
parking lot. The site plan shall be revised to indicate compliance
with this requirement A note must be added clay' - .ng the double
line symbol.
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
Alan shall be revised to indicate compliance with these
requirements.
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. XX The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Item No's 22 and 23.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. Plans and specifications and the required permit application must be submitted
to the Minnesota Pollution Control Agency for their review and approval grior
to construction.
B. A detailed drawing and tree inventory shall be submitted to the City for
review and approval prior to commencing any trail construction.
C. The "proposed drainage easement" in the northeast corner of the site shall be
expanded to a drainage easement for ponding and shall be submitted to the City
on the proper easement document form executed and in recordable form prior to
the issuance of a building permit.
14DSubmittedby: A
Daniel L. Faulkner, PrE
City Engineer
14D
CITY OF PLYMOUTH
Pursuant to due call and notice %hereof, a regular meeting of the City
Council of the City of Plymouth, Minnesota, was held on t e 4th day of
May , 19 81 . The following members were present:Mayor Davenport,
Counci members Neils, Schneider and Threinen
The o ow ng me ers were absent: Councilmember Hoyt
ttr ttt tt*
Councilmember Neils introduced the following Resolution and moved
Its adoption:
RESOLUTION NO. 81- 281
APPROVING LAND USE GUIDE PLAN AMENDMENT AND MPUD PRELIMINARY PLAT/PLAN, AND
CONDITIONAL USE PERMITS AND RLGARDING REZONING FOR PRUDENTIAL INSURANCE COMPANY
FOR "NORTHWEST BUSINESS CAMPUS" MPUD NO. 81-1 (80062)
WHEREAS, Prudential Insurance Company has requested approval of an amendment to
the Land Use Guide Plan for approximately 6 acres in the northwest quarter in
the southeast quarter of the northwest quarter of Section 22, changing the classi-
ficafinn from Public/Semi-Public to CL (limited business), and,
WHERLAS, the petitioner has requested approval of a preliminary plat, plan,
rezonings, and conditional use permits for an MPUD known as "Northwest Business
Campus" consisting of approximately 167 acres in the northeast quadrant of the
intersection of State Highway 55 acid I-494; anu,
WHEREAS, the Planning Commission has reviewed the proposals at a duly called
public hearing and has reconunended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve amendments to the City's Land
Use Guide Plan changing the classification of approximately 6 acres in the north-
west co,ner of said development from Public/Semi-Public to CL as indicated on plans
dat,a April, 1981 and approving the deletion of LA -4 guided land within the boundar-
ies of this development at the northwest corner substituting that area with Public/
Semi -Public;
BE IT FURTHER RESOLVED that the prelimianry plat, plan and conditional use permits
for the "Northwest Business Campus" MPUD are hereby approved per plans dated April,
1981 subject to the following conditions.
1. Cumpliance with the City Engineer's Memorandum for this project.
7. Final plan to include design of the public trail on that portion of the
corridor above the Hundred Year High Water Elevation; compliance with City
ark Dedication Policy to be in conjunction with individual site plan approvals
based upon the approved final plans for the development and upon the Park
Dedication Policy in effect at the time of site plan approvals. Alternate
trail design (elevation) will be considered at final plat stage.
3. Design consideration shall be applied at final plan stage and at individual
site plan stage to clustering of individual and commercial buildings with the
intent of providing building and yard areas toward the public streets with
parking and driving areas to be internally located and shared where feasible.
Resolution No. 81-281
Page 2
4. Design consideration shall be responsive to preservation of natural woodlands
throughout the site and in particular in Areas A, B, G and I.
5. Issuance of conditional use permit per SE -tion 6 of the Zoning Ordinance regarding
development in or abutting the General Flood Plain District shall be a function
of approval by the Department of Natur+l Resources as verified by the City Engineer.
6. Completion of required EAW review prior to final plat and prior to commencement
of site grading.
7. Minimum building setback requirements from front property lines may be reduced
to no less than 35 feet in those cases where sites have been designed to provide
for internal parking and circulation with yard areas toward the street.
8. Building height greater than the ordinance maximum shall be allowed per the
additional height provisions of Section 10 of the Zoning Ordinance provided
all applicable ordinance requirements including minimum parking standards are
met; exceptions to this provision shall be in the following areas: Areas B, C,
E and F where the maximum building height shall be no greater than six (6)
stories and in Area I maximum height of structures on Lots 3, 4, and 5 of Block
3 shall be no greater than 35 feet.
9. There shall be no loading or outside storage facilities on the east side of the
buildings on Lots 3, 4, and 5. Block 3, east of proposed County Road 61 andnorthof26thAvenueNorth; sui;i activities on the north and south sides of
those buildings shall be subs antially screened from view to the east.
O
10. There shall be no outside trash disposal facilities except in specific areas
appropriately screened as approved by the City in conjunction with site plan
approvals. Restrictive covenants to be filed with the final plat shall address
this prcvi Sion for trash disposal facilit4es.
11. Final plan shall include a master walkway system to provide for pedestrian
circulation to individual sites and/or along public streets; said master plan
to apply to individual site plan approvals.
12. Provision shall be made for bus drop off/pick up facilities throughout the
development, either incorporated with public rights-of-way or on private drives.
13. The design and construction of County Road 61 and other public streets within
the development shall be in accordance with the final transportation study
approved by the City Council at the time of final plat approval. Xenium Lane
should be installed to the appropriate urban section with Phas? I of the
development to Councty Road 9; 30th Avenue North should be cul -de -sated and not
intersect with Councty Road 61.
14. Curb cuts onto County Road 61, not to exceed 5, shall be allowed in the vicinity
between 26th Avenue North and the north boundary of the plat. Final determination
of location of those curb cuts as well as curb cuts throughout the development
will be made with site plan approvals. Joint site access throughout the
development is encouraged.
15. Direct access to Highway 55 whall be eliminated concurrent with the construction
Sof the new public streets adjacent to proposed Block 7.
Resolution No. 81-281
Page 3
16. Ficial plans and plat shall be in accordance with Section 9 of the Zoning
Ordinance relative to planned unit developments and shall include proposed
restrictive covenants relative to such matters as signage, trash disposal
facilities, outside storage and the like. Building setback requirements for
proposed Lot 5, Block 3 relative to the south exposure shall be a minimum
50 feat considering that the use of the residential property across 26th
Avenue North is a church which is institutional in character and does not
include any residential dwellings.
17. Final plat shall address the small remnant parcel on the south side of
Highway 55 to include ultimate disposition by means of public dedication
or incorporation with adjacent sites.
18. All areas within the development shall be included in the final plat wither
in the form of rights-of-way, platted lots, or outlots.
19. The proposed structure in Area A on Block 1, Lot 5 (the area reguided) shall
have direct street access unless by legal covenant approved by the City no
future subdivision of the parcel will be made.
20, Requiring the developer to submit petitions for the i^iprovement of streets
and roads not included in Phase I development and properly address these
conditions in the development contract so that should the City determine
construction of these streets must proceed on an accelerated schedule
relative to the developer's plans, such action may be commenced by the
City.
The motion for the adoption of the foregoing Resolution was duly seconded
by Councilmemher Threinen , and upon vote being taken thereon, the
following voted in favor thereof: Mayor Davenoort. Councilmembers Neils.
Srhn JdPr and Threinen
The following voted against or abstained:
Whereupon the Resolution was declared duly passed and adopted.
PIi
al VJ rAaW
a UNA=
Jo ADD
cpb
y (I. _ , ,,`r anti" ' ,aj ,
J
001 ooz ofil v- (1,
N4070 - g.j.
rr
Isr'KDI FRIM J-01110 - 0
DOLUO
101j:10
ININOO - Cl
1--131-Aj0 - 0
101-1:10 fl
T-11-01-1 V
ILI. NOLWT)(J
3 C
f" 0
Log
n
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE July 3, 1989, COMMISSION MEETING DATE: July 11, 1989
FILE NO.: 89052
PETITIONER: Vision of Glory Church
REQUEST: Amended Conditional Use Permit Site Plan to Construct an
Addition to the Existing Facility
LOCATION: Southwest Quadrant of Teakwood Lane and 26th Avenue North
13200 State Highway 55)
GUIDE PLAN CLASS: LA -1 (Low Density Residential)
ZONING: R -1A (Low Density Single Family Residential)
BACKGROUND:
At its meeting February 27, 1989, the City Council, by Resolution 89-109
approved a site plan and conditional use permit for an addition to the Vision
of Glory Church. Included in that resolution of approval was the approval of
variances.
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 was placed on the property.
PRIMARY ISSUES AND ANALYSIS:
I. The applicant proposes an amendment to a previously approved conditional
use permit and site plan involving a change in the internal floor plan,
and a change in the external architectural treatment. Internally, the
applicant proposes to substitute a layout whereby two levels of use would
be accomplished within the addition with one level of use below grade
basement), and a second level of use at grade.
The approved conditional use permit site plan called for no basement and
with the use levels being at grade, and at a second story. This amended
use plan will not change the square footage and therefore the footprint
for the parking ratios.
One result will be the ability of the applicant to use this new structure
as a gymnasium as well as a classroom facility. Movement of one use level
to below grade eliminates the need for a second story and the same basic
building can then be used as a gymnasium.
see next page)
Page 2
File 89052
2. The second proposed change in the conditional use permit and site plan is
to substitute a painted concrete block finish on the two story addition
for the previously proposed and subsequently approved, exterior finish of
face brick to match the existing church structure. The applicant's
architect states that the block would be painted a color compatible with
the brick face of the existing structure.
3. The Zoning Ordinance does provide a vehicle by which the staff may approve
minor changes" to an approved site plan. In this case, however, there is
an issue of the appearance of the proposed structure that is very visible
to the public. The church is a conditional use, and an amended
conditional use permit was required for the addition that included a
Public Hearing.
4. The "Statement of Policy and of Standards and Criteria Regarding Site and
Building Aesthetics in Architectural Design" provides, in paragraph 6,
that one criteria is the use of appropriate materials compatible with
adjacent neighboring structures and functions.
STAFF COMMENTS:
1. The proposed architectural exterior treatment of the proposed addition
differs significantly from that of the existing structures and previously
approved for this addition.
2. We find the proposed change in exterior treatment of the two story
addition from face brick to painted concrete block to be inconsistent with
the City Council policy on building aesthetics and architectural design,
specifically, Criteria #6. We do not find that the concrete block
treatment of the proposed two story addition would be compatible with
adjacent and neighboring structures, as required by the policy. The
combination of the high visibility of this site with the existing
surrounding development of brick industrial structures and wood/brick
homes, leads to the staff finding that this proposed addition should be of
brick design similar to the existing church (as originally proposed and
approved).
RECOMMENDATION:
I hereby recommend approval of the
plan to allow construction of the
condition that the exterior treatment
the existina ch
Submitted by:
ATTACHMENTS:
amended conditional use permit and site
proposed addition, but subject to a
of the addition be face brick similar to
1. Draft Resolution Approval of Amended Conditional Use Permit and Site Plan
2. City Council Resolution 89-109
3. Location Map
4. Large Plans
pc/cd/89052:dl)
0
APPROVING AMENDED CONDITIONAL USE PERMIT AND SITE PLAN FOR VISION OF GLORY
LUTHERAN CHURCH (89052)
WHEREAS, Vision of Glory Lutheran Church has requested approval of an amended
conditional use permit and site plan to change the exterior materials of the
addition to a church of 21,424 square feet approved by Resolution 89-109 to be
located at 13200 State Highway 55; 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 Vision of
Glory Lutheran Church for an amended conditional use permit and site plan for
an addition to a church of 21,424 square feet to be located at 13200 State
Highway 55, subject to the following conditions:
1. Compliance with the provisions of Resolution 89-109.
2. The site plan shall amend to specify brick similar to the existing church
as the exterior treatment of the addition.
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of theCityCounciloftheCityofPlymouth, Minnesota, was held on the 27,t -h_ dayofFebruary1989Thefollowingmemberswerepresent: Mayor Schneider. councilmembers Vasiliou Ricker Zitur and Sisk
The following members were absent: None
Mayor Schneider introduced the following Resolution andmoveditsadoption:_.
RESOLUTION 89 109
APPROVING SITE PLAN AND CONDITIONAL USE PERMIT FOR VISION OF GLORY LUTHERANCHURCH (88096)
WHEREAS, Vision of Glory Lutheran Church has requested approval of a Site Plan
and Conditional Use Permit for an addition to a church of 21,424 square feettobelocatedat13200StateHighway55; and,
WHEREAS, the Planning Commission has reviewed said request at a duly calledPublicHearingandrecommendsapproval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OFPLYMOUTH, MINNESOTA, that it hereby does approve the request for Vision ofGloryLutheranChurchforaSitePlanandConditionalUsePermitforanadditiontoachurchof21,424 square feet to be located at 13200 StateHighway55, subject to the following conditions:
I. Compliance with the City Engineer's Memorandum..
2. Submission of required financial guarantee and Site Performance Agreementforcompletionofsiteimprovements.
3. Any signage shall be in compliance with the Ordinance.
4. Any subsequent phases or expansions are subject to required reviews andapprovalsperOrdinanceprovisions. Specifically, no Conditional UsePermitorSitePlanapprovalsareincludedbeyond "Phase I".
5. Compliance with the Ordinance regarding the location of fire hydrants andfirelanes.
6. All waste and waste containers shall be stored within the enclosure, andnooutsidestorageispermitted.
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 improvements bonds per CityPolicy.
8. No Building Permit to be issued until Final Plat is filed and recordedwithHennepin.
see next page)
Resolution 89-109
Page Two
9. ' The following Variances are hereby approved:
a. From the provisions of Section 10, Subdivision C, Paragraph 15b of
the Zoning Ordinance to allow direct access to 26th Avenue North,
presently a minor collector. The Variance is based on the intent of the
City to reclassify 26th Avenue North at this location as a major
collector as soon as the necessary actions for such reclassifications can
be completed.
b. From the provisions of Section 10, Subdivision B, Table 1 of the
Zoning Ordinance to allow parking and drive aisles along 26th Avenue
North, only, to within 20 feet of the property line. The Ordinance
Standard is 30 feet. This Variance is based on the unique triangular and
concave shape of the site, and the circumstance of a change in the Zoning
Ordinance Setback Standard from 20 feet to 30 feet subseauent to this
application being filed, and application fees paid.
10. No Variance is granted for parking or drive aisle setback from the 30
foot standard along the Highway 55 frontage, but existing parking may
remain in this location, as a non -conforming use, and may be upgraded by
new curb and surfacing.
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 following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
a
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE July 5, 1989, COMMISSION MEETING DATE: July 11, 1989
FILE NO.: 89053
PETITIONER: Auto -Sound Entronix
REQUEST: Conditional Use Permit to Undertake Retail Sales in the I-1
Zone
LOCATION: Northwest Corner of 54th Avenue North and the State Highway
169 West Service Drive
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I-1 (Planned Industrial)
BACKGROUND:
In April 1988, the administrative site plan approval was granted for the
construction of an office (manufacturing) warehouse facility of 50,500 square
feet.
On May 4, 1989, the Community Development Director notified Welsh Construction
the building developer) and Auto -Sound Entronix (the building occupant) that
a zoning violation clearly existed on the site by nature of the retail sales
facility situated adjacent to the Auto -Sound Entronix office within the
subject structure. The use representations of the original site plan
application identified "office", "tech/manufacturing", and "warehouse". There
was no representation that retail sales would be undertaken within the
structure. Therefore, no conditional use permit was required in April 1988.
PRIMARY ISSUES AND ANALYSIS:
1. Upon notification, officials of Auto -Sound Entronix submitted an
application for a conditional use permit to undertake retail sales within
the 1-1 District consistent with I-1 District provisions where such sales
are permissible with the conditional use permit.
2. The Zoning Ordinance states that any retail establishment in the I-1
District must provide goods and services which are primarily for the use
of persons employed in the district.
see next page)
Page Two
File 89053
3. The applicant, in his submissions dated June 5, 1989, indicates that the
area that is being used for retail services constitutes 800 square feet of
the building (less than 3 percent of that portion of the building occupied
by Auto -Sound Entronix). He responds to the conditional use permit
criteria, and notes that the 800 square feet is more of a showroom area
than an area from which limited retail sales are carried out.
PLANNING STAFF COMMENTS:
1. The sale of automotive accessories to the general public is beyond the
scope of the original intent and representation when the administrative
approval for this facility was granted in April 1988.
2. Staff cannot discern positive relationship between the type of retail
sales carried out by this facility and standard of providing service
primarily to the employees of the Industrial District. A "showroom" for
the products manufactured or distributed by the I-1 District tenant is
anticipated by the ordinance, and found throughout the Industrial
Districts in Plymouth.
Expansion of those showrooms to "on -the -spot sales" would likely be
desirable to many of our office showroom residents, but is not permissible
based on the "service to the employees of the district" test. We find
this proposed retail service to fail the test of primary service to the
employees of the district.
3. Staff has considered provisions of Section 8, Subdivision D, paragraph 3
of the Zoning Ordinance that address "accessory uses" and "temporary
retail sales" as possible options available to this petitioner. With an
accessory" use a finding must be made that the proposed use is .
customarily incident to the permitted use .". We cannot find that to
be the case with this petition.
The description of "temporary retail activities" specifically precludes
regularly scheduled" sales events - which this is clearly intended to be.
This proposed use does not, therefore, fit the temporary retail provision.
r
Page Three
File 89053
RECOMMENDATION:
I hereby recommend denial of the conditional use permit for retail service to
the I-1 Zone based on the finding that type of retail services proposed are
not primarily for the service of the employees of the Industrial District. I
have included a resolution of denial as well as a resolution of approval
consistent with print Planning Commission direction.
Submitted by:
Charles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
1. Draft Resolution for Denial of the Conditional Use Permit
2. Draft Resolution for Approval of the Conditional Use Permit
3. Petitioner's Submission of June 5, 1989
4. Site Plan of April 1988
pc/cd/89053:dl)
0
DENYING A CONDITIONAL USE PERMIT FOR AUTO -SOUND ENTRONIX FOR A RETAIL USE IN
THE I-1 ZONE AT 9600 54TH AVENUE NORTH (89053)
WHEREAS, Auto -Sound Entronix has requested a conditional use permit to conduct
retail services within 800 square feet of the structure located at 9600 54th
Avenue North; 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 request for Auto -
Sound Entronix for a conditional use permit for a retail use in the I-1 Zone
located at 9600 54th Avenue North, based on the following findings:
1. The retail services of automobile accessories is not essential to the
operation of the I-1 District.
2. The goods provided by the retail services proposed will not be primarily
for the use of persons employed in the I-1 District.
APPROVING A CONDITIONAL USE PERMIT FOR AUTO -SOUND ENTRONIX FOR A RETAIL USE IN
THE I-1 ZONE AT 9600 54TH AVENUE NORTH (89053)
WHEREAS, Auto -Sound Entronix has requested a conditional use permit to conduct
retail services within 800 square feet of the structure located at 9600 54th
Avenue North; and,
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for
Auto -Sound Entronix for a conditional use permit for a retail use in the I-1
Zone located at 9600 54th Avenue North, subject to the following conditions:
1. The permit is subject to all applicable codes, regulations and
ordinances, and violation thereof shall be grounds for revocation.
2. The permit is issued to the Auto -Sound Entronix 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. There shall be no signage allowed on the property relative to the use.
6. There shall be no outside display, sales, or storage of merchandise or
related materials.
7. The permit shall be renewed in one year to assure compliance with the
conditions.
12. All parking shall be off street in designated areas which comply with the
Zoning Ordinance.
Of0ioro
01,11A
t'.4 „
Y*UshCompar ies
June 5, 1989
Mr. Al Cottingham
Associate Planner
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
Dear Al:
JUN 6 1989
p r ! T
Welsh Companies. Inc.
C 1 Y o e'" f"' L 1 r I O U I h 200 West 78th Street
G ,I -NI LAITY DEVELOPMENT DEP
den Prairie, Minnesota 51,344
In conjunction with your letter of May 25, 1989, enclosed
herewith please find the site plan and the responses to the
specific items in the Conditional Use Permit criteria sheet.
I trust that the application is now complete and I hope you
will contact me if it is not.
Otherwise, I trust that you will let us know when the public
hearings will be held to approve the conditional use.
S' ce ely,
i
E. Paul Dunn
Vice President
829-3434
EPD/ Imy
Enclosure
cc: Marty Lehman
Real Estate Development • Construction • Brokerage • Property Management • Investment Services
612 944 5810
Additional Comments - Conditional Use Permit Application for Auto -Sound
Entronix Building
1. The request for limited over the counter retail sales in the Auto -Sound
Entronix building will have no real affect on the comprehensive plan
because of its very limited nature. The sales are really an adjunct to
the showroom facility which is permitted and in compliance with the
comprehensive plan.
2. The establishment, maintenance, and operation of the limited retail
sales will not be detrimental to or endanger the public health, safety,
morals or comfort of the nearby businesses in Plymouth. In fact, it
will make the customers of Auto -Sound Entronix aware of the types of
products available for purchase and rather than awaiting for delivery
through the mail, will be able to have immediate pick up of the items
required.
3. The conditional use will not be injurious to the use and/or enjoyment
of other property in the immediate vicinity nor will the limited retail
sales substantially diminish or impair property values within the
neighborhood. The amount of activity and traffic generated by this use
is very minimal and is really for the convenience of the few walk in
customers that visit the Auto -Sound Entronix headquarters.
4. The limited retailing will not impede the normal or orderly development
and improvement of surrounding property as industrial buildings in the
area. The adjoining vacant parcels are prime candidates for future
development and will not be affected in any way whatsoever by this
conditional use because its scope is so insignificant.
5. The site plan which is attached shows that there is adequate parking
off street to provide for any customers that may visit this building
for this limited purpose. The ingress and egress to the parking lot is
off of 54th Avenue North and off of the Highway 169 frontage road and
is consistent with the plan that was approved by the City of Plymouth.
It is anticipated that there will never be traffic congestion nor will
there be parking in the public streets as a result of this limited over
the counter retailing use.
6. The conditional use, as stated previously, is a very small amount, both
in terms of square footage and in dollar volume of business conducted,
of this company's overall business thrust. Thus, the conditional use
in all other respects conforms to the applicable regulations of the
district in which it is located.
x
S1rr
Plan
3,320 3,260 3,385 3,260 3,385 3,260
sf sf sf sf sf sf
Bay 1 1 Bay 2 Bay 3 Bay 4 1 Bay 5 Bay 6
Avenue North
hOW60A AIM,
0
Egg NW `aiJieJd UOR
189JIS 418L 1SOM OULL
sawdLuo:)ysjaAA,
Information contained herein has been obtained from the owner of the property or from other sources that we deem reliable. lNe have no reason to doubt its accuracy, but we do not guarantee it.
u1
er ..J
MAY ,25 1.99°
WelshCompanies
May 22, 1989
Mr. Al Cottingham
City of Plymouth
3400 Plymouth Blvd.
Plymouth, MN 55447
Dear Al:
Welsh Companies. Inc
11200 West 78th Street
Eden Praire, Minnesota 55344
a a44-plyj
JUN 8 1989
OF PLYMOUTH
CONI IUNiTY DEVELOPMENT DEPT.
Enclosed herewith please find the application of Auto -Sound
Entronix for a conditional use permit relative to the request
for permission for limited retail sales at their facility at
9600 West 54th Street.
I trust the application is complete but if it is not, please
contact me. Otherwise, I assume you will let Marty Lehman
and I know when the public hearings will be held.
Thank you for your attention and consideration.
Sincerely,
E. Paul D n
Vice President
829-3434
EPD/lmy
Enclosure
Real Estate Development - Construction - Brokerage - Property Management - Investment Services
0
INqg
OVOif 30YINoad 8L 'GN '0:
4
0
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE July 18, 1989 COMMISSION MEETING DATE: July 26, 1989
FILE NO.: 89024
PETITIONER: OPUS Corporation
REQUEST: Combination of Platted Property, Site Plan and Variances
LOCATION: Southwest Corner of Nathan Lane and 54th Avenue North
GUIDE PLAN CLASS: IP (Planned Industrial)
ZONING: I-1 (Planned Industrial)
BACKGROUND:
The preliminary plat of the 53 -acre Scherer Industrial Development was
approved on April 1, 1985, by Resolution 85-216. This site was two of nine
lots included in that preliminary plat. Subsequent to that preliminary plat
approval, an Environment Assessment Worksheet was prepared and the City
Council adopted a finding of "no need" for an Environmental Impact Statement.
The City Council by Resolution 86-206, on April 21, 1986, approved a final
plat for the Scherer Industrial Development Second Addition, including the
subject Lots 1 and 2, Block 1.
Property owners within 100 feet of this site have been mailed notice of this
project.
In addition, a development sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes construction of a 117,436 square foot
office/manufacturing/warehouse structure for a single occupant on a
combination of two lots, 19.7 acres. The combination of platted property
would remove the existing property line between Lots 1 and 2 to create the
singular lot described.
2. Site plan approval is being requested for the 117,000 square foot building
although it is the stated intention of the applicant to construct 77,436
square feet of that building as a first phase. The Development Review
Committee has reviewed both the overall structure and the proposed first
phase for compliance with City codes and ordinances. The applicant has
see next page)
10
5
Page Two
File 89024
been advised that site plan approval, together with any variances
approved, will become null and void if no building permit has been issued
for the structure approved within a one year period from the date of
approvals. That means that if the applicant constructs only the Phase 1
portion of this site plan at this time, the site plan approval and the
variances approved for the expanded structure will expire one year from
that approval date. A new site plan will be required after that date for
any additions to the structure.
2. The site is located in the New Hope Outlet and Shingle Creek Watershed
Districts and contains two significant storm water holding facilities
protected by easements; is not a part of a shoreland or floodplain overlay
district; does contain significant wetland areas, located in the same
areas as the storm water ponding; contains a woodland area at the western
extremity of the site; has a very limited amount of slope over 12 percent;
and is generally suitable for urban development with onsite sewers. The
development of this 19 -acre site is severely limited by the wetland and
storm water ponding constraints noted. At the proposed 14 percent
structure lot coverage, the site is virtually built to capacity after all
constraints are considered. The proposed site plan design accommodates
the onsite constraints by limiting all construction activities to within
the existing storm water drainage easements, and the DNR protected
wetlands boundaries.
3. The proposed site plan is responsive to the City of Plymouth policies,
codes, and ordinances that apply to this type of construction.
Specifically, the site plan proposes structure and parking setbacks
consistent with ordinance (except as noted); parking constructed and
proof -of -parking" consistent with ordinance (except as noted);
landscaping consistent with the Landscape Policy; screened rooftop units
consistent with the Zoning Ordinance; onsite lighting to illumination
standards established by ordinance; storage of trash within the principal
structure; and fire lanes/fire protection consistent with the City Fire
Code.
4. The applicant requests variances as follows:
a. Structure to drive isle and parking of 2 feet along the southeasterly
southerly elevation of the structure where the ordinance requirement
is 10 feet.
b. Construction of 133 cars offstreet parking where the Zoning Ordinance
required, at the use configuration proposed, 165 cars offstreet
parking to be constructed. "Proof -of parking" requirements for the
site plan are met with the design proposed.
5. The architectural appearance of the proposed structure is that of tinted
glass set in precast concrete panels for the office faces along the north
and northeast elevations and earthtone colored precast panels with accent
bands along the east, south, and west elevations. Except with respect to
see next page)
Page Three
10 File 89024
the north and northeast elevations, this structure is set on a site well
removed from other structures, due to the DNR protected wetlands and the
storm water ponding areas. The proposed architectural treatment along the
north elevation (facing the existing residential development) is the most
critical.
PLANNING STAFF COMMENTS:
1. The proposed combination of Lots 1 and 2, Block 1 Scherer Industrial
Development 2nd Addition is consistent with the provisions of the
Subdivision Ordinance and related City policy and ordinances. A petition
for the vacation of the utility easements has been submitted.
2. The site plan submitted is responsive to City codes, ordinances, and
policies regarding development in the I-1 zone except with respect to the
variances applied for.
3. The variance applied for to defer construction 32 offstreet parking spaces
is based on the practicality (perceived need), given the owner/occupant
single tenant occupancy proposed for the structure. We find sufficient
area exists for construction of the deferred spaces should the need become
apparent.
4. The variance requested for drive isle setback from the structure results
from the constrained configuration of the site due to DNR protected
wetlands and storm water ponding easements. A combination of those site
constraining factors does create a hardship supporting the variance
requested.
5. The architectural appearance of the proposed structure is consistent with
the terms of the City of Plymouth policy regarding building aesthetics and
architectural design.
RECOMMENDATION:
I hereby recommend approval of the requested lot consolidation, site plan and
variances. /l 1' 11---)
Submitted by:
arles E. Dillerud, Community Development Coordinator
ATTACHMENTS:
I. Draft Resolution Approving a Combination of Platted Parcel
2. Resolution Approving a Site Plan with Variances
3. Engineer's Memo
4. Petitioner's Letter of June 23, 1989
5. Resolution 85-216 Approving the Scherer Development Preliminary Plat
6. Resolution 86-207 Setting Conditions Prior to Filing of the Final Plat for
the Scherer Industrial Development 2nd Addition
7. Large Plans
pc/cd/89024:jw)
It
APPROVING SITE PLAN AND ZONING ORDINANCE VARIANCES FOR OPUS CORPORATION
89024)
WHEREAS, OPUS Corporation has requested approval of a site plan for a 117,436
square foot industrial structure to be located at the southwest corner of
Nathan Lane and 54th Avenue North.
WHEREAS, the Planning Commission has reviewed said request at a duly called
Public Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it hereby does approve the request for OPUS
Corporation for a site plan for a 117,436 square foot industrial structure to
be located at the southwest corner of Nathan Lane and 54th Avenue North,
subject to the following conditions:
1. Reference is made to the provisions of the City Engineer's Memorandum.
2. Park dedication requirements have been previously compled with.
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.
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.
10. No building permit to be issued until the lot consolidation is filed and
recorded with Hennepin County.
11. Variances are approved as follows:
a. To permit immediate construction of 133 off-street parking spaces vs.
165 spaces required by the Zoning Ordinance on the basis that the
petitioner's site plan demonstrates that the full compliment of re-
quired parking could be installed at a later date within Ordinance
standards as determined by the City.
b. To permit setback from structure to drive isle/parking of 2 feet vs.
the Zoning Ordinance standard of 10 feet on the east and south sides
of the structure based on a hardship created by the parking and
wetland preservation constraints of the site.
J
APPROVING LOT DIVISION/CONSOLIDATION FOR OPUS CORPORATION FOR PROPERTY IN THE
SCHERER INDUSTRIAL DEVELOPMENT 2ND ADDITION (89024)
WHEREAS, OPUS Corporation has requested consolidation of platted Lots 1 and
2, Block 1 of the Scherer Industrial Development 2nd Addition into one lot for
the purposes of site development of a single 117,436 square foot structure;
and,
WHEREAS, the Planning Commission has reviewed the request and has recommend
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 a consolidation
resulting -in parcels described as follows:
Lot 1 and Lot 2, Block 1, Scherer Industrial Development 2nd Addition
FURTHER, that the City Manager be authorized to make the necessary special
assessment corrections based upon City policy when the Consolidation is
approved by Hennepin County.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: July 20, 1989
FILE NO.: 89024
PETITIONER: Mr. Robert A. Worthington, Executive Director, Governmental Affairs,
Opus Corporation, 800 Opus Center, 9900 Bren Road East, Minnetonka,
MN 55343
SITE PLAN: METACOM
LOCATION: West of Nathan Lane, north of the Soo Line Railroad Tracks in the
northeast corner of Section 12.
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
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 developer has submitted an application for a lot
consolidation that will be processed and currently with the Site
V2
f
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 W) in
width adjoining side and rear lot lines. (If easements are required
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any
building permits.)
8. _ X _ Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100
year high water elevation and conformance with the City's
comprehensive storm water requirements.
9. _ X All standard utility easements required for construction are
provided -
The following easements will be required for construction of
utilities.
10. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way
to facilitate the development. It should be noted that this
vacation is not an automatic process in conjunction with the
platting process. It is entirely dependent upon the City receiving
a petition for the vacation from the property owner; therefore, it
is their responsibility to submit a petition as well as legal
descriptions of easements proposed to be vacated. A public hearing
was' held on July 10, 1989 to vacate the drainage and utility
easement alone the south line of Lot 1 and the north line of Lot 2.
Block 1 Scherer Industrial Development 2nd Addition.
X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
2-
N/A Yes No
r
12. 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
Hennepin County Elm Creek
MPCA X Shingle Creek
State Health Department Army Corps of Engineers
Other
13. _ _ X Complies with Storm Drainage Plan -
The site plan will be submitted to the City's consulting engineer
for review to see if it is in conformance with the City's
Comprehensive Storm Drainage Plan. All of their recommendations
shall be incorporated in a revised plan. The grading and drainage
plan shall also indicate proposed methods of erosion control,
including the placement of silt fence in strategic locations.
Additionally, the following revisions will be necessary: Shall
com2ly with Shingle Creek and DNR requirements.
14. — X Necessary fire hydrants provided -
The City of Plymouth requires that all parts of a building such as
the one proposed be within 300 feet of a fire hydrant. It will be
necessary to locate hydrants in such a manner that the site plan
complies with this section of the City Ordinance.
15. — X _. Size and type of material proposed in. utility systems has been
provided
The utility plan shall be revised to indicate the size and type of
material required in the proposed sanitary sewer, watermain services
and storm sewer.
16. _ X — Post indicator valve - fire department connection
It will be necessary to locate the post indicator valve in such a
manner that it will not render any of the existing fire hydrants
inoperable.
3-
0
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. A note shall be placed on the grading
and utility plan referring to the appropriate detail on sheet C-3
for each hydrant.
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
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. The site plan shall include a note
indicating B-612 curb and gutter and shall refer to sheet C-3.
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.
ON7=
N/A Yes No
24. X It will be necessary to contact Bob Fasching, the City's utility
foreman,
24 hours in advance of making any proposed utility connections to
the City's sanitary sewer and water systems. The developer shall
also be responsible for contacting Jim Kolstad of the Public Works
Department for an excavating permit prior to any digging within the
City's right-of-way. All connections to the water system shall be
via wet tap.
25. X The City will require reproducible mylar prints of sanitary sewer,
water service and storm sewer As-Builts for the site prior to
occupancy permits being granted.
26. X The site plan complies with the City of Plymouth's current
Engineering Standards Manual. See Item numbers 6 10 11 12 13
25. and 26.
5-
SPECIAL CONDITIONS REQUIRED:
27. A. A construction detail shall be provided for the retaining walls.
Submitted by: 94
Daniel L. Faulkner, P. E.
City Engineer
M-
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: July 20, 1989
FILE NO.: 89024
PETITIONER: Mr. Robert A. Worthington, Executive Director, Governmental
Affairs, Opus Corporation, 800 Opus Center, 9900 Bren Road East,
Minnetonka, MN 55343
LOT DIVISION/CONSOLIDATION: LOTS 1 AND 2, BLOCK 1, SCHERER INDUSTRIAL DEVELOPMENT
2ND ADDITION
LOCATION: West of Nathan Lane, north of the Soo Line Railroad Tracks in the
northeast corner of Section 12.
N/A Yes No
1. _ _X_ _ Watermain area assessments have been levied based on proposed use.
2. _ X Sanitary sewer area assessments have been levied based on proposed
use.
3. _ X SAC and REC charges will be payable at the time building permits are
issued.
Area charges are subject to change periodically as they are reviewed
annually on January 1. The rate assessed would be that in effect at
the time of Lot Division/Consolidation approval:
4. Area assessments: RQj=
5. Other additional assessments estimated: NonS
6. _ X _ Complies with standard utility/drainage easements -
The current City ordinance requires utility and drainage easements
ten feet (10') in width adjoining all streets and six feet (6') in
width adjoining side and rear lot lines. (If easements are required,
it is necessary for the owner to submit separate easement documents
executed and in recordable form prior to the issuance of any building
permits.)
t N/A Yes No
7. X Complies with ponding requirements -
The City will require the dedication of drainage easements for
ponding purposes on all property lying below the established 100 year
high water elevation and conformance with the City's Comprehensive
Storm Drainage Plan.
N/A Yes No
8. _ —I- Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots: The minimum basement elevation shall be 917.0
9. X All standard utility easements required for construction
The following easements will be required for construction of
utilities
10. X All existing unnecessary easements and rights-of-way have been
vacated -
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This vacation is not an automatic
process in conjunction with the platting process. It is entirely
dependent upon the City receiving a petition for the vacation from
the property owner; therefore, it is their responsibility to submit a
petition as well as legal descriptions of easements proposed to be
vacated. A public hearing was held on July 10- 1989 to vacate the
linage and utility easement over the south six feet of Lot 1. and
north 6 feet of Lot 2.
The Owner's Duplicate Certificate of Title has been submitted to the
City with this application -
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
12. _ X All existing street rights-of-way are required width -
13. A.
Additional right-of-way will be required on
Submitted by: y G vuX.' a • •
Daniel L. Faulkner, P. E.
City Engineer
VE. N0.
Q
i
d
y a T
f
J Q 2 2IrJ
Lin t
i
r OPUS CORPORAL A
DESIGNERS - BUILDERS • DEVELOPERS
800 Opus Center
9900 Bren Road East
Minnetonka, Minnesota 55343
612) 936-4444
June 23, 1989
Mr. Charles E. Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: Metacom
Dear Mr. Dillerud:
r
Mailing Address
P 0. Box 150
Minneapolis, Minnesota 55440
TO, 7 s!
JUN 23- 1989
ET' G ,.. f
t1;NluNiT` Dt g iPlrr psi LFPi.
Enclosed you will find eight assembled sets of site development plans for
the new corporate headquarters office/warehouse facility of Metacom, Inc.
at 54th Avenue North and Nathan Lane which revise and are intended to
supersede those submitted to you on April 5, 1989.
The revised plans request site plan approval for an enlarged and expanded
building totaling 117,436 square feet in comparison to the 77,436 square
foot facility initially submitted. The owners of Metacom are requesting
approval of the new plans, which maximize development of the property,
even though it is their intent to only construct at this time the 77,436
square foot portion of the building, as shown on sheets A1.1 - A5, C1 -
C2.1 and L1.1 of the enclosed plans. The balance of the building and
parking not constructed as a part of this initial phase will probably be
built out 3-5 years from now.
The enlarged plan provides for a building configuration that respects and
is sensitive to the natural pond which is being preserved as a part of the
site development program for the facility. On site parking provided for
the expanded building will be 238 stalls which complies with ordinance.
The owners will be installing only 133 of the 238 stalls as a part of the
initial construction phase. Based on their past experience, the owners
feel that the 133 stalls will also be adequate to service the parking
needs of the finally expanded building as well, given general warehouse
and storage use to be made of the expanded portion of the building.
Therefore, the balance of the required parking for the enlarged building
is shown on our site plan as future parking and will be preserved and set
aside on a proof of parking basis.
The architectural expression and style of the enlarged building will be
consistent with the initial phase. The same external materials and
detailing in terms of doors, windows and other special features shown on
the phase to be initially constructed will be made integral, repeated and
extended to the enlarged building.
Opus and Affiliates in Minneapolis • Chicago • Phoenix • Milwaukee • Tampa • Pensacola
Mr. Charles Dillerud
June 23, 1989
Page —2—
Metacom will begin the initial phase construction of the building in
August of this year. Most aspects of the site and building plans for the
initial phase of construction are very similar and consistent with the
plans originally submitted April 5 with adjustments made to comply with
the Development Review Committee's (DRC's) recommendations already
received on that earlier submission. As you know, the DRC had just about
finalized its review of our original plans when we requested suspension of
any further review due to the owners interest in coming up with a design
providing for the maximum development of the property.
We would appreciate having these revised plans scheduled for Planning
Commission consideration at its July 11 meeting. This would be consistent
with the request for continuance from the June 14 meeting of the
Commission made in my letter to you of June 7, 1989.
Please call if you have questions or require any additional information or
material to explain or further describe our request. Thanks for your
assistance and cooperation.
Sincerely,
Robert A. Worthington, AICP
Executive Director
Governmental Affairs
RAW/kk
Attachments
cc: Blaire Tremere
Dennis Levine
Larry Berg
Marc Anderson
YP
CM OF PAIN M
Ott.•
todew oall &W notice thereof, a meeting of the City Council of
the City of Plywouth, Ninn rota, was held on y_ day of April .019-0
1M tollov&V mobers were present _ly Mayor Schneider, Councilmembers Crain;_
MW f'*Uo" Members were absents Mayor Davenport
Ceuncilmember Crain introdiaed the following Resolution and mored its
adoptions
RESOLUTION NO. 85-216
APPROVING PRELIMINARY PLAT FOR SCHERER BROTHERS LUMBER COMPANY FOR SCHERER INDUSTRIAL
DEVELOPMENT (84045)
WHEREAS, Scherer Brothers Lueber Company has requested approval of a revised Prelim-
inary Plat for Scherer Industrial Development to plat approximately 53 acres into 9
Industrial parcels located northwest of County Road 18 and Soo Line Railroad Right -
of -Way, and,
WHEREAS, the City Council approved a preliminary plat through Resolution No. 84-512,
and the petitioner proposes revisions to said preliminary plat, and;
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the revised Preliminary Plat for
Scherer Brothers Lumber Company for Scherer Industrial Development located northwest
of Cutmty Road 18 and Soo Line Railroad Right -of -Way, 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. Outlot B shall be deeded to the City at the time of filing the Final Plat. Pay-
ment of Park dedication tees -in -lieu of dedication with appropriate credits in
an amount determined according to verified acreage and paving costs and accord -
Ing to 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.
PLEASE SEE PACE TWO
Ae olutivn lbs 85-216
a. Requirement for an Environmental Assessment workshest (EAW) for City revlewp an(.
processing in accordance with the Environmental Quality Board (EQB) regulations
prior to approval of the Final Plat application.
9. No Building Permits shall be issued until the Final Plat is filed and recorded
with Hennepin County,
10. No yard setbacks are granted or Implied.
11. Transitional screening and berming shall be provided along all adjacent
residential areas.
12. Resolution No. 84-512 is hereby rescinded.
The notion for adoption of the foregoing Resolution was duly seconded by
and upon vote being taken t rdreo`, die
0 ow ng voUW In favor t ren $ nan,ty 1 lavnr Srhneidar_ cmineilmambart Crain_
The following voted against or abstainedt nmna
Whereupon the Resolution was declared duly pazzed and adoptWe
TP4 7 'art i7 i7 'V "s' •. -.-,ice 7
y'.+
CITY OF PLYMOUTH
FUrs mat to duo call and notice thereof, a _ Rec u1 meeting of the City Council of
City of Plymouth, Minnesota, was held on the 21St day of _ April
t, Too following embers were presents Mayor Schneider. Ceuncilmemhars Crain. _
ollowing GWWWs were absents
V';
Co:sncilmember Sisk introduced the following Resolution and moved its
adoption:
RESOLUTION NO. 86- 207
SETTING CONDITIONS TO BE NET PRIOR TO FILING OF AND RELATED TO FINAL PLAT FOR SCHERER
INDUSTRIAL DEVELOPMENT 2ND ADDITION FOR SCHERER BROTHERS LUMBER COMPANY (86018)
WHEREAS, the City Co+incil has approved the Final Plat and Development Contract for
Scherer Industrial Development 2nd Addition for Scherer Brothers Lumber Company;
NOM, 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 tees -in -lieu of dedication in accordance with City
Policy in effect at the time of issuance of Building Permit.
3. Submittal of required utility and drainage easements as approved by the City
Engineer prior to filing the Final Plat.
The motion for adoption of the foregoing Resolution was duly seconded by
Couneilmnber Zitu and upon vote being taken thereon, the following
voted In favor thereof: Mavor_Sehneider_ CnnnrilmamFarc Crain_ Sick_
votea against or aostainea: Cnimrilmamhor 71tur
Resolution was declared duly passed and adopted.
No following
Wreuoon the
l> ' 1, s`t ' •, li''= "bx 'S'4f
sY/
i,G' `
1
Q .' ,
t 1 Sr..j: •y! "!, .J.. tLr •V
aa
y '` !
r
1'S
h x '• r r fir. S
r t "'t: '.
f "}s•_—• _ . C ; y . •'r t t" r rj
I ..
F .{ 7xt "".j /.
t
d
rY Y f . j .i
f , fir' 'IyJ]'
t J _ , + S t
f , + ...
a `{i r
i
b., t` _ ` '._ }e1 r•t' Y 4 , ,. a
r \
r . i/ 1fR ra'Y' A;:..f{
CSR . 1 tl f z X, r ',
drt
t.. „ r i, >• + yy> •` 1
Ti.y; e '
ti? . ` 4? .'r 't:.
J •+
fes '
b
rr•
Y zr 7.r
r VF Y •• •.
Yt+A t j ',kt
t .rl Li! r 'St i i r1 ' r. .n
r , ' I}t
sem 't+
r i - f .".; ... S r . i•+. t ., .;: ,..1 ,} r 'Z^ ,
cam, `.^;?'
i', ,' s t ,i .. rr., 31`'4 '. „y
I5" ! •' t •
r' . • °t +-
a
is
yy llr i,f" • .' I 1,, ' (•.. • •';f. t !- t-
1 "'.Y. t -.'+ti{ t t +
tf _
r' rtl In
r , Ty
t,r .t• _ . ._ te,!4 b' _ y,:c; .4 } eyt71'ty-
fir 4 ' •. 'w '1 ,_
I . : r •d's
1„
s t •,, j Tip. 't x'
v,,E •k.
y °i rte \ 'f j, ... 1 . f , 1'' ! ;*t k°,.,,'. .• tt , ..
I ti
der''
rte•
R `..
t ' = ,its 1i. 1 ' " :::(f2_J rl
R ",
n f -
111 • *
fir Y R+ r _
C:: t:• !• S "
T :
Y:. ;; I; >t.A• I/ h•yAR S,' : ,
1a j l a . -Y Cr : i f' t3 ,Y r' . . M. • .N .. u • ` 1 z L i/ Slsl
S. :'
i !.t 'SC.1%fJLC » lbTk"tj , C.GAI1tit y 1 •' `. tt
s1J1,.?
r•;) t./ ' (
ftI
l+ •._'
t wa.F
R , jJ l''
s
a
K a N "n • r 1: r R} w a_ \ '4 ,ti .ee,,
I•.
aq
1 .1..,. 'rn. . ,
r . .. `"; A. "'"Y.A•. • L' . .fir .hR.y,, /st'';P !A .45..,h
t