HomeMy WebLinkAboutPlanning Commission Packet 10-25-19895-8
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE October 16, 1989 COMMISSION MEETING DATE: October 25, 1989
FILE NO.: 89014
PETITIONER: Ryan Construction Company
REQUEST: Revised MPUD Preliminary Plan/Plat and Conditional Use
Permit for a Retail Commercial Development "Rockford Road
Plaza"
LOCATION: Northeast quadrant of Rockford Road and I-494
GUIDE PLAN CLASS: CN (Neighborhood Shopping Center)
ZONING: MPUD 89-2
BACKGROUND:
At its meeting June 5, 1989, by Resolutions 89-299, 89-300, and 89-301, the
City Council approved an amendment to the Staged Growth Plan to include the 52
acre site upon which the MPUD Plan is proposed within the Urban Service
District; approved a Land Use Guide Plan Amendment for the northerly 10 acres
of the site from LA -3 (High Medium Density Residential) to CN (Neighborhood
Shopping Center); and approved an MPUD Concept Plan for a development of 8
commercial lots into 372,000 square feet of retail commercial use.
At its meeting August 21, 1989, by Resolution 89-464 the City Council approved
a Mixed Planned Unit Development Preliminary Plan/Plat and Conditional Use
Permit for the same 52 acres upon which the referenced Concept Plan was
proposed. The Preliminary Plan was slightly different from the approved
Concept Plan, in that 338,139 square feet of retail commercial structures was
proposed on 11 lots. The Preliminary Plat approved in other respects, was
very similar to the PUD Concept Plan previously approved.
Notice of this Public Hearing has been published in the official City
newspaper and mailed to all property owners within 500 feet. A development
sign was placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The applicant proposes a revised MPUD Preliminary Plat/Plan and
Conditional Use Permit for the same 52 acres upon which a Concept Plan and
see next page)
Page Two
File 89014
MPUD Preliminary Plan/Plat was proposed. The Preliminary Plan
quantitatively is slightly different from the previous approvals in that
401,088 square feet of retail commercial structures is now proposed on 6
lots. The previously approved plan was for 338,139 square feet of
structures and a 34,000 square foot outdoor sales area on 11 lots. The
Preliminary Plan submitted, is in other respects, very similar to the PUD
Concept Plan previously approved.
2. The applicant has submitted, together with the graphics required by the
Ordinance, a narrative dated September 25, 1989. Therein, the applicant
discusses the project in greater detail including an analysis of existing
features; a listing of what the applicant views as "PUD attributes"; and a
review of flexibility the applicant seeks from Zoning Ordinance Standards
as a function of his PUD Plan.
It has been the practice of the City to not grant final approval for site
details such as setbacks, parking, landscaping, and circulation concurrent
with the approval of the MPUD Preliminary Plan and Conditional Use Permit.
Consistency with that practice would preclude reference to setback for
structures and parking to the extent that such setbacks vary from existing
Ordinance Standards. There are relevant design issues in the context of
the spacial relationships and interface with public systems and other
properties.
3. Resolution 89-301 provided specific direction to the applicant with
respect to features or exhibits expected with the MPUD Preliminary
Plan/Plat/Conditional Use Permit. These conditions of Concept Plan
approval were as follows:
a. Compliance with the City Engineer's Memorandum including
transportation - related recommendation of Strgar-Roscoe-Fausch.
b. Submission of cross -through sections with the Preliminary Plan/Plat.
c. No private drive access shall be permitted to County Road 9 and West
Medicine Lake Drive.
d. The Preliminary Plan/Plat shall include a detailed inventory of
natural site features and demonstrate efforts to preserve those site
features.
The submitted MPUD Preliminary Plan/Plat/Conditional Use Permit
documentation does provide cross-sections and a detailed inventory of the
natural site features that were required. The applicant, in his letter of
September 25, 1989, further addresses the issue of natural resource and
site feature preservation. Acccess to Rockford Road has been eliminated.
The revised plan does not propose deferred offstreet parking as did the
previous plan.
see next page)
Page Three
File 89014
4. The Zoning Ordinance provides that, after holding a Public Hearing, the
Commission shall make its recommendation to the City Council regarding a
PUD Preliminary Plan and Conditional Use Permit based on, and including
the following:
a.
Development. In addition to those attributes suggested by the
petitioner in his narrative, the Ordinance provides a list of five
expected attributes within Paragraph 1 of Section 9, Subdivision B.
The applicant, clearly, is using trained and experienced professionals
in the development related to assist him in the design of this
project, thereby meeting one attribute of the Ordinance. The
provision of Outlot A as a "buffer strip", whether it is preserved by
common ownership or by some form of easement responds to the attribute
of suitable common facilities to serve purposes of the Planned Unit
Development. Another specified Ordinance attribute that can be
applied to a commercial development such as this is that the
affirmative design efforts toward the preservation and enhancement of
natural site characteristics.
b. The relationship of the proposed plan to the neighborhood in which it
is proposed to be located to the City's Comprehensive Plan and to
other provisions of the Zoning Ordinance. A significant concern
during the review of the Concept Plan for this site was the potential
for impact on neighboring properties from this project. Partially
from the preliminary structure elevations and partially from the site
cross-sections provided, the applicant has depicted what the
relationship of the development would be to the neighboring properties
adjoining on the north, east and to I-494 on the west. The elevations
presented addressed the internal (parking lot) view of the proposed
structures, but not the back door of the structures that would face
West Medicine Lake Road and the north property line.
The site cross-section depicts the site grading and retaining wall
scheme that will reduce the exposure of any proposed buildings to the
I-494 corridor. Any reduction of impact from those building surfaces
to the east and north must be realized by landscape features. No
finding with respect to the actual appearance of the structures from
the east and north is possible from the information that has been
provided by the applicant. Specific aesthetic concerns would be
addressed with the site plan reviews.
Based on actions taken by the City Council, referenced previously, the
MPUD Preliminary Plan and Plat presented is consistent with the Land
Use Guide Plan Element of the Comprehensive Plan, as amended. The
Preliminary Plan is generally responsive to the systems plans of the
Plymouth Comprehensive Plan as well. It should be noted, however,
see next page)
Page Four
File 89014
c.
that consistency with the Thoroughfare Guide Plan will be maintained
only to the degree that roadway improvements are constructed
consistent with the recommendations of the City Engineer as to actual
improvements as well as staging.
Design of the internal circulation and parking facilities, to the
degree represented in an MPUD Preliminary Plan is generally adequate.
6. An Environmental Assessment Worksheet has been prepared for this proposal
as a mandatory requirement due to scale, and a "Negative Declaration" as
to the need for an Environmental Impact Statement has been approved by the
City Council. Staff has responded to the several comments on the EAW
presented by State agencies.
PLANNING STAFF COMMENTS:
1. The proposed Revised MPUD Preliminary Plan/Plat and Conditional Use Permit
is generally responsive to the approved Concept Plan.
2. The combination of the site cross-sections, architectural elevations, and
preliminary landscape plan do not appear to completely address the issue
of the appearance of the structure to adjoining properties to the east and
north. Due to the elevated nature of the site with respect to adjoining
terrain, and the apparent difficulty in softening the impact of the major
structure by landscaping due to topography, the appearance of this east
elevation is a particular concern to staff.
Due to a large existing wetland area and a lesser degree of building mass,
staff's concern with the appearance of the north elevation is
proportionately less. Our concern centers on the probability that the
east and north elevations of the structures to be located on Blocks 1 and
2 will be the "rear end" of the structures with all the attendant service
activity. We see no preliminary architectural elevations that would
suggest otherwise, nor do we see any effective method to screen the north
and east sides of the structures except a wing wall adjacent to "Anchor 1"
and "Anchor 2".
The north and east elevations should be as attractive as the preliminary
elevations for the west and south. If, however, these elevations (north
and east) will be the "service entry" for these structures, as we suspect,
we cannot see methods available to effectively screen those appearances,
and activities from a major roadway, of the east, and a residential area
in terms of the north elevation.
see next page)
Page Five
File 89014
3. References by the applicant to specific setback and other site planning
features which are "inconsistent with B-2 requirements" are not issues
that have been conclusively addressed at the Preliminary Plan/Plat stage
for an MPUD. The MPUD Final Site Plan stage is the appropriate forum for
consideration of these matters.
RECOMMENDATION:
Our recommendation is for the Planning Commission to recommend approval of
this Revised MPUD Preliminary Plan/Plat and Conditional Use Permit. The draft
conditions for that approval contain references to items noted with which we
have concern.
Submitted by: I A M. 1 00 A I (T-,
Ch es E. Dilleru Community Development Coordinator
ATTACHMENTS:
1. Proposed Conditions of the MPUD Preliminary Plan Approval
2. Engineer's Memorandum
3. City Council Resolution 89-299, 89-300, 89-301, and 89-504
4. Petitioner's Narrative Submission of September 25, 1989
5. Approved MPUD Concept Plan
pc/cd/89014:jw)
APPROVING AMENDED MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND
CONDITIONAL USE PERMIT FOR RYAN CONSTRUCTION COMPANY FOR ROCKFORD ROAD PLAZA
89014)
WHEREAS, Ryan Construction Company has requested approval of an Amended Mixed
Use Planned Unit Development Preliminary Plan/Plat and Conditional Use Permit
located at the northeast quadrant of County Road 9 and I-494; 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 Ryan
Construction Company located at the northeast quadrant of Rockford Road and I-
494, subject to the following conditions:
1. Removal of all dead or dying trees from the property at the owner's
expense.
2. No Building Permits shall be issued until a contract has been awarded for
sewer and water.
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 with
Hennepin County.
4. Street names shall comply with the City Street Naming System, specifically
Vinewood Lane North to the south line of Outlot A and 42nd Place North
from that point easterly to West Medicine Lake Drive.
5. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
6. No Building Permits shall be issued until the final plat is filed and
recorded with Hennepin County.
7. No final approval is granted or implied for individual site details such
as setbacks, parking, landscaping, aesthetics curb -cuts and circulation;
these will be addressed with the final plat and plan.
8. Each final site plan shall specifically address efforts to create and
maintain the appearance of site and structures of the site consistent with
the high visibility of the site.
9. Ownership and perpetual maintenance of outlots shall be private, and
covenants implementing ownership and maintenance approved by the City
Attorney shall be recorded with the initial final plat.
10. Compliance with the City Engineer's Memorandum including recommendations
in response to Environmental Assessment issues raised by other agencies as
applicable.
see next page)
Page Two
File 89014
11. Site plans shall include effective means to screen loading and other
services facing West Medicine Lake Drive and the north property line/42nd
Place North. Such means must include predominantly landscape methods, and
not fencing.
12. Architectural treatment of the south and east elevations (facing County
Road 9 and West Medicine Lake Drive) shall include design measures to
reduce the impact of building wall mass.
13. The initial Development Contract shall address construction of roadway
improvements on and off site identified as required to provide level of
service proposed by the applicant and concurred in by the Director of
Public Works.
14. A11 identification and clean-up activities related to wells, septic
systems, petroleum tanks, and potentially hazardous wastes shall be
completed prior to issuance of building permits.
15. All existing structures on the site shall be removed and site reclamation
per approved plans shall be completed prior to issuance of building
permits.
16. Provisions of City council Policy Resolution 89-439 regarding tree
preservation shall be complied with prior to issuance of a grading permit
or issuance of a building permit, whichever occurs first.
17. All pertinent issues raised by agencies responding to the Environmental
Assessment Worksheet shall be addressed or mitigated, as required, with
initial Final Plat/Final Site Plan documentation.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 17, 1989
FILE NO.: 89014
PETITIONER: Mr. William McHale, Vice President, Ryan Construction Co., 700
International Center, 900 Second Avenue South, Minneapolis, Mn.
55402
PRELIMINARY PLAT: ROCKFORD ROAD PLAZA (REVISED)
LOCATION: East of Hwy. 494, north of County Rd. 9, west of W. Medicine Lake
Drive in the east one half of Section 15.
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. 1 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: " ' assessments based on 51.9 acres x
2-370 per acre = $123,003 Sanitary sewer area assessments based on
51.9 acres x 91.320 per acre equals $68.508.
5. Other additional assessments estimated: Project 905 water lateral
assessment 2,650 25 x 925.84 Der foot $68.482,46, City Project No.
948, West Medicine Lake Drive- assessments will be in accordance with
the City's Assessmsent_Policv.
i Er.AL / EASEMENTS / PERMITS :
6. — — --)L Complies with standard utility/drainage easements -
The City will require utility and drainage easements ten feet (10')
in width adjoining all streets and six feet (6') in width adjoining
side and rear lot lines.
N/A Yes No
7. _ _. X All standard utility easements required for construction are provided
The City will require twenty foot (201) utility and drainage
easements for proposed utilities along the lot lines where these
utilities are proposed to be installed. This item has been reviewed
with the final plat and final construction plans.
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. Drainage easements for pending Duurpo es
shall be shown on the final pkat for pond BC -P14 to the 100 Year High
Water Elevation of 2R -Q and for the pond within nronosed Outlot B to
a 100 Year High Water Elevation of 928 ,0, The 100 Year High Water
Flevation for the pond in the southwest corner of the site Pas t of
Hxy. 494 north of County Rd. 9 shall be established by the
Developers Engineer,
9. X All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR
X MnDOT
X Hennepin County
X MPCA
X State Health Department
2
X Bassett Creek
Minnehaha Creek
Elm Creek
Shingle Creek
X Army Corps of Engineers
Other
4i. **;
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
42ndAvenuehchanges
il be
necessary. The oast/Wear street
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.
sre"'al condi ions.
14. X Acceleration/deceleration lanes provided -
Acceleration/deceleration lanes are required at the intersection of
County Rd 9 and Vinewood Lane and W medicine r.atiP Rd. and
15. _ _ X All existing street rights-of-way are required width -
Additional right-of-way will be required on c v Rd 9 from the
west plat line easterl3L pproximately 720 feet 20 eet wide. This
shall henn p n of
d on the north plat line southerly 840 few* 15 feet wide, lb"
shall also be confirmed with HpnneR'n Count -
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.
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. SUecajconditions.
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. City Project No. 948
19. x Conforms with City policy regarding minimum basement elevations -
Minimum basement elevations must be established for the following
lots. A minimum basement e1 ation for .n¢s adiacent to Outlots
A and B shall be 930 Lots adjacent to the pond 'n the_-SDUthwest
corner of the site, Tots 1; 2- 3- 4 and 5 _ Block 5 shall be 2.feet
valoper
above the 100 Year High Water Elevation estab
pn o'ITP -r.
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
4 1 I Lz } ; 1 • • • •
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 tan.
23. _ _ X Complies with Storm Drainage Plan -
The grading, drainage and erosion control plan has been submitted to
the City's Consulting Engineer for review to see if it is in
conformance with the City's Comprehensive Storm Drainage Plan. All
of their recommendations shall be incorporated in a revised plan.
The grading and drainage plan shall also indicate proposed methods of
erosion control, including the placement of silt fence in strategic
locations. Additionally, the following revisions will be necessary:
Shall comply with all agency permits.
24. A. The proposed location of the sanitary sewer trunk along the north plat line is
acceptable. The developer has petitioned for the extension of the trunk
sanitary sewer.
B. The following items are conditions of Hennepin County Department of Public
Works. These comments are based on original Hennepin County letter dated April
13, 1989. Since we have not received comments as yet from the County on the
Revised Preliminary Plat information. The developer must coordinate the design
of this plat with the Preliminary Design Section of Hennepin County to insure
adequate right-of-way for County Rd. 61.
The proposed access to future County Rd. 61 at the north boundary of this
development is acceptable to Hennepin County. No other direct access from this
development to County Rd. 61 will be permitted.
The location of Vinewood Lane directly opposite existing Vinewood
Lane/Cottonwood Center entrance is acceptable to Hennepin County.
5
een completed by
C. Traffic studies for the site have
er shall complybwith the following;
the City's traffic
developerconsultant. The p
1. The plat and Site Plan for the subject development shall provide additional
right-of-way for future widening of County Rd. 9 from I-494 to County Rd. 61.
9 to County
2. County Rd. 6lconcurrconcurrent w th
extended f
development.
rom County d•
Additionaldturn lanes shall
o
shall be shallbe
lane roadway
required at major intersections.
3. Provisions shall be made for a future dual left turn lane eastbound on County
Rd. 9 at Vinewood Lane into the site. When this is constructed, the cost will
be the responsibility of the developer.
4. Construct a right turn lane from County Road 9 to Vinewood Lane.
5. Construct dual left turn lanes from the southbound exit ramp from I-494 to
County Road 9.
D. Fire flow calculations shall be provided to show that the S" loop through the
site on Vinewood Lane is sufficient for fire protection.
E. West Medicine Lake Drive, adjacent to the site, must be improved before any of
the buildings within the development are occupied. This would also include the
new street intersection from West Medicine Lake Drive which provides access
into the plat. The developer is responsible for one half the cost of a 52 foot
wide, nine ton roadway in accordance with the City's Assessment Policy. Also,
this development is responsible for the cost of the left turn and right turn
lanes into the public street serving the plat.
F. The right turn lane from westbound County Road 9 to Vinewood Lane shall be
provided previous to any occupancy of any buildings within the plat.
G. As part of the development contract with the Final Plat, there shall be
included provisions for a Tax Increment Financing Agreement between the CityandthedeveloperfortheextensionofWestMedicineLakeDrivenortherlyto
County Road 10.
H. The developer is responsible for the construction of West Medicine Lake DrivefromCountyRoad9northerlythroughthenewstreetintersectionservingthe
plat, the additional right turn lane on County Road 9, dual left turn lanes
from southbound I-494 to County Road 9, and the extension of the trunk sanitary
sewer. The developer has requested that the City undertake these improvements
on their behalf, they have submitted a petition to the City requesting the
improvements and waiving their rights to special assessments. The assessments
will be in accordance with the City's Assessment Policy.
I. Nutrients from onsite storm water runoff to Medicine Lake shall not exceed pre -
development rates. The developer's engineer shall submit a storm water
treatment plan for review and approval.
J. When traffic signals are installed at Vinewood Lane and the south driveway into
the developments, the developer shall be responsible for the total cost.
K. Outlots C, D, E, and F shall be lots and blocks.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
7
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the
City Council of 9 he City of
on the 9th day
of June , 19
Mayor Schneider Councilmembers Vasiliou Ricker it r
The following members were absent: None
Councilmember vasiliou introduced the following Resolution and
moved its adoption:
RESOLUTION 89- 299
APPROVING AMENDMENT TO STAGED GROWTH ELEMENT OF THE CITY'S COMPREHENSIVE PLAN
FOR RYAN CONSTRUCTION COMPANY (89014)'
WHEREAS, Ryan Construction Company has requested approval of an Amendment to
the Staged Growthlinent
theof
the
northeastComprehensive
cornerof
CountyoRoado#9the anddevelopment
of property
494(PIN
15-118-22-13-0003 and part of 0004); and,
WHEREAS, the request would divert approximately 52 acres from the Post -1990
Urban Service Area to the current Urban Service Area; and,
WHEREAS, the Planning Commission has considered this request at a duly
scheduled Public Hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for an
amendment to the Staged Growth Element of the City's Comprehensive Plan basedonafindingthattheareatobemovedtoUrbanServicefromPost -1990 is
designated for 1989 trunk sanitary sewer service in the adopted City of
Plymouth Capital Improvements Program 1989-1993; and,
FURTHER, approval of the Comprehensive Plan Staged Growth Amendment is
contingent upon, and
and
subject
the Final
the
Platewhichd
shal l
review
be approved obyehe City
Mthe
Metropolitan Council,
Council prior to finalization of the amendment.
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.
CITY OF PLYMOUTH .
Pursuant to due call and notice thereof, a -rt-Wil ar meeting of the
City Council of the City of Plymouth, Minnesota, was held on the 5tb day
of June , 192 The following members were present:
Mayor Schneider Councilmembers Vasiliou, Ricker, zitur and _Sisk
The following members were absent: None
Co nc;lmember Vasiliou introduced the following Resolution and
moved its adoption:
RESOLUTION 89- 300
APPROVING LAND USE GUIDE PLAN AMENDMENT FOR RYAN CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested reclassification of Land Use
Guiding, from LA -3 (High Medium Density Residential) to CN (Neighborhood
Shopping Center) for property located in the northeast corner of County Road
9 and I-494; and,
WHEREAS, the Planning Commission has considered this request at a duly
scheduled Public Hearing and has recommended approval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the
reclassification of Land Use Guiding for Ryan Construction Company for
property located at the northeast corner of County Road #9 and I-494 from LA -3
High Medium Density Residential) to CN (Neighborhood Shopping Center)
classification in accordance with the MPUD Concept Plan of File 89014.
FURTHER, approval of the Land Use Guide Plan Amendment is contingent upon, and
subject to the required review and response by the Metropolitan Council, and
the Final Plat which shall be approved by the City Council prior to
finalization of the Amendment.
FURTHER, all required approvals shall be completed, the Development Contract
executed and the Building Permit for the structure of largest floor area shall
be issued with all fees paid by July 1, 1990 or this Resolution will be void,
and the reguiding will not take place.
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
VnsiliRicker, zitur and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
r_ r
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 5th day
of June , 19 89 The following members were present:
Mayor Schneider, Councilmembers Vasiliou, Ricker, Zitur and Sisk
The following members were absent: None
Councilmember Vasiliou introduced the following Resolution and
moved its adoption:
RESOLUTION 89- 301
APPROVING MULTIPLE USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR RYAN
CONSTRUCTION COMPANY (89014)
WHEREAS, Ryan Construction Company has requested approval of a Multiple Use
Planned Unit Development Concept Plan for the development of 8 commercial lots
with 372,000 square feet on approximately 52 acres for property located in the
northeast corner of County Road #9 and I-494; and,
WHEREAS, the Planning Commission has considered this request at a duly
scheduled Public Informational 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 Mixed Use
Planned Unit Development Concept Plan for Ryan Construction Company for a
development to be known as Rockford Road Plaza consisting of 8 commercial lots
with 372,000 square feet on approximately 52 acres for property located at the
northeast corner of County Road #9 and I-494 based on the following findings:
1. Compliance with the City Engineer's Memorandum including transportation
related recommendation of Strgar-Roscoe-Fausch.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. Draft restrictive covenants for the private open areas shall be submitted
with preliminary plat/plan application.
4. Petitioner will submit cross through -sections with preliminary plan/plat.
5. No private drive access shall be permitted to County Road #9 and West
Medicine Lake Drive; all private drives shall be provided by internal
public streets.
see next page)
i
RESOLUTION NO. 89-301
Page Two
File 89014
6. The Preliminary Plan/Plat shall include a detailed inventory of natural
site features and demonstrate efforts to preserve those site features.
7. Approval is subject to Metropolitan Council concurrence with a Staged
Growth Element Amendment; completion of the Environmental Review Process
EQB) and receipt of an Indirect Source Permit.
The motion for adoption of the foregoing Resolution was duly seconded
by Councilmember Vasiliou , and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider Councilmembers
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
Pursuant to due call and notice thereof, a regular meeting of the
City Council of the City of Plymouth, Minnesota, was held on the 21st day
of August , 19j12_ The following members were present:
Mayor Schneider. ounnilmemhers Vasilirni- Rirkar- 7ir„r anti ci--k
The following members were absent: None
Mayor Schneider introduced the following Resolution and
moved its adoption:
RESOLUTION 89-464
APPROVING MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT FOR RYAN
CONSTRUCTION COMPANY FOR ROCKFORD ROAD PLAZA (89014)
WHEREAS, Ryan Construction Company has requested approval of a Mixed Use
Planned Unit Development Preliminary Plan/Plat; 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 Ryan
Construction Company, subject to the following conditions:
1. Removal of all dead or dying trees from the property at the owner's
expense.
2. No Building Permits shall be issued until a contract has been awarded for
sewer and water.
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 with
Hennepin County.
4. Street names shall comply with the City Street Naming System, specifically
Vinewood Lane North to the south line of Outlot A and 42nd Place North
from that point easterly to West Medicine Lake Drive.
5. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
6. No Building Permits shall be issued until the final plat is filed and
recorded with Hennepin County.
7. No final approval is given or implied for individual site details such as
setbacks, parking, landscaping, aesthetics curb -cuts and circulation;
these will be addressed with the final plat and plan.
8. Each final site plan shall specifically address efforts to create and
maintain the appearance of site and structures in the north, east, and
south sides of the site consistent with the high visibility of the site.
see next page)
Resolution No. 89-464
Page'Two
File 89014
9. Ownership and perpetual maintenance of outlots shall be private, and
covenants implementing ownership and maintenance approved by the City
Attorney shall be recorded with the initial final plat.
10. Compliance with the City Engineer's Memorandum.
11. Completion of the Land Use Guide Plan amendment for a portion of this
site from LA -3 to CN, as evidenced by written concurrence of the
Metropolitan Council in the amendment.
12. Private access to County Road 9 (Rockford Road) is not approved. No such
access shall appear on future plan submissions.
13. A covenant to be filed on the deeds shall be prepared by the developer, to
be approved by the City Attorney, providing for construction of deferred
parking upon notification by the City of Plymouth.
14. This approval is explicitly conditioned upon the compliance with
applicable requirements of the State Environmental Review Program as
follows:
a. This approval does not preclude the imposition of changes in the
project or of mitigation measures that would reduce or avoid
environmental impacts that are disclosed in the Environmental
Assessment Worksheet (EAW), comments received on the EAW, the
Environmental Impact Statement (EIS) if an EIS is prepared, and
comments received on the EIS.
b. This approval is conditioned upon the completion of the required
Environmental Review process in accordance with State Environmental
Quality Board rules rather than on a decision that an Environmental
Impact Statement is not necessary.
c. This approval does not preclude an ultimate decision by City or by any
other governmental unit to deny approval of the project pursuant to
Minnesota Statutes Section 116D.04, Subdivision 6 in the event that an
Environmental Impact Statement should reveal that the project would be
likely to cause pollution, impairment, or distruction of the
environment and that there is a "feasible and prudent" alternative to
the project.
15. Because of the siting of the buildings, site plans shall include effective
means to screen loading and other services facing County Road 9 and West
Medicine Lake Drive. Such means must include predominantly landscape
methods and not fencing.
16. Because of the siting of the buildings, architectural treatment of the
south and east elevations (facing County Road 9 and West Medicine Lake
Drive) shall include special measures to reduce the impact of building
wall mass.
The motion for adoption of the foregoing Resolution was duly seconded
by Councilmember Sisk and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider. rounrilmPmhPrG
Vasiliou, Ricker Zitur and Sisk
The following voted against or abstained Non
Whereupon the Resolution was declared duly passed and adopted.
PROJECT NARRATIVE (AMENDED)
PRELIMINARY PLAT/M.P.U.D. SUBMISSION
11ockford
11oad ;T
Plaza
Plymouth, Minnesota
SEPTEMBER 26, 1989
For
WYAN.c
F0.
ns,
N'
Nr.
u.c. tTAio,
NncompanCORP
W Westwood Professional Services, Inc.
PROJECT NARRATIVE (AMENDED) PRELIMINARY PLAT/M.P.U.D. SUBMISSION
ROCKFORD ROAD PLAZA
PLYMOUTH, MINNESOTA
FOR:
RYAN CONSTRUCTION COMPANY
BY:
WESTWOOD PROFESSIONAL SERVICES
September 26, 1989
SUPPORTIVE PLAN SHEETS
Sheet No. Description
1 Existing Conditions - Existing Topography
2 General Development/Site Plan
3 Preliminary Plan
4 Preliminary Grading Plan
5 Preliminary Utilities Plan
6 Architectural Studies
7 Preliminary Planting Plan
8 Natural Conditions Analysis
9 Cross Sections
10 Tree Survey
11 Circulation and Staging Plan
12 Certificate of Survey and Legal Description
ROCKFORD ROAD PLAZA
TABLE OF CONTENTS
INTRODUCTION...................................................... 1
OVERVIEW OF THE DEVELOPER ......................................... 1
DEVELOPMENT TEAM .................................................. 2
FINANCIAL COMMITMENT .............................................. 3
Exhibit A...................Location Map)...................... 4
Exhibit B...................Site Location)..................... 5
LANDUSE .......................................................... 6
Existing Land Use ............................................... 6
ProposedLand Use ............................................... 6
PARK DEDICATION FEES .............................................. 6
Exhibit C...................Existing Zoning Map)............... 7
EXISTING SITE ANALYSIS ............................................ 8
Description of Existing Site .................................... 8
SoilConditions ................................................. 8
HydrologicalFeatures ........................................... 8
PRELIMINARY PLAT .................................................. 9
AMENDED M.P.U.D. PLAN ............................................. 9
PROPOSED SITE PLAN................................................10
SitePlan.......................................................10
Exhibit D...................Site Plan)......................... 11
BuildingPlans..................................................12
Parking.........................................................12
Plantings.....................................................12
GeneralContractor..............................................12
STAGING...........................................................13
GRADING...........................................................13
SITE UTILITIES....................................................13
SanitarySewer..................................................13
WaterMain......................................................13
Storm Sewer.....................................................13
ROCKFORD ROAD PLAZA
TABLE OF CONTENTS, Cont'd
TRAFFIC...........................................................14
LEGAL DESCRIPTION OF THE SITE.....................................15
APPENDIX
Runoff Hydrograph
ROCKFORD ROAD PLAZA SHOPPING CENTER
INTRODUCTION
Ryan Construction Company is proposing an amendment to its Preliminary
Plat/P.U.D. Plan for a retail/shopping complex on its 52 -acre site in the
northeast quadrant of the intersection of Interstate Highway No. 494 and
County Road No. 9. The revised development will provide a slightly larger
retail area in a modified configuration. Exhibit A is the location map
indicating the regional context of the 52 -acre site. This proposal includes a
new Preliminary Plat and Mixed Planned Unit Development (M.P.U.D.) for the
project called Rockford Road Plaza. The property is zoned FRD, Future
Restricted Development District, which means the site is actually considered
Agricultural. The Preliminary P.U.D. Plan/Plat were approved by the City
Council August 14, 1989.
Prior to the summer of 1989, the site was guided "CN," Neighborhood Shopping
Center, and "LA3," High -Medium Density Residential. The Concept plan and the
reguiding of the 10 acres of LA3 to CN were approved by the City Council on
June 5, 1989.
Included in the proposed Site Plan for the development of Rockford Road Plaza
is a mixture of commercial/retail, restaurants, and savings and banking
facilities. However, the exact use for each lot is not determined at this
time. The following table is a summary of the development proposal on the
52 -acre tract of land.
Land Use Building Area
Gen. Merchandise Stores (Block 1) 162,548 S.F.
Gen. Merchandise Stores, including
supermarket anchor (Block 2) 217,240 S.F.
Subtotal for Retail Centers 379,788 S.F.
Outlot C restaurant) 5,000 S.F.
Outlot D restaurant) 6,000 S.F.
Outlot E bank) 7,000 S.F.
Outlot F restaurant) 3,300 S.F.
Subtotal for Outlots: 21,300 S.F.
Total 401,088 S.F.
This development plan for Rockford Road Plaza combines all the proposed
facilities functionally and esthetically. Most importantly, the development
takes into consideration the overall guiding concept of the City in this area
by providing a much-needed shopping center. Roadways, ponding, lighting and
landscaping will all make for an easily accessible and attractive development
for this neighborhood in Plymouth.
OVERVIEW OF THE DEVELOPER
Ryan Construction Company of Minnesota, Inc., began in Hibbing, Minnesota, in
1938. Originally a residential builder, Ryan has, during its 51 years in
business, expanded into the corporate office, manufacturing, high tech, retail
and commercial marketplace. From an early staff of only two, Ryan has grown
to one hundred construction specialists generating over $60,000,000 of
construction annually. These Ryan professionals have developed a construction
process that can respond to virtually every conceivable financial, planning,
design and management requirement a client may have.
Throughout this growth and evolution, the bedrock of the company has not
deviated from its initial inception in 1938. Quality is the driving force
behind the Ryan Construction Company. Ryan, as a full-service company,
develops, owns and manages many of its projects. As a result, the driving
force of quality has set the direction of efforts toward projects of highest
construction techniques, materials and standards. The proposed Rockford Road
Plaza development would be governed by the same driving force, providing a
high quality, energy-efficient complex.
DEVELOPMENT TEAM
The following professionals have been retained by the developer to provide
technical services for the planning applications, engineering plans and
building plans required to construct the proposed commercial/retail shopping
center on the 52 -acre site:
General Contractors
Ryan Construction Company
700 International Centre
900 Second Avenue South
Minneapolis, MN 55402
Architects
Ryan Construction Company
700 International Centre
900 Second Avenue South
Minneapolis, MN 55402
Consulting Design Architect
Korsunsky, Krank, Erickson Architects
300 First Avenue North
Suite 500
Minneapolis, MN 55401
Site Planners, Civil 8 Traffic Engineers, Land Surveyors
Westwood Professional Services, Inc.
7101 York Avenue South
Edina, MN 55435
2
Consulting Soils Engineers
G.M.E., Inc., Consulting Engineers
2083 E. Center Circle
Minneapolis, MN 55441
FINANCIAL COMMITMENT
The proposed site is a quarry for granular materials. Years of mining have
resulted in a distressed site with a very irregular topography. The site
preparation costs to establish usable grades for development of infrastructure
and buildings will exceed those of most any other typical (unmined) site. The
developer has received City Council approval of Tax Increment Financing for
portions of the project subject to the future Developers Agreement. The
balance of project construction will be privately financed.
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LAND USE
Existina Land Use:
Much of the site is presently vacant land. There exists a small trailer in
the very southwest and an office in the southeast corner of the site. Out of
these buildings the mining operation on the site is run. Interstate Highway
No. 494 borders the property on the west; County Road No. 9 (Rockford Road)
borders the site on the south; and the property is bordered by West Medicine
Lake Road on the east. The property to the north of the site is presently
guided High Medium Density Residential and zoned FRD, Future Restricted
Development District.
Directly across Interstate Highway No. 494 from the site is property guided
and zoned Limited Business. Further to the north on the west side of
Interstate Highway No. 494 is land guided High Medium Density Residential.
Further to the south on the same side of the highway is property guided IP,
Planned Industrial.
The land to the south of the subject parcel across Rockford Road is guided CS,
Service Business. Currently there is a car dealership and Cottonwood Plaza,
which contains a gas station, bank and other retail shops located on this
property. The property further to the south along Interstate Highway No. 494
is guided High Density Residential. This land has been developed as an
apartment complex.
The properties to the east and north of the site are guided High Medium
Density Residential and zoned FRD, Future Restricted Development District, and
are currently vacant. Exhibit C is the existing Zoning Map for the area
around the site.
Proposed Land Use:
The proposed use for this 52 -acre site is as a retail/shopping center
development. As mentioned before, this development will accommodate the
immediate and future retail/shopping needs for the inhabitants of the Plymouth
Creek area of the City. Detailed site and building plans with accompanying
text, found later in this report, will further describe the developer's intent
to integrate this development into the existing site conditions and
surrounding neighborhood. The project shall be an M.P.U.D. project with B-2
zoning.
PARK DEDICATION FEES
In accordance with Section 500.25 of the City Code, Ryan Construction Company
understands a Parkland dedication fee will be requested in cash at the rate in
effect at the time the building permits are issued.
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Exhibit C
EXISTING SITE ANALYSIS
Description of Existinq Site:
The subject parcel of land encompasses 52 acres lying north of County Road No.
9, east of Interstate Highway No. 494, and west of West Medicine Lake Road.
The property to the north of the site is undeveloped and vacant.
The great variation found in the topography (see accompanying topography map)
is due to a rolling glacial topography plus the mining of existing soils by
the owner. The undisturbed portion of the site is gently to moderately
rolling in nature. A considerable amount of regrading and reshaping of the
land will need to be done along with the razing of the existing house and
outbuildings to accommodate the proposed development. Current boundary survey
and topographic maps are provided.
There is tree cover consisting mainly of sapling and mature bur oaks and aspen
along the west, north and east boundaries of the property. Many of these
trees will be removed during the soil excavation and grading process. Those
existing trees of significance that are at or very near proposed final grades
will be saved if possible and incorporated into the final site design. As
requested by the Planning Commission and Council, a detailed tree inventory
was performed and it is submitted. Illustrated on the Natural Conditions
Analysis and Sections drawings are cross-sections which demonstrate the
difficulty in saving trees. Fortunately, it is expected that several existing
trees can be preserved near the northern boundary of the site.
Subsurface Soil Conditions:
Generally, the soils on site include a mixture of silty sand, clayey sand,
occasional gray very silty clay and gravel deposits. In April of 1989 GME,
Inc., did subsurface explorations, taking 8 borings. The explorations went
from 6 to 20 feet in depth and included probes in the pit, near the
house/office, in suspected fill areas, beneath the drum storage area and near
underground tanks. No observed groundwater levels were noted during drilling
and sampling operations. Soil samples were brought to the lab and tested for
volatile organics; all OVM readings were 0.0 ppm. These tests can be seen in
their entirety in the EAW.
Hydrological Features:
The site lies within the Bassett Creek Watershed District. It appears there
are no D.N.R.-protected wetlands on the property. The Army Corps of Engineers
may have jurisdiction over a wetland located on the north property line. The
proper channels will be followed to ensure correct handling of the ponding
area. Currently, a portion of the site drains into the existing pond on the
north property line. Another part drains into the Mn/DOT pond located to the
southwest of the site and the remaining portion drains to the southeast corner
of the site where existing ditches and pipes convey it to Medicine Lake.
C
PRELIMINARY PLAT
The proposed plat will create two blocks (one on either side of Vinewood
Lane); Right-of-way for Vinewood; additional R.O.W. for Rockford Road and West
Medicine Lake Road; Outlot A, which is the north buffering strip along
Vinewood Lane; Outlot B, which is the stormwater ponding area; and Outlots C
through F, which will be for future freestanding retail uses. All lots shall
have frontage on a dedicated street but cross easements shall be provided for
vehicular access between roads and lots. A scenic easement will also be
placed on the northern 60 feet of Lot 1, Block 1, the scenic easement to be
applied subsequent to the execution of the grading plan.
The following lot size summary is proposed in this preliminary plat:
Block 1
Lot 1 17.3 acres
Outlot A 5 acres
Outlot E 1.8 acres
Outlot F 1.2 acres
Block 2
Lot 1 22.4 acres
Outlot B 1.8 acres
Outlot C 1.1 acres
Outlot D 1.4 acres
Vinewood Lane and County
Road No. 9 R.O.W. 4.2 acres
W. Medicine Lake Rd. R.O.W. 0.2 acres
TOTAL 51.9 acres
AMENDED M.P.U.D. PLAN
The amended preliminary P.U.D. plan features a repositioning of anchor general
merchandise retailers to the west side of Vinewood Lane. Vinewood Lane
through the project) moved easterly some 290'-300' to facilitate this change.
The revision allows for a better utilization of all lots west of Vinewood
Lane. The number of peripheral, freestanding sites has decreased, from a
retail center plus 9 lots to two retail centers (one each side of Vinewood)
and 4 freestanding lots. The net retail square footage went from
approximately 338,139 to 401,088 square feet (pending improved detailing of
outlots which are only shown schematically at this time). Additionally, the
site plan no longer illustrates an access point onto County Road No. 9 except
for Vinewood Lane.
The common goals which the City and Developer share on this project (which may
be viewed as P.U.D. attributes) are:
1. Work with the extreme topography (80' difference from northwest to
southeast) to preserve as much relief as possible while making
usable sites.
2. Establishment of an extension of Vinewood Lane into the site which
0
aligns with the platted Vinewood (south of CR 9). This goal makes
the southernmost lots west of Vinewood "shallow" and the lot just
north of the Mn/DOT pond "deep." Use of these unusually shaped
sites requires some flexibility.
3. Preservation of existing quality vegetation on-site whenever it
appears feasible.
4. Establishment of a buffer system on the north and east portion of
the site.
5. Minimizing openings onto Vinewood Lane.
PROPOSED SITE PLAN
Site Plan:
The site plan for the subject property entails a mix of commercial service
uses and a shopping center complex that utilizes shared facilities to as large
a degree as is possible. In this way, the site plan for the development
begins to convey an integration of building locations and road alignments that
make a strong, unified design statement.
The only thoroughfare proposed for the site is Vinewood Lane as an extension
of the existing street in Cottonwood Plaza north across County Road No. 9. It
runs north and eventually curves to the east where a connection with West
Medicine Lake Road is proposed near the property's north boundary. All other
roads are private, internal roads to serve the needs of the proposed buildings
and their accompanying parking. Cross easements will be provided.
The main shopping center complex is situated on the easterly portion of the
site. The complex will probably house a large supermarket, general
merchandise stores, drugstore, liquor store and clothing store, as well as
other services and retail. Outlots C and D will likely be restaurant sites.
A large general merchandise department store with an abutting retail tenant
will form a retail center on the westerly portion. A restaurant and bank are
probable uses for Outlots E and F. Parking and service areas for each
building and use are shown on the site plan. As the use of these sites
becomes certain, their site plan may change. There will be pylon signage
along Interstate Highway No. 494, County Road No. 9 and the Vinewood Lane
extension. There will also be monument signage along Vinewood Lane only.
10
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Exhibit D
Building Plans:
The shopping centers and all other buildings will be generally as illustrated.
All building facilities will feature state-of-the-art design and materials and
will be architecturally attractive as well as blend nicely into one cohesive
development.
Parking•
Parking for the Amended Preliminary P.U.D. plan was established on the basis
of 6 spaces per 1000 square feet of building for retail uses, 1 space per 2.5
seats for restaurants and 10 spaces per 1000 square feet of bank building
square footage. On the 401,088 square feet project proposal, the requirement
would be 2519 spaces; 2525 spaces are provided. The overall parking to
building square footage ratio is 6.3 spaces per 1000 square feet.
Plantings:
A preliminary planting plan is provided which has the following characteris-
tics.
1. Emphasis on buffering of the east and north portion of the site.
2. Preservation of existing trees on the north 60 feet of Lot 1,
Block 1.
3. Boulevard type plantings along Vinewood Lane on private property.
4. Use of a plant palette featuring the 3 types of plant association
originally there: lowland (ash, silver maple, willow, etc.),
Maple Linden Association (Norway, red and sugar maple, American
and Littleleaf Linden) and Oak Savannah Association (Swamp White
and Pin Oak, Hackberry, Ironwood, Hawthorn).
5. Ornamental plantings to provide seasonal color and interest
crab-apple, quaking aspen, amur maple, etc.)
6. Accent plantings using evergreen trees, shrubs and deciduous
ornamental plantings at major entry points.
7. Use of plant materials in combination with retaining walls and
structural slopes to feature plants and preserve land forms.
General Contractor:
Utilizing over half a century of experience in construction, Ryan has evolved
a construction process that can respond to virtually every conceivable
financial, planning, design and management requirement that may occur. The
Ryan construction process is directed by the Ryan Project Manager, in concert
with the Construction Superintendent and Project Engineer. The Ryan
professionals manage and control the budget, schedule, trade contractors and
pay requests to resolve any construction issue that may arise.
12
To ensure tenant occupancy in a timely fashion, and to properly respond to
requirements, construction expertise in key areas is demanded. In order to
meet these difficult time deadlines, careful consideration must be given to
the construction schedule and the experience, commitment and ability to
accurately project an occupancy date.
STAGING
The Developer is proposing a municipal approval process (assuming favorable
city processing) which would allow construction grading beginning late in
1989. The initial construction would be rough site grading of the entire site
to establish roads, ponding and approximate building pads. Phase I Building
Construction would begin immediately after site grading and include the two
retail centers (Block 1, Lot 1 and Block 2, Lot 1). Phase II Building
Construction would be Outlots C, D, E and F. Total buildout would be 1992.
GRADING
Site grading will involve extensive excavation and embankment to establish
grades suitable for commercial development. The use of structural slopes of
1:1, over -planted with ground cover, and retaining walls will be necessary.
Grading beyond the property lines onto the I-494 R.O.W. is proposed. This
concept has been discussed and reviewed favorably by the Minnesota Department
of Transportation.
SITE UTILITIES
Sanitary Sewer:
The proposed development is located in Sewer District NC -7 of Plymouth's
Comprehensive Sewer Policy Plan. There are currently no existing sanitary
sewer lines which service this property. However, according to the City's
Comprehensive Plan, they are proposing an extension of the trunk interceptor
system with a 24" sewer along West Medicine Lake Road with the 1989
construction season. This being the case, the property could tie into and be
adequately served by this system. Further study is currently being done to
ensure the feasibility of this consideration.
Water Main:
Currently there is an 8" D.I.P. stub located by the southern entrance to the
site at County Road No. 9 and Vinewood Lane. Furthermore, the City's guide
plan calls for the extension of a 20" water main along the east side of the
property along West Medicine Lake Road during the 1989 construction season.
The site water system provides sufficient supply for firefighting, provided
the 20" water main is constructed.
Storm Sewer:
The site has approximate 37.755 acres in Basin BC -30. An additional 1.516
acres of offsite boulevard area is also tributary to the outfall.
13
Approximately 13.9 acres of the site is in Basin BC -31. Pond P-14 is in Basin
BC -31.
The proposed development produces runoff that exceeds the maximum flow rate
permitted. A detention pond is proposed to reduce the peak flow of the design
storm to 47 cubic feet per second. An additional 1.89 acre feet of capacity
has been added to compensate for the encroachment of Vinewood Lane grading
into Pond P-14 north of the site.
Bassett Creek Watershed requires a pond to trap sediment during construction.
The proposed pond has been located where it can be used to provide required
treatment during construction. A special outlet will be installed to obtain
the required detention time.
Runoff calculations used Soil Conservation Service Publication TR55. A sample
of those calculations and the runoff hydrograph is attached in Appendix.
TRAFFIC
Traffic studies have been undertaken by both the developer and the City. The
general traffic impacts have been thoroughly studied and the current plan
incorporates numerous traffic and transportation concerns, including:
o No vehicular access to or from County Road No. 9 except for
Vinewood Lane.
o Additional R.O.W. for County Road No. 9 is provided.
Approximately 7' of width is to be dedicated starting at the
southwest corner and continuing 720' to the east.
o Additional R.O.W. for West Medicine Lake Road is provided.
Approximately 17' of width is to be dedicated starting at the
northeast corner of the site and continuing for approximately 850'
to the south.
o Access points onto Vinewood have been reduced and spaced better
than in the previous Preliminary M.P.U.D. submission.
Additionally, submitted with the exhibits is a Traffic Circulation
Plan on which all street and right-of-way, width and curb types are stated.
14
LEGAL DESCRIPTION OF THE SITE
LEGAL DESCRIPTION, PARCEL 1:
All of the SA of NEk of Section 15, Township 118, Range 22 and all of the NWk of
the SEk of Section 15, Township 118, Range 22, lying north of the north line of Hennepin
County Road No. 9, as per Lis Pendens Document No. 5157722, except:
that part which lies southwesterly of a line run parallel with and distant 88.00 feet
northeasterly of the first following described line and its southeasterly extension
and southwesterly of the second following line:
Line 1. From a point on the south line of said Section 15, distant 728.9 feet West
of the South Quarter corner thereof, run northeasterly at an angle of 75° 30' 45"
with said south section line for 2101.12 feet; thence deflect to the left at an aW e
of 17° 16' 10" for 328.65 feet; thence deflect to the right at an angle of 114° 48
for 239.08 feet to the point of be inning of the line to be described; thence deflect
to the left at an angle of 129° 30 for 600 feet and there terminating.
Line 2. From a point on Line 1 described above, distant 57.49 feet northwesterly
of its point of beginning, run northeasterly at right angles with said Line 1 for
88 feet to the point of beginning of Line 2 to be described; thence run southesterly
to the point of intersection of the northerly boundary of said County Road No. 9 with
a line run at right angles northerly from the point of termination of Line A described
below and there terminating;
Line A. From a point on the south line of said Section 15, distant 728.9 feet West
of the south quarter corner thereof, run northeasterly at an angle of 75° 30' 45"
with said South section line for 2101.12 feet; thence deflect to the left at an angle
of 17° 16" 10" for 328.65 feet to the point of beginning of Line A, to be described;
thence deflect to the right at an angle of 114° 48' for 245.46 feet; thence deflect
to the left on a 5° 00' curve (delta angle 40° 47% having a length of 815.67 feet
for 534.5 feet and there terminating.
And except a strip 322 feet in width adjoining and northeasterly of the above described
88.00 feet parallel line; northeasterly of Line 2, above described and southerly of
a line run parallel with and distant 140 feet northerly of the east and west quarter
line of said Section 15.
15
LEGAL DESCRIPTION, PARCEL 2:
All that part of the East 268.74 feet of the East Half of the East Half of the Southwest
Quarter of Section 15, Township 118, Range 22, lying North of the north line of County
State Aid Highway No. 9, and the East 268.74 feet of the Southeast Quarter of the
Northwest Quarter of Section 15, Township 118, Range 22,
except that part of said tracts which lies westerly of a line run parallel with and
distant 100 feet easterly of the following described line: Beginning at a point on
the south line of said Section 15, distant 728.9 feet West of the South Quarter corner
thereof; thence run northeasterly at an angle of 75° 30' 45" with said South Section
Line for 360.98 f eet; thence deflect to the left on an 00 30' curve (delta angle 171
16' 10") for 3453.89 feet; thence on tangent to said curve for 300 feet and there
terminating; and
except all that part of the above described tract which lies easterly of the above
described strip and southwesterly of a line run parallel with and distant 88 feet
northeasterly of the following described line: From a point on the south line of
said Section 15, distant 728.9 feet West of the South Quarter corner thereof, run
northeasterly at an angle of 75° 30' 45" with said South Section line for 2101.12
feet; thence deflect to the left at an angle of 17° 16' 10" for 328.65 feet; thence
deflect to the right at an angle of 114° 48' for 239.08 feet to the point of beginning
of the line to be described; thence deflect to the left at an angle of 129° 30' for
691.16 feet; thence deflect to the right on a 6° 00' curve (delta angle 131 28' 30")
for 224.58 feet and there terminating; and
except all that part of the above described tract which lies easterly of the first
above described strip, northerly of the last above described strip and westerly of
the following described line: From a point on the first above described line, distant
784.47 feet southerly of its point of termination, run easterly at right angles with
the first above described line for 100 feet to the point of beginning of the line
to be described; thence run southerly to the point of termination of the above described
88 foot parallel line and there terminating; and
except that part of the above described tract which lies easterly of the above described
88 foot parallel line and southerly of a line run parallel with and distant 140 feet
northerly of the East and West Quarter line of said Section 15.
A part of the north line of said Southeast Quarter of the Northwest Quarter of said
Section 15 is marked by Judicial Landmarks set at the northeast corner of said Quarter -Quarter
section and at a point in the north line of said Quarter -Quarter Section 649.75 feet
West from the northeast corner thereof, pursuant to Torrens Case No. 11678.
Being registered land as is evidenced by Certificate of Title No. 724744.
16
LEGAL DESCRIPTION, PARCEL. 3:
That part of the Southeast Quarter of the Northeast Quarter and the Northeast Quarter
of the Southeast Quarter, all in Section 15, Township 118, Range 22, Hennepin County,
Minnesota, lying West of the center line of West Medicine Lake Drive (formerly West
Medicine Lake Road) as described in Document No. 3720378 and lying northerly of the
line designated "survey line" on the plat of Hennepin County State Aid Highway No.
9, Plat 9.
Being registered land as is evidenced by Certificate of Title No. 699225.
17
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ROCKFORD ROAD PLAZA
PROJECT NO. 4-1329
Recurrence Year =
24 F•Ir rainfall (in) =
Area (acres) =
CN =
S =
Runoff (inches) _
Hydr Length (ft) _
Avg Wtrshd Slope (%) _
Lag (hour) _
Hyd length Modified =
Impervious Area =
Time of Conc (hr) _
Basic Peak Dis (cfs) _
Hyd Length Mod Adj =
Impervious Area Adj =
Pond & Swamp Adj =
Peak Discharge (cfs) _
Runoff (Acre feet)
Cubic feet) _
Printed: 24 -Sep -89
TR 55 DRAINAGE ANALYSIS
Area No Area CN Area*CN
5 Al 1.670 86 143.64
3.61 0.00
1.670 0.00
86 0.00
1.628 0.00
2.193 0.00
50 0.00
10.000 0.00
0.007 0.00
0.00 0.00
0.00 0.00
0.01 0.00
1,389 0.00
1.00 0.00
1.00 0.00
1.00 0.00
7.946 0.00
0.3052 0.00
13,293 0.00
0.00
0.00
CONCEPT DEVELOPMENT PLAtd.
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CURRENT ZONING
PROPOSED ZONING
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CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
REPORT DATE
FILE NO.:
PETITIONER:
REQUEST:
LOCATION:
GUIDE PLAN CLASS:
ZONING:
BACKGROUND:
PLANNING AND ZONING APPLICATION STAFF REPORT
October 16, 1989 COMMISSION MEETING DATE: October 25, 1989
89061
OPUS Corporation
Revised MPUD Preliminary Plan/Plat, Conditional Use Permit,
Rezoning and Comprehensive Plan Amendment
Northwest corner of State Highway 169 and County Road 10
Bass Lake Road)
IP (Planned Industrial) and CL (Limited Business)
MPUD 89-1
By Resolution 81-339, an MPUD Concept Plan was approved on the subject parcel
for the Tennant Company in 1981. Concurrent with that action, by Resolution
81-340, the Land Use Guide Plan was also amended, resulting inuiding of the
property to CL (the eastern portion) and IP (the western portion .
On February 27, 1989 the City Council approved Resolutions 89-105 and 89-106
approving an Amended MPUD Concept Plan and an MPUD Preliminary
Plan/Plat/Conditional Use Permit for this parcel. At its meeting May 1, 1989,
the City Council approved an MPUD Final Plan and Final Plat for a 25 acre
portion of this PUD for the 200,000 square foot Schneider U.S.A. building.
The Final Plat covered the entire 210 acre parcel with all but the Schneider
U.S.A. site becoming an outlot.
On August 21, 1989 the City Council approved Resolution 89-468 approving an
Amended Mixed Planned Use Development Concept Plan for this parcel.
Notice of this Public Hearing has been published in the official City
newspaper and mailed to all property owners within 500 feet. A development
sign has been placed on the property.
PRIMARY ISSUES AND ANALYSIS:
1. The proposal calls for a revised MPUD Preliminary Plan/Plat/Conditional
Use Permit and Comprehensive Plan Amendment covering the entire 210 acre
see next page)
Page Two
File 89061
site which the reference Concept Plan was proposed. The Preliminary
Plan/Plat and Conditional Use Permit, quantitatively is similar to as the
approved Concept Plan.
The Comprehensive Plan amendment is to the Park System Element regarding
trails proposed for dedication to the public, but not currently on the
Trail System Plan. The petitioner's September 15, 1989 narrative
addresses this request.
Rezoning is from FRD (Future Restricted Development) to B-1 (Office
Limited Business) and I-1 (Planned Industrial) consistent with the guiding
of the site and the use structure of the PUD plan.
2. The applicant has submitted, together with the graphics required by the
Ordinance, a narrative dated September 15, 1989. Therein, the applicant
discusses the project in greater detail including analysis of existing
site features; a listing of what the applicant views as "PUD attributes";
and a review of flexibility the applicant seeks from Zoning Ordinance
standards as a function of his PUD Plan.
It has been the practice of the City to not grant final approval for site
details such as setbacks, parking, landscaping, and circulation concurrent
with the approval of the MPUD Preliminary Plan and Conditional Use Permit.
Consistency with that practice would preclude reference to setbacks for
structures and parking to the extent that such setbacks vary from existing
Ordinance standards. There are relevant design issues in the context of
spacial relationships and interface with public systems and other
properties.
3. Resolution 89-468 provided specific direction to the applicant with
respect to features or exhibits expected with the MPUD Preliminary
Plan/Plat/Conditional Use Permit. These conditions of Concept Plan
approval were as follows:
a. The Preliminary Plan/Plat application shall address the flood plain as
shown in Flood Plain Management Ordinance Standards.
b. "Touchdown" for public street access to Bass Lake Road shall be
limited to Nathan Lane and Trenton Lane.
c. All trails constructed within the development shall be constructed to
City of Plymouth trail specifications but will be private, with
ownership and perpetual maintenance the responsibility of the property
owner association. No park dedication credit will be available for
this trail construction, per City Policy. The developer may petition
the City to have the proposed trails included in the City
Comprehensive Trail Plan.
The submitted MPUD Preliminary Plan/Plat/Conditional Use Permit
documentation does address these items. The applicant in his letter of
September 15, 1989, addresses the issue of having the proposed trails
included in the City Comprehensive Trail Plan.
see next page)
Page Three
File 89061
4. The Zoning Ordinance provides that the Planning Commission, after holding
a Public Hearing, shall make its recommendation to the City Council
regarding a PUD Preliminary Plan/Plat and Conditional Use Permit based on
and including the following:
a. Compatibility with the stated purposes and intent of the Planned Unit
Development. In addition to those attributes suggested by the
petitioner in his narrative submissions, the Ordinance provides a list
of five expected attributes within Paragraph 1 of Section 9,
Subdivision B. The applicant, clearly, is using trained and
experienced professionals in the development related to assist him in
the design of this project, thereby meeting one attribute of the
Ordinance. The provision for the trail if it remains private,
responds to the attribute of suitable common facilities to serve
purposes of the Planned Unit Development. Another Ordinance specified
attribute that can be applied to a commercial development such as this
is that of the affirmative design efforts towards the preservation and
enhancement of natural site characteristics.
b. Relationship of therrooposed plan to the neighborhood in which it is
proposed to be located to the City's Comprehensive Plan and to other
provisions of the Zoning Ordinance. A significant concern during the
review of the Concept Plan for this site was the potential for impact
on County Road 10 from this project. Direction was that high amenity
and heavily landscaped areas shall be provided and there shall not be
dumpsters, loading docks or similar facilities facing County Road 10.
The plan identifies that parking areas will be adjacent to County Road
10 thus eliminating the concern of loading docks and dumpsters being
placed along this area.
The Comprehensive Plan amendment to the Park System Element is
responsive to the Concept Plan approval condition directed at the
petitioner's request to include the internal trails on the trail
system plan. The Parks and Recreation Advisory Commission reviewed
this issue at its October 12, 1989 meeting and unanimously voted
against, recommending this request as part of the Park System Plan.
Attached is the excerpt of the minutes from that meeting along with
the memo from Eric Blank, Director of Parks and Recreation.
c. Internal organization and adequacy of various uses or densities*
circulation of Darkina facilities. recreation areas and open spaces.
Design of the internal circulation and parking facilities to the
degree represented in an MPUD Preliminary Plan is generally adequate.
The plan shows potential for parking ramps on some of the sites to
help accommodate the parking needed.
see next page)
Page Four
File 89061
5. The Director of Parks and Recreation has informed us that Hennepin County
Parks has determined that they (Hennepin Parks) will acquire 3.59676 acres
in the northwest corner of this site for addition to Eagle Lake Regional
Park. Director Blank therefore recommends Outlot A be reduced to the size
of the desired regional park acquisition, and that the City accept title
to the resulting outlot as a portion of the required park dedication for
the plat. Outlot A (at 3.59676 acres) would be later sold to Hennepin
County Parks. The Parks System Plan shows Pike/Eagle Lake Regional Park
as "existing" to include at least the 3.59676 acres proposed to be added
to the park by this action. Therefore, should the City Council approve
this financial guarantee arrangement there would be no conflict with the
Comprehensive Plan.
6. An Environmental Impact Statement is being prepared for this proposal as a
mandatory requirement due to scale, and is under review by the City staff.
State rules provide that Preliminary Plat approval is a "final act" that
should not occur before the EIS review process is done. An alternative is
to conditionalize the Council approval in a specific manner so that the
proposal could be revisited if the EIS review warranted changes.
7. The petitioner continues to propose creation of a 40 acre outlot on the
east side of the site for dedication to the City for storm water holding
purposes. The MPUD Concept Plan approval resolution states that the title
to this area remain private, but that the developer "...has the
opportunity to submit plans and suggest other alternatives to the
City...". No new plans or alternatives have been submitted addressing
this issue. The developer c uld benefit in terms of lot coverage
calculations by retaining the land within individual lots.
PLANNING STAFF COMMENTS:
1. The proposed MPUD Preliminary Plan/Plat and Conditional Use Permit is
generally responsive to the approved Concept Plan approval.
2. We find the proposal to design the storm water holding area in the
northeast portion of the site as a separate parcel to be deeded to the
City is inconsistent with the manner with which such storm water holding
areas are provided in the City. We recommend that the lot lines of the
adjoining properties be extendedht rough the storm water holding area and
that a public storm water drainage easement be provided covering that
portion below the elevation required for protection. An alternative to
extending these lot lines into this area would be to have this under
common maintenance agreement of the development.
3. The Parks and Recreation Advisory Commission finding and recommendation
regarding the proposed trails is concurred in by staff. We find no
overall public basis for an amendment to the Trail System Plan to
incorporate the internal trails proposed by this developer. Those
proposed private trails are a notable MPUD attribute, however.
4. Minnesota Environmental Quality Board rules find a Preliminary Plat to be
a "final action" by a local government. Final actions may not be taken
see next page)
Page Five
File 89061
prior to completion of the environmental review process. Therefore the
recommended preliminary plat conditions include specific language
recommended by the City Attorney appropriately conditioning the approval
on satisfactory completion of the environmental review process. The
condition must read exactly as drafted for the preliminary plat to be
acted upon in any manner by the City.
RECOMMENDATION:
I hereby recommend approval of the MPUD Preliminary Plan/Plat and Conditional
Use Permit for Bass Creek Business Park as reflected in the attached draft
resolution of approval.
I hereby recommend denial of the Comprehensive Plan amendment to the Park
System Element for Bass Creek Business Park as reflected in the attached draft
resolution of denial.
Conditions related to ownership of the storm water holding area; internal
trail system ownership and environmental review are included with those
generally found with MPUD Preliminary Plats/Plans and those carried forward
from Concept Plan/Approval.
Submitted by:
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
Charles E. Dillerud,
Draft Resolution of Approval of
Conditional Use Permit
Draft Resolution for Denial of
Engineer's Memorandum
Petitioner's Correspondence of
Location Map
ity Development Coordinator
the MPUD Preliminary Plan/Plat and
the Comprehensive Plan Amendment
September 15, 1989
Resolution 89-105, 89-106, and 89-468
The 1989 Concept Plan
Large Plans
pc/cd/89061:jw)
APPROVING AMENDED MIXED USE PLANNED UNIT DEVELOPMENT PRELIMINARY
PLAN/PLAT/CONDITIONAL USE PERMIT FOR OPUS CORPORATION FOR BASS CREEK BUSINESS
PARK (MPUD 89-1) (89061)
WHEREAS, OPUS Corporation has requested approval of an Amended Mixed Use
Planned Unit Development Preliminary Plat/Plan/Conditional Use Permit for the
development of approximately 210 acres located at the northwest corner of
Highway 169 and County Road 10; and,
WHEREAS, the City Council, by Resolution No. 89-468 approved an MPUD Concept
Plan for this site; and,
WHEREAS, the Planning Commission has reviewed the request at a duly called
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 Amended Mixed
Use Planned Unit Development Preliminary Plan/Plat/Conditional Use Permit for
OPUS Corporation for a development to be known as Bass Creek Business Park
consisting of approximately 210 acres located at the northwest corner of
Highway 169 and County Road 10 subject to the following conditions:
1. Compliance with the City Engineer's Memorandum including recommendations
related to the findings of the Environmental Impact Statement.
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 with
credit for dedication of Outlot A reconfigured to a size of 3.5967 acres
consistent with the recommendation of the Director of Parks and
Recreation.
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 of Policy Resolution 89-439
in the Final Plat and Development Contract approval.
9. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
see next page)
Page Two
File 89061
10. "Touchdown Points" for public street access to Bass Lake Road shall be
limited to Nathan Lane and Trenton Lane.
11. The rezoning of this parcel shall reflect the relationship between CL and
IP land uses and classifications as depicted by this plan amendment.
12. All public street right-of-way shall be dedicated with the Final Plat.
13 This approval is explicitly conditioned upon the compliance with
applicable requirements of the State Environmental Review Program as
follows:
a. This approval does not preclude the imposition of changes in the
project or of mitigation measures that would reduce or avoid
environmental impacts that are disclosed in the Environmental Impact
Statement (EIS), and comments received on the EIS.
b. This approval is conditioned upon the completion of the required
Environmental Review process in accordance with State Environmental
Quality Board rules rather than on a decision that an Environmental
Impact Statement is not necessary.
c. This approval does not preclude an ultimate decision by City or by
any other governmental unit to deny approval of the project pursuant
to Minnesota Statutes Section 116D.04, Subdivision 6 in the event
that an Environmental Impact Statement should reveal that the project
would be likely to cause pollution, impairment, or destruction of the
environment and that there is a "feasible and prudent" alternative to
the project.
14. All trails constructed within the development shall be constructed to
City of Plymouth trail specifications but will be private, with ownership
and perpetual maintenance the responsibility of the property owner
association. No park dedication credit will be available for this trail
construction.
15. The storm water drainage area located in the northeast corner of the site
shall be owned privately but subject to a drainage and utility easement
in favor of the City of Plymouth.
16. No grading or site preparation/alteration shall be initiated prior to
completion of the environmental review process.
17. Site plans or approvals for the parcels that appear to back up to county
Road 10 shall be high amenity and heavily landscaped and shall not have
dumpsters, loading docks, or the like on the rear side.
see next page)
Page Three
File 89061
18. No final approval is granted or implied for individual site details such
as setbacks, parking, landscaping, aesthetics curb -cuts and circulation;
these will be addressed with the final plat and plan.
19. Each final site plan shall specifically address efforts to create and
maintain the appearance of site and structures of the site consistent
with the high visibility of the site and the requirement for transition
to residential structures located north of the site.
20. All pertinent issues raised by agencies responding to the Environmental
Impact Statement shall be addressed or mitigated, as required, with
initial Final Plat/Final Site Plan documentation.
DENIAL OF COMPREHENSIVE PLAN AMENDMENT FOR OPUS CORPORATION FOR BASS CREEK
BUSINESS PARK LOCATED AT THE NORTHWEST CORNER OF HIGHWAY 169 AND COUNTY ROAD
10 (89061)
WHEREAS, OPUS Corporation has requested approval of a Comprehensive Plan
Amendment for Bass Creek Business Park located at the northwest corner of
Highway 169 and County Road 10; and,
WHEREAS, the Plymouth Parks and Recreation Advisory Commission has considered
the proposed amendment and recommends denial; 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 hereby does deny the Comprehensive Plan Amendment
for OPUS Corporation for Bass Creek Business Park located at the northwest
corner of Highway 169 and County Road 10, based on the following findings:
1. Substantial benefit to the general public as opposed to the specific
development site has not been demonstrated.
2. The intent and purposes of the Trail System Plan are accurately reflected
in current trail corridors in this neighborhood. No changes in the
conditions or errors in the plan have been demonstrated.
City of Plymouth
E N G I N E E R' S M E M 0
to
Planning Commission & City Council
DATE: October 18, 1989
FILE NO.: 89061
PETITIONER: Mr. Robert Worthington, Opus Corporation, 9900 Bren Road East,
Minnetonka, MN 55343
PRELIMINARY PLAT: BASS CREEK BUSINESS PARK ADDITION
LOCATION: Northwest quadrant of intersection of County Road 10 and State
Highway 169 in the northeast 1/4 of Section 1.
ASSESSMENT RECORDS;
N/A Yes No
1. X Watermain area assessments have been levied based on proposed use.
2. X Sanitary sewer area assessments have been levied based on proposed
use.
3. X SAC and REC charges will be payable at the time building permits are
issued. ThAsp 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: The area assessments do not include Pond SC -P21 or
the proposed Hennepin County Park property, Outlot A Water area
assessments based on 166-S6 acres - 28-06 acres previously assessed =
118.9 acres x $2.370 ,ppr acre - $328-245 Sanitary sewer area
assessments based on 166.56 acres - 28.06 acres previously assessed =
138.5 acres x $1,320 pPr acre = $182.820.
5. Other additional assessments estimated: Sanitary sewer lateral
charges for connection to the City trunk sanitary sewer• 2-045 feet
x $A.68 per foot = $54,560.60.
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. Existing sanitary
newer easement within proposed Block 2 shall be dimensioned.
The watermain running noLth from Nathan Court to Trent *+ Court shall
be con—.d rea private An easement will not b a regUired on the final
flat or this mainfoaL-QAfiA=,11]1,Jw for, the sanitary newer shall
be provided over O tint R for the sanitary sewer extended from the
trunk sanitary sew r to serve
Tits to and 11 Block 2.
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. All Ronding easements shall be dedicated
by casement to the 100 year pond elevation o f,882.0 for Pond—N---E14
885.8 for Basin No. 1. 885.0 for Basin No. 2. 894.2 for Bas?n No. 3.
and 877.8 for Basin-N2,--4-
9.
asinNo.4.
9, X All existing unnecessary easements and rights-of-way have been
vacated
It will be necessary to vacate the obsolete easements/right-of-way to
facilitate the development. This is not an automatic process in
conjunction with the platting process. It is the owner's
responsibility to submit a petition as well as legal descriptions of
easements proposed to be vacated.
10. X The Owner's Duplicate Certificate of Title has been submitted to the
City with this application - If it is subsequently determined that
the subject property is abstract property, then this requirement does
not apply.
It will be necessary for the property owner to provide the City
Attorney with the Owner's Duplicate Certificate of Title in order
that he may file the required easements referred to above.
11. X All necessary permits for this project have been obtained -
The following permits must be obtained by the developer:
X DNR
Bassett Creek
X MnDOT X Minnehaha Creek
X Hennepin County Elm Creek
X MPCA
Shingle Creek
X State Health Department X Army Corps of Engineers
Other
2 -
4:_:
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. Street naming shall be in accordance with City Dolicv.
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 -
Deceleration lanes are required at the intersection of
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. YSa Special Conditions
3 -
N/A Yes No
17. _ _ X Preliminary utility plans submitted comply with all City requirements
The developer has submitted the required preliminary plans for the
proposed sanitary sewer, watermain and storm sewer facilities. 929
Special Conditions
18. X Per developer's request a preliminary report and plan will be
prepared by the City -
x 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. As shown on the grading plan
20. X The preliminary plans conform to the City's adopted Comprehensive
Water Distribution Plan -
The following revisions will be required: The 12 inch watermain on
County Road 10 noted as future- by City of Plymouth: shall be by
developer.
21. _ X The preliminary plans conform to the City's adopted Comprehensive
Sanitary Sewer Plan -
The following revisions will be required:
4 -
gE IMINARY 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
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 comnly with all agency permits.
24. A. The watermain cross at the intersection of Trenton Lane and County Road 10
shall be replaced with a "T". Watermain will not be extended to the east along
County Road 10.
B. Gate valves shall be placed at the end of Nathan Court, Trenton Court, and at
the intersections of Nathan Court and Nathan Lane and Trenton Court and Trenton
Lane.
C. The DNR is questioning why it is not possible to avoid the destruction of all
wetland areas, both DNR protected and those under Corps jurisdiction. Also, a
mitigation plan for unavoidable wetland losses shall be prepared. They are
requesting alternatives be evaluated for storm water management other than
using protected wetlands. This study shall be presented to the City for
approval before. final plat approval.
D. Hennepin County Parks has notified the City they want 4.19 acres of the 10.76
acres noted in Outlot A of Bass Creek Business Park 2nd Addition. The
preliminary plat shall be revised accordingly incorporating the remaining land
into the adjacent lots.
E. Outlot B shall be incorporated into the adjacent lots. The necessary ponding
easement shall be dedicated by easement to an elevation of 882.0.
F. A 15 foot wide easement for trail purposes shall be provided along the north
sides of County Road 10 from Trenton Lane to the east 730 feet.
G. The plat shall comply with all changes directed during the approval of the EIS.
5 -
H. No approval is given to access points at this time as these will be reviewed
with the final site plans.
I. Basin No. 3 cannot be used as a siltation basin and a separate basin is
required for this purpose.
Submitted by:
Daniel L. Faulkner, P.E.
City Engineer
OPUS CORPORATIboi
DESIGNERS • BUILDERS - DEVELOPERS
800 Opus Centu
9900 B&er Rca ;as,
M nnetonka, M nrescta 55343
6'.2i 930-4444
September 15, 1989
Mr. Chuck Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: Bass Creek Business Park
Dear Mr. Dillerud:
Ma l ng Address
P 0 Box 150
M nneapolis, M nneseta 55440
112D
ffT F 9 N, R T
SEP 1 S 1989
CITY OF P Y&AC) JTHCQA"V'UI ITY DEVELOPMENT DEPT.
Opus Corporation, in behalf of The Tennant Company and Schneider (USA), is
pleased to submit the enclosed preliminary plat and development plan for
the 201 acres of land comprising the Bass Creek Business Park in the
northeast corner of the city for consideration of approval by the Planning
Commission and City Council.
The preliminary plat and development plan closely adheres and corresponds
to the Bass Creek Business Park concept development plan which was earlier
reviewed and approved by the Planning Commission and City Council. The
objective of the enclosed plans and supportive narrative information, which
was prepared with the considerable assistance of BRW who is our planning
consultant for the development, is to put in place the appropriate city
implementation tools and engage those procedures required to allow Opus to
continue with the timely and successful development of the Bass Creek Park
development concept.
As you know, the first flagship building in the Park, Schneider (USA), is
already under construction. A portion of the infrastructure improvements
that were designed to service the entire Park were dedicated and are
currently under construction as a part of the Schneider (USA) development
program. The enclosed PUD Preliminary Development Plan and plat, which
have been modeled on the approved concept development plan for the park,
provide the lot and block descriptions, illustrative site development
plans, and the street and utility dedications necessary to complete
implementation of those portions of the overall concept plan and not
programmed for installation as a part of the Schneider (USA) development
program.
In order for Opus to complete the process needed to continue with
implementation of the development of Bass Creek, we need the following
approvals from the City:
1. Rezoning from FRD to MPUD I-1 & B-1 for the areas shown on the
enclosed Preliminary Development Plan.
O:.u_ e-- a.-_ - ',1 n—aDD, s • D^ sago • Pnoen x • M iwaukee • farnpa • Pensacola
Mr. Chuck Dillerud
September 15, 1989
Page -4-
request. Also, the assumption of that system for minimum
maintenance by the city after it has been installed by Opus is also
requested. This position was taken by the City of Minnetonka in our
Opus 2 Park to the mutual benefit of the City and businesses in the
Opus 2 Park. We think that this trail system is in keeping with
the community -wide life style values expressed in the city
comprehensive plan and policies and therefore, merit incorporation
as a part of the city's long range land development program.
We would appreciate having the plans and applications submitted with this
letter of transmittal placed on the October 25 agenda of the Planning
Commission for consideration. As stated in August during our presentation
on the Preliminary Concept Plan for Bass Creek, we are under a contractual
obligation to close on the purchase of all of the land beyond the existing
Schneider (USA) site and facility by the end of the year. Our
Environmental Process Review requirements for Bass Creek (i.e., Scoping
EAW, Environmental Impact Statement (EIS) and Indirect Source Permit) will
take us well beyond that date before final approval can be achieved (see
schedule as prepared by Faegre and Benson as attached). Therefore, in
order for us to have the comfort needed to close on the land in December,
we must know the city's intent in the form of commitment to approve the
Bass Creek Development by that time. Therefore, your cooperation in
helping us meet the requirements of our schedule would be greatly
appreciated.
Call me if you have questions.
Best Regards,
Robert A. Worthington, AICP
Executive Director
Governmental Affairs
RAW/kk
Mr. Chuck Dillerud
September 15, 1989
Page -3-
found in the street name system map used as a part of our preliminary
development plan, i.e., the names of Nathan Lane, Trenton Lane, Nathan
Court, and Trenton Court be assigned to the principal streets serving the
development. We would like to see that street name system adopted for the
Park, given its self-contained nature (no through streets) and the unity
that such a logical system will provide in terms of users having
destinations in the Park.
The second area of special concern is in the way in which we propose to
identify and dedicate public areas of the Park to the City for public
management. In this regard, we are proposing the following:
1. To deed the 40 acre flood plain and wetland area on the east side of
the development to the city. This area should be under the control
of the city since it serves as a flood plain management control
basin for tributary areas that extend well beyond the service area
of our Bass Creek Business Park. The City recognized that such
areas take on a community wide importance and therefore, should be a
city management responsibility as opposed to being left to private
property owners. We made the same argument for a 50 acre portion of
our Opus 2 Park to the City of Minnetonka who felt that the City
should assume ownership responsibility for such an important
community wide natural resource. However, we are not asking for any
special maintenance program as a part of this deeding of land. The
only provision that we'd impose as a part of this deeding would be
that no new special assessment or park dedication fee be spread
against the land prior to its conveyance to the city.
2. The 10 acre Park property in the northwest corner of the site
Outlot A) will be dedicated to Hennepin Parks for incorporation
into its program as a community -wide trail and recreation area
adjoining Pike Lake. In return for such dedication, Opus would like
to receive credit toward its equivalent cash park dedication
contribution for the entire park. The Park District has expressed
an interest in working with the City to achieve this objective. Mr.
Eric Blank, City Parks and Recreation Director, also feels that this
is a reasonable request and will also cooperate with us and with the
Parks' representatives to achieve this objective.
3. We intend to construct a trail system in Bass Creek which
interconnects with the Pike Lake community -wide system for which the
dedication in #2 will be directed. We would like the value of that
segment of the trail system recognized by the city as an important
part of its community -wide trail system. An action incorporating
this segment as a part of the City's trail systems plan would be our
Mr. Chuck Dillerud
September 15, 1989
Page -2-
2. Preliminary plat approval for the entire 201 acres comprising the
Bass Creek Business Park property. This platting action includes
the replatting of the existing Schneider (USA) property (Lot 1,
Block 1) to ensure its conformation with the ultimate road and
utililty configuration designed for the Park as well as to provide
for the proper sizing and incorporation of the lot (Lot 2, Block 1)
which they have optioned for future expansion of their business
campus.
3. Variances for the Nathan Court and Trenton Court cul de sacs as
shown on our Preliminary Development Plan, to allow them to exceed
the 500' maximum length prescribed by city ordinance.
4. A variance from the strict interpretation of the provisions of the
Shoreland Overlay Protection District hardcover requirement of 30%.
We would like the hardcover percentage applied to the entire
development and not on a lot -by -lot basis.)
5. Variances to allow development of any parcel shown on our
Preliminary Development Plan that cannot be granted waivers from any
development standard of the underlying zoning district through the
normal MPUD rezoning process. This only has application to
situations that are discovered through your normal staff review of
all submittal materials that were not readily apparent to us when
the preliminary development plan was being prepared for submittal to
your attention.
The enclosed applications which accompany this letter correspond to each of
the requested approvals needed from the City. The narrative prepared by
BRW which also is enclosed, describes and provides additional information
in support of the requested rezoning, preliminary plat and development plan
approvals.
I now turn my attention to two areas of special concern not specifically
covered in the materials for which we are asking exemption from current
city policy guidelines or practice. The first relates to street names
within the Park. Resolution #89-106 which approved the Bass Creek Busines
Park concept plan continued the stipulation that "street names shall comply
with the city street naming system". In your staff letter of July 26,
which communicated comments from the Development Review Committee, you
defined the street naming system for Bass Creek and requested major changes
to our proposed street name nomenclature to have it conform to the city's
street name standards. We strongly object to your suggested changes which
would result in five unrelated street identifications assigned to the Bass
Creek street system. We feel such a system will be confusing and
bewildering to customers, clients and employees having business
destinations in the Park. A more simplistic and efficient solution can be
BRW INC 'HRESHER SOUARE
September 15, 1989
700 THIRD STREET SOUTH
City of Plymouth
Community Development Department
3400 Plymouth Boulevard
Plymouth, MN 55477
RE: Bass Creek Business Park
MPUD Preliminary Plan and Plat
Gentlemen:
PLANNING
TRANSPORTATION
ENGINEERING
URBAN DESIGN
MINNEAPOLIS. MINNESOTA 55415 PHONE 612 370-0700 FAX 612 370-1376
SEP 15 SO
CITY OF PLYMOUTH
COMMUNITY DEVELOPMEK. DEPT.
The following information is provided in support of the land development appli-
cation by Opus Corporation for approval of the Preliminary Plan and Plat phase
of the MPUD approval process for the properties owned by the Tennant Company and
Schneider U.S.A. which were recently platted as the Bass Lake Road Corporate
Center Addition. The attached graphic plans and exhibits represent the con-
tinued planning and engineering efforts to refine the recently approved Concept
Plan phase to the level of detail required for rezoning, preliminary MPUD plan,
and preliminary plat approvals.
The Plans and Exhibits are consistent with the requirements of the City of
Plymouth Zoning Ordinance for the requested actions and approvals by the City.
The remarks which follow describe the specifics contained on the graphic
submittals.
SITE LOCATION, BOUNDARY/PLAT, AND EXISTING CONDITIONS
The site location map shows the geographic location of the site within the City
of Plymouth and place it within the context of its surroundings. The site is
bounded on two sides by major regional roadways, by a major public open space to
the west and northwest and by residential development to the north in Maple
Grove. All of these features require a sensitivity to the prominent location
and visibility of the site from its surroundings. The map also graphically
indicates the location of the proposed MPUD relative to the site boundary and
adjacent areas, and illustrates the 500 -foot zone extending from the site boun-
dary within which public notice will be required as a part of the requested
actions.
The area within the MPUD to be replatted consists of approximately 201 acres of
land area excluding the roadway rights-of-way which were dedicated with the last
platting action. Of the total area, 25.19 acres is owned by Schneider U.S.A.,
with the balance owned by the Tennant Company.
AN AF=:_IATE OF THE BENNETT RINGROSE WO,SFE_D JARVIS GARDNER INC GROoP
DAc10 J 5_ . +_ ' DCNA_D V; RINGP_S_ RICHARD P WO' SFE_D PETWP E JARVIS LAWRENCE : GARDNER THOMAS F CARROLL CRAIG A AMUNDSEN DONA_D E -,;NT
MARS,. G S'V.ENSON JOHN E MCN/': - RICHARD D PILGRIM DALE N BECKMANN DEWS J S,,7 -IFF JEFFREY _ BENSON RASP.. C B.UM DAVID L GP -.ANA
MINNEAPOLIS DENVER PHOENIX TUCSON ST. PETERSBURG
City of Plymouth
September 15, 1989
Page 2
The Boundary/Plat exhibit, which is compiled from data taken from the final plat
for the Bass Lake Corporate Center, describes the boundary of the areas to be
replatted and illustrates the existing lotting configuration consisting of one
developable lot, (Lot 1, Block 1) and one outlot. The area of excess right-of-
way for Nathan Lane, which has been turned back to the City by Hennepin County,
and which is expected to be vacated by the City, is included in the acreage
figures above. The land description includes language from the deed describing
the right-of-way area.
The existing conditions exhibit illustrates the features of the site and its
immediate surroundings as required by the Ordinance. The information shown is a
combination of topographic mapping from aerial photography, field surveys, and
as -built information from City and County records.
The area which is currently disturbed by construction activity for the Schneider
U.S.A. development and associated public improvements is indicated by the toned
boundary.
NATURAL RESOURCES ANALYSIS
The Natural Resources exhibit illustrates the natural features of the site which
influence proposed development of the site either as attributes or as sensitive
areas which may be negatively impacted by development.
The site terrain is generally rolling in character with several prominent high
points, the most dramatic of which is located in the east -central part of the
site just west of a major wetland area. The shaded portions of the map indicate
slopes greater than 18 percent which pose a significant constraint on
development.
Vegetation present on the site consists of three major categories:
Lowland/Wetland Vegetation, Meadow/Grassland Vegetation, and Overstory
Vegetation. Lowland/wetland vegetation occurs within the floodplain areas of
Bass Creek and Pike Lake, and within several areas where natural runoff is
impounded in depressions with no outlet. One such area occurs in the west -
central part of the site and has been included in the DNR inventory of protected
wetlands. Several other areas of less than one acre which have not been
included in the DNR inventory occur in the north and northwest portions of the
site. The predominant vegetation type on the site is meadow or grassland of the
old -field variety which regenerates naturally after agricultural operations
cease. Much of the site was once under cultivation and has undergone the trans-
formation from farm field to grassland. The third vegetation type is overstory
vegetation. Most of the overstory vegetation remaining on the site occurs in
areas which were historically too wet or too steep to be cultivated. These
areas which were too wet for cultivation are characterized by softwood varieties
of willow, cottonwood, and box elder, and by elm. None of these species is
generally considered to be of significant value unless they occur in large
City of Plymouth
September 15, 1989
Page 3
masses where their relatively short life is offset by their ability to rege-
nerate. Those areas which were too steep to be cultivated are generally charac-
terized by scattered oak and oak understory which are native to upland areas.
Significant hardwood stands occur in the northwest corner of the site and along
the steep slopes just west of the Bass Creed floodplain.
The site is naturally divided into three major drainage basins which are tribu-
tary to two water bodies. The Pike Lake Basin drains through a series of swa-
les, ditches and low areas to the northwest, ultimately into Pike Lake at the
northwest corner of the site. The Bass Creek East basin likewise drains through
swales and low areas into the wetland and floodplain of Bass Creek at the
eastern edge of the site. A third drainage basin, also tributary to Bass Creek
occurs in the southwest part of the site and drains to Bass Creek south of .
County Road 10 through a culvert located under the roadway. The on-site portion
of the Bass Creek South Basin consists of 18.59 acres, and the total area north
of County Road 10 which is tributary to Bass Creek through the culvert is 21.45
acres.
The public waters on and adjacent to the site result in four areas of the site
which are within a Shoreland Zone as defined by Section 6, Subdivision B of the
Zoning Ordinance. These four areas are illustrated and labeled and consist of
the following:
o Shoreland Zone A: That area within 1,000 feet from the Ordinary High Water
line of Pike Lake including approximately 14.4 acres.
o Shoreland Zone B: That area within 1,000 feet from the Ordinary High Water
line of Eagle Lake including approximately 19.7 acres.
o Shoreland Zone C: That area within 300 feet of the bank of Bass Creek and
the landward extent of the Bass Creek floodplain (elevation 882.0)
including approximately 27.0 acres.
o Shoreland Zone D: That area within 300 feet of the bank of Bass Creek
including approximately 5.1 acres.
The key natural features which are addressed by the proposed development plans
include the following:
o Preservation of the significant natural wetland areas occurring on the site.
o Preservation of key vegetation areas of mature hardwood species in the
northwest, north and bluff areas of the site.
o Minimal impact in steep slope areas.
o Preservation of the basic land form of gently rolling terrain with the pro-
minent ridge and bluffline dividing the easterly wetland floodplain area
from the higher elevations of the west and central parts of the site.
City of Plymouth
September 15, 1989
Page 4
PRELIMINARY PLAT
The preliminary plat illustrates the lotting concept determined to best fit the
need of Opus Corporation to provide users with development parcels which will
allow for the uses and scale of development which Opus intends to pursue in the
marketplace. The preliminary plat is consistent with the approved Concept Plan
in terms of number of lots, roadway configuration, and open space parcels
outlots). Because the Nathan Lane/Trenton Lane loop roadway extends farther
northward than anticipated in the previous plat, the Schneider U.S.A. parcel is
to be reconfigured slightly with respect to its northerly boundary to fit with
the new roadway and lotting configuration. The area of this lot, at 25.19
acres, is the same as in the previous plat. The preliminary plat illustrates
proposed zoning for each lot, lot size in square feet and acres, easements for
utility and ponding purposes, and minimum building setback lines consistent with
the proposed zoning. Note that as part of the buffering concept along the
northern site boundary a minimum building setback in excess of ordinance
requirements is proposed at 100 feet. A tabulation of roadway right-of-way,
lot, and outlot areas is attached to this narrative.
GENERAL DEVELOPMENT PLAN
The General Development Plan illustrates the development scenario which is anti-
cipated based on current and expected future market conditions and the overall
development objectives of Opus Corporation. It is expected that as the develop-
ment occurs over time, changes will be required in details of individual site
plan configurations in order to meet the requirements for flexibility which is
demanded in order to be responsive in the market place. However, the basic
development concepts illustrated in the plan and described by the following pro-
posed standards will ensure that the integrity of the MPUD proposal is main-
tained.
The proposed standards are as follows:
1. Land Use - Land uses will consist of office, industrial, and accessory com-
mercial uses as illustrated. Expected maximum development square footage
by use will be:
o Office/Warehouse/Manufacturing - 890,000 SF
o Office -Showroom - 244,000 SF
o Office - 566,000 SF
o Hotel/Daycare/Restaurant - 110,000 SF
Total 1,810,000 SF
Specific locations are illustrated in the plan and are based on access,
visibility, and appropriate location with respect to site conditions.
City of Plymouth
September 15, 1989
Page 5
2. Parking Requirements - The plan illustrates parking configurations which
provide for Ordinance compliance by use. It is possible that actual
parking construction may be reduced from that illustrated through applica-
tion of proof -of -parking at the final plan stage. Office, hotel, and
daycare uses are parked to Ordinance standards,
office/warehouse/manufacturing uses are parked to the most restrictive
industrial use parking ratio (1 space/350 square feet), and office -showroom
uses are parked assuming 100 percent office occupancy.
3. Floor area ratios and building coverages are consistent with ordinance
requirements. A data table including specifics for each lot is attached.
4. Building Setbacks - All building setbacks meet or exceed Ordinance
requirements.
5. Parking Setbacks - All proposed front -yard parking setbacks are consistent
with Ordinance requirements. A reduction in side and rear yard parking
setbacks is requested from 20 feet per the Ordinance to 15 feet as
illustrated.
6. Building and parking setbacks as related to the Shoreland Protection
District are consistent with the Ordinance Requirements.
7. Proposed building heights are consistent with the Ordinance except as
illustrated for Lots 10, 11, 14, and 17 of Block 2. The plan proposed '
heights of 6 stories for lots 10 and 11, and .5 stories for lots 14 and 17.
Additional height would be offset by increased setbacks as provided for in
the Ordinance.
8. No loading areas would be oriented toward the adjacent residential proper-
ties to the north. To the extent possible, no loading or service areas
would be oriented toward street frontages; where this condition occurs by
necessity, adequate screen through architectural means, berming, and/or
landscaping will be provided.
9. The plan provides for pedestrian circulation between uses, and for access
to open space amenity areas through a system of sidewalks and trails.
10. The intent of the provisions of the hardcover limitations of the Shoreland
Protection District will be met.
Because the project is a PUD, and because the 30 percent maximum hardcover
restriction cannot be reasonably met on a lot -by -lot basis,.we are requesting
that the 30 percent maximum be applied to the -entire shoreland area without
regard to the lotting configuration. In practical terms, this approach will
allow additional development flexibility within the spirit and intent of the
City of Plymouth
September 15, 1989
Page 6
regulations by limiting hardcover, but allowing it to occur where it makes
sense in development terms. The Plan is consistent with this approach as
illustrated by the following:
Area A• Pike Lake
Total Area of Shoreland Zone: 1,076,800 S.F. (24.72 AC.)
30% of Total Area (allowable hardcover): 323,040 S.F.
Hardcover Illustrated Within Zone: 280,700 S.F.
Area B: Eagle Lake
Total Area of Shoreland Zone: 857,260 S.F. (19.68 AC.)
30% of Total Area (allowable hardcover): 257,180 S.F.
Hardcover Illustrated Within Zone: 499,100 S.F.
Hardcover Tributary to Eagle Lake: 111,450 S.F.
Area C: Bass Creek and Floodplain (east)
Total Area of Shoreland Zone: 1,173,070 S.F. (26.93 AC.)
30% of Total Area (allowable hardcover): 351,920 S.F.
Hardcover Illustrated Within Zone: 232,840 S.F.
Area D: Bass Creek (southwest b south-central)
Total Area of Shoreland Zone: 115,000 S.F. (2.54 AC.)
30% of Total Area (allowable hardcover): 34,500 S.F.
Hardcover Illustrated Within Zone: 23,450 S.F.
Total impervious surface within zones A, C, and D are less than 30% maximum.
For Zone B associated with Eagle Lake, the total hardcover exceeds the maximum
allowed, but only a portion of the total is directed to Eagle Lake. Since the
impervious surface which, based on the proposed grading and drainage plans,
drains to Eagle Lake via Pike Lake is less than the 30% maximum allowed, we
believe the intent of the Ordinance has been met.
City of Plymouth
September 15, 1989
Page 7
GRADING PLAN. DRAINAGE AND EROSION CONTROL
The grading and drainage plan was conceived to achieve two goals for the devel-
opment of the property. First, it was designed to address the functional
requirements of the collection, conveyance, detention, and release of storm
water runoff in a way that is consistent with the City Ordinance requirements of
the subdivision regulations and Shoreland Management District, that is con-
sistent with the Watershed District policies and criteria, and that therefore
ensures that water quality will be maintained in the public waters to which the
system is tributary. Second, the plan was conceived to provide for manipulation
of landform in a way which complements the intent of the site plan by providing
for screening of parking and service areas, by directing views, and by adding
visual interest to the site.
The 210 -acre site falls into all three of the drainage basins identified in the
natural resource analysis and will contribute development runoff to both Pike
Lake and to Bass Creek and the associated wetland/floodplain area.
The balance of the site and roadway was graded to provide for collection and
conveyance of runoff through the other two drainage basins tributary to Pike
Lake and to the Bass Creek wetland and floodplain. It should be noted that
runoff which was generated within the area originally tributary to Bass Creek
south of County Road 10, still is outletted to Bass Creek, but is routed to the
east through the East System. The balance between drainage basins and water
bodies accepting runoff was maintained to the greatest practical extent. The
outfalls of the North and East Systems terminate in detention basins which meet
the Watershed District requirements intended to maintain water quality.
Drainage easements will be provided for the overland flow and detention areas as
indicted on the plan.
Detailed drainage calculations for all areas, structures, and piping for the
roadways are on the plan, and attached to this memorandum.
UTILITIES PLAN
Sanitary sewer service has been provided to Phase I via an eight -inch lateral
extending from Nathan Lane to the east into the trunk sewer near the easterly
limits of the site. When Trenton Lane is completed an additional eight -inch
lateral sewer will extend northward in Trenton Lane and then north through an
easement to the trunk sewer along the northerly boundary of the site. This line
will provide service to the areas west of Trenton which do not have direct
access to the trunk facility. Water main has been extended, to serve Phase I,
from an existing twelve -inch stub located at the intersection of Nathan Lane and
County Road 10. The twelve -inch main will loop around Nathan Lane and Trenton
Lane back to County Road 10. County Road 10 is programmed for reconstruction in
1991 and as part of the upgrading, a twelve -inch main will be extended from
Zachary Lane to Trenton Lane to provide additional water service to the site.
The two remaining areas, to the east of Nathan Lane and north of Trenton Lane,
will be served from the twelve -inch main by an eight -inch water main loop.
City of Plymouth
September 15, 1989
Page 8
LANDSCAPE PLAN
The preliminary landscape plan for the Bass Creek Business Park consists of five
zones as delineated on the plan:
ZONE 1 - Bass Lake Road (Co. Rd. 10) Frontage
Deciduous shade trees and conifers are used in a rather informal staggered
planting in conjunction with berming along the Bass Lake Road frontage. Where
possible (i.e., adjacent to the Schneider site) existing stands of spruce and
deciduous trees will be relocated prior to grading operations and replanted
elsewhere on the site.
Bass Creek Business Park project signage will be located at the intersections of
Nathan and Trenton lanes to Bass Lake Road. This signage will incorporate use
of ornamental planting beds at the base of each. Planting in these beds include
a low evergreen groundcover with day lily and tulip used for color in the spring
and summer months.
ZONE 2 - Nathan/Trenton Lanes - Streetscape
Streetscape plantings to be used in the Business Park include deciduous shade
trees, conifers and ornamental trees. The design approach will be a rather for-
mal street treatment with boulevard trees located near the right-of-way lines,
with a spacing of 40' on center. In conjunction with the street trees, large
groups of conifers will be used along frontage areas to add winter color and
visually soften adjacent developments and parking areas. Ornamental trees will
be used to highlight intersections and entry areas to individual properties
within the business park, as well as being scattered at random locations
throughout the park for accent. A six-foot wide concrete sidewalk will be
located at the back of curb on one side of Nathan and Trenton Lanes.
ZONE 3 - Trenton/Nathan Courts - Streetscape
Using a treatment similar to Zone 2, a formal street tree planting is proposed,
however, with a more random linear boulevard planting to designate the zone.
Again, conifers and ornamental trees will be used in the front yard setback
areas to visually screen or accent various areas. A six-foot wide concrete
sidewalk will be placed adjacent to the curb on one side of the street, and will
have connections to the park trail system.
ZONE 4 - Buffer Areas - North Property Line
In areas outside of the development grading limits, existing plant material will
remain to buffer Eagle Lake Road from the business park. Mature stands of trees
will be protected from grading operations and when appropriate, have dead
branches removed and pruned to benefit the buffer appearance. Unsightly brush
City of Plymouth
September 15, 1989
Page 9
and dead trees will be removed from the buffer area and where necessary, addi-
tional plantings will be added to further reinforce weak areas. Any added plan-
tings will be similar to those already found in the buffer area.
ZONE 5 - Undisturbed Natural Vegetation/Wetland Plant Communities
The business park contains two large protected wetland areas which will be left
undisturbed. Any vegetation associated with and adjacent to these wetland
areas will also be left undisturbed. An 8' bituminous path system is proposed
on the fringe of these natural areas to provide the user with a unique trail
system experience with connections to the business park itself. This trail
system would be used primarily for walking and biking, and could potentially
contain some interpretive signage relating to the wetland and native vegetative
communities.
CIRCULATION/TRAFFIC
The pedestrian and vehicular circulation
dimensional standards are illustrated on
consist of:
1. Public streets and rights-of-way.
2. Parking lots and driveways.
3. Pedestrian walks and pathways.
components of the plan and associated
the exhibit. The four basic components
4. Fire lanes and fire/life/safety access.
The basic traffic circulation pattern for the site represented by the public
roadway is a form dictated by the development goals, and the constraints of con-
ditions on the site. The alignment of the loop roadway is driven by the desire
to maintain the rolling character of the site topography as a critical nature
feature, and the constraints on site access posed by restricted right-of-way
access on the east and south, and by surrounding land use on the west and north.
The alignment of the loop road cannot be manipulated to maintain natural
features on the one hand, while providing access to all parts of the site in a
way which makes sense for creating lots for development.
The cul-de-sacs are a vital part of the effort to balance access of reasonably
sized and configured development parcels with the preservation of site attri-
butes. Although they exceed the Ordinance maximum of 500 feet at 1,300 feet for
Trenton Court and 1,200 feet for Nathan Court, they have been kept at the short-
est length possible. The additional length is mitigated from a fire/life/
safety standpoint by the alternative routes possible through adjoining driveways
and parking lots should the roadway be obstructed, and by the generous size of
the turn -around areas at the ends. The only physically possible alternative to
the two cul-de-sacs as configured which would maintain reasonable lotting
City of Plymouth
September 15, 1989
Page 10
configurations would be to connect the ends into a secondary loop roadway along
the base of the bluff adjacent to the major wetland area. Our opinion of this
alternative is that it would be negative from a visual standpoint in its impact
on the bluff area and wetland; it would be negative from the standpoint of
adding approximately 1,000 additional feet of roadway without providing any
additional access (due to the bluff and wetland); and, in the long-term, it
would add additional unnecessary maintenance costs to the City.
Pavement widths and intersection configurations are based on traffic studies
completed to date; a request has been made to initiate review of the proposed
design by the City's traffic consultant.
Standards for design of parking lots and driveways are consistent with the
Ordinance requirements.
The plan provides for fire lanes around all of the buildings either through
parking lot aisles or utilizing public trails. The one exception which occurs
at the office buildings situated on the bluff could be handled in a variety of
ways which have proven acceptable to the City in other developments. These
techniques include additional fire/life/safety measures incorporated into the
structures, use of pedestrian trails and walks as noted above, use of "grass
block" pavers to provide "green" fire lanes, and so on.
Each development proposal would be consistent with City requirements in the way
which best responds to the user requirements, and would be subject to City
approval at the final site plan stage of the development approvals process.
The pedestrian circulation system as proposed includes the public trail along
Bass Lake Road, sidewalks along one side of all "on-site" streets, and a bitumi-
nous pathway within a trail easement linking development parcels and the
sidewalk system with open space areas and the trail system proposed for the
regional park to the west of the site.
PHASING
The phasing exhibit shows the area currently being developed, and four sub-
sequent phases which are linked to the phased installation of public improve-
ments for roadways and utilities. The developer will, upon preliminary plat
approval petition for installation of the balance of the Nathan Lane/Trenton
Lane loop roadway and associated utility work. It is expected that this work
would begin during 1990. Subsequent phases, including public improvements will
be initiated based on development activity and locational choices for specific
users. The dates shown are the best estimates of the timing of the improve-
ments, and associated developable land areas.
City of Plymouth
September 15, 1989
Page 11
ARCHITECTURAL MASSING
Although there are no specific building proposals being brought forward at this
time, the massing sketch illustrates the site relationships and scale of
buildings as anticipated by the General Development Plan. Architectural stan-
dards will be a part of the covenants associated with this Business Park, and
perhaps can best be illustrated by reference to the design and materials incor-
porated in the Schneider U.S.A. development. Specifics of architectural design,
both interior and exterior, will be a part of the Final Site Plan stage
submittals.
ATTACHMENTS
As described in the text above, several attachments are included as a part of
this description including:
AREA TABULATIONS
SITE DATA TABLE
DRAINAGE CALCULATIONS
If additional information is required during the review process, we will be
happy to provide it.
Sincerely,
BRW, INC.
Miles Lindberg, ASLA
Associate
ML/sb
Attachments
cc: File: 60-8870
BASS CREEK BUSINESS PARK ADDITION
Block 1: Lot 1
Lot 2
Total
Block 2: Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
Lot 13
Lot 14
Lot 15
Lot 16
Lot 17
Total
Outlot A
Outlot B
Right -of -Way
TOTAL PLAT AREA
AREA TABULATION
1,097,420 Sq. Ft.
375,072 Sq. Ft.
1,472,492 Sq. Ft.
250,745 Sq. Ft.
314,203 Sq. Ft.
490,488 Sq. Ft.
462,497 Sq. Ft.
308,087 Sq. Ft.
251,528 Sq. Ft.
529,980 Sq. Ft.
158,707 Sq. Ft.
165,708 Sq. Ft.
473,798 Sq. Ft.
430,354 Sq. Ft.
243,146 Sq. Ft.
43,156 Sq. Ft.
185,631 Sq. Ft.
75,312 Sq. Ft.
234,489 Sq. Ft.
287,989 Sq. Ft.
4,905,818 Sq. Ft.
451,640 Sq. Ft.
1,568,633 Sq. Ft.
393,963 Sq. Ft.
8,762,546 Sq. Ft.
25.19 Ac.
8.61 Ac.
33.80 Ac.
5.76 Ac.
7.21 Ac.
11.26 Ac.
10.62 Ac.
7.07 Ac.
5.78 Ac.
12.17 Ac.
3.64 Ac.
3.80 Ac.
10.88 Ac.
9.88 Ac.
5.58 Ac.
0.99 Ac.
4.26 Ac.
1.73 Ac.
5.38 Ac.
6.61 Ac.
112.62 Ac.
10.37 Ac.
36.01 Ac.
8.36 Ac.
201.16 Ac.
BASS CREEK BUSINESS PARK
JOB #60-8870
BLOCK 1
LOT 1:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 2:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
BLOCK 2
LOT 1:
Office/Warehouse/Manufacturing
1,097,420 S.F. (25.19 Acres)
296,000 S.F.
27
600 Spaces
607 Spaces
Office/Warehouse/Manufacturing
375,072 S.F. (8.61 Acres)
130,000 S.F.
35
390 Spaces
390 Spaces
Use Office/Showroom
Lot Area 250,745 S.F. (5.75 Acres)
Building Area 64,000 S.F.
Floor Area Ratio .25
Required Parking 289 Spaces
Provided Parking 291 Spaces
LOT 2:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 3:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
Office/Showroom
314,203 S.F. (7.21 Acres)
94,000 S.F.
30
397 Spaces
399 Spaces
Office/Showroom
490,488 S.F. (11.26 Acres)
86,000 S.F.
17
370 Spaces
374 Spaces
LOT 4•
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 5•
Use
Lot Area
Building Area _
Floor Area Ratio
Required Parking
Provided Parking
LOT 6:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 7:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 8:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
LOT 9:
Use
Lot Area
Building Area
Floor Area Ratio
Required Parking
Provided Parking
Office/Warehouse/Manufacturing
462,497 S.F. (10.61 Acres)
110,000 S.F.
24
315 Spaces
320 Spaces
Office/Warehouse/Manufacturing
308,087 S.F. (7.07 Acres)
58,000 S.F.
19
166 Spaces
170 Spaces
Office/Warehouse/Manufacturing
251,528 S.F. (5.77 Acres)
76,000 S.F.
30
218 Spaces
220 Spaces
Office/Warehouse/Manufacturing
529,980 S.F. (12.16 Acres)
130,000 S.F.
24
372 Spaces
382 Spaces
Office/Warehouse/Manufacturing
158,707 S.F. (3.64 Acres)
42,000 S.F.
26
120 Spaces
122 Spaces
Office/Warehouse Manufacturing
165,708 S.F. (3.80 Acres)
48,000 S.F.
29
138 Spaces
139 Spaces
LOT 10:
Use Office
Lot Area 473,798 S.F. (10.87 Acres)
Building Area 165,000 S.F.
Floor Area Ratio .35
Building Coverage 32,000 S.F. (6.8% of Lot)
Required Parking 606 Spaces
Provided Parking 620 Spaces
LOT 11•
Use Office
Lot Area 430,354 S.F. (9.87 Acres)
Building Area 165,000 S.F.
Floor Area Ratio .38
Building Coverage 32,000 S.F. (7.4% of Lot)
Required Parking 606 Spaces
Provided Parking 620 Spaces
LOT 12:
Use Office
Lot Area 243,146 S.F. (5.58 Acres)
Building Area 66,000 S.F.
Floor Area Ratio .27
Building Coverage 22,000 S.F. (9.0% of Lot)
Required Parking 296 Spaces
Provided Parking 302 Spaces
LOT 13:
Use
Lot Area
Building Area
Floor Area Ratio
Building Coverage
Required Parking
Provided Parking
LOT 14:
Use
Lot Area
Building Area _
Floor Area Ratio
Building Coverage
Required Parking
Provided Parking
Daycare
43,156 S.F.
4,000 S.F.
09
4,000 S.F.
24 Spaces
24 Spaces
0.99 Acres)
9.3% of Lot)
Hotel
185,631 S.F.
100,000 S.F.
54
29,000 S.F.
160 Spaces
160 Spaces
4.26 Acres)
16% of Lot)
LOT 15•
Use Restaurant
Lot Area 75,312 S.F. (1.72 Acres)
Building Area 6,000 S.F.
Floor Area Ratio .08
Building Coverage 6,000 S.F. (8.0% of Lot)
Required Parking 100 Spaces
Provided Parking 100 Spaces
LOT 16:
Use Office
Lot Area 234,489 S.F. (5.38 Acres)
Building Area 78,000 S.F.
Floor Area Ratio .33
Building Coverage 26,000 S.F. (11.1% of Lot)
Required Parking 341 Spaces
Provided Parking 348 Spaces
LOT 17:
Use Office
Lot Area 287,989 S.F. (6.61 Acres)
Building Area 92,000 S.F.
Floor Area Ratio .32
Building Coverage 19,000 S.F. (6.6% of Lot)
Required Parking 390 Spaces
Provided Parking 392 Spaces
Ip
I
rEIVE.1
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of theCityCounciloftheCityofPlymouth, Minnesota, was held on the _27rh dayOfFebr,ary 198x_ The following members were present:
Schneider.Mayar Counrilmembers Vasiliou Ri ker Zit r and SialsThefollowingmemberswereabsent: None
Councilmember Sisk introduced the following Resolution andmoveditsadoption:
RESOLUTION 89- 105
APPROVING AMENDED MIXED USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR OPUSCORPORATION (88146)
WHEREAS, Opus Corporation has requested approval of an Amended Mixed UsePlannedUnitDevelopmentConceptPlanforthedevelopmentofonelotandoneoutlotonapproximately210acreslocatedatthenorthwestcornerofCountyRoad #18 (Highway 169) and County Road 10.
WHEREAS, the City Council, by Resolution No. 81-339 approved an RPUD ConceptPlanforthissiteforTennantCorporation; and,
WHEREAS, the Planning Commission has reveiwed the request at a duly calledPublicInformationalHearingandhasrecommendedapproval;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OFPLYMOUTH, MINNESOTA, that it should and hereby does approve the Amended MixedUsePlannedUnitDevelopmentConceptPlanforOpusCorporationforadevelopmenttobeknownasTennantCorporateCenterconsistingofonelotandoneoutlotonapproximately210acreslocatedatthenorthwestcornerofCountyRoad #18 (Highway 169) and County Road 10, subject to the followingconditions:
1. Compliance with the City Engineer's Memorandum.
2. Staging of the development shall be in accordance with utilityavailabilityasapprovedbytheCityEngineer.
3. The Preliminary Plat/Plan application shall address the Flood Plain andShorelandManagementOrdinancestandards.
4. "Touchdown Points" for public street access to Bass Lake Road shall belimitedtoNathanLaneandTrentonLane.
5. The rezoning of this parcel shall reflect the relationship between CL andIPlanduseasdepictedbythisplanamendment.
see next page)
Resolution No.89-105
Page Two
6. All public street right-of-way shall be dedicated.
7. The portion of the site designated "...identified for Hennepin County
Park Reserve District..." is not an element of the City Park and Trail
System Plan, and therefore not eligible as credit for park dedication
requirements. Future platting of this portion of the site may reflect
Park Reserve District acquisition of that portion of the site.
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, Coun i1m mh r-
Vasiliou. Ricker, Zitur and Sisk
The following voted against or abstained None
Whereupon the Resolution was declared duly passed and adopted.
CITY OF PLYMOUTH
Pursuant to due call and notice thereof, a regular meeting of the
City Council of the City of Plymouth, Minnesota, was held on the 27th day
of February 1989 The following members were present:
Mayor Schneider, Councilmembers Vasiliou, Ricker, Zitur and Sisk
The following members were absent: None
Councilmember Sisk introduced the following Resolution and
moved its adoption:
RESOLUTION 89-106
APPROVING MIXED PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN/PLAT AND CONDITIONAL
USE PERMIT FOR OPUS COPORATION FOR TENNANT CORPORATE CENTER (88146)
WHEREAS, Opus Corporation has requested approval for a Mixed Planned Unit
Development Preliminary Plan/Plat and Conditional Use Permit for Tennant
Corporate Center for one lot and one outlot on approximately 210 gross acres
located at the northwest corner of County Road #18 (Highway 169) and County
Road 10; and
WHEREAS, the Planning Commission has reviewed the request at a duly called
Public Hearing and recommends approval;
NOW THEREFORE, BE IT HERBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the Mixed Planned
Unit Development Preliminary Plan/Plat and Conditional Use Permit for Opus
Corporation for the Tennant Corporate Center for one lot and one outlot
located at the northwest corner of County Road #18 (Highway 169) and County
Road 10, subject to the following:
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
water and sewer.
4. Street names shall comply with the City Street Naming System.
5. Compliance with Policy Resolution No. 79-80 regarding minimum floor
elevations for new structures in subdivisions adjacent to, or containing
any open storm water drainage facility.
6. No Building Permits shall be issued until the Final Plat is filed and
recorded with Hennepin County.
7. Park dedication requirements shall be met through payment of fees in lieu
E= consistent with the Park Dedication Policy and fees in effect at the time
of Building Permit issuance.
see next page)
Resolution No. 89-106
Page Two
8. The approved Development Contract shall be fully executed prior to release
of the Final Plat for filing at Hennepin County.
9. All existing- structures shall be removed at the owners expense prior to
issuance of a Building Permit; this includes proper disconnection and
termination of water and sewer services and on site systems.
10. Any underground storage tanks or reservoirs shall be properly removed and
terminated.
The motion for adoption of the foregoing Resolution was duly seconded
by Councilmemher 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.
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 21st day
of August , 1989 The following members were present:
Mayor Schneider Councilmembers Vasiliou, Ricker, Zitur and Sisk
The following members were absent: None
Councilmemher Vasiliou introduced the following Resolution and
moved its adoption:
RESOLUTION 89-468
APPROVING AMENDED MIXED USE PLANNED UNIT DEVELOPMENT CONCEPT PLAN FOR OPUS
CORPORATION (89061)
WHEREAS, OPUS Corporation has requested approval of an amended Mixed Use
Planned Unit Development Concept Plan for the development of approximately 210
acres located at the northwest corner of County Road 18 (Highway 169) and
County Road 10; and,
WHEREAS, the City Council, by Resolution 81-339, approved an RPUD Concept Plan
for this site for Tennant Corporation; and,
WHEREAS, the City Council, by Resolution 89-105, approved an amended MPUD
Concept Plan for this site for OPUS Corporation; 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 it should and hereby does approve the amended Mixed
Use Planned Unit Development Concept Plan for OPUS Corporation for a
development to be known as Bass Creek Business Park consisting of
approximatel 210 acres located at the northwest corner of County Road 18
Highway 169} and County Road 10, subject to the following conditions:
1. Compliance with the City Engineer's memorandum dated August 3, 1989.
2. Staging of the development shall be in accordance with utility
availability as approved by the City Engineer.
3. The Preliminary Plat/Plan application shall address the Flood Plain and
Shoreland Management Ordinance standards.
4. "Touchdown Points" for public street access to Bass Lake Road shall be
limited to Nathan Lane and Trenton Lane.
5. The rezoning of this parcel shall reflect the relationship between CL and
IP land use as depicted by this plan amendment.
6. All public street right-of-way shall be dedicated.
see next page)
Resolution No. 89-468
Page Two
File 89061
7.• The portion of the site designated "...identified for Hennepin County Park
Reserve District... is not an element of the City. -Park and Trail System
Plan, and therefore may not be eligible as credit for park dedication
requirements. Future platting of this portion of the site may reflect
Park Reserve District acquisition of that portion of the site.
8. All trails constructed within the development shall be constructed to City
of Plymouth trail specifications but will be private, with ownership and
perpetual maintenance the responsibility of the Property Owner
Association. No park dedication credit will be available for this trail
construction, per City policy. The developer may petition the City to
have the proposed trails included in the City Comprehensive Trail Plan.
9. The storm water drainage area located in the northeast corner of the site
shall be owned privately, subject to drainage and utility easements. Lot
lines shall be extended through the area or appropriate common ownership
documents shall be drawn which place the fee ownership and responsiblity
with an owner's association. The developer has the opportunity to submit
plans and to suggest other alternatives to the City.
10. This approval is explicitly conditioned upon the compliance with
applicable requirements of the State Environmental Review Program as
follows:
a. This approval does not preclude the imposition of changes in the
project or of mitigation measures that would reduce or avoid
environmental impacts that are disclosed in the Environmental
Assessment Worksheet (EAW), comments received on the EAW, the
Environmental Impact Statement (EIS), and comments received on the
EIS.
b. This approval is conditioned upon the completion of the required
Environmental Review process in accordance with State Environmental
Quality Board rules rather than on a decision that the Environmental
Impact Statement is adequate.
c. This approval does not preclude an ultimate decision by City or by any
other governmental unit to deny approval of the project pursuant to
Minnesota Statutes Section 116D.04, Subdivision 6 in the event that an
Environmental Impact Statement should reveal that the project would be
likely to cause pollution, impairment, or distruction of the
environment and that there is a "feasible and prudent" alternative to
the project.
see next page)
Resolution No. 89-468
Page Three
File 89061
11. Site plans or approvals for the parcels that appear to back up to County
Road 10 shall be high amenity and heavily landscaped and shall not have
dumpsters, loading docks, or the like on the rear side..
The motion for adoption of the foregoing Resolution was duly seconded
by Counci member Z.itur , and upon vote being taken thereon,
the following voted in favor thereof: Mayor Schneider. rounrilmembers
Vasiliou, Ricker Zitur and Sisk
The following voted against or abstained Non
Whereupon the Resolution was declared duly passed and adopted.
1 M 'tom LA UP
7
y,.
GiiucK ;D.
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447 OCT
DATE: October 3 1989 (
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7'`' n ` -
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LQf'rf lJ
TO: PRAC
FROM: Eric J. Blank, Director of Parks and Recreation
SUBJECT: BASSCREEK BUSINESS PARK - OPUS CORPORATION - TRAIL PLAN AMENDMENT
q c(, t
The Opus Corporation is in the process of developing the Basscreek Business
Park on approximately 175 acres located at the northwest corner of State
Highway 169 and County Road 10. They have requested that the City consider
amending its Comprehensive Trail Plan to include a trail as shown on the
attached graphic within their development. The purpose of this request is so
that they might receive credit for the development of the trail against their
park dedication fees, and that the City would be responsible for the ongoing
operation and maintenance of this segment of trail. In order to accomplish
their request, it is necessary for the City to hold a public hearing to amend
the Comprehensive Trail Plan. The Planning Commission will hold the public
hearing as part of the Plan approval process. The petitioner has, however,
requested that you review this item at your October 12 meeting, so your
thoughts can go to the Planning Commission and City Council.
The current Comprehensive Plan contemplates an off-road trail on the north
side of County Road 10 from the Highway 169 interchange over to County Road
61. As you can see from the attached graphic, Opus is requesting that a new
public trail be added from the Pike Lake Regional Park area, across the north
side of the development and down the east side, to tie into the Nathan Court
cul-de-sac.
PRIMARY ISSUES: The Commission needs to determine whether or not there is
enough public benefit from this trail to warrant the public acquisition,
development and operation of said trail.
RECOMMENDATION: I recommend the City not change our trail plan to include
this segment of trail, for the following reasons:
1. We have no residential property or citizens in this area (Maple Grove
does).
2. Hennepin Parks will have many trails in the Regional park.
3. Hennepin Parks will have trail connections to the surrounding
residential neighborhoods.
4. The City will provide "public" trails to the Regional park entrance
on County Road 10 and Zachary Lane.
BASSCREEK BUSINESS PARK
Page 2
5. This is consistent with other developments that provide "private"
trails for their own business park or residential PUD. Examples are:
o Prudential Northwest Business Campus
o Carlson Center
o ITT - 505 Waterford Park
A representative of Opus Corporation will be in attendance at the October 12
meeting to present this idea to the Commission.
EB/np
Attachment
cc: Robert Worthington, OPUS Corporation
Chuck Dillerud, Planning Dept.
October 1989 PRAC Minutes
Page 37
Karol announced especial events coming up this fall and winter, including
the Goblin Walk at",Qakwood on October 21 and school release day events.
Mary made a few brief, announcements regarding upcoming events she is
coordinating, including the Old Fashioned Christmas, held at Plymouth
Creek Park, in cooperation with the Plymouth Historical Society, on
December 10; and the Fire \bnd Ice Festival, at Parkers Lake, on February
10, cosponsored by the Plymouth Civic League.
c. Others. None.
4. REPORT ON PAST COUNCIL ACTION
a. Reiected Bids on Community Center.\ Director Blank explained that the
Council rejected the bids on the community center, although the bids did
come in under the cost estimate. The reason for rejection was because
this particular bid package combined with all remaining construction
estimates totaled $1,000,000 over the projected budget for the entire
project. Staff is now meeting with the architect and the construction
manager to come up with cost reductions.
b. West Medicine Lake Drive Trail. Council rejected the bids on the
construction of the West Medicine Lake Drive trail, as they were 40% over
estimated costs. The project will be bid again in the spring.
5. UNFINISHED BUSINESS
a. Comprehensive Park &,trail Plan Update. Director Blank stated that the
Council has not at/this time awarded contracts to the consultants who
will be workingating the plans for streets, sewer & water, and
parks. New in maPRtion on the Comprehensive Plan won't be available
until the Novemb Jr AC meeting.
L%
b. West Medicine /Lake Drive _Trail Update. Since this project came in 40%
over the est' ate, it will be bid again next spring.
c. Community Zenter U date. Director Blank explained to the commissioners
that the/4rchitect is working on making a million dollars in cuts to the
project,/ ,The roof over the ice rink and passive wing has been redesigned
to a fyat roof system which saves approximately $500,000 to $600,000.
6. NEW BUSINESS
a. Bass Creek Business Park - Proposed Amendment to Trail. Director Blank
explained that Opus Corporation is in the process of developing the Bass
Creek Business Park on 175 acres located at the northwest corner of
Highway 169 & County Road 10. As part of this development, Opus wishes
to construct a trail which will provide access to the Pike Lake Regional
Park and run along the northern boundary of their business park, and down
the east side of the development, and dead-end in the Nathan Court cul-
de-sac. Instead of this being a private trail for the Bass Creek
Business Park, Opus would like the City to accept it as a public trail
and incorporate it into the Comprehensive Plan, thus making the City
October 1989 FRAC Minutes
Page 38
responsible for the ongoing maintenance of the trail and allowing Opus to
receive credit against their park dedication fees. Director Blank
further explained that the current Comprehensive Plan shows a Class I
trail on the north side of County Road 10 running between Highway 169 and
County Road 61. This trail will provide access to Pike Lake Regional
Park. Director Blank is recommending against accepting this as a public
trail because there is no residential property in this area. Hennepin
Parks will have many public trails in the regional park and they will
have trail connections to the surrounding residential neighborhoods, plus
the City of Plymouth will provide public trails to the regional park
entrance via County Road 10 and Zachary Lane. Director Blank also
pointed out similar business parks that have trails throughout their
developments such as Prudential's Northwest Business Campus, Carlson
Center and ITT Life -505 Waterford Park.
Miles Lindberg of the BRW consulting firm was present at the meeting to
represent the Opus Corporation. He expanded on some of the points made
in Mr. Worthington's letter dated October 11 to the commission on Opus'
reasons for wanting the trail within the business park to be accepted as
a public trail, rather than retained by them as a private trail. They
believe that an extension of the trail through their business park will
interconnect the city trail segment along Bass Lake Road with the Pike
Lake Regional Trail and will also provide the owners and business
residents (employees) of Bass Creek an opportunity to participate in the
benefits of having such an interconnection. (Opus will be putting in
sidewalks on one side of all the streets in the business park as well.)
They also feel that it will benefit the residents of other parts of
Plymouth by providing them with another access to the Pike Lake Regional
Park. The Bass Creek Business Park is projected to generate $5,000,000
in taxes per year of which the City will receive $600,000; Opus feels
that this is more than adequate for maintenance costs if the City were to
accept their proposal.
Commissioner Hanson asked Mr. Lindberg if he knew the approximate length
of the trail. Mr. Lindberg stated it was around 4,800 feet. She then
calculated at $8 a foot, the trail would reduce their park dedication by
38,400.
Chair Edwards doesn't see the trail being a benefit to anyone other than
the employees of the business park. She contends that residents living
south of the business park will use other trail connections to reach Pike
Lake Regional Park, rather than routing themselves through Bass Creek.
It could be of some benefit to residents north of here, but these would
be residents of Maple Grove.
Mr. Freels commented that if the trail is intended for the recreational
use of the employees of the Business Park and is meant as a way for them
to get to the Regional Park, it would take them too long to walk from one
end to the other and back again in the period of a lunch hour. He, too,
feels it would be used only by the employees of the business park. Mr.
Freels also commented that the location of the trail is closer to the
residential areas of Maple Grove than it is to Plymouth neighborhoods.
Commissioner Rosen asked Mr. Lindberg how soon the entire Bass Creek
October 1989 PRAC Minutes
Page 39
Business Park would be completed. Mr. Lindberg stated that it would take
about 10 years to finish. Commissioner Rosen then asked if half of the
business park would be done within five years. Mr. Lindberg responded
that it could take about that long to be 50% completed. Commissioner
Rosen then explained to Mr. Lindberg the City's park development
guideline which states that a neighborhood park will not be constructed
until that neighborhood is at least 50% developed, and even though this
is not a neighborhood park issue, it is an issue of constructing a trail
in an area that will not be fully developed for 10 years.
Chair Edwards commented in response to Mr. Lindberg's point that tax
dollars will be given to the City by the Bass Creek Business Park, that
the City is not obligated to provide recreational trails to the business'
employees in Plymouth.
A MOTION WAS MADE BY COMMISSIONER FREELS AND SECONDED BY COMMISSIONER
BEACH TO NOT AMEND THE CITY'S TRAIL PLAN TO INCLUDE THIS SEGMENT OF
TRAIL. THE MOTION CARRIED WITH ALL AYES.
Commissioner Hanson stated that she wanted the minutes to reflect that
the City will have numerous public trails connecting with regional trails
to the Pike Lake Regional Park and French Park.
Commissioner Freels was concerned that the minutes of the Park Commission
meetings may not always impress upon the Planning Commission the
thoroughness of the discussions or the concerns of the members. The
secretary noted that the minutes state as accurately as possible the
discussions that take place during the meetings. Director Blank
commented that PRAC members can appear before the Planning Commission to
reaffirm their position on the issues being discussed at their meetings,
if they are concerned that their recommendations are not being thoroughly
communicated. Commissioner Freels volunteered to represent PRAC at the
Planning Commission meeting on October 25, when the Opus proposal will be
on the agenda. Councilman Sisk commented that regardless of how the
Planning Commission interprets them, FRAC should be firm in their
recommendations and not be apprehensive about getting their message
across to the Council.
b. Medicine Lake -Eurasian Water Milfoi . ,' Director Blank confirmed to the
commissioners that milfoil has been /"located growing in Medicine Lake
after a thorough search. No that it has been found, the DNR will become
actively involved in trying to er dicate it. Along with the City of
Plymouth, and the City of Medi iniy Lake, the DNR will share in the cost
to spray the lake next spring w1 It an application of 2-4D.
c. Miscellaneous. Director Blank /br efly discussed the petition requesting
that the City complete the tail tween Zachary and Nathan Lane along
45th/46th Avenue. He commented that the City's draft capital improvement
budget does include funding,'for this s gment of trail.
He also pointed out his,'written corresp6pdence with Judy LaTour on her
resignation from PRAC and his response to \Henry Willegalle regarding the
request to dredge a portion of Parkers Lake.
0
CITY OF PLYMOUTH
DEVELOPMENT REVIEW COMMITTEE
PLAN REVIEW DISTRIBUTION
DATE: 10- 0 -
CHUCK / JOHN
V/ AL y1 MIKE
MARY
LYLE
FILE NO. DEVELOPMENT SPECIAL NOTES
r.-ei t &A F]JT nN 'FO 2
C 5-E
CITY OF PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION STAFF REPORT
REPORT DATE: October 16, 1989 COMMISSION MEETING DATE: October 25, 1989
FILE NO.: 89089
PETITIONER: L.A. Laukka Development Company
REQUEST: PUD Final Plan Amendment
LOCATION: Southeast quadrant of Vicksburg Lane and 18th Avenue North
Parkers Lake North 3rd Addition)
GUIDE PLAN CLASS: LA -2 (Low Medium Density Residential)
ZONING: MPUD 83-1
BACKGROUND:
The MPUD Concept Plan for the Parkers Lake Development was approved by the
City Council on March 21, 1983, through Resolution 83-134, and included a
total of 425 acres. The approved Concept Plan consists of residential,
neighborhood commercial, and industrial land uses. The MPUD Preliminary
Plan/Plat for Parkers Lake Development Stage B: Parkers Lake North property
was approved on May 21, 1984 through Resolution 84-323.
A Revised MPUD Preliminary Plan/Plat and Conditional Use Permit for Parkers
Lake North was approved on March 16, 1987 through Resolution 87-176.
A Revised MPUD Preliminary Plan/Plat and Conditional Use Permit for Parkers
Lake North 3rd Addition was approved on June 1, 1987 through Resolution 87-
337. The PUD Final Plat for Parkers Lake North 3rd Addition was approved on
October 5, 1987 through Resolution 87-618.
A Revised PUD Final Plan for Parkers Lake North 3rd Addition was approved on
September 11, 1989, through Resolution 89-504. This action modified the
height of certain privacy fences within the development.
PRIMARY ISSUES AND ANALYSIS:
1. The petitioner is seeking approval of a Revised PUD Final Plan to allow
for fences in excess of 3 feet in the front yard. The fences will be as
high as 6 feet in the front yard at specific locations for properties
see next page)
Page Twq
File 89089
located adjacent to Terraceview Lane. The petitioner's letter of
September 27, 1989, describes the proposal (attached).
2. The Planning Commission is directed by the Zoning Ordinance to consider
any amendment to a Planned Unit Development within the context of the
Planned Unit Development Criteria addressing relationship to adjoining
neighborhoods; compatibility with the purposes of the Planned Unit
Development Ordinance; and the internal organization of the site.
PLANNING STAFF COMMENTS:
1. The proposal responds affirmatively to the applicable PUD criteria.
2. Regulating fence construction is a common issue throughout the City. The
unique design of this PUD (Zipper -Z lotting) is the m basis upon which
a PUD Plan Amendment to allow fences of 6 feet without serious problems of
precedent. The Ordinance allows this since PUDs are designed based on
such amendments of the Ordinance Standards are in order.
3. Staff Development Review Committee comments on the difference between a 3
foot fence (Ordinance Standard) and one of 6 feet in this case were
limited to the public safety observation that they may not have to remove
a 3 foot fence to fight a fire. Public Safety staff recommends provisions
for an opening (a gate) in 6 -foot fences along street frontages. With
access prohibited to Terraceview Lane, the "front" yards to Terraceview
Lane could be viewed as "equivalent side yards" forming a basis for a 6
foot fence height.
RECOMMENDATIONS AND CONCLUSIONS:
1 recommend approval of the proposal to amend this MPUD Final Plan to allow
fences up to 6 feet in height along Terraceview Lane at locations specified on
the plan dated as last revised September 25, 1989 and reviewed by the City
September 28, 198bject to the ditions ed.
Submitted by:
Char is E. Dillerud, Community Development Coordinator
ATTACHMENTS:
I. Recommended Conditions for Approval
2. Location Map
3. Petitioner's Letter of September, 1989
4. Resolution 87-619 Approving Final Plan
5. Large Plans
pc/cd/89089:jw)
1
APPROVING PUD FINAL PLAN AMENDMENT FOR L.A. LAUKKA DEVELOPMENT COMPANY (89089)
MPUD 83-1)
WHEREAS, L.A. Laukka Development Company has requested approval of a PUD Final
Plan amendment to allow for fences of 6 feet in specific front yards located
at the southeast quadrant of Vicksburg Lane and 18th Avenue North; 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 PUD Final Plan
amendment for L.A. Laukka Development Company for a development to be known as
Parkers Lake Third Addition to allow for fences of 6 feet in specific front
yards located at the southeast quadrant of Vicksburg Lane and 18th Avenue
North, subject to the following conditions:
1. Fence location and height are approved only consistent with plans last
dated as revised September 25, 1989, and received by the City September
28, 1989.
2. Consistency with the applicable conditions of Resolution 87-618 approving
the MPUD Plan.
3. Fences constructed to a height of 6 feet responsive to this MPUD amendment
shall include at least one gate opening on the street frontage for each
lot.
4. No vehicular access to Terraceview Lane shall be permitted from lots
benefiting by this amendment.
m
f 44
BRW. INC THRESHER SQUARE 700 THIRD STREET SOUTH
September 27, 1989
Mr. Charles E. Dillerud
Community Development Coordinator
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
RE: Amended MPUD final plan for fencing
Parkers Lake North 3rd Addition
Dear Chuck,
MINNEAPOLIS MINNESOTA 55415
r
PLANNING
TRANSPORTATION
ENGINEERING
URBAN DESIGN
PHONE 612 370-0700 FAX 612 370-1378
SEP Z r 1999
As you are aware from discussions during the review of the previous fencing pro-
posal which was approved earlier this month, there is a desire on the part of
the developer for one additional change in the fencing plans which was not
included in that proposal. The change being requested in this application con-
cerns the height of fences which occur in side yards at corner lots on the ends
of the blocks containing zipper lots which adjoin Terraceview Lane. The speci-
fic lots to be addressed by this modification include Lots 14, 15, 28, 29, 41,
42, 55, and 56 of Block 1; and Lot 24 of Block 4. The previously approved
fencing plan dated July 11, 1989, indicated three-foot high fences for the
side yard locations adjoining the public right-of-way in an attempt to be con-
sistent with the Zoning Ordinance requirements that no fence in a front yard
area exceed three feet in height. Fences which serve the same purpose of
screening backyard living areas from adjacent properties and activities, but
which occur on interior side lot lines, were all approved at a height of six
feet. It is the developer's opinion that six-foot high fencing is the minimum
height which will provide adequate privacy for the residents of the corner lots
in question. For this reason, the fencing plan has been modified, including the
typical plan detail which illustrates the corner lot condition at a larger
scale. The lots in question, and the fences previously approved at a three-foot
height, have been highlighted to make their locations readily apparent on the
plan.
We believe this request has merit by ensuring adequate privacy for owners within
a unique residential environment which relies on physical devices such as
fencing to successfully create usable private open space. As can be seen on
the typical plan detail, the proposed fence locations respect the ten -foot util-
ity easement and do not encroach on areas required to maintain adequate sight
distances at the street intersections. The previous plan included six-foot high
fences within front yards where specific conditions (double frontage lots)
4FFiLIATE OF THE BENNETT RINGROSE VN';.i_S EJ JAR;S GAPDNER INC GRv,P
GRCSE RC -APD P WO'_SFELD PETE- E JAPVIS AVIRENCE i GARDNER THOMAS F CAP^._ ; G I .+..',.;NDS=N CO".
RICHARD D PI_GRIM DA -7 N BECKMAN', DENNIS J S,TJFF JEFFR, v _ BE^!Sr,A R,% F,
MINNEAPOLIS DENVER PHOENIX TUCSON ST PETERSBURG
Mr. Charles E. Dillerud
September 27, 1989
Page 2
warranted their use; we believe the locations for which we are now requesting
six-foot high fences are essentially the same condition. The request appears to
be consistent with the guidelines established for fence construction within a
front yard which qualifies as an equivalent side yard as outlined in the docu-
ment General Information for the Construction of Fences which references the
applicable provisions of the Zoning Ordinance rd. No. 85-07 and 87-16).
The design of fences for the reference locations would be unchanged from the
details shown on Sheet 2 "Private Fence Details" dated July 4, 1989. This
request would not require changes to the approved landscape plan, site plan, or
exterior architectural treatment of the homes.
If you have any questions concerning this request, or require additional infor-
mation, please contact me.
Sincerely,
BRW, INC.
Miles A. Lindberg, ASLA
Associate
MAL/lm
cc: Mr. Dick Anderson, L.A. Laukka Development Co.
File 60-8931
t ryw•j / . / s 1
x
t
CITYIF PLYMOUTH
to'dut and notice, thereof, • reular
4"dh p-*Xnnesota, was held - on ' toe
IICe>•s ,rerq..presents Mayor Schnei11ed'ir"L
rFa,%;•tl:•sutu"drat:•
meeting,of the City Council of the
day of October 1987. The
incilmember' s Pasi ou. Zitur, Crain
Coun411ieaber Sisk introduced the following Resolution and moved itsr.. I"pt.tons
RESOLUTION N0. 87-619
SETTING CONDITIONS TO BE MET PRIOR TO FILING OF AND RELATED TO THE PLANNED UNIT
DEVELOPMENT FINAL PLAT FOR PARKERS LAKE NORTH 3RD ADDITION FOR L.A. LAUKKA DEVELOPMENT
87036) (MPUD e3-1)
WHEREASs the City Council has approved the PUD Final Plat and Development Contract for
Parkers Lake North 3rd Addition as requested by L.A. Laukka Developments
NONo THEREFOREo BE IT HEREBY R('.,jLVED 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 plats
1. Compliance with the City •:.,gineor's Memorandum.
2, No Building Permits shalt be issued until a Contract has been awarded for the con-
struction of municipal sewer and water and the MPCA Permit issued.
3. Removal of all dead or dying trees from the property at the owner's expense.
4. Compliance with Policy Resolution No. 79-80 regarding minimum floor elevations for
new structures in subdivisions adjacent to, or containing any open storm water
drainage facility.
S. The minimum side yjrd building setback and minimum drainage utility easements for
side yards is S ft., A variance is granted as to the !asement width so as to
conform to the building setback width.
S. Submittal of required utility and drainage easements as approved by the City
Engineer.
7. No Building Permits to be issued until the Final Plat is filed and recorded with
Hennepin County. No Building Permit shall be issued for the lots adjoining or
abutting the trails or emergency road until the trails and emergency road are
surfaced.
I.-8. Appropriate legal"documents regarding Homeowner Association covenants and restric-
tions as approved by the City Attorney, shalt be filed with the Final Plat. These
T. covenants and restrictions shall. include the prohibition from placing snow from
k private drives onto all public.street rights-of-way and cul-de-sac islands.
V' - PLEASE SEE PACE T10
7.
lit 5'
OU-1. y' t•.y l ;')r.+it y'u' !'t v-'?i' .'tom•
lt1'
r4a •1 .N • -./ v'rfiy. a
4,,Ut•Pn,No.r 8%-619 `
i ,transitional screening and berming shall be constructed and maintained along
x ` ylrrkaburg 'We "and :County Road. 6.
10. the outlots, including the landscaped berms along both County Road 6 and Vicksburn.
Lane,;!.'shall be. -maintained by the Homeowner's Association as provided by the
approved covenants -and by of that association.
11. 'The '.north/south street shall have a 60 ft. right-of-way with 15 ft. yard setbacks
and a -median; and, with islands in the culs-de-sac of the east/west streets. The
median shall be 10 ft@ in width= end, each boulevard area shall be 20 ft. wide
Including the 1.5 ft. setback.
12. The Homeowner's Association shall be responsible for the maintenance and restora-
tion, as needed, of the landscaping in the median divider/islandL, and in the
boulevard and/or easement areas adjacent to the streets. This accounts In part
for the reduced yard setback dimensions due to the street width and desired
arrangements.
13. An emergency vehicle access with appropriate surface approved by the City Engineer
shall be provided as an easement, to be duly dedicated, from the southeast corner
to County Road 6.
14. Landscape islands in cul-de-sacs are approved for Phase I only and approval of
landscape islands for Phase II cul-de-sacs shall be withheld until it Is determin-
ed that they are acceptable and appropriate, per experfence with Phase I.
15. A sign approved by the City shall be erected at 18th Avenue North and the north/
south street that will indicate the entire approved lot configuration and the com-
munity playfield conceptual drawing indicating that the playfield is to be light-
ed. The sign shall remain in place until 95% of the project is completed.
16. The front yard setback is approved at 201, the side yard is approved at 5', and
the rear yard is approved at 101. The minimum driveway length on the private land
small be 25'.
17. 0n corner lots that abut Terraceview Lane, the front yard setback shall be 15 ft.
18. Development shall comply with applicable requirements of Resolution Nos. 84-14,
84-323, 87-176 and 87-337, and the executed Development Contract for Parkers Lake
Development -Stage Bs Parkers Lake North property.
19. Staging of the development shall be in accordance with utility availability as
approved by the City Engineer.
20. Development shall comply with the approved Environmental Impact Statement and re-
lated permits.
21. A development ider 4',ificetion sign shall be placed on the property at the mair.
entrance showinr the approved PUD Plan and Staging prior to issoance of Building
Permits.
PLEASE SEE PACE THREE
sY
rM.'%t`1t.a kx i ri f•'Y"i$-'""Lyy+ #'+n ,{,vy-h T ^rL..•s !.... r ,+ . ..};.T .;.Y T t. :,..,
i .
f 4
tb: •47.6)9
w' Z r Fift l pkat mylars shall refer to HPUD Nor 83.1.
2i.. in 0.4991;:W&09: publl0 sLdeealk shall be Constructed along the south side of
Avenvd`t rth,'. TM developer is responsible for the cost to construct a S ft. wide
f . sid*Walkand,.no credit is applied.. toward park dedication requirements. The City
trill reimburie' the developer for the cost of the extra one foot of width which is
Obtimated. to -be, OtZOO.
24. The total."numerledl mid points of the density in all areas must equal 1,147
units.• If; a final plat is developed above or below the .aid point of a density
range included in this preliminary plat# then the density ranges in other areas
must be -changed so that the density of the land platted, plans the mid point of all
other areata, equals the maximum number allowed -- 1,147 units. with each applica-
tion for residential plan/plat approval, the petitioner *hall submit an accounting
of the number of units remaining, by the area, along with Lice nuriber of units that
have been developed. Any reduction or Increase in the number of units from the
established range and maximum number of units, shall require an Amendment to the
Planned Unit Development. Similarly, etch final plat request shall include a
status resort stating the level of sanitary sewer demand for all areas developed
to date) and the balance of capacity remaining in this PUD.
arc
t.
25. Access shall be limited to internal public roads and prohibited from Vicksburg
Lane and County Road 6.
26. A landscape plan "ll be submitted which provides better right lines in and
round the common areas near the dasignated tot lots the sight distance shall be
In accordance with the City Ordinance standards for corner lots.
27. The 3rd Addition crosswalks to the tot lot shall be striped on the asphalt street
at the developers expense and maintained by the Hoameownors Association.
the. motion for -Ndoption of the foregoing Resolution was duly seconded by A
Counellmemmber titur , and upon vote being taken thereon, the followina
voted n favor thereof& M&y;r_-9_-Tnetder# Councilmembers Vasiliou, Zitury Crain
and Sisk Me followIrg a
I;d against or a s a ne : None whereupon the
Pasolution was declared duly passed and adopted.
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447
DATE: October 20, 1989
TO: Planning Commission
FROM: Community Development Director Blair Tremere
SUBJECT: STATUS OF COMPREHENSIVE PLAN
The City Council on October 16, 1989 approved an Interim Ordinance
establishing a moratorium for three months relative to the study area that
include the land whose Land Use Guide Plan classification might be amended as
a result of the Commission's recommendations and the City Council
deliberations. The Council also adopted resolutions authorizing the work
programs for consultant projects that will provide the necessary analysis and
recommendations to update the following elements of the Comprehensive Plan:
Waste Management (sewers); Transportation; Water Distribution System; and
Parks and Trail. The key elements are sewers and transportation. I have
attached a copy of the work programs approved by the Council who indicated to
the two consultants that the work products are to be submitted by December 1,
1989.
We are continuing to operate on a hopeful timeframe whereby the update process
would be virtually completed by the end of this calendar year; the
Metropolitan Council deadline for response to the Metropolitan Systems
Statements (transportation and sewer) is January 10, 1990. No assumption as
to possible extension of time is being made now.
The City Council has approved the recommendations of the Planning Commission
regarding the Land Use Guide Plan Element and the Goals, Objectives and
Criteria Element. We will provide the Commission with copies of the "final
drafts" which, as we indicated earlier, are still subject to refinement and
amendment by the Commission and Council.
The Planning Commission will eventually conduct one of more Public Hearings on
other elements which are to be updated, particularly those elements dealing
with sewers and transportation. This would occur in December according to the
present scheduling. I expect that the analysis and report from the consultant
working on the parks and trails will also be done by December 1, and the
Page Two
Item 6.B.
Commission can consider that information then as well although I expect PRAC
will also want to see it. It may be feasible for Planning Commission and PRAC
to conduct a joint Public Hearing.
The law provides that, before the City Council can act on the Comprehensive
Plan or amendments thereto, it must receive a report from the Planning
Commission after the required Public Hearings have been held.
We are also developing for the Commission's use an outline of possible actions
the Commission could consider recommending to the Council for official control
primarily the zoning regulations and the subdivision regulations). The
Official Controls Element in the Comprehensive Plan itself should be updated
to express the guiding and planning the City intends to pursue for the next
decade on that subject. It is appropriate to also consider specific
amendments to the zoning regulations and to the subdivision regulations - not
only in response to the guiding language in the Official Controls Element but
also with respect to the guiding principals adopted in the Land Use Guide Plan
Element itself. The Commission has discussed this on a preliminary basis.
I recommend that the Commission begin discussing a work program and schedule
for the rest of this calendar year which would involve special meetings or
earlier meetings that will potentially will be needed.
Attachments:
1. Interim Ordinance and Map
2. Consultant Work Programs
3. November and December 1989 Work Calendars
pc/bt/6B:jw)
CITY OF PLYMOUTH
ORDINANCE NO. 89-30
INTERIM ORDINANCE FOR PURPOSE OF PROTECTING
THE PLANNING PROCESS AND THE HEALTH
SAFETY AND WELFARE OF THE RESIDENTS OF THE CITY OF
PLYMOUTH AND REGULATING AND RESTRICTING DEVELOPMENT
OF PROPERTY WITHIN CERTAIN AREAS OF THE CITY
THE CITY COUNCIL OF THE CITY OF PLYMOUTH ORDAINS:
Section 1. Background.
1.01. The City Council directed the Planning Advisory Commission
and Administrative Staff to undertake the updating of the City's
Comprehensive Plan including the Land Use Guide Plan Element and Map
which the City Council requested be reviewed as to possible changes.
1.02. The Planning Advisory Commission reviewed the Land Use Guide
Plan Element and Map and conducted a Public Hearing for the purpose of
developing recommendations for the City Council.
1.03. The City Council has reviewed the recommendation of the
Planning Commission and has defined Study Areas where possible changes
may be made; the Study Areas are reflected on a working document dated
September 18, 1989 which is attached hereto as EXHIBIT A.
1.04. The City Council received a letter dated April 10, 1989 from
the Metropolitan Council notifying the City that amendments have been
made to Metropolitan System Policy plans for waste water treatment and
for transportation; and, pursuant to the State 1976 Metropolitan Land
Planning Act, the City has nine months after receiving an amendment to
determine what changes may be necessary to insure continued conformity
with Metropolitan System Plans.
1.05. There is a need to study the impact the potential changes may
have upon the various Systems, including, but not limited to, sewers and
transportation.
1.06. There is a need to retain qualified consultants to review the
various Systems Element of the Comprehensive and to develop
recommendations for updating those elements to insure, among other
things, conformity with the applicable Metropolitan Systems Plans.
1.07. There is a need for an interim ordinance to be adopted for
the purpose of protecting the planning process and the health, safety and
welfare of the citizens of the City and to insure that the City and its
citizens retain the benefits of the City's Comprehensive Plan and
see next page)
Page Two
official controls until the necessary studies have been completed. There
is a need to restrict use of the land in the study areas until such
studies have been completed and possible modification to the City Land
Use Regulations have been accomplished.
1.08. The City will be retaining the services of qualified
consultants to perform the necessary work in accordance with approved
work programs, drafts of which have been submitted for review.
1.09. Minnesota Statutes, Section 462.355, Subdivision 4 permits
the adoption of an interim ordinance during the planning process.
Section 2. Development Restrictions.
2.01. During the period that this ordinance is in effect, no
property within the Study Areas may be developed, redeveloped,
subdivided, or platted, nor shall any applications for rezonings,
comprehensive plan amendments, land divisions or consolidations,
conditional use permits or building permits be processed for property
with the Study Areas. Applications for Sketch Plan review and
endorsement for property within the Study Areas, consistent with the
Sketch Plan Policy, may be processed.
2.02. This interim ordinance shall remain in effect for a period of
three months after its effective date unless earlier repealed by the City
Council.
2.03. This ordinance applies to any application pertaining to
property in the Study Areas that has not received preliminary approval by
the City Council as of the effective date of this ordinance.
2.04. Nothing in this ordinance shall be construed to discourage or
inhibit any person from providing the City with information concerning
the Comprehensive Plan or the elements of that Plan.
Section 3. Amendment to Exempt. This ordinance may be amended by a 4/5
vote of the City Council to exempt land from the development restrictions,
upon written request of the fee owner, or an authorized representative, for
land that is served by municipal sewer and water at the time of the exemption
request and provided that the development is fully consistent with the City
Council's proposed changes to the Land Use Guide Plan and to other elements of
the Comprehensive Plan. Any such request shall be accompanied by a written
statement by which the applicant agrees to hold the City harmless from any
expenses or liability in the event that the proposed changes to the
Comprehensive Plan are not ultimately adopted by the City Council. The
request must demonstrate that the proposed exemption will not be detrimental
to the integrity of the current and proposed comprehensive planning and that
the benefits of the development to the City outweigh the benefits contemplated
by the interim ordinance.
see next page)
Page Three
Section 4. This ordinance shall become effective upon its publication in
accordance with Subsection 110.11 of the Plymouth City Code.
Adopted by the City Council this 16th day of October, 1989.
ATTEST
City Clerk
Mayor
SRFSTRGAR-ROSCOE-FAUSCH, INC.
CONSULTING ENGINEERS
TRANSPORTATION CIVIL STRUCTURAL PARKING LAND SURVEYORS
October 11, 1989
IL C? O
Mr. Fred G. Moore, P.E.
LoDirectorofPublicWorks
CITY OF PLYMOUTH
3400 Plymouth Boulevard 22 ZflZ6$L
Plymouth, Minnesota 55447
RE: THOROUGHFARE PLAN UPDATE FOR THE
CITY OF PLYMOUTH - REVISED
Dear Fred:
In response to your original request, and the October 9, 1989
memorandum from Blair Tremere, we are very pleased to submit this
revised proposal to update the Thoroughfare Plan for Plymouth and
to develop the necessary information for preparing the City's
response to the Metropolitan Council's Systems Statement. In
developing the Thoroughfare Plan, we propose to set up the
Plymouth roadway system on the microcomputer transportation
planning package TRANPLAN and its graphic display program NEDS.
These tools will be extremely useful not only in the update of
the Thoroughfare Plan and in preparing the response to the
Systems Statement, but also in the performance of subsequent
analysis of the transportation system.
BASIC SERVICES
We would propose to carry out all the work as described in the
attached Scope of Services.
BASIS OF PAYMENT
We would propose to be reimbursed for our services on an hourly
basis at a rate of 2.5 times salary cost for the actual time
expended, and at actual cost for the out of pocket expenses
printing, reproduction) and mileage at a rate of $.26 per mile.
Invoices would be submitted on a monthly basis for work performed
during the previous month with payment due within 30 days.
The total cost for our services on this project is estimated at
45,195.00 and we will not exceed this figure without your
approval.
Suite 150, One Carlson Parkway North, Minneapolis, Minnesota 55447
612/475-0010 FAX 612/475-2429
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Mr. Fred G. Moore, P.E. 2 - October 11, 1989
The estimate of cost is based on the attached Scope of Work. It
is understood that if the scope or the extent of work should be
adjusted at any time, the project cost will be adjusted
accordingly.
NOTICE TO PROCEED
A signed copy of this proposal returned to this office or your
verbal authorization will serve as notice to proceed. We will
begin the work immediately thereupon and will complete the
project within a mutually agreed upon time schedule.
We sincerely appreciate your consideration of this proposal and
look forward to working with you on this project. Please feel
free to contact us if additional information regarding the
subject is required.
Very truly yours,
STRG -ROSCOE-
FA7i,
INC.
Ferrol O. Robinson
Principal
FOR:bba
APPROVED:
Name
Title
Date
SCOPE OF SERVICES
PLYMOUTH THOROUGHFARE PLAN UPDATE
1. Develop a refined Traffic Analysis Zone (TAZ) system for the
City of Plymouth that is compatible with the 1990 Census
Tracts and Met Council-Mn/DOT TAZ boundaries. (20 hours)
2. Collect available data on existing and forecast traffic and
speeds from the City of Plymouth, Hennepin County and
Mn/DOT, and prepare a traffic map summarizing these volumes.
30 hours)
3. Identify selected locations where daily and/or peak hour
traffic volumes need to be collected. Conduct up to 25 peak
period and daily traffic counts and process data. (60 hours)
4. Coordinate with Plymouth planning staff the development of
land use information for three development levels to be
prepared by city staff: (20 hours)
a) Existing plus committed
b) Year 2010 development
c) Ultimate development
For each of these scenarios, the City will provide
population, number of households and employment or square
feet of retail, office and manufacturing by TAZ. (See
optional consultant participation in Task 19.)
5. Compare land use assumptions with Met Council forecasts and
meet with Council and city staff to reconcile differences.
30 hours)
6. Collect from city staff a list of all roadway construction
projects that are currently committed or planned.
10 hours)
7. Develop a TRANPLAN roadway network and prepare a network
data file containing link distance and speed, number of
lanes and lane capacity. (40 hours)
8. Using the regional models, cut a window and develop an
internal-external trip table, and internal trip table and a
table of through trips. (40 hours)
9. Define trip generation rates by land use type and develop
trip generation by TAZ for each of the development levels.
40 hours)
10. Using the results of Tasks 9 and 10, develop three TRANPLAN
trip tables: existing, 2010 and ultimate. (50 hours)
2 -
11. Perform network calibration using TRANPLAN, by assigning the
existing trip table to the existing network. Compare
assignment results to traffic counts to insure that the
TRANPLAN model adequately replicates the existing counts.
50 hours)
12. Assign the 2010 and ultimate land use levels to the future
network. 50 hours)
13. Perform capacity analysis for the network system to identify
segments which are over capacity or are within 15 percent of
their capacity. 40 hours)
14. Develop thoroughfare plans for the year 2010 and for
ultimate development conditions. 60 hours)
15. Prepare Draft and Final Reports. Include a color
Thoroughfare Plan map in the Final Report. 80 hours)
16. Attend eight meetings. 35 hours)
17. Furnish City with 100 copies of Final Report and an
additional 500 copies of Thoroughfare Plan map.
18. Develop information to assist City staff in its response to
the Metropolitan Council's Systems Statement. The main
components of this task will be the development of a Travel
Demand Management (TDM) Plan, a Highway System Management
Plan and an analysis of their relationship to the City's
Land Use Strategies. (100 hours)
19. Assist City staff in the calculation of retail, office and
manufacturing area from sources such as aerial photographs,
for three land use scenarios, by refined TAZ. (The level of
effort for this task is subject to City staff review).
60 hours)
Bonestroo
Rosene
0 Anderlik &
Associates
Engineers & Architects
September 25, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Attn: Mr. Fred G. Moore
Director of Public Works
Otto G. Boneshoo. P.E.
Robert W. Roane, PE.
Joseph C. Anderlk PE.
Bradford A. Lemberg, P.E.
Richard E. Turner. P.E.
James C. Olson. PE.
Glenn R. Cook P.E.
Thomas E. Noyes. P.E.
Robert G. Sausi cht. PE.
Marvin L. Sorvdla. P.E.
Re: Comprehensive Sewer Policy Plan
Plymouth, Minnesota
Our File No. 70
Dear Fred,
Keith A. Gordon. P.E.
Richard W Foster. P.E.
Donald C. Burgardr. P.E.
Jerry A. Bourdon. PE.
Marc A. Hanson. PE.
Ted K. Field. P.E.
Michael T. Rautmann. P.E.
Robert R. Pleffede. PE.
David O. Loskota. PE.
Thongs W. Peterson, PE.
Michael C. Lynch. PE.
James R. Malantd. PE.
Kenneth P. ArdersorL P.E.
Keith A. Bachmann. P.E.
Mark R. Rolls, PC
Robert C. Russek. AIA.
Thomas E. Angus. P.E.
Howard A. Sar/ord. P.E.
Daniel J. EdgertorL PE.
Mark A. Seip. PE.
Philip J. Caswell. P.E.
Mark O. %00& P.E.
Thomas R. Anderson. A.I.A.
Gary F. Rylander, P.E.
Charles A. Erickson
Leo M. Pewehsky
Haran M. Olson
Susan M. Eberin. C.PA-
This letter describes our approach to the preparation of a Comprehensive Sewer
Policy Plan (CSPP) for the City of Plymouth. Our Work Phase and Task Outline
as well as schedule and compensation requirements are identified. We are
pleased to have this opportunity for continued involvement in the planning and
design of the Plymouth sanitary sewer system.
Our proposed approach is to update previous sewer system planning reports
based on the latest land use and development trends. The basic premise of
this report will be to establish the preliminary design of a trunk sewer sys-
tem that will convey the wastewater from a majority of Plymouth (except the
Elm Creek District) to the Plymouth Lift Station. The published CSPP will be
based on this premise. A separate letter report, with limited distribution,
will be prepared to define the system modifications required to route the Elm
Creek District flow to the Plymouth Lift Station. Cost estimates will be
prepared for these modifications.
Our proposed Work Phase and Task Outline is presented on the attached sheet.
The CSPP will meet all the requirements of the Metropolitan Council and MWCC.
We would start work on the CSPP immediately upon authorization and would
complete a draft by December 1, 1989. We would review the draft copy with the
City Council and S aff at meetings in early December and then publish the
final report for submittal to the Metropolitan Council in early January, 1990.
We proposed to prepare this report for a not -to -exceed cost of $25,200. A
breakdown of our costs is attached. These not -to -exceed costs are based on
the following assumptions.
Page 1.
29
2335 West Highway 36 • St. Paul, Minnesota 55113 • 612-636-4600
1) That the proposed scope of work and schedule is acceptable,
2) That the City will provide us with a reproducible sewer base map and
overlays,
3) That the City will provide us with a sufficient number of copies of
current Land Use Guide Plan maps for use as figures in the reports, and
4) That 100 copies of the Comprehensive Sewer Policy Plan and an additional
500 copies of the large Trunk Sewer System Map will be provided to the
City.
If any of the above assumptions were to change, a corresponding compensation
adjustment would be needed. We would provide you with a written estimate of
the modified costs and await your authorization prior to proceeding with the
additional work.
Compensation for our services will be invoiced from time to time and will be
calculated on a per diem basis. You will be billed for the time actually
spent by the personnel performing the work at our standard hourly rates in
effect at the time the services are performed. Our invoice may include such
expenses directly attributable to the stud as mileage and printing cos s.
As previously. mentioned, we appreciate the continued opportunity to serve the
City of Plymouth. We intend to proceed immediately with this work upon re-
ceipt of your letter of authorization.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
41
Daniel J. Edgerton
DJE:1i
Page 2.
29
WORK PHASE AND TASK OUTLINE
COMPREHENSIVE SEWER POLICY PLAN
I. DETERMINE SERVICE AREAS
A. Review existing Comprehensive Sewer Policy Plan
B. Identify likely changes in District boundaries
II. ESTABLISH LAND USE/ZONING
A. Confirm current land use
1. Land use types and descriptions
2. Acreage determinations
III. COLLECT DATA
A. Available plans of existing sewers
1. Location
2. Size
3. Slope
4. Invert elevation
5. Lift station/force main capacities
B. Existing on-site land disposal system;
1. Location
2. Service area
C. Surface contour maps
1. Changes in contours based on deve
D. Population
1. Current
2. Projected
3. Projected family size
E. Current flow records
1. Lift Stations
F. Interview City's operations staff
IV. DETERMINE DRAINAGE BOUNDARIES
A. Major drainage districts
B. Sub -districts
C. Major service areas
1. Trunk lines
2. Lift stations
Staff Review
V. ESTABLISH DESIGN CRITERIA FOR EACH LAND USE UNIT TYPE
A. Persons per unit
B. Units per acre
C. Gallons of wastewater per capita per day
D. Gallons per unit per day
E. Gallons per acre per day for each type of land use unit
F. Infiltration/inflow allowances
G. Peak flow rate multiples
1 -
VI. REVIEW ADEQUACY OF EXISTING FACILITIES
A. Indentify problem lines and analyze any alternatives
B. Discuss I/I problems with City Staff
VIZ. EVALUATE SYSTEM EXTENSION LAYOUT ALTERNATIVES
A. Trunks 12" in diameter and greater
B. Lift stations and force mains
1. Routing flow to Plymouth Lift Station
a. Bass/Pike Lake Districts
b. Elm Creek District (limited distribution letter)
C. Routing
D. Sizes
VIII. DETERMINE SYSTEM RECOMMENDATIONS
A. Lift Stations/trunk sewer extensions
1. Near term
2. For future growth
B. Corrections of existing system deficiencies
C. Facility construction segments
1. Cost estimates
a. Construction
b. Engineering
c. Legal, administrative, miscellaneous
2. Any required phasing
IX. GUIDE FOR ON-SITE WASTEWATER DISPOSAL SYSTEMS
A. Disconnection, abandonment
B. Installation
C. Regulation
X. PREPARE SANITARY SEWER SYSTEM COMPREHENSIVE PLAN MAP
Staff Review
XI. PREPARE REPORT AND PRESENT TO THE COUNCIL
2 -
29
COST SUMMARY
29
Estimated Hourly
Labor Category Hours Rate Totals
Principal Engineer 40 57.00 2,280
Registered Engineer 320 51.00 16,320
Technician/Drafter 120 34.75 4,170
Word Processor/Clerical 40 25.25 1,010
Subtotal 520 23,780
Printing Expenses
1,400
GRAND TOTAL
25,180
Not -to -Exceed Amount 25,200
29
e
L°
m
September 25, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, Minnesota 55447
RE: Contract Proposal for Professional Services
Update of Plymouth Park System Plan
Gentlemen:
This letter proposal outlines a Scope of Services, fee schedule
and other elements which, if approved, constitute an agreement
between the CITY OF PLYMOUTH, Minnesota, herein referred to as
the OWNER, and BRAUER & ASOCIATES LTD., herein referred to as the
CONSULTANT.
The OWNER hereby retains the CONSULTANT to provide professional
services required to update the Facility Standards section of the
current Park System Plan, review location of potential sites for
playfields #9 and #10 and assess the impacts on neighborhood
parks in two areas of Guide Plan revisions.
A. SCOPE OF SERVICES - Basic Services
1. Review existing Plymouth Park System Plan document -
standards section.
2. Research current national, state, and local standards
for similiar facilities.
3. Compare Plymouths existing standards with material
associated in A.2 above, and update the facility
standards section of System Plan document.
4. Analyze land area requirements for community playfields
9 and #10 and determine if land acreages called for in
the existing system plan area adequate. Recommend
changes if indicated.
5. Review existing sites for community playfields #9 and
10 as well as suggest others and compare the merits of
each and recommend a preferable site for each.
M Review two areas, which are to be reguided, for
neighborhood park needs, service areas, etc.
Recommend changes and/or additions needed. Suggest and
compare alternate or additional neighborhood park sites
for areas to be reguided.
Attend staff meetings as required.
7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 (612) 941-1660
City of Plymouth -2- September 25, 1989
9. Attend a total of 3 meetings for presentation to P.R.A.0
and city council.
B. FEES FOR PROFESSIONAL SERVICES
The OWNER shall compensate the CONSULTANT for completion of
professional services described above as follows:
1. For the CONSULTANT's Basic Services, as described in
Paragraphs A.1 through A.9 above, an hourly not to
exceed fee of FOUR THOUSAND DOLLARS ($4,000.00), plus
all direct PROJECT expenses.
Hourly Fee Schedule
Senior Professional $70.00
Professional III $60.00
Professional I $40.00
Technician $32.00
C. PAYMENT TO THE CONSULTANT
1. Statements will be submitted to the OWNER on a monthly
basis, with a breakdown of time and expenses for
services performed or work completed, through the 25th
of the previous month.
2. Payments on account of the CONSULTANT's services are due
and payable upon receipt of CONSULTANT's statement of
services rendered.
D. OWNER`S RESPONSIBILITY
The OWNER shall make available or allow access to all
existing data related to the work and all other data or
information which may develop that could possibly have a
bearing on the decisions or recommendations made under this
Agreement. The OWNER shall specifically provide:
1. Base mapping including an accurate boundary
representation with utilities, easements, etc.
2. Identification of any site restrictions.
3j. Soil borings and surveys integral to PROJECT
requirements, utilities, and other data which describes
the general nature and conditions of the site.
Topographic mapping of all PROJECT areas.
7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 (612) 941-1660
City of Plymouth -3- September 25, 1989
5. Reimbursement of all direct expenses including mileage,
advertisements, and printing of all plans and
specifications required by the PROJECT.
6. Additional data or information which will have a bearing
on the planning or design conclusions and
recommendations of the CONSULTANT.
7. One designated individual with whom the CONSULTANT can
meet, receive instructions, deliver information, and
coordinate all planning activities.
E. TERM, TERMINATION, SUCCESSORS AND ASSIGNS
1. The term of the Agreement shall be concurrent with the
work authorized.
2. Termination may be accomplished by either party at any
time by written notice, and shall be effective upon
payment in full for all sevices performed to the date of
receipt of such notice.
3. The OWNER and the CONSULTANT each binds itself, its
partners, successors, assigns and legal representatives
to the other party of this Agreement, and to the
partners, successors, assigns and legal representatives
of such other party with respect to all covenants of
this Agreement.
4. Neither the OWNER nor the CONSULTANT shall assign,
sublet, or transfer his interest in this Agreement
without the written consent of the other.
F. NONDISCRIMINATION
The CONSULTANT will not discriminate against any employee or
applicant for employment because of race, color, religion,
19 sex, national origin, physical condition or age. The
N CONSULTANT will take affirmative action to insure that
applicants are employed and that employees are treated
during employment without regard to their race, color,
religion, sex, national origin, physical condition or age.
Such action shall include but not be limited to the
o>s following: Employment, upgrading, demotion or transfer,
ecruitment, advertising, layoff or termination, rates of
pay or other forms of compensation and selection for
mtraining including apprenticeship.
F
7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 (612) 941-1660
City of Plymouth -4- September 25, 1989
G. CONSULTANT'S RECORDS, DOCUMENTS AND INSURANCE
1. The CONSULTANT shall maintain time records for hourly
fees, reimbursable expenses, design calculations and
research notes in legible form and will be made
available to the OWNER, if,requested.
2. The CONSULTANT shall carry insurance to protect him from
claims under Workman's Compensation Acts; from claims
for damages because of bodily injury including death to
his employees and the public, and from claims for
property damage.
3. The CONSULTANT shall name the OWNER for this PROJECT as
a co-insured on the CONSULTANT's General Liability
Insurance policy and shall provide the OWNER with
Certificates of Insurance for CONSULTANT's Workman's
Compensation Insurance, General Liability Insurance, and
Professional Liability Insurance prior to beginning
work.
4. The CONSULTANT reserves the right to secure and maintain
statutory copyright in all published books, published or
unpublished drawings of a scientific or technical
character, and other works related to this PROJECT in
which copyright may be claimed. The OWNER shall have
full rights to reproduce works under this Agreement
either in whole or in part as related to this PROJECT.
One copy of each drawing shall be provided in
reproducible form for use by the OWNER, but the original
drawings will remain the property of the CONSULTANT.
H. EXTENT OF AGREEMENT AND APPLICABLE LAW
1. This agreement represents the entire and integrated
agreement between the OWNER and the CONSULTANT and
supersedes all prior negotiations, representaitons, or
agreements, whether written or oral, with respect to the
PROJECT. This agreement may be amended only by written
instrument signed by both OWNER and CONSULTANT.
2. Unless otherwise specified, this Agreement shall be
governed by the law of the principal place of business
of the CONSULTANT.
7901 Flying Cloud Drive; Eden Prairie, Minnesota 55344 (612) 941-1660
I City of Plymouth -5- September 25, 1989
IN WITNESS WHEREOF the OWNER and the CONSULTANT have made and
executed this Agreement,
This day of ,1989.
CITY OF PLYMOUTH
Plymouth, Minnesota
BRAUER & ASSOCIATES LTD.
Eden Prairie, Minnesota
Geor a W. Watson
Pry ident
In presence of:
In presence of:
7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 (612) 941-1660
Engineers & Architects
September 25, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Attn: Mr. Fred G. Moore
Re: Comprehensive Water Plan Update
Plymouth, Minnesota
File No. 70
Dear Fred,
Keith A. Gordon, P.E.
Bonestroo
Otto G. Bonesnoo. P.E.
E.
Joseph C. ndedikPPE
James R. Maland. PE.
Rosene
Bradford Lemberg PE
Richard E.. Turner. P.E.
Q
Anderlik &
James C. Olson, RE.
Glenn R. Cook P.E..
Mark R. Rolfs, P.E.
Ted K. Field, P.E.
Thomas E. Noyes. P.E.
Michael T. Rautmann. PE.
Associates RERobertGSorvala,
Howard A. Samford. P.E.
David O. Loskota. P.E.
Marvin L. Sorvala. P.E. .
Engineers & Architects
September 25, 1989
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Attn: Mr. Fred G. Moore
Re: Comprehensive Water Plan Update
Plymouth, Minnesota
File No. 70
Dear Fred,
Keith A. Gordon, P.E. Michael C. Lynch. P.E.
Richard W. Foster. P.E. James R. Maland. PE.
Donald C. Burgardt, PE. Kenneth P. Anderson. PE.
Jerry A. Bourdon. P.E. Keith A. Bachmann, P.E.
Mark A. Hanson. PE. Mark R. Rolfs, P.E.
Ted K. Field, P.E. Robert C. Russek. A.I.A.
Michael T. Rautmann. PE. Thomas E. Argus. P.E.
Robert R. Pfefferle. P.E. Howard A. Samford. P.E.
David O. Loskota. P.E. Daniel J. Edgerton, P.E.
Thomas W. Peterson. P.E. Mark A. Seip, PE.
Philip J. Caswell. P.E.
Mark D. Wallis. P.E.
Thomas R. Anderson. A.I.A.
Gary F. Rylander, P.E.
Charles A. Erickson
Leo M. Patielsky
Harlan M. Olson
Susan M. Eberlin. C.P.A.
This letter describes our proposed approach to the creation of a Comprehensive
Water System Plan for the City of Plymouth. It presents our Work Phase and
Task Outline and provides a Preliminary Table of Contents for the report. Our
proposed schedule and compensation requirements are also identified. We are
pleased to have this opportunity for continued involvement in the planning and
design of the Plymouth water system.
Our proposed approach is to update and consolidate previous water system
reports into one truly comprehensive report. This study and report will be
divided into numerous tasks as outlined on the Work Phase and Task Outline.
Numerous staff review points are identified in the outline. We also have
attached a Preliminary Table of Contents for the report. Together, these two
documents describe our scope of services for the Plymouth Water System Plan.
We would work on the Water System Plan in conjunction with the Comprehensive
Sewer Policy Plan (CSPP). The CSPP would be completed initially for inclusion
in the City's Comprehensive Plan submittal to Metropolitan Council. Prior to
that submittal, we would check the water distribution system to insure that
the City's proposed land uses could be accommodated by the system. The
overall Water System Plan would be completed by March 15, 1990.
We propose to prepare this Water System Plan for a not -to -exceed cost of
26,100 plus Liesch Associates' not -to -exceed cost of $4,500. The total
not -to -exceed cost for the City of Plymouth would be $30,600. A breakdown of
our cost estimate is attached. These not -to -exceed costs are based on the
following assumptions:
Page 1.
Z9
2335 West Highway 36 • St. Paul, Minnesota 55113 • 612-636-4600
1) That the proposed scope of work and schedule is acceptable,
2) That the City will provide us with a reproducible water base map and
overlays,
3) That the City will provide us with a sufficient number of copies of
current Land Use Guide Plan maps for use as figures in the reports, and
4) That 100 copies of the Water System Report and an additional 500 copies of
the large Water Distribution System Map will be provided to the City.
If any of the above assumptions were to change, a corresponding conpensation
adjustment would be needed. We would provide you with a written estimate of
the modified costs and await your authorization prior to proceeding with the
additional work.
Compensation for our services will be invoiced from time to time and will be
calculated on a per diem basis. You will be billed for the time actually
spent by the personnel performing the work at our standard hourly rates in
effect at the time the services are performed. Our invoice may include such
expenses directly attributable to the study as mileage and printing costs.
As previously mentioned, we appreciate the continued opportunity to serve the
City of Plymouth. We intend to proceed with this work upon receipt of your
letter of authorization.
Yours very truly,
BONESTROO, ROSENE, ANDERLIR & ASSOCIATES, INC.
Daniel J. Edgerto
DJE:li
Page 2.
29
WORK PHASE AND TASK OUTLINE
WATER SYSTEM PLAN
UPDATE & ANALYZE AQUIFER MODEL - LIESCH ASSOC.
REVIEW EXISTING WATER SYSTEM FACILITIES
IDENTIFY & STUDY CURRENT WATER SYSTEM ISSUES
PROVIDE RECOMMENDATIONS FOR EXISTING FACILITIES
REVIEW LAND USE & POPULATION PROJECTION DATA
REVIEW WATER PUMPING & RESERVOIR LEVEL RECORDS
DETERMINE WATER SYSTEM DEMAND PARAMETERS
CITY STAFF REVIEW
REVIEW SUPPLY/STORAGE ECONOMICS
IDENTIFY & EVALUATE ALTERNATIVES FOR FUTURE SUPPLY AND STORAGE
FACILITIES
COMPUTER ANALYSIS OF DISTRIBUTION SYSTEM
DETERMINE PHASING PLAN FOR FUTURE FACILITIES
WATER SYSTEM COST ANALYSIS
CITY STAFF REVIEW
DRAFT & PROOF REPORT
PUBLISH AND DISTRIBUTE REPORT
PRESENT REPORT TO CITY STAFF & COUNCIL
m
PRELIMINARY TABLE OF CONTENTS
PLYMOUTH WATER SYSTEM PLAN
Letter of Transmittal
Table of Contents
Summary and Recommendations
Introduction
General
Figure - Location Plan
Previous Water System Reports
Previous City Council Decisions
Scope of Study
Existing Facilities
General
Groundwater Geology
Figure - Twin City Artesian Basin
Figure - Bedrock Map
Water Quality
Table - Primary Maximum Contaminant Levels
Table - Secondary Maximum Contaminant Levels
Supply
Table - Existing Well & Water Quality Data
Table - Existing Well Supply Capacity
Treatment
Table - Existing Treatment Facilities
Storage
Table - Existing Storage Facilities
Distribution
Current Water System Issues
Drought Effects: Year 1988
System Pressure Concerns
Aquifer Drawdown Analysis
System Operation
Table - Existing Well Operation Costs
System Reliability
Due to Aquifer Contamination
Due to Sustained Power Failures
Recommendations for Existing Facilities
Land Use and Population
General
Land Usage
Figure - Land Use Guide Plan
Table - Land Use Summary
Population
Figure - Population Projections
Table - Population/Connection Projections
Water System Demand Parameters
General
Past Water Usage
Table - Pumping Records
Table - Water Usage Analysis
Future Water Usage
Figure - Maximum Day Demand Variations
Table - Summary of System Demand Parameters
Table - Projected Water System Demands
Table - Ultimate Water System Parameters
Water System Plan
General
Supply/Storage Economics
Table - Supply/Storage Combinations
Table - Supply/Storage Facility & Cost Summary
Figure - Supply/Storage Economics
Phasing of Water System Facilities
Table - Supply, Treatment & Storage Phasing Schedule
Figure - Supply & Traetment Phasing Diagram
Supply
Figure - Maximum Day Variation
Figure - Central Well Field Layout
Figure - Zachary Well Field Layout
Treatment
Figure - Central WTP Site Layout
Figure - Zachary WTP Site Layout
Storage
Table - Elevated/Surface Economics
Table - Storage Facilities
Distribution
Figure - Present Water Distribution System
Figure - Ultimate Water Distribution System
Cost Analysis
General
Water System Costs
Table - Water System Cosat Summary
Table - Water System Revenue Summary
Capital Improvement Program
Table - Water System Phasing Costs
Appendix A - Cost Estimates for Proposed Facilities
Appendix B - Water Demand Summary
Appendix C - Water Pressure Summary
Appendix D - EPA National Drinking Water Regulations
Primary Regulations
Secondary Regulations
Appendix E - Plymouth Water Distribution System
m
29
Principal Engineer
Registered Engineer
Senior Technician
Clerical
Subtotal
Computer Expenses
Printing
Bruce A. Liesch Assoc.
Subtotal
COST SUMMARY
Est. Hours
40
320
120
40
520
Rate
57.00
51.00
34.75
25.25
GRANDTOTAL ..............................................
NOT -TO -EXCEED AMOUNT ..................... $30,600
Amount
2,280
16,320
4,170
1,010
23,780
900
1,400
4,500
6,800
30,580
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