Loading...
HomeMy WebLinkAbout1992 June Planning Commission Agenda Packet3UNC PR /O REGULAR PLANNING COMMISSION MEETING AGENDA NNE 4, 1992 7:30 P.M. CALL TO ORDER 7:30 P.M. REVIEW MINUTES OF PREVIOUS MEETING 7:35 P.M. HEARING- CONTINUED VARIANCE DAVE SMITH * Indicates a Public Hearing All times stated on the Planning Commission Agenda, with the exception of Public Hearings, are approximate and may start later than the scheduled time. 4629 Dakota St. S.E., Prior lake. Minnesota 55372 / Ph. 1612) 447 4230 Fax (612) 4474245 A\ EQLAL - FPORTCNrI E T:DPER `,� PR� e PLANNING COMMISSION MINUTES MAY 21, 1992 The May 21, 1992 Planning Commission Meeting was called to order by Chairman Loftus at 7:30 P.M. Those resent were Commissioners Loftus, Arnold, Wells, Roseth, Assistant City Planner Deb Garross, Associate Planner Sam Lucast, and Secretary Rita Schewe. Commissioner Wuellner was absent. ITEM I - REVIEW MINUTES OF PREVIOUS MEETING MOTION BY ROSETH, SECOND BY ARNOLD, TO APPROVE THE MINUTES AS WRITTEN. Vote taken signified ayes by Loftus, Arnold, Wells, and Roseth. MOTION CARRIED. ITEM II - CALVIN HOTZLER - SIDE YARD VARIANCE Calvin Hotzler, of 14942 Lori Road, P.O. 218, Prior Lake, stated that he is in the process of renovating a three season cabin and is requesting a 6 foot side yard variance to construct a deck. Sam Lucast, Associate Planner, presented the information as per memo. The subject site was platted and built under the jurisdiction of a previous government and the structure is a legal non - conforming structure located four (4) feet from the northwest property line. If the deck were attached at the setback line the aesthetics would be reduced and the hand rail would attach in a window. The hardship is caused by the ordinance and not the actions of the property owner. DNR did not have any objections to the application. Staff recommends approval of the variance application as it is a reasonable request, it would be aesthetically pleasing to continue the building lines of an existing legal non - conforming setback, precedence has already been set for this type of variance and it is not detrimental to the health, welfare, and safety of the community. Comments from the Commissioners were: site line extension, lot frontage, and all were in consensus for approval. MOTION BY ARNOLD, SECOND BY WELLS, TO APPROVE A SIX (6) FOOT NORTHWEST SIDE YARD VARIANCE FOR 14942 LORI ROAD. RATIONALE BEING THAT PRECEDENT HAS BEEN SET, SITE LINE WOULD BE CONTINUED ON AN EXISTING LEGAL NON - CONFORMING SETBACK, AND IT WOULD NOT BE DETRIMENTAL TO THE HEALTH AND WELFARE OF THE NEIGHBORHOOD. 4629 Dakota St. SE.. Prior Lake. Minnesota 55372 / Ph. (612) 447 -4230 Fax (612) 4474245 AS EQUAL OPPORTUNITY DIM 0), PLANNING COMMISSION MEETING MINUTES MAY 21, 1992 PAGE 2 Vote taken signified ayes by Arnold, Wells, Loftus and Roseth. MOTION CARRIED. ITEM III - SHELBY ARMIT- O'MALLEY'S ON MAIN - SIGN VARIANCE Mark Stromwall, 16264 Lakeside Avenue, who is the manager for O'Malley's on Main represented the applicant. Mr. Stromwall stated that the Staff's report covered their request very well so he would like Staff to give their presentation. Ms. Armit, owner of O'Malleys On Main and Bruce Munsermon, operator of "The Signery" were present if any questions were raised. Deb Garross, Assistant City Planner, presented the information as per memo of May 21, 1992. The request is for a variance from Sign Ordinance 83 -5. This ordinance states roof signs, roof advertising symbols, roof locos, roof statues or sculptures are not permitted in any district nor shall a sign extend above the roof line. The applicant is proposing to locate a 4 X 8 foot sign on the roof in front of the existing air conditioner units. The subject site is the previous "B & D Bar" and is located in the original downtown section. The current owners are in the process of completely renovating the entire facility to a restaurant and bar. other alternatives have been considered but due to location of existing shared utility lines, the free standing sign that is allowed would be unsafe. The proposed sign would be located on the lower roof at a similar height of the "Galleon II" sign. In that respect, the location is consistent with other adjacent sign locations. It is the opinion of Staff that the variance request is reasonable, considering the pre - existing utility constraints, building design, alternative options investigated, and that the sign is not proposed to be located above the main roof line of the building. A safety factor to be considered is the maintenance of the free standing sign which would be close to the utility lines. Comments from the Commissioners were: hardship factor, description of sign, precedent set, and continuation of roof line. MOTION BY ARNOLD, SECOND BY ROSETH, TO APPROVE THE VARIANCE TO SIGN ORDINANCE 83 -5 FOR O'MALLEY'S ON MAIN AT 16211 MAIN AVENUE TO ERECT A 4 X 8 FOOT SIGN ABOVE THE LOWER ROOF LINE. RATIONALE BEING THAT A HARDSHIP IS CREATED BY THE UTILITY LINES IN THE AREA ELIMINATING THE ALTERNATIVE AVAILABLE TO THE APPLICANT. IF AT ANY TIME IN THE FUTURE UTILITY LINES ARE MOVED TAHT WOULD ALLOW THE INSTALLATION OF A FREE STANDING SIGN, THE ROOF SIGN WILL THEN BE REMOVED FROM THE BUILDING. vote taken signified ayes by Arnold, Roseth, Loftus, and Wells. MOTION CARRIED. PLANNING COMMISSION MEETING MINUTES MAY 21, 1992 PAGE 3 ITEM IV - DAVE SMITH - LAKESHORE AND SIDEYARD VARIANCE Dave L. Smith, 14253 Shady Beach Trail, stated that the subject site is his family home and after he purchased the home and started planning an extensive remodeling project, it was found that the code requirements were quite restrictive and the decision was made to remove the house from the lot. He now wishes to construct a home on the existing foundation which will require several variances to do so. Deb Garross presented the information es per memo of May 21, 1992. The applicant is requesting a 49 foot lakeshore variance and a 5.85 east side yard variance. The foundation is located at 905.43 elevation and is below the required 909 lowest living elevation. The Prior Lake Building Official has advised that the applicant would be able to fill to the 909 elevation line. The intent of the Zoning Code is to remove nonconforming uses and bring them into compliance. The Planning Commission has granted variances to existing non - conforming structures, but in this case the structure has been removed thereby losing the "grandfather" status. The Code requires that a new structure be built compliant with the Code. Recommendation from Staff is to deny the variances as requested. The lot meets all of the requirements for lot area and width for lakeshore lots with the Shoreland Management District of Prior Lake. There are building options and a sufficient building envelope available for the construction of a new home. Staff would be receptive to the setback averaging of 43.5 feet lakeshore variance as proposed by the DNR. Mike Felix, 15260 Eagle Creek Drive, voiced his dissatisfaction with the report and procedures. Dave Smith stated that he has letters from neighbors approving the construction. Ron Dashel, 14259 Shady Beach Trail, was pleased with the house plan. Comments from the Commissioners were: uncertain on hardship, other design alternatives, could set a precedent, tree removal, footprint of house, Beach Street lake access, and 904 contour line. Discussion followed on all issues and the consensus was to continue the application until the following meeting. MOTION BY ARNOLD, SECOND BY ROSETH, TO CONTINUE THE VARIANCE APPLICATION FOR 14253 SHADY BEACH TRAIL TO JUNE 4, 1992 AT 7:35 P.M. Vote taken signified ayes by Arnold, Roseth, Wells, and Loftus. MOTION CARRIED. PLANNING COMMISSION MEETING MINUTES MAY 21, 1992 PAGE 4 ITEM V - KAY SCHMUDLACH - ADOPTION OF INDUSTRIAL STANDARDS AND APPOINTMENT OF TWO REPRESENTATIVES Kay Schmudlach presented a time frame of the action plan for adopting Industrial Standards. Two representatives from the Planning Commission need to be appointed to serve on the sub - committee. The Commissioners approved the action plan for the adoption of Industrial Standards. Commissioner Roseth stated he would be on the committee. Commissioners Wells, Loftus, and Wuellner will be considered for the second representative. MOTION BY WELLS, SECOND BY ROSETH, TO ADJOURN THE MEETING. Vote taken signified ayes by Wells, Roseth, Loftus, and Arnold. MOTION CARRIED. Meeting adjourned at 10:05 P.M Hall. Tapes of meeting on file at City Deb Garross Assistant City Planner Rita M. Schewe Recording secretary L �F PRd( !i. T "VA15P1" SUBJECT: VARIANCE CONTINUATION APPLICANT: DAVE SMITH SITE ADDRESS: 14253 SHADY BEACH TRAIL PRESENTER: DEB GARROSS, ASSISTANT CITY PLANNER PUBLIC HEARING: YES X NO DATE: JUNE 4, 1992 HISTORY /BACKGROUND The Planning Department received a variance application from Dave Smith to consider a 50' lakeshore and 5.85' east side yard variance. The subject site is located at 14253 Shady Beach Trail, and is legally described as Lot 1, Shady Beach. The subject site contained an older single family home prior to May, 1992, which has since, been moved off site. The existing foundation was previously proposed to be reused, in order to construct a new single family home on the subject site. The foundation is located 25' from the 904 and 4.15 feet from the east side property line. The Planning Commission considered this proposal on May 21, 1992 and directed the applicant to review alternatives to reduce the amount of variance requested from the side yard and lakeshore. The applicant has indicated to staff that the hone is proposed to be reduced in length in order to accommodate the 43.5 foot average lakeshore setback of the adjacent homes. In addition, the east side setback is proposed to be five feet, versus the previously requested 4.15 feet. The new application requires a five foot east side yard variance and 31.5' lakeshore variance, in order to construct the home as proposed. ADJACENT USES: �acent lots are developed with single family homes that were built approximately 30 to 50 years ago and annexed into Prior Lake in the early 1970's as part of the consolidation of Eagle Creek Township. The homes along the la °Ashore have a variety of setbacks in relation to the road and 904 contour. Likewise, many older homes within this neighborhood are also located within the flood plain. The property located to the east of the site is "Beach Lane" which is an access point to lower Prior Lake. The access is used as a sportsmen's access with restrictions that have been agreed to by the City and neighborhood. The access is a platted public access point to Prior Lake. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 Fax 1612) 4474245 AN EQUAL OPPORTUNM EMPLOYER DEVELOPMENT SUMMARY: The subject site is zoned R -1 Urban Residential and is located within the S -D, Shoreland District. The site contains approximately 16,000 square feet of area, measured above the 904 contour of Prior Lake. The lot is approximately 100 feet wide and conforms to the lot area and width requirements of the Shoreland Management Ordinance. The required setbacks are 75 feet measured from the 904 contour; 10 feet measured from the east and west property lines and 25 feet measured from the north front property line. The survey indicates that the applicant could utilize setback averaging which would allow a 50' lakeshore setback without need of a variance. The actual setback average equates to 43.5 feet, however the Zoning Ordinance specifies that homes may be setback an average of the adjacent structures or fifty feet, whichever is greater. PLANNING CONSIDERATIONS: The most critical element of this application concerns Sections 5 -5 -1 and 5 -6 -9, Nonconforming Uses, of the Prior Lake Zoning Code. The Code is clear that "Any nonconforming structure damaged by fire, flood, explosion or other casualty to an extent exceeding fifty percent (508) of its fair market value as indicated by the records of the County Assessor, if replaced shall conform to the requirements of this Title." In essence, the grandfathered setbacks that applied to the structure while the original home was intact, were lost when the home was removed from the site. The code requires that the structure be replaced with L. structure that meets the area and yard requirements of the Zoning District. The applicant desires to utilize the existing foundation because it would benefit him economically. In addition, the applicant stated that the home had existed at that site for several years with no harm to the neighborhood. The purpose and intent of the Zoning Code is to remove nonconforming uses and bring them into compliance with the current standards. The Planning Commission has stated that some variances are reasonable when they extend an existing wall of a grandfathered, legal nonconforming structure. The critical point is that the structure has been removed in this case and the Code requires that a new structure be built compliant with the Code. The lot is large, and is one of approximately thirty platted lakeshore lots within the Shoreland District that meet all of the area and width requirements of the Shoreland Ordinance adopted in 1987. There are many instances where old cabins and homes are demolished and replaced with new structures. The nonconforming setbacks can only be utilized in cases of renovations or additions that do not exceed 508 of the value of the structure. In effect, the applicant lost the grandfathered right to the nonconforming setback when the home was removed from the lot. The decision to remove the home was that of the applicant, who determined that it was not economically viable to renovate the older home. Utilizing the existing foundation would be an economic convenience for the applicant however, economic convenience is not a rationale to be used to grant variances. In addition, the Planning Commission must consider that the subject site conforms in every manner, to the requirements of the Shoreland District. There is, in the opinion of staff hardship to grant a lakeshore variance of some degree to the site because the 904 contour encroaches upon both the south and west sides of the site. However, the Planning Commission should also note that setback averaging can be applied to the site to allow a 50' lakeshore setback, with no variances. There is no hardship on this 100' foot wide lot, to grant side yard setback variances. The lot is over 100 feet wide and contains a building envelope that exceeds 80 x 50 feet, measured north of the 50' lakeshore setback. The lot width required for new shoreland lots is 90 feet measured at the front setback line and 75 feet at the 904 contour. The home proposed can be built compliant with the Code. The only reason that the variances are being requested is to utilize a pre existing non - conforming foundation that the Code specifies, must be brought into compliance with the area and setback requirements of the Zoning Ordinance. The rationale to utilize the existing foundation is based upon economic considerations of the applicant, not physical site characteristics nor hardship caused by the Zoning Ordinance. Staff would not object to granting variances to allow the structure to be located 43.5 feet from the westerly 904 contour, because that is the average setback of the adjacent homes. RECOMMENDATION: TheThe suli�ect sisite contains a building envelope that conforms to the code, with no variances. However, it would be reasonable to grant up to a 31.5 foot lakeshore variance to allow the new structure to be placed 43.5 or the average setback of the adjacent homes, from the 904 contour. The recommendation from staff is to deny the 5 foot side yard setback variance as requested. The lot meets all of the requirements for lot area and width for lakeshore lots within the Shoreland Management District of Prior Lake. The proposed structure can be built within the building envelope allowed by the Zoning Code. The utilization of setback averaging is reasonable when considering structure placement within older neighborhoods that were developed prior to being annexed by the City of Prior Lake. The fact that the neighborhood was developed prior to the enactment of Prior Lake Zoning regulations is not a blanket authorization to allow new homes to be built according to standards of a previous government. It is the responsibility of the applicant to meet, as best as possible, the new, current regulations of the City of Prior Lake. A variance that observes setback averaging is a reasonable compromise that allows for the new structure to meet the intent of the City's objectives for development. T RAlL II?l[ . .J f OEM E� 4 c_ b, rs sea �� 7s SEU . 1 a rA � / � FM �/-• � �l i 1 S SETBACK a = nw.. -= 9 Sg I aonm w m..,rexq �1N Sm�YaM.a 9.AC� w Nle rq 6 : f " W d M.I.w on 1 ♦f ��. to 11 1 '� •� e �_ A� W<YJ '�'� _: e l Oe69eer Ct we.. 14247 onrw wo.n. �i 2 r ° a 4� I 1 i L� 9 r� �Rj i ', / N \ F. SI HERITAGE COMMUNITY 1891 1991 44914 i REGULAR PLANNING 00MMISSION MEETING AGENDA JUNE 18, 1992 7:30 P.M. CALL TO ORDER 7:30 P.M. REVIEW MINUTES OF PREVIOUS MEETING 7:30 P.M. HEARING VARIANCE 7:45 P.M. HEARING VARIANCE * 8:00 P.M. PUBLIC HEARING PRELIMINARY PLAT RADER9ACHER'S FIRST ADDITION DISCUSSION LANDSCAPE ORDINANCE DISCUSSION CANCEURESCHEDULE JULY 2, 1992 * Indicates a Public Hearing JOHN SHIFFMAN TERRY MUNSINGER LEROY RADEMACHER STAFF All times stated on the Planning Commission Agenda, with the exception of Public Hearings, are approximate and may start later than the scheduled time. 4629 Dakota St. S.E., Prior Lake. Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 TT PLANNING COMMISSION MINUTES JUNE 4, 1992 The June 4, 1992, Planning Commission Meeting was called to order by Chairman Loftus at 7:30 P.M. Those present were Commissioners Loftus, Arnold, Wuellner, Roseth, Assistant City Planner Deb Garross, and Secretary Rita Schewe. Commissioner Wells was absent. ITEM I - REVIEW MINUTES OF PREVIOUS MEETING MOTION BY ROSETH, SECOND BY ARNOLD, TO APPROVE THE MINUTES AS WRITTEN. Vote taken signified ayes by Roseth, Loftus, and Arnold. Commissioner Wuellner abstained as he was not present at the previous meeting. MOTION CARRIED. ITEM II - DAVE SMITH - VARIANCE- CONTINUED A letter from Mr. & Mrs. Dashel was introduced into the record stating that they were in favor of a 43.5 setback for the subject site. Dave Smith, 14253 Shady Beach Trail, presented a revised design of the home he is planning to construct that would comply with the 43.5 average setback of the adjacent homes. The 5 foot side yard variance request is withdrawn. Staff had no problem with this proposal. The Commissioners were in consensus of the revised site plan. MOTION BY ARNOLD, SECOND BY ROSETH, TO APPROVE A 31.5 LAKESHORE VARIANCE FROM THE 904 CONTOUR FOR 14253 SHADY BEACH TRAIL. RATIONALE BEING THAT THE VARIANCE IS CONSISTENT WITH PREVIOUS REQUESTS AND WOULD NOT BE DETRIMENTAL TO THE HEALTH AND WELFARE OF THE NEIGHBORHOOD. Vote taken signified ayes by Roseth, Arnold, Wuellner and Loftus. MOTION CARRIED. Commissioners Roseth and Wuellner gave a brief summary of the Industrial Parks Standards meeting held earlier. Staff gave a project update on proposed developments for Prior Lake. MOTION BY ARNOLD, SECOND BY ROSETH TO ADJOURN MEETING. Vote taken signified ayes by Arnold, Roseth, Loftus, and Wuellner. MOTION CARRIED. Meeting adjourned at 8:15 P.M. Tape of meeting on file at City Hall. Deb Garross Rita M. Schewe Assistant City Planner Recording Secretary 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 ! Fax (612) 447 -4245 AN EQUAL OPPOKrUNTrY EMPLDYER "VA17PC" PLANNING REPORT SUBJECT: JOHN SHIFFMAN LAKESHORE VARIANCE APPLICANT: JOHN SHIFFMAN SITE ADDRESS: 15220 HOWARD LAKE ROAD PRESENTER: SAM LUCAST, ASSOCIATE PLANNER PUBLIC HEARING: YES X NO DATE: JUNE 18, 1992 SITE ANALYSIS HISTORY BACKGROUND Jo n S ibis requesting a one hundred thirty -seven (137) foot lakeshore variance to construct a 15 x 22' addition to the west side of an existing detached garage. The subject site is an irregularly shaped 4.6 acre arcel on Howard Lake Road. The building site is a level area adj to the driveway between Hov +ard Lake and a low area in the center of the lot. PREVIOUS PROPOSALS: The existing house was constructed in 1962 and Howard Lake Estates was not platted until 1982. The City of Prior Lake approved the subdivision per the ordinances effective in 1982. In 1987 with the adoption of Shoreland Management Ordinances, the plat, without any new homes built upon it, became a legal nonconformity. Therefore, the pre existing garage on the subject site has a legal nonconforming setback. The lots are lots of record, subject to a building permit, but also subject to the new Shoreland Management Ordinance which requires a two hundred foot setback from the Ordinary- High -water (O -H -W) mark of a Natural Environment Lake. In 1988 a home was built on Lot 1 Block 1 Howard Lake Estates which required a one hundred (100) foot Lakeshore variance due to the topography, lot shape, and setbacks. Currently a building permit is pending for In`. 5 Block 1 Howard Lake Estates and has been granted an one hundred fifteen (115) foot Lakeshore variance for the same reasons. The previous home owner and developer of the plat tried unsuccessfully on two occasions to raise the density of the subdivision both before and after plat approval. The applicant is requesting a continuation of the building line which would be considered a legal nonconforming setback. However, because the shoreline curves back toward the garage the distance to the O -H -W becomes less and requires an increased variance thereby losing the continuation of a legal nonconforming setback. 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPORrUNrry EMPLOYER PHYSIOGRAPHY: T e o con ains level areas, lowlands, slopes, marsh areas, and a pond. The driveway makes a loop in the level area between the existing house and garage, and around the sunken tennis court in the center of the lot. Adjacent to the driveway the land either slopes down toward the tennis court or the water body, or rises in the southeast portion of the lot by the house. In some areas the slopes are steep. ADJACENT USES: Residential development, open space /agriculture, and water bodies surround the subject site. Immediately adjacent to the parcel on the north and south sides are bodies of water. Howard Lake is located south of the subject site. It is a Natural Environment Lake to which the DNR assigns the most restrictive setbacks because these lakes are the most sensitive to development. Development is setback two hundred (200) feet from the O -H -W in an effort to reduce its effects. To the east and west are residential and open space /agricultural uses. On the north side of Howard Lake Road is also residential open space /agriculture. EXISTING CONDITIONS Currently, a house, detached garage, and tennis court occupy the main usable portion of the lot. A driveway circles the tennis court, passes in front of the garage and house, and passes between the court and the pond on the northern portion of the lot. See attached map. NEIGHBORHOOD ISSUES IMPACT CONCERNS Adjacent houses ave rec eive variances for new construction due to the topography, setbacks, and shape of the lots. The addition could conceivably be placed on the east side of the garage and meet the legal nonconforming setback. However, hardship exists in the removal of a significant oak tree and the excavation of six (6) to eight (8) feet of hillside to provide a level building surface. The western side is nearly flat, treeless, and more aesthetically appealing. Pat Lynch of the Minnesota DNR visited the site and did not ot:ject to the request. He was concerned with tree removal and disturbing soil which may create erosion problems if the addition were placed on the east side of the garage. The proposed addition will remove brush or volunteer tree growth if any at all, and the ground is already disturbed from the placement of a dog kennel. Assuming summer leaf on conditions, the addition will be well screened from the lake and Howard Lake Road. PROBLEMS /OPPORTUNITIES Withou— --- a Visit to the site or detailed information about the topography, it would be easy to recommend denial of the application. However, an inspection reveals the applicant has a legitimate hardship. Construction on the east side of the garage requires the removal of a significant oak tree and much excavation. Locating the garage east of the house would require additional paving and would not be aesthetically pleasing or consistent with good site planning techniques. The opportunity exists to construct an addition to the existing garage for more storage space. It is a reasonable request when considering the alternative locations. The topography and placement of structures make the proposed location the most suitable. Past precedent cites irregular lots shape and limiting topography as a hardship. Also the removal of trees and a large volume of soil increase the chances of erosion near a Natural Environment lake. The rationale for approval is that the City of Prior Lake approved the subdivision according to its 1982 standards and then changed the standards to more restrictive ones in 1987 with the adoption of the Shoreland Management Ordinance. The hardship is due to the ordinance change and not to actions of the property owner. The applicant is continuing the building line and must apply for a larger variance because the O -H -W mark curves back toward the garage. STAFF RECOMMENDATION: Staff recommen s approval o the variance as requested. The criteria include it preserves a significant oak tree, limits the amount of excavation in close proximity to a Natural Environment lake, it meets the spirit and intent of the ordinance, and it does not diminish the health, safety, or welfare of the community. l c l .S "&' ��. �. SCALE: I" - 100' B59 s^ 8 1 DRIVEWAY LOCATION APPROXIMATE AND 'NOT—PRAWN 7� SCALE MERELY FOR ILLUSTRATION \ a a T P 3 g M a /z.. 1 m POND \ \ \6& \`r3. Am, ry a. s si , , \ , \ nT . �rC.TF v ti V \� p 25 N 87'.:4'43 • 'W s e ?27 9 69 s ' U; / 8 .4y T \\ SURVEY LWE S 66 PIPTIDN 7 F I i r SCAL 0 _e:vo • 6•EY, rE` ,3 h •:1.87 533 °4802 11 C 18.49 S13-52 27 "W ORDINARY Hl"' WATER ELE✓.= 950.0 ..ARD LAKE ESTATES, according to the plat thereof on file girder Scott County Mn. described as follows cf said lot 2: thence on on Ossuned ttie 9Seuth o76I CONCORD 4538 Lyndele Avenue N. MINNEAPOLIS. MINNESOTA 55412 588.9401 E.EET" w CA6QLLATEO Er DATE C 0CMEE Er DATE +ew¢ M .a y. P.�lo..w ".e PIN d S - J o4- ooa. -v Property Owner: �. Address• _ . r- Type of Ownership: Fee Consul tant/Contractor: — • 04 0 (OR Wig ZWc a.. Purchase Phone: s' o y71> Phone: Phone: Existing Use of Property: / Present Zoning: A ( 'Q' Proposed Use of Property Legal Descr of Variance Variance Requested - - Y � To7y 6 2Y' GI J 7 4 3DX 2'� GHeALt Has the applica4E reviously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? -- __yes _X__No What was requested: When: Disposition: Describe the type of improvements proposed: 9MISSION REQ[RRFME'NfS (A)Completed application form. (B)Filing fee. (C)Property Survey. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Complete legal description a Property Identification Number (PID) . (F)Deed restrictions or private covenants, if applicable. (G)A parcel map at 1 "- 20' -50' showing: The site development plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS SHALL BE REVIFAM BY THE PLANNING 0OMMISSION. To the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agree to provide inforyqtion and-follow the procedures as outlined in the Ordinance. "/// _ Submitted this !( day of M &� 19 — 1 } - THIS SPACE IS 10 BE FILLED PLANNING COMMISSION _ APPROVED _ DENIED CITY COUNCIL APPEAL _ APPROVED DENIED DATE OF HEARING DATE OF HEARING CONDITIONS: Signature of the Planning Director Date P R,G\ v a. "VA17PN" NOTICE OF HEARING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY JUNE 18, 1992 at 7:30 P.M. PURPOSE OF HEARING: Consider an application for variance from John Shiffman of 15220 Howard Lake Road in Prior Lake. SUBJECT SITE LOCATION: Site location is Lot 2 Block 1 Howard Lake Estates or more commonly referred to as 15220 Howard Lake Road, Prior Lake. REQUESTED ACTION: The applicant is requesting a one hundred thirty -seven (137) foot lakeshore variance to construct a 15 X 22' addition to the west side of the existing detached garage. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: June 12, 1992 4629 Dakota St. S.E., Prior lake. Minnesota 55372 / Ph. (612) 4474230 ! Fax (612) 447 -4245 AN EQUAL OPPORTUNITY E VER PR, II 7 • "VA18PC" SUBJECT: APPLICANT: SITE ADDRESS: PRESENTER: PUBLIC HEARING: DATE: PLANNING REPORT MUNSINGER VARIANCES TERRY & DIANE MUNSINGER 15229 FAIRBANKS TRAIL SAM LUCAST - ASSOCIATE PLANNER YES X NO JUNE 18, 1992 SITE ANALYSIS HISTORY /BACKGROUND Terry Munsinger filed a request for variance to construct an attached garage and a deck expansion with stairs for back yard access. They are requesting a six (6) percent lot coverage, twelve (12) foot front yard, five (5) foot north side and a three and one half (3.5) foot south side yard variance. The subject site is a substandard fifty (50) foot wide lake shore lot on Fairbanks Trail. Currently the applicant has no garage or access from the deck to the rear Yard. The north side yard variance for the attached garage is the continuation of a legal nonconforming setback of the principle structure. The south side yard variance allows construction of a deck addition and stairs giving access to the back yard without going to the front yard and down the hill. The front yard variance allows construction of the attached garage. A lot coverage ratio variance is necessary because the impervious surface coveraje exceeds 30 8. PREVIOUS PROPOSALS There are no previous proposals from the applicant for this parcel on record at City Hall. PHYSIOGRAPHY The lot slopes approximately seventeen (17) percent from the street to the lake. The rear yard is nearly level from the north to the south sides. A few trees shade the back yard, but two or three trees in the front must be removed for the construction. ADJACENT USES: The subject site is surrounded by single family dwellings. A newly constructed home is located north of the property line while older homes are located to the south and west. Prior Lake is directly east of the site. 4629 Dakota St. S.E.. Prior lake. Minnesota 55372 1 Ph. (612) 4474230 f Fax 612) 447 -= -:5 _OPAL OPPORTUNITY E%IPI R Fairbanks Trail is adjacent to the subject site on the western property line. It is not centered in the dedicated right- of -way (ROW) . The pavement angles away from the property to the northwest starting just south of Munsinger's lot. The result is an area of the ROW which is 10 -12 feet deep. Fairbanks Trail will probably not be realigned within the ROW because many structures encroach substantially into the setbacks and are only a few feet frog he pavement. EXISTING CONDITIONS Maple Park Shore Acres was platted in the 1920's. It contains many lots which are substandard in size or width, and do not meet current setback requirements. The lot immediately north, and others south of the site have been granted lakeshore, front, rear, side yard, and coverage variances in the past. The applicants do not have a garage and park vehicles in the area where a garage would be constructed. Several trees in the approximately ten (10) to twelve (12) inch caliper range would be removed to build the garage. The principal access to the house is from a cantilevered walkway on the south side which also allows access to the deck. To access the back yard you must leave the walk on the west end of the house and walk down the slope on the side yard to access the back yard and lake. The south side yard variance would allow the expansion of the walkway and a stairway for back yard access. NEIGHBORHOOD ISSUES /IMPACT /CONCERNS The propose deve, �ment is consistent with the pattern of the neighborhood. Many structures do not meet current setback requirements because of the age of the plat and the pre existing development pattern of the cabins and older homes which were built within Eagle Creek Township. Similar variances have been granted on other lots in the area. The improvements will add value to the neighborhood and alleviate the hardship of no garage. The actual size of the garage addition is 536 square feet. A 22 garage is 528 square feet. The addition size is kept to a minimum. The stairs and expanded walkway will improve rear yard access. Along with these improvements the deck and railings will be brought up to current building safety standards. Tree loss is a concern which may be mitigated by replacement of trees as a condition of variance approval. The possibility of Fairbanks Trail being realigned is small. Therefore the chances of cars in the driveway interfering with traffic on the street are minimal. PROBLEMS OPPORTUNITIES The pro em with development on this parcel is the width and depth of the lot combined with the placement of the structure. These factors and the standards of the previous government body which allowed construction five feet from the side property line combine to create the problems associated with this variance. The opportunity exists for the construction of a garage and access walk with stairs, to improve the quality of life for the occupants and allow better access to the rear yard and lake. The new construction will alleviate the hardship of no garage bring the walkway and deck into building code compliance, and Improve safety aspects. Staff advises applicants that a minimum twenty (20) foot driveway is required to park cars completely on the lot. However, in a few unique circumstances, the Planning Commission has allowed a shorter drive where there is excess ROW adjacent to the lot. In this case the paved street is not likely to be widened or realigned, due to the existing development pattern of the neighborhood. This, coupled with the fact that the applicant has no garage and is proposing a minimal size garage, is, in the opinion of staff, a reasonable variance request. Staff recommen s approval of the variances as requested. The rationale include: The north side yard setback is the continuation of a legal nonconforming setback granted under the jurisdiction of another governmental body. Fairbanks Trail is not centered in the dedicated ROW and is not likely to be realigned causing problems with cars parked in the driveway impeding traffic. The Planning Commission views lack of a garage as hardship. The proposal is consistent wits development in the neighborhood. The seemingly oversize garage (241x24 is actually only eight (8) square feet larger than a 22'x24' garage because of the existing portion of the house which will be retained. The proposal meets the spirit and intent of the ordinance while not affecting the health, safety, and welfare of the general public. The hardship is not result of actions of the applicant, but due to the pre existing development standards allowed by Eagle Creek Township. The proposal is also consistent with previous Planning Commission action in this particular neighborhood. « .. • .,! FRI U! « « Applicant: Hone Phone: 4 190 - Slc(X Address: 15,U '-- /'b n, < - r.:./ F'n.•r •(�(� < -; I).] York Phone: 43! - US0 Property Owner: l 1 0 M""'< ( _ Hone Phone: Address: SPm hbrk Phone: n (. Type of Ownership: Fee / Co ntract 1 =" _� Purchase {{semen Consultant /contractor: �:• -�, lr - v Lr --- : -----Phone: %43 -.ii Existing Use of Property: � A 1 present Zoning: /2- 1 .S L Proposed Use of Property: PC' d,. Legal Description of Variance Site: / i * ' Marc r� cr •� uc ('t s Variance Requested: G'i5 r N ^T 1 " I - >cr So. to lo 1nt :1 . C'- /,., ­ I , , 1.i 1. ' ' :c..I .�... / . Has the applicant previously sought to plat, rezone, obtain a variance or conditioral use permit on the subject site or any part of it? _Yes C No What was requested• When. Disposition• Describe the type of improvernents proposed: h "r+ +`1 n. ": - eFret .�. n S ,• T•. S(MISSION REOUIREMENfS (A)Completed application form. (B)Filing fee. (C)Property Survey. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Complete legal description 6 Property Identification Nianber (PID) . (F)Deed restrictions or private covenants, if applicable. (G)A parcel map at 1 "- 20' -50' showing: The site developnent plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE AppLICATIO%S SHALL BE REVIE.4M BY THE PLANNING O"ISSION. To the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agree to provide information and follow the procedures as outlined in the Ordinance. Applicants Signature Submitted this -L—day of 2•:•ke 19-U Fee Owners Signature THIS SPACE IS 70 BE FILLED OUT BY THE PIAMWi DIRECTOR PLANNING M1IISSION _ APPROVED _ DENIED DATE OF HEARING CITY CAUNCIL APPEAL __ APPROVED _ DENIED DATE OF HEARING CONDITIONS- Signature of the Planning Director Date `1� PR /fop \ s "VA18PN" NOTICE OF NEARING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY JUNE 18, 1992 at 7:45 P.M. PURPOSE OF HEARING: To consider a variance application from Terry and Diane Munsinger of 15229 Fairbanks Trail, Prior Lake. SUBJECT SITE LOCATION: The subject site is Lot 3 Maple Park Shore Acres or 15229 Fairbanks Trail. REQUESTED ACTION: The applicant is requesting a five (5) foot north side yard, three and one half (3.5) foot south side yard, twelve (12) foot front yard, and a six (6) percent lot coverage variance to construct an attached garage and a deck addition with a stairway down to the back yard. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: June 12, 1992 4629 Dakota St SE., Prior Lake, Minnesota 55372 / Ph. (612) 447 4230 / Fax (612 4-i -4245 A EQL AL OPPORiUNRN E.NPLO1ER SURVEY PREPARED FOR TERRY MUNS/NGER Valley Surveying Co., P A. 15229 FAIRBANKS TRAIL SUITE 120 -C , 1667C FRANKLIN TRAIL PRIOR LAKE, MN. 55372 FRANKLIN TRAIL OFFICE CONDOMINIUM PRIOR LAKE, MINNESOTA 55372 TELEPHONE (612) 447 -2570 I wa' t/O Ix sA, Afro[ Am f" a sit rt N-1 I'M o11M $ V&~ NB3°100p yi'frf _195. f.. • \ pRI LAKE F"ty f l W f N YC949.1 1 •riff he 901.3 i °tl s/ / _ EL e 01.3 vES „~ 1 " A w N } •wwf Mi n a • s L • MOef[ 8o i 1 N - pp � A� .�JO� _ � M� ~ V) ; Me J J y N OdeE � '1 . f•.M M OPOW ofa ,L� �?�'- fo•:now 5'14 Imr k-1 -n.M 1aL i Was / I W/vIn Nf f� DESCRIPTION: Lot 3. MAPLE PARK SNORE ACRES, Scott County, Minnesota. Also showing the location of the proposed garage A deck additions as staked this 28th day of May 1992. J� NotesI Benchmark elevation: 928.21 top of block at the NE corner of the existing house on the lot. 929.8 Denotes existing grade elevations on site. 929.2 Denotes proposed finished grade elevations ..-- Denotes proposed direction of finished drainage Set the garage slab at elevation 930.10 Existing top of block is elevation 928.21 TELEPHONE " (612) M7 - 2570 Rlene DESCRIPTIONS Lot 3, MAPLE PARK SHORE ACRES, Scott County, Minnesota- Alec showing the location of the proposed garage & deck additions as staked this 28th day of May 1992. Notes I Benchmark elevations 928.21 top of block at the BE ocinmer of the existing house on the lot. 929.8 Denotes existing grade elevations on site. Denotes proposed finished grade elevations I Denotes proposed direction of finished drainage Set the garage slab at elevation 930.10 Existing top of block is elevation 928.21 0 30 60 SCALE IN FEET 0 Lim. No 10193 • c I'm isesi~ Real 9 0 piiA. P K Noff Set PRIOR LAKE Vt. goi.3 51 20192 sweby owidi, theme lama Ideas * New Law stlm NN ft'%#F#wsd 0 " Llamas, No 10193 F&E No 7401 BOOK ISO 00166 10 ^SU06P1" SUBJECT: APPLICANT: SITE ADDRESS: PRESENTER: PUBLIC HEARING: DATE: PLANNING REPORT RADERMACHER'S FIRST ADDITION PRELIMINARY PLAT AND VARIANCE PUBLIC HEARING LEROY RADERMACHER 4104 S.T.H. 13 HORST GRASER, DIRECTOR OF PLANNING X YES NO JUNE 18, 1992 HISTORY /BACKGROUND Attached find the application materials for Radermacher's First Addition. The specific request is for preliminary plat approval and approval of a 20' setback variance from the centerline of 170th street, which is a County Road. The staff report and analysis of the proposed plat and variance will be delivered under separate cover prior to the Public Hearing. Please review the attached materials in preparation for the hearing. Staff will make a formal presentation to the Planning Commission on June 18, 1992. 4629 Dakota St. S.E.. Prior Lake. Minnesota 55372 / Ph (612) 447- 4230 Fax(612)4474245 .4% EQUAL - JPPORrUNrrY ENPLO. ER June 1, 1992 David Unmacht City Manager 4629 Dakota Street S.E. Prior Lake, MN 55372 Dear Mr. Unmacht, THE RETAI S UPPORT 1- -O SUPER VALU STORES, INC. MAILING ADDRESS: P O. BOX 1451 • MINNEAPOLIS. MN 55440 I have enclosed information and our application for the subdivision process for Radermacher's new supermarket in Prior Lake. To the best of my knowledge, it is complete and ready for your staffs review. The Radermacher's and I, along with our design people, are ready to discuss any issue your staff may identify needs attention. Lee is not comfortable with the ponding area and would like to further discuss this with staff members. On a personal note, this has been a long and tedious project filled with many frustrations and, at times, a lot of tension for ail of us. I hope we are now on our way to getting the City of Prior Lake a new supermarket. We all look fo: ward to moving this project along. We look forward to further discussions as we now enter into the approval process. Sincerely and Thank You, Lyle V. Fuller Assistant Manager Retail Development LVF /dt -1 101 JEFFERSON AVENUE SJUTHs H-PKINS. MINNESOTA 55343• PHONE 161219323300 APPLICATION FOR THE SUBDIVISION OF LAND P rmm Ta my OF PRIOR LAKE ; 309 -674 -3121 Property Owner: River Val Address 200 S.W. Jeffers Subdivider. Leroy s m2ril Address: 22 Aberdee A gen t : Lyle V. Fulls Address: P. o• eox M Scc9a- o 05'- y02 -!o 3 -U Name of Surveyor- Valley Engineering Co. pho 612 -447 -2570 Nano Of $gineer: Comsto ccis n one: 612-784-9346 Legal Description of Property: See attachment Property Idenification timber (PID): 25- 902 -103 -0 Present Zoning: e Property Acreage: 8.84 Deed Restrictions: No x Yes_ If so, please attach. Bas the Applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it: No _L_ Yes_ What was requested: Wh en: I yeve rea4 the Prior Lake Subdivision Ordinance and agree to provide the o ,i tion work in accordance with the provisions of the ordinance. Applicag:pd Signature Date Fee Owners Signature Date THIS SECTION 10 BE FILIM IN BY WE PLAN DTIG DIRECTOR ll .• . •-. ], I. it OONDITIONS• - lute VA q. --L?- PIDi 95_9Q2 ina n CITY OF PRIOR LAKE APPLICATION FOR VARIANCE Applicant: Ler s Marilyn Radermacher A phone- Address: 2240 ALerdeen Ave., .Iordan. MN 55352 Wnrk Phone: 447-8893 Property Owner:. River valley Savinas Bank Bane Phone: Address: 200 " -w. .Ieffprson St.. Peoria, IL 61602 Fork Phone: 309 -67 Type of Ownership: Fee Contrail _ Purchase Agreement x Consultant/COntractor: Lyle V. Puller Phone: 932 -4493 Existing Use of Property: None (vacant) Present Zoning: B-3 Proposed Use of Property: New Supermarket Legal Description of Variance Site: See attachment Variance of set back from center line of street. Rear delivery Variance Requested: portion of building is 65 _feet from center line. Code is 85 fe need variance of 20 feet. Has the applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? Yes X No What was requested: When: Disposition: Describe the type of improvements proposed: Construction of new supermarket SDBMISSION ,E12l)IRFlZ= WC ple ted application form. (B)Filing fee (C) Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (D)Complete legal description s Property Identification Number (PID). (E)Deed restrictions or private covenants, if applicable.. (F)A parcel map at 1 20' -50' showi, . The site development plan, buildings: parking, loading, access, surface drain., _, landscaping and utility service. OILY CONPL TE APPLICI� )NS SHALL BE REVIEWED BY THE PLANNING OONHISSION.. TO the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agr p prpvid ' ation and follow the procedures as outlined in the Ordinance. J Appli? is Signature Submitted this �r._day of ,I„ne 1 9 92 Not available Fee Owners Signature THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIRECTOR PLANNING COP4IISSION _ APPROVED DENIED DATE OF HEARING CSTY O>ONCM APPEAL _ APPROVED _ DENIED DATE OF HEARING CONDITIONS: Signature of the Planning Director Date PR / k T CITY OF PRIOR LAKE NOTICE OF SUBDIVISION PUBLIC HEARING You are hereby notified that the Planning Commission will hold a Public Hearing in the Prior Lake City Council Chambers at 4629 Dakota street S.E., on Thursday, June 18, 1992 at 8:00 p.m. The purpose of the hearing is to consider the preliminary plat of Radermachers First Addition. The proposal is to divide the following legally described property into two B -3, General Busir,nss lots for commercial use. That part of the Southwest Quarter of Section 2, Township 114, Range 22, Scott County, Minnesota described as follows: Beginning at the southwest corner of said Southwest Quarter; thence on an assumed bearing of North 1 degree 06 minutes 25 seconds East along the west line of said Southwest Quarter a distance of 176.64 feet to the centerline of State Trunk Highway No. 13; thence northeasterly along said centerline along a nontangentiai curve concave to the southeast having a radius of 11,459.16 feet a chord bearing of North 64 degrees 14 minutes 03 seconds East a chord length of 572.32 feet; thence North 65 degrees 39 minutes 55 seconds East along said centerline a distance of 745.35 feet; thence South 24 degrees 20 minutes 05 seconds East a distance of 235.00 feet; thence North 65 degrees 39 minutes 55 seconds East a distance of 323.23 feet to the centerline of County Road No. 23; thence southerly along said centerline of County Road No. 23, a distance of . 69.58 feet to its intersection with the centerline of Old Trunk Highway No. 13; thence southwesterly along said centerline of Old Trunk Highway No. 13, to its intersection with the south line of said Southwest Quarter; thence South 89 degrees 56 minutes 03 seconds West along said south line to the point of beginning. EXCEPTING THEREFROM: All that part of the above described property contained within the right -of -way of State Trunk Highway No. 13. Or more commonly described as approximately eight (8) acres of vacant land adjacent to McDonalds in Prior Lake and lying between 170th Street and S.T.H. 13. If you desire to be heard in reference to this matter, you should attend this hearing. The Planning Commission will accept oral and or written comments. If you have questions regarding this matter, contact the Prior Lake Planning apartment at 447 -4230. l<Jy/MZ Horst Gra r Director of Tanning To be published in the Prior Lake American on Monday, June 8 and 15, 1992. 4629 Dakota St. S.- Prior Lake, Minnesota 55372 / Ph. (;512) 4474230 / Fax (612) 447 -4245 AN EQUAL OWOR :.%:7V ENPI"WER U T. h° P 1irNA ESQ/ "VA19PN" NOTICE OF HEARING OR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY JUNE 18, 1992 at 8:00 P.M. PURPOSE OF HEARING: To consider a variance application for LeRoy Radermacher of 5137 Gateway Street, Prior Lake. SUBJECT SITE LOCATION: Approximately 8 acres of vacant land located south of S.T.H. 13, north of 170th Street and west of McDonalds Restaurant. REQUESTED ACTION: The applicant proposes to subdivide the land into two lots as per attached drawings. The proposal is to locate the proposed SuperValu store 65 feet from the centerline of 170th street. The City of Prior Lake Zoning Ordinance requires that buildings be setback 85 feet from the centerline of a county road. The applicant requests a 20 foot variance in order to locate the structure as proposed. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: June 5, 1992 4629 Dakota St. S.E.. Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPORrUNrrY EMPLOYER RADERMACHERS FIRST ADDITIf W PRIOR LAKE, MINNESOTA A COMMERCIAL DEVELOPMEN''+ OWNERS /DEVELOPERS LEROY RADERMACHER RADERMACHER'SSUPER VALU 5137 Gateway Street Prior lake, MN 55372 Telephone 612447 -8883 TECHNICAL ADVISOR SUPER VALU STORES, INC. MINNEAPOLIS RETAIL SUPPORT CENTER 101 Jefferson Avenue South Hopkins, MN 55343 Attn: Mr. Lyle Fulls Telephone 612 - 9324493 CONSULTANTS VALLEY SURVEYING CO., P.A. 16670 Franklin Trail S.E. Suite 120 -C Prior Lake, MN 55372 Attn: Ronald A. Swanson, R.L.S. Survey and Planning Telephone 612- 447 -2570 COMSTOCK & DAVIS, INC. 1446 County Road J (85th Ave. NE) Minneapolis, MN 55432 Attn: John E. Borden, P.E. Engineering Design & Supervision . Telephone 612- 784 -9346 PLANMARK ARCHITECTURE/ENGINEERING 11840 Valley View Road Box 1243 Minneapolis, MN 55440 Attn: Neil Libsm AIA Manager Telephone 612-82"74 RADERMACHERS FIRST ADDITION Page 1 TABLE OF CONTENTS NARRATIVE PAGE Property Location 2 Property Legal Description 2 Zoning 2 Existing Site Conditions 3 Storm Water Runoff 3 Steep Slopes and Erosion Control Measure 3 Vehicular Access 4 Request for Subdivision 4 -6 EXHIBITS McDonalds Letter 7 Concept Plan 8 Preliminary Plat 9 Final Plat 10 Site Plan and Lighting Plan 11 Utility Plan 12 Grading Plan 13 Landscape Plan 14 Fixture Plan 15 RADERnMACHERS FIRST ADDITION Pane 2 PROPERTY LOCATION: The property is bounded on the east by County Road No. 23, (Panama Avenue) on the south by Old Trunk Highway 13 (170th Street) and on the north by State Trunk Highway No. 13. PROPERTY LEGAL DESCRIPTION: That part of the Southwest Quarter of Section 2, Township 114, Range 22, Scott County, Minnesota described as follows: Beginning at the southwest corner of said Southwest Quarter; thence on an assumed bearing of North 1 degree 06 minutes 25 seconds East along the west line of said Southwest Quarter a distance of 176.64 feet to the centerline of State Trunk Highway No. 13; thenca northeasterly along said centerline along a nontangential curve concave to the southeast having a radius of 11,459.16 feet a chord bearing of North 64 degrees 14 minutes 03 seconds East a chord length of 572.32 feet; thence North 65 degrees 39 minutes 55 seconds East along said centerline a distance of 745.35 feet; thence South 24 degrees 20 minutes 05 seconds East a distance of 235.00 feet; thence North 65 degrees 39 minutes 55 seconds Fast a distance of 323.23 feet to the centerline of County Road No. 23; thence southerly along said centerline of County Road No. 23, a distance of 69.58 feet to its intersection with the centerline of Old Trunk Highway No. 13; thence southwesterly along said centerline of Old Trunk Highway No. 13, to its intersection with the south line of said Southwest Quarter; thence South 89 degrees 56 minutes 03 seconds West along said south line to the point of beginning. EXCEPTING THEREFROM: All that part of the above described property contained within the right -of -way of State Trunk Highway No. 13. ZONING CLASSIFICATION The property is presently zoned B -3 General Business and the requested use for this project is also a B -3 General Business use. RADERMACHERS FIRST ADDITION Paae 3 EXISTING SITE CONDITIONS: The total site was originally graded for a future supermarket, retail sales, etc. during the 1978 -79 construction season in preparation for the McDonald's Restaurant. With the passage of time, there has been some volunteer growth of cottonwood and box elder trees on the site, these range in size from 2 -6 inches in diameter and are scattered throughout the area west of the existing McDonald's area. There are also several areas of soil erosion caused by surface runoff and inadequate erosion control measures for the site. There is a stockpile of surplus black dirt on the west end of the property. Public sanitary sewer, water and electrical services are available to the site at 170th Street at this time. STORM WATER RUNOFF: Predevelopment storm water runoff flows south, southeast and easterly from the site via the 170th Street and County Road No. 23 ditches into an existing culvert under County Road No. 23, at the easterly end of the site. This culvert flows into the existing overland drainage channel from the Crystal/Rice Lakes overflow. This channel flows into a culvert under Trunk Highway No. 13 and eventually into Prior Lake via the Creek outlet at Green Heights. The proposal will provide an underground storm drainage system as indicated on the preliminary site plan prepared by Comstock & Davis as a part of this submittal. This underground system will flow into the temporary ponding area as shown on the grading plan. STEEP SLOPES AND EROSION CONTROL MEASURES: There are some steep slopes and existing soil erosion problems along the southeasterly side of the site to the south of the existing McDonald's site. It would seem that the main cause of this runoff problem is the lack of a proper storm sewer system to handle the runoff from the site. This condition will be resolved during the construction of the utilities and site grading and the slopes will be dressed off and seeded at the completion of the utilities. This together with the proposed underground storm sewer improvements will resolve the erosion problems for the site. VEHICULAR ACCESS: The site presently accesses onto Trunk Highway No. 13 via the existing McDonald's access. There is also a field road type access onto 170th Street. The proposal is to improve the existing access onto Trunk Highway No. 13 with turn lanes at the intersection. The access onto 170th Street will be improved to accommodate traffic flow to and from the site. These proposed improvements are recommended as a result of the traffic study and analysis prepared by the firm of Strgar- Roscoe - Fausch, Inc., for the City of Prior Lake. This study also recommends that the McDonald's existing access point be realigned to match the access point for the proposed supermarket. McDonald's have been conferred with by the developer and concur with the move of their drive. REQUEST FOR SUBDIVISION: The proposal as presented is for preliminary plat approval to subdivide the property and construct a 37,358 square foot building at this time, to be used as a supermarket, with allowances for an additional 10,000 square feet for expansion in the future. The proposal as presented will require a variance for the setback from existing 170th Street at this time. The future realignment of this street will eliminate the variance in the future. At the request of city staff, the enclosed concept plan also addresses the potential of additional retail business expansion with future expansion being connected to the original structure. The exception to this is the potential of two free standing drive up fast food /banking type business on the easterly and westerly ends of the site. The developer does not anticipate that any future expansion will take place before the year 1995. RADERMACHERS FIRST ADDIT Page 5 EQUEST FOR-SUBDIVISION con During several meetings with the city staff the matter of the future Ring Road system and the realignment of County Road 23, has been discussed. Staff has indicated at these meetings that County Road 23 will be realigned at some time in the future to the configuration shown on the preliminary plat drawing. Because of these anticipated improvements, staff has indicated that as a condition of approval the developer will be required to provide the following items: Dedicate a 100 foot wide right of way for the future County Road 23 and construct a roadway for approximately 270 feet which will provide access to the site and the McDonald's. Extend the sanitary sewer and water lines the full length of 170th Street to service the site. After reviewing the City Comprehensive Plan, it should be noted that the current plan does not anticipate any major traffic increases within the next 10 -15 years. (Minor Arterials pg 40 item 5). This would also seem to agree with the 1981 version of the city comprehensive plan. In response to the above requirements and information the developer submits the following: The property is appropriately zoned for the requested use. There is adequate capacity in the existing public utilities, i.e.: sewer, water, electrical, etc., to accommodate the current proposal and proposed future expansion to the site. The SRF traffic study discusses the rerouting of County Road 23. As this project is not in the city's, nor the county's current 5 year plans, it is the position of the applicant that this rerouting be done in the future when funding is available through normal funding channels. The applicant would dedicate property to the appropriate governmental agency at no cost when the need has been determined for the rerouting of County Road 23. The applicant would expect that in consideration of the land dedication there would be no assessments to his property for the roadway construction costs incurred with the project. RADERMACHERS FIRST ADDITION Pape 6 REQUEST FOR SUBDIVISION cont... In reference to the 170th Street and Highway 13 intersection, it is the applicants position that with the existing turn lanes the intersection will accommodate his and the city's needs for now and the immediate future in its present configuration and should remain as is. In discussing this issue with representatives of SRF, the closing of the intersection would not have an impact on the supermarket entrance to the proposed project The street does provide value to the city's future Ring Road system and from a retailing standpoint of access it has value as a southwesterly access and needs to remain. The applicant is presently in negotiations with the McDonald's Corporation to relocate their present access for their restaurant. McDonald's has in written form stated they are in substantial agreement with this proposal (see Exhibit). The entrance to the site would be constructed in accordance with the design as shown on the site plan and paid for by the applicant. In reference to improving 170th Street, it is the applicants position that this not be done until studies determine it is necessary to improve the traffic network and when the total street is within the city limits and is a city street so that funding would be available through the normal governmental agencies and assessment process. Because of the above stated reasons and others not stated at this time, the applicant respectfully request that the planning commission and city council approves the request for subdivision and construction at this time. 7 April 22, 1992 Larry Anderson City Hall City of Prior Lake 4629 Dakota Street SE Prior Lake, MY 55372 Dear Larry: RE: Proposed Super Value Project and County Rd. 23 Realignment MCDP'aIO s Co:ooia C- 1650 Wes: 82 ,,c Svee- Su "f.= Blro NN B:2 88+ -z `a. 5 +2 885 �'`i After having a meeting with al: principles involved in the above mentioned project and discussing the late 3t proposals for realignment of County Rd. 23 as it affects our operation, I - +anted to inform you that McDonald's is in substantial agreenwent with the -- .atest site plan which we reviewed. The one remaining area that is still open to review concerns the possibility of a right turn, exit only use of our existing driveway. It appears now that McDonald's will be able to come to an acceptable agreement with the principal develc?ers of this protect to coordinate with this proposed development. While we are still working cut the details of this final agreement, I wanted to contact you at this time to let you know that it appears we are well on our way tc reaching an agreement. Also, by copy of this letter I an informing all p :- ncipals as well as the County Engineer of this development. I would be interested in talking with both you and Mr. Brad Larson concerning the right turn exit only use of our existing driveway in conjunction with this overall development and any possible tax assessments to our property from this project. Sincerely, � Ross Y ✓ ✓ ✓ ✓ es cc h / o k Real Estate Representative Minneapolis Region PC Brad Larson County Engineer 600 E. Country Trail Jordan, NO 55352 Lyle Fuller Super value Stores 101 Jefferson Ave. So. P. O. Box 1451 Hopkins, NO 55345 2329R Lee Radermacher 500 west 2nd Street Jordan, MN 55352 Charles Leer 400 - 3rd Ave. So. Minneapolis, MN 55401 C A'l - AR 31 Ap 9 LLii SA M, RgpEFANCNERS FMT AMJrIW r li A �t 0 RADERMACHERS FIRST ADDITION ,.0 - .75. VaIJWSwryiM Co..PA. T�l VaIJWSwryiM Co..PA. I I I \ I I I I \ I a .t I 1 L \ I i I I I l It j.\ ��_, \; b \\ •\ \ III \` ��`�`\ � / / "* t \t �'• � \ \\ �_ _ j I I I ' N I I I I I ..._\ � I \ \ I j i \ \ i_ 1 ... I I I � � � � I I \ I II � \ \ I I i � I \ \ \ I I I I � \ \ II I t le _ � A / 1 I I I / T / • \ / • t\ I I I I -� - V A I I If �� { � � \ I I�'� \ I I a � I I �Y 1 .. '-1 \ '. I a, \ I I I I . \ \ \ 1 I �' . 'Y. t t \ \ / t� \ \ 1 \ I � � 11 I \ ! \ ,\ t � \ �- \ II U 11 ; ��� - \ \ \ \ �� . ..�. t I , ,� 1 \ �, t 1 \ \ 1 \ \ \ \' P \ t� _. �.\ \ \\ \ t \ \ t' 1 1y \ .. \ \ \ / / II . \\ ,� - \ ', ) I �� / � " \ _ ' ;: mi l. � �. -�� � �" � • �� � c�� \ � \ ♦ ; � �� t \ _ 1 �� ��l�___.. 9 __ �� of � casm luy�� n� f'I�IMM(ID IK��- --_ - -� __ _ _ _ _ _ _ - v1 � �• lii i �. Ill II��� I �' '_ v 1111111�I1 l �iil l� I. li ': ;1 i( I l i' I II T ill ii' Q , it I w ' ; • 1 1 1II1 1 1 �b 1 1 � I l 1 j; � i' 'i .0 � C•� )\� ".•\ ' 1 •1 11 it Ili 1 � g 1 ' II. 1� •4 Ti \ \ \ / \ \ L�� t ✓ \ r O � . t 1 I 1 I I III ^\.. 42 1 1 NNN 1 \\ \ c rmj Rgoomm"No F R a��\ — s "SU06P1" SUBJECT: APPLICANT: SITE ADDRESS: PRESENTER: PUBLIC HEARING: DATE: INTRODUCTION: PLANNING REPORT RADERMACHER`S FIRST ADDITION PRELIMINARY FLAT AND VARIANCE PUBLIC HEARING LEROY RADERMACHER 4104 S.T.H. 13 HORST GRASER, DIRECTOR OF PLANNING X YES NO JUNE 18, 1992 Staff has received applications from LeRoy and Marilyn Rademacher for preliminary plat approval of Rademacher's First Addition and a 20 foot front yard variance from 170th Street (County Road 12) to construct a 37,358 square foot grocery store. The review process for subdivision and variance are distinctly different but have been submitted contemporaneously to reduce the review time frame. Although the subdivision and variance review processes are separate, it is anticipated that discussion will cross over. However, the analysis of the requested actions will be reviewed separately in this report. SITE ANALYSIS RADEMACHERS'S FIRST ADDITION HISTORY /BACKGROUND The subject site contains about 10.5 acres of vacant property. The property is bounded on three sides by STH 31, County Road 23, and County Road 12. Access is limited and controlled by state and county policy. The property has been the subject of several attempts to develop commercially. A building permit was issued to McDonald's in 1980. The owner at the time was Brooks Hauser, who did not want to subdivide the property. Therefore the building permit for McDonald's was issued to the entire 11.5 acre site. At a later date the current McDonald's site was split from the subject site via a metes and bounds description. Several years after McDonald's was constructed, Mr. Hauser graded the property in anticipation of building a grocery store. A large black dirt pile at the southern ene of the property is the only remnant of that effort. PHYSIOGRAPHY The site is virtually flat with the exception of the southeasterly corner which has a short steep grade. Because of the earlier grading effort, vegetative cover is limited to volunteer growth such as box elder and cottonwood trees plus various kinds of weeds. The vegetative cover near McDonald's has 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 % Fax(612)4474245 hN EQUAL OPPORTUNITY EMPLOYER been unable to grow due to truck parking. Uncontrolled sheet drainage across the site results in erosion and poor storm water quality downstream. ADJACENT USES: McDonald's will be directly affected by this subdivision. Their current access is inadequate to serve additional or new development and therefore must be relocated to provide safer traffic movements. All other uses are separated by either state or county roads. However, the immediate area around the subject site is relatively flat which puts an emphasis on landscaping to soften the impact of large mass development. The land to the south of 170th street is in Spring Lake Township and zoned for residential. Two existing single family homes would be directly affected. The property to the north across STH 13 is vacant and on the same plane as the subject site. Any development on the subject site will have an impact on this property. ISSUES /IMPACTS /CONC The biggest concern is over the lack of funding for the required improvement which are brought about by this development. The right -of -way for County Road 23 realignment is being dedicated but the roadway is not funded for construction. This subdivision is also isolated from the Brooksville commercial district with the only connection being STH 13. Although the City's ring road concept ha- been adopted, it is not funded. The poor vehicular and pedestrian links will put a lot of pressure on the intersection of Five Hawks Avenue and STH 13. Prior lake's most prevalent problem in the area of commercial development is the lack of focus on any one commercial node. This subdivision reinforces costly STH 13 strip commercial development. The lack of continuity relative to vehicular access has this development surrounded by state and county roads and is isolated from previous commercial development. On the other hand, Prior Lake will provide the opportunity for development that desires to locate in this subdivision that does not exist elsewhere in the community. DEVELOPMENT SUMMARY: The total site area includes 10.5 acres of B -3 zoned vacant land. The setback requirements are; 85 feet from the centerline of county roads; 50 feet from STH 13; 30 rear Yard, and 20 foot side Yard. The park dedication in this application has been requested in cash (see attached memorandum from Bill Mangan for detail). Screening will be required along 170th Street and STH 13 in accordance with Section 6.10 but only at the time of development. DEVELOPMENT ANALYSIS: The preliminary plat and development plan of Rademacher's First Addition are the result of three years of negotiations, plans, discussions, meetings, and numerous sebmi.ttals. The primary issues in this plat are access related. Since the State of Minnesota and Scott County control all access to this plat, their involvement required considerable coordination both in design and funding of improvements. McDonald's was also directly involved since their existing driveway would require relocation. Prior Lake's 1981 Comprehensive Plan is not current relative to the subject site. Moreover this plan lacks objectives and goals that promote orderly and efficient development of Prior Lake's commercial land. The Council commissioned the 1985 Wilson management study and subsequent Highway 13 Business Strip Study which identified weaknesses in Prior Lake's commercial development patterns. The studies identified the need to connect the various commercial nodes with a ring road system to relieve Highway 13 of local shopping trips. Also identified were accessibility, function, and lack of image. The development concept in the Highway 13 Study also called for the realignment of County Road 23 through the subject site to intersect with Five Hawks Avenue. Although these findings were never incorporated into the comprehensive plan the City Council did adopt the ring road concept and realignment of County Road 23. The applicant will be required to dedicate the 100 feet of right -of -way for County Road 23. McDonald's driveway will. be moved south (in Outlot B). Outlot A is an unbuildable lot which is encumbered with an access easement in favor of McDonald's. It is anticipated that McDonald's will eventually own Outlots A and B. Lot 1, Block 2, is an unusually shaped lot of which the east 300 feet are also encumbered with an easement in favor of McDonald's. The building envelope is large enough to provide reasonable development opportunities. Lot 1, Block 1, contains approximately 8 acres and is the focus of this application. The developer has indicated by way of a final plat that the southerly 680 feet of this lot will be platted into an outlot for a future development. Access is provided via Panama Avenue (County Road 23) and 170th Street. Currently 170th Street is a county road, however, it is anticipated that Scott County will turn back that portion of 170th Street east of STH 13 to Prior Lake within the near future. Rademachers First Addition is consistent with Prior Lake's long range planning efforts for the subject site. However, the issue all along has been who will pay for the improvements and when should they occur. Perhaps the most critical health and safety issue is the intersection of Panama Avenue with STH 13. Will a signal be required and who should participate in the cost? City Engineer Larry Anderson, has written a memorandum to Council members John Fitzgerald and Carol Scott delineating the issues relative to this intersection. The memorandum is attached for your review. Mr. Anderson concluded that the store could be built without a signalized intersection but the level of service will be less than desireable. Regardless of the level of service at the intersection, the state and county have no funds for making improvements this year. Prior Lake should urge both the state and county to include these improvements in their capital improvement programs as soon as possible. RECOMMENDATION• Staff has found the proposed subdivision to be in sustantial compliance with Prior Lake's comprehensive plan and policies and recommend preliminary plat approval contingent upon the following: 1. The applicant has indicated in his application that the right -of -way for County Road 23 will not be dedicated at this time. This right -of -way must be dedicated with this subdivision and the developers agreement which will be required as part of the final plat must address the applicants participating share of the improvements. 2. The preliminary plat shows that the existing driveway to McDonald's will be relocated in Outlot B. However, Outlot B must be shown in a location acceptable to the City Engineer. 3. Access to 170th Street must be addressed to the satisfication of the City Engineer. 4. A profile and cross section must be provided and acceptable to the City Engineer. 5. An erosion control plan must be acceptable to the City Engineer along with drainage calulations and an acceptable storm water and water quality system. 6. Capacity exists in the sanitary sewer and water system to serve the subdivision. Utility plans must reflect both sewer and water extensions to property lines. 7. Preliminary utility plans must be acceptable to the City Engineer. PLANNING REPORT SUBJECT: COUNTY MARKET VARIANCE APPLICANT: LEROY AND MARILYN RADEMACHER SITE ADDRESS: SOUTHEAST OF THE INTERSECTION OF STH 13 AND FUTURE COUNTY ROAD 23 PRESENTER: HORST GRASER PUBLIC HEARING: X YES NO DATE: JUNE 18, 1992 INTRODUCTION• T e applicant has submitted an application for a 20 foot front yard variance from 170th street (County Road 23), to construct a 37,358 County Market Grocery Store. The required setback is 85 feet from the centerline of the traveled roadway. PREVIOUS PROPOSALS: The property is currently vacant and in process of being subdivided. There was an attempt to develop a supermarket earlier but failed:: The property was graded with black dirt stockpiled at the eastern end of the site. The current proposal shows the supermarket located close to 170th Street with parking between the building and STH 13. Space is reserved between the building and Panama Avenue for a 10,000 square foot future addition. Primary access to the supermarket is Panama Avenue with a secondary access at 170th Street. The encroachments to 170th Street occur at the southwestern corner of the building (71 foot setback), and at the loading ramp (65 foot setback). The area of encroachment also happens to be the back of the building which includes the least interesting elements of the operation such as the dumpster and unloading area. Because the land across 170th is zoned residential this side of the building will require screening (Zoning Code Section 6.10). The applicant has submitted a landscape plan for the entire County Market facility. Greg Kopischke has reviewed the plan and has concluded in his comments that the plan is marginally functional. The planting plan was reviewed in terms of the proposed landscape ordinance now before the Planning Commission. The deficiencies in the landscape are primarily quantities and definition. Mr. Kopischke's comments are attached for your consideration. ISSUES4IMPACT /CONCERNS The principle reason for the variance request is to keep all parking between the building and STH 13. Moving the building 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 4474245 A EQUAL OPPORIUNM EMPLOYER north eliminates parking spaces or stretches the parking laterally and leaves too few spaces in front of the store. also the County Highway engineer has insisted the main entrance from Panama Avenue be as far south as possible to provide stacking distance for the STH 13 and Panama Avenue intersection. However, such a site requirement leaves the back of the building unprotected. It would seem prudent that not all landscape material be introduced at this time due to the realignment of County Road 12, but some permanent and temporary screening should be introduced. RECOMENDATIOH: Road design and industry requirements seem to dictate the location of this store. It would be difficult to move the store south because additional encroachment of the rear driveway would eliminate any landscape area on the site. Under the circumstances the variance seems reasonable and would not be detrimental to the health and general welfare of the community. The landscape effort has been minimal and should be enhanced. Although the current standards are not yet adopted, the Planning Commission can use them as a guideline for compliance as a condition of the variance. M E M O R A N D U M TO: COUNCILMEMBER JOHN FITZGERALD COUNCILMEMBER CAROL SCOTT FROM: LARRY J. ANDERSON, DIRECTOR OF PUBLIC WORKS SUBJECT: PROPOSED SUPERMARKET AT T.H. 13 & FIVE HAWKS DATE: MAY 21, 1992 On May 14, 1992, a meeting with representatives from Super Valu concluded that, based on all the facts available, the proposed store should proceed without the relocation of CSAH 23. The Traffic Engineer, Dennis Eyler, from Strgar- Roscoe - Fausch, Inc. (SRF) would re -study the possible traffic problems at the intersection, after receiving updated traffic data from Lyle Fuller. Staff was directed to prepare a memorandum outlining the critical issues resulting from this decision together with addressing safety issues. SIGNAL: WARRANTS The basis for discussion in the past on this project was that CSAH 23 would be relocated with Five Hawks Avenue to meet signal warrants and to enable a signal to be constructed in conjunction with the relocation of CSAH 23. The project was being proposed for the 1993 construction season in conjunction with the development of this store. A Signal Justification Report (SJR) was completed by SRF on January 1, 1992 which indicated that a signal would be warranted with the relocation of CSAH 23 to Five Hawks Avenue. During discussions with Scott County officials, they questioned if MnDDT would approve the SJR, based upon recent actions by MnDDT. MnDOT has reorganized the two metropolitan districts into one district and the new Staff member responsible for reviewing the SJR uses different criteria. Based upon current discussions with Dennis Eyler, MnDOT now uses actual traffic counts versus forecasted counts and do not consider right turn movements for Justification in warrants. According to Dennis Eyler, the intersection of Five Hawks Avenue and T.H. 13 "does not unquestionably warrant a traffic signal, but the operation of the intersection will be at less than desirable levels of service." STORE ENTRANCE TO CSAH 23 Another problem is that Highway Engineer Brad Larson believes that the location of the grocery store entrance onto the proposed relocated CSAH 23 is too close to T.H. 13. He also feels that the building site for the ste 23's relocation causing congestion and getting out to CSAH 23. In the future, Will be made to Scott County to signalize signs on the CSAH 23 grocery store ir:terse is to move the store further to the feasible maybe the project shouldn't proces investigated other locations on the site and concurs with the developer that it is r the store to the west end of the parcel. with Brad's concerns about the interse. Staff's position is based on the Transporta this project by SRF. Brad has offered a con: for the developer to unconditionally a complained to Scott County about the inter store's entrance, it would become a one -wa developer is unwilling to agree to ti unresolved issue eliminates Scott County St to relocate CSAH 23. FUNDING is too close to CSAH traffic mobility believes requests :.ace four -way stop Brad's solution �t and if that isn't ct all. Staff has building locations feasible to move -eff does not concur - :.on with CSAH 23. 'ion Study done for : which would be -as that if anyone action of the grocery to the west. The compromise. This `rs' complete support The relocation of CSAH 23 and the ring road :;::tension is not in either Scott County or the City's CIP. Sta has prepared a cost split based upon the County's Cost Pa:.;:acipation Agreement, MnDOT's Cooperation Agreement, and the Cit} Assessment Policy (see the attached sheet.) It appeared a. tar some negotiation, that the County may support funding at a le= ). not exceeding 508 of their share with a payback over a peric. ;zf years. No formal agreement was made. Now, without knowing r certain that a signal would be approved and with no guarare a of a signal being constructed, it seems questionable if $1.2 million should be spent at this time, of which approximate_: p to $800,000 would be the City's cost. ISSUES - Basis for moving signal and doing the r 7 road extension was to have a signal. Warrants probably w'.�.� not be met based on forecast method. - Developer has the best layout in regar �r a store that fits the site. Access to CSAH 23 is ne :aary to make this development economically feasible. Cc Engineer will not support this, with out a condition tha complaints occur the entrance may be converted to a one to the west. - Why spend all this money at this time signal may not be built? - Politically, the store needs to be buil. - Public reaction may not be good with Stc-e opening with poor access. Resulting traffic problems of the store are everyones concern and not just the City's. HOW BAD IS THE INTERSECTION WITHOUT A SIGNAL SRF made the following assumptions: - CSAH 23 would not be relocated. - All exits /entrances would be from Five Hawks Avenue and no trips would be from 170th Street or CSAH 23. It is impossible to predict how many cars would use 170th Street or CSAH 23; but as people get into their car and see a backup at T.H. 13, some would divert to CSAH 23 or 170th Street. Use of these accesses will reduce the traffic impact. - No signal at CSAH 23 - Five Hawks Avenue. - 170th Street /T.H. 13 intersection will remain a full access intersection. - Lyle Fuller's traffic projections from the store are in the upper level of what would be generated from text book statistics. - The operation's analysis would be with the worst case assumptions. The peak hour problem will probably occur from 4:30 P.M. to 5:30 P.M. with the worst conflict being traffic making a left turn from the Supermarket /McDonald's to southbound T.H. 13. The expected left turn volume would use 80% of the available gaps with an average of four vehicles waiting to make a left turn during the peak hours. The fourth vehicle would have an average delay of two minutes. Up to eight vehicles could be delayed with an average time of four minutes for the last car. In reality, the drivers would observe the delay and use the alternate route of 170th Street. In theory, the same gap would be available at 170th Street as at Five Hawks and more capacity would be available. The left turn from Five Hawks Avenue onto northbound T.H. 13 would utilize 40% of its capacity with an average of two vehicles waiting to make the turn. The second vehicle would have an average wait of seventy seconds during the 4:30 P.M. to 5:30 P.M. period. The school traffic is at 3:00 P.M. and SRF predicts much less problems during this time due to less traffic on T.H. 13; however, they suggest that the police also assist in this movement. In speaking with the police, they are currently assisting two to three times per week. Accident potential exists whenever traffic is heavy and motorists are impatient. In comparison to T.H. 13 and Fish Point Road, no safe gaps existed in the A.M. or P.M. peak hour. The Fish Point Road intersection prior to signalization without any safe gaps theoretically was less safe. During the traffic counts on Fish Point Road very few vehicles actually made a left turn to our surprise knowing that the major movement would be to and from the north. The ultimate justification to MnDOT was that motorists were avoiding a left turn, due to the unavailable gaps and were using 150th Street or CSAH 44. The other intersection movements as addressed in the SRF Report pose no problems. The proposal is to build a two lane entrance off T.N. 13 to the grocery store with an entrance onto 170th Street to allow access to T.H. 13 through 170th Street and CSAH 23. STORE OPENS - FOLLOW UP ACTION - Meet with HnDOT now, explain problem, emphasis on consolidation of intersections with overall project for long term solution. - Take traffic counts upon store opening, January 1993, and again after traffic is stabilized, to get a true picture of the magnitude of traffic volumes and available gaps. - If severe problems exist at the time of the opening of the store, warrants should be met and a temporary signal can be installed. Depending on the seriousness of the problem a temporary signal could be installed in one to three months. Staff would keep on top of traffic counts and have a revised SJR ready to go. Cost of temporary signal is $40,000.00. - In the worst case scenario, a signal could ultimately be constructed at CSAH 23 and Five Hawks if we cannot get the County to bend on this issue. At that point HnDOT may even put pressure on the County. - Put CSAH 23 - Ring Road in City and County CIP SUMMARY The City and developer have worked together to make the realignment of CSAH 23 and the extension of the ring road happen. Each party is frustrated and not at each other. It appears that under the circumstances the store should proceed without the relocation and extension of the ring road and address the problem after real traffic information is available. in the mean time, Staff will pursue the extension of Five Hawks Avenue north to connect to Cates Street. A new street could be extended from Five Hawks Avenue to Duluth Avenue. This extension may be viable as a developer is currently considering this parcel. The extension to Duluth Avenue has potential to serve bus traffic to Five Hawks School. The school district needs to be apprised of the rationale for the City's actions. A temporary signal investment of $40,000 is a lot less investment than the overall project but has less benefit. The store can open and theoretically there is less safety problems at Five Hawks than existed at the intersection of Fish Point Road and T.H. 13. prior to the signal being constructed. PROPOSED %/, / T C.R. 23 _ _ �\ NNE ST. = PROP g 170TH ST i�i� � 170 Sr. •------- --- ------- .. 170 H ._ 1 \,• I .on asp .zm ; G CRYSTAL ' t LAKE h �'1 O: 11 1 EET U �J LE •\ R.�RON:YENTS PROPOSED TRAIL /WALK .�� S SIRGARAOSC06FA050► INC. RF aviwrKww� CRYOFPRIORLAKE FIGURE4 T.H. 3/fIVE HAWKS AREA PROPOSED Yie®Flq ARl SSN) ALIGNMENT NO.3 IND(ISGUIO SRFNO WIINp /F P f R\\O ' e � F,yO M E M O R A N D U M TO: HORST GRASER, DIRECTOR OF PLANNING FROM: BILL MANGAN, DIRECTOR OF PARRS AND RECREATION G RE: PARK DEDICATION REQUIREMENT FOR SUPER VALU DATE: JUNE 15, 1992 As a subdivision, this plat is required to contribute cash or land for parks and open space. Being that this subdivision is a Commercial subdivision, a cash dedication will be required. For commercial property, the dedication is determined by the square foot as opposed to acreage for residential subdivisions. For that reason, I have determined that a value of $0.85 per square foot will be used to determine raw land (unimproved) value. The entire property is 10.55 acres which converts to 459,558 square feet. Using the raw land value of .85, the raw land value for this property would be $390,625. The Park Dedication requirement of lot is then applied to this value to determine the cash dedication of $39,062.50. This would be the amount due at the time of hardshell. There was some discussion with the developers about deferring some of this amount based on development of the future platted outlots. If this were the case, Outlot "C" (137,237 s.f.) and Outlot "D" (49,223 s.f.) would have park dedications of $11,665 and $4,184 respectively deferred until such time as development occurs. Outlots "A" and "B" would have to have park dedication paid at the time of hard shell. The options on this subdivision are as follows: 1. Pay entire amount of park dedication at the time of hardshell; 2. Pay park dedication only on the amount developed at this time which would be $23,216. Outlots "C" and "D" park dedication of $15,849 would be deferred until those lots develop. If you have any questions or concerns, I will certainly be available to address them. Thank you. 4629 Dakota St. S.E., Prior Cake, Minnesota 55372 / Ph. (612) 447-4230 / Fax(612)447-4245 AN EQUAL OPPORNNrrY EMPLOYER I. Tree Calculations A. County Narket Parcel 1. Site Perimeter (Assumed) Per Preliminary Plat - North 465.72' - East 423.79' - South 546.45' - Nest N/A Per Future Roadways (170th /Panama) 465.22' 584'• 623'- N/A - Due to future Center expansion Totals 1435.46' 1672.22'_ Rewired Quantity Rate - 1140 l.f. 36 42 2. Building area initial Proposed With Expansion 37,358 s.f. 45,358 s.f. Rewired Quantity Rate - 1/1000 s.f. j$ AA puantity Shown - Initial Planting - 9 trees - Future Planting - undefined by type, quantity or size -- cannot determine if appropriate B. overall Shopping Center 1. Site Perimeter (Assumed) per Preliminary Plat 2706'• Required Quantity Rate - 1/40 l.f. 6$ 2. Building area Per Future Roadways (170th /Panama) 2943'• 74 Initial proposed with Expansion 70,266 s.f. 72,265 s.f. Rewired Quantity Rate - 1 /1000 s.f. 21 22 Quantity shown - Insufficient information - no overall planting plan provided to determine how initial development phase will fit with overall chopping center. II. Entry Plantinas A. Ease of pylon sign - Q: 14;Ly 04 or_3t a_': -qY ._ ta_- t:� the pylc:. - :gr. ldditic:al crl re..., :..y Vray.... a t<ttc- cola. _....... 1). East entry from future Panama Avenue. 2 t:,�ES a:;) shrtibs art, provided or. zaeh side of the c: try. Shzut ,.hoices are the raze as used by the pylon sig. pruvil__4 - -) �L Vuss:a5 a`.cul� Le more: e,:bstanticl t= F -cads _ str -r.;ec entry statement. Ili. Parkin<LLot I.Andscane - County Market A. Island Caleilations - Parking space (north side parking and aisles only - excludes service area, vest aisle and east parking under future building expansion) 90,387_ s.f. - Deduct 3000 s.f. - 3.000 s.f. - Net parking lot area for talc. 87,387. s.f. - Rate factor 0 5% x.05 - Total required parking lot island area 4,370• s.f. - Total area shown - 3.030: s.f. - Quantity of island area yet short 1,340. s.£. B. Comments 1. Additional planted island area needs to be provided within the parking lot. Would also help delineate traffic. 2. LFrimeter ser Fea.ny - of thr parking 'o. has be,. F :c.ide3 Let rc_ according to the draft ordinance. a. Adjacent to Highway 13 - A 3-1/2 to 4 foot high berm has been provided. The berm is of a consistent height along the site, providiag no variatior. or aesthetic ir.terat. 1 M.-Ile functions, berming cannot be used alone. Three trees spaced at 120 foot into. - vials do ::ot provide sufficier.t pla...1 Lo ccc:plment t... berm. Additional trees and shrubs should ba provided to moot the intent and letter of the ordinance. An 801 year -rzu.d opacity h3c beer. provided, but not it: as acsthetieally appropriate manner. The 10 -foot parking lot setback to Highway 13 requires the berm to be located primarily on the highway right -of -way. This leaves the possibility that the berm could be removed and not be- replaced dcc to any highway iaproyecerta, thereby elix- ratirg the required screening. b. East side of parking lot by future Panama Avenue - A single row of shrubs likely will not provide appropriate ye :.r -rcund opacity or screening. Other elements or methods should be utilized (e.g., double row, berm, trees, combination of shrub types, etc.) C. Parking setback may need to be increased to provide adequate space on site for the required screening. c. East and south of proposed building - Only 3 trees have been showi for initial planting and they are partially into the proposed pond. The future plantings are undefined as to type, size, quantity, etc. They also are shown within the road right -of -way along 990th Street (both existing and future alignments). Some screen could be provided east of the building for the temporary parking if the pond could be shifted further east. This screening /planting could be placed out of the building expansion /construction limits yet on the property. The dock /trash area will be left totally exposed if no screening is provided. Insufficient green space (9- feet) is provided south and southwest of the dock /service area even with the new road alignment for 170th Street. Consideration needs to be given to providing whatever screening is possible now along the service area. The view straight into the dock area from Panama Avenue (per the concept plan) should also be softened and screened. v. General Commenta 1. No irrigation system has been noted. 2. Sod /seed areas are undefined. The future retail expansion area and other building expansion to the vest could be seeded if an appropriate area of sod is provided adjacent to finished use areas (e.g., parking, drive aisles, etc.). 3. Insufficient tree cover is provided on site. Future plantings should be better defined to determine if the requirements are being met. A pr <limlrary overall shopping center planting would be helpful to this end to determine overall concept and distribution. A letter of credit for fut.ar plautia9.3 may be appropriate tc guarantea that appropriate screening and plantings will be installed even if the new roads are not constructed. a. No consideration has been given to variation of plant sizes. A minimum of 10t should be larger than the minimum required size. 1. Nuae or the plans show art corral locations, parking still compensati_n, C;crucniag or carts, cut storage areas outside (with screening) sdj3cent to Lze building, typ: of cart corral to be provided (metal rack=, curbs ae at Cub Foods in Apple valley or others), etc. E. F ^.ila 60% of the site perimeter haz been addressed by screening, it ha-- Lean undefined in the future planting areas or irapprcpriately addressed elsewhere. The required opacity to the east and south is also in question. 7. Better defined plans aid sections should be provided. t. Batter consideration should be given to screening the Service dock. /trich area both now and in the future. views into this area should be minimized and well screened. 3 11 ,TGI O .11 /4 PRO\ , IN N F. "PR2 PLANNING REPORT SUBJECT: LANDSCAPE ORDINANCE REVIEW PRESENTER: HORST GRASER, DIRECTOR OF PLANNING GREG KOPISCHKE, WESTWOOD PROFESSIONAL SERVICES, INC. PUBLIC HEARING: YES X NO DATE: JUNE 18, The purpose of this agenda item is to continue discussion of Draft /2 of the proposed landscape ordinance for commercial, industrial and multiple residential projects. Please review the attached draft. Staff and Mr. Kopischke will be prepared to lead the discussion of this item. 4629 Dakota St. SE., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 4474245 a. EQUAL OPPORNMN EMPLOYER LANDSCAPE ORDINANCE DD W YY U CITY Or PRIOR LAM oRDINANCE NO. 92 -XX s[ The City of Prior Lake does hereby ordain: T. The purpose of this Ordinance is t0 eetaSlich ix-rf:,rsance standards and minimum requiremerte for la::JCCap:: ;q, buffcsicq and screenia; that wil" the virus' a.-.J acz•h c °h•ra: - f property and site development within the City. The City Staff, M Lo::i ion ,.ad City CQ.r.cil vi'. stan9a:da in the review and evaluation of such piano and proposals. This ordinance applies to all subdivision and site plan arrOvals for business, industrial, mt.'t:•fa311y :es:dcntia: (projects of 3 or more dwelling units per building), public and in- .tutiamal user as may be Fkriitt, (,r CLf.J it :viii .al:; :: thy. respective zoning districts. V - 11 objective: of Lhasa rogairomcnta a.o to Csta:,lis' c.rJ aainwLs foreetattcn of the City; to prcvAe app:or::at: ;:,;;mJ cover vegetation for controlled soil erosion, w precor.4 and whore necc-.:ary. the natural environ:.ent, pe:t u�li:ly .r. ia�tau. a: where the r_:tural envirov.ont is d.CturbeJ ;,' • .nq -10 QOwrec cf development; and, to establish standards for utilization of natural and other materials to achieve dectred screening and buffering. :his crdi:::nce sets forth .v:n Leman raquiteow;,ta of 'sndn.a7itw, zcferest¢t:oa and to— chnica' linitatierc t.: ae.;;;,:.; that U.a conastent with raaeonable aairter.Qnce ra.Sair:mants on a loni- term basis and to assure that the results provide an aesthetic urban ennrowment. To help assure the best possible results, plans will be prepared by a trained design professional. A Registered Landscape Architect must be used on projects over A trained landscape designer may be used on smaller projects. . IPr94;tt size can be specifically predetermined or left t0 the discretion of City Staff with or without a general guideline). This ordinance is intended to provide standards that allow flexibility in design and individual site needs. Designers are encouraged to utilise site landscape elements (i.e.; trees, shrubs, ground covers, flowers, berms and ground form, fences, walls, existing topography and vegetation, artforms, and other similar item) in creative ways that are aesthetically pleasing yet functional where required. Reviews will include: Choice of materials, especially plantings, to determine if they are functionally appropriate for the intended purpose; hardiness; disease-resistant; compatible choice and mix of materials; do materials compliment and /or provide pleasing contrast to on -site :nd off -site conditions to maintain interest; and other issues as site appropriate. specific site plans may be required to go beyond the minimum requirements to meet the purpose and objectives of this ordinance. II. CENTRAL LAMSCAFE REOUIRENERTS The quantity of plant materials shown on the landscape plans of proposed developments shall meet or exceed the minimums as defined herein. The City requires landscape treatment of the whole site include the following elements: 1. The site perimeter. 2. The "entry" focal area(s) of a development (i.e -; major entry drives, corner areas, signage locations, and other similar focal points). 3. The parking lot landscape. 4. Screening of mechanical, exterior storage, trash storage, or visual clutter as identified by the City in the plan review process. The plant materials used must meet or exceed the City standards of size and specie in order to qualify for credit towards the landscape requirement. Additional plant materials smaller than required herein may be appropriate and necessary to achieve the design affect. Lxisting vegetation preserved on site, which can successfully be incorporated into the landscape plan should be encouraged and credited toward the landscape requirement. III. CALCULATION_QF MY ..F�fF,�i CRTDITg_ AM SIZES The planting requirement shall be the sum of the following separ. to requirements. These formulas are only intended as a method to generate a quantitative performance level and D= a design instruction. Creativity of design is encouraged to provide specific solutions. Tree Calculation - Business /Industrial /Institutional sites shall contain, at a minimum, the greater of: a.) 1 tree required per 40' of site perimeter, or b.) 1 tree per 1000 square feet of gross building area. - multi- residential sites shall contain, at a minimum, the greater of: a -) 1 tree per dwelling unit, or b.) 1 tree required per 40' of site perimeter. 2. Entry Plantings - Each major entry point, focal point, etc. (See Sectiin II, B, 2) into the protect or building shall be treated with landscape development (trees, shrubs, etc.). me numerical requirement of plants is offered, but every development project has at least one such feature, and the landscape plan shall reflect the proposed treatment. Trees required on the perimeter calculation are not applicable to this design feature. 3. Parking Lot Landscape - AS identified in section Iv (A and D) parking lot islands and screening shall be provided. No numerical requirement for plants is provided, but use of canopy trees to provide shade and shrubs to break up the area are encouraged. The perimeter tree planting requirement Ux be used to provide trees for this purpose, but the effectiveness of screening shall be as described in (Section O). 4. Miscellaneous Screenings - As identified in Section v (Other Screening) miscellaneous screening shall be provided. No numerical requirement for plants is provided and the perimeter tree planting requirement may be used to provide treas for this purpose but the effectiveness shall be as described in Section v (Other Screening). B. PLANT SIBS (NEW) - Plants provided by the developer as credit for meeting the landscape requirement shall meet the following size criteria. 1. Deciduous Canopy Trees: 2 }" caliper B s B (at 6" above ground) 2. Evergreen Trees: 6' high B a B 3. Others: A. Ornamental or half trees: 1 -3/4" caliper (can substitute for canopy trees at a 2 for 1 ratio). b. Other shrubs: No minimum, except that they must meet the stated purpose (screening, etc.). 4. All plantings shall be indigenous to the appropriate hardiness zone and physical characteristics of the site. S. All deciduous trees proposed to meet the minimum requirements stall be long- lived, hardwood species. 6. The complement of trees fulfilling the minimum requirements shall typically not be less than 23% deciduous and not less than 25% coniferous to maintain a mix of plant types. Any proposed modification to this requirement will consider the sits specific design solution if site conditions are deemed appropriate and other functional requirements (screening, etc.) are met. C. CREDITS FOR EXISTING MATERIALS - The developer may request credit for plant materials preserved on site if they have demonstrated that they have accurately located them by survey, their correct location shown on the grading plan and that ceas:_es have been taken to ensure their survival (i.e.; snow fence barrier, distance, etc.). Existing trees must conform to the minimum size requirements (identified in a above) to be credited. 2. Plants must be of approved species as currently recorded by the City as appropriate materials. Weak wooded and disease prone species are not suitable for credit. 3. The extent of credit will be based on staff review of data (plans and narrative) presented by the developer. Criteria will include type of material, size, quality, location and extent of site coverage. D. VARIATION OF PLANT SIZES 1. For all landscape plans, at least lot of the evergreen and/or deciduous canopy trees must exceed the minimum size (to 8' high and 31" cal. 8 6 8 respectively) to establish some diversity in size. 2. For multi - family projects, 20% of the required plants shall be of the larger sizes. These plants shall be used in the areas for strategic screening, softening of buildings, focal point enhancement, adjacent to recreational areas for shade, etc. V. PARKING LOT LANDSCAPE A. To avoid undesirable monotony, heat and wind associated with large Parking lots, such lots shall have lineal and row end internal landscaped island /traffic delineators in addition to any required traffic safety islands. Landscape islands shall be at least 5% of the paved parking lot area in excess of 3000 square feet. A parking island is considered to be 9' X 18' or 162 square feet(equivalent of one parking stall), although the shape and location will be a design option of the developer. minimum width shall be 6 feet. S. industrial yard storage, outdoor retail display areas or similar type areas are exempted from the parking lot island requirement. C. Laad - ' apirq of parkic.y lot !:.land: shall ncluia . n. ot combination of rock gulch, lave, shrubs and /or trees. - The intent is to pro: state, focus or Promote traffic patterns, soften gro:r.3 level views, yet maintain appropriate visibility for safety. L. Parkins lot =zocnicg shall be provided on the perimeter of any new parking lot. 1. Screening shall be provided using a combination of shrubs, evergreen trees, fencing, berming, etc., co minimize the affect of headlights and reflected light from bumpers, grills and headlights. Screening must attempt to address at least 60% of the perimeter where views of the parking lot coald originate. 2. tffectiveness of the screening shall be 804 opacity year - round. 3. serming must achieve 30" high to provide 804 opacity on 3' high screening (berms cannot be used as the only method of screening. They must be used in combination with other elements). 4. Plant materials must be spaced no more than 30" apart on single roes of deciduous shrubs, 48" apart on double staggered rows of deciduous shrubs, with initial planted height of at least 2' (spacing may vary or be less subject to species used). 5. Evergreen trees must be placed no further than 8' apart, to be counted as screening_ F. all parking lot islands or landscape areas must be separated from the parking surface by cast in place concrete curbs. I 5 ..cw dcvelop:.eats shall nukes ..yra: dCCiyn erfortz tc f'4 _- Cc _�rv; a.w ,, g ash of �i age, load.ng, meChiniCal aquipmirt, ar.7 ether 7_cilar are", from view by the general public or adjacent residential areas. The screening provisions for parking lots shall be followed except that harming and fencing height$ must be increased to a minimum of 4' and 6' respectively to screen these areas. Each site will be evaluated as to its specific needs and solution. VI. MOUNDS AM WNS A. All areas must be finished off with a stable landscape (trees, shrubs, turf, mulch, etc.) or constructed surface. No site areas can be left unfinished, subject to erosion. a. All law areas and drainage swales shall be sodded. At least 1' width of sod shall be provided adjacent to all paved surfaces or curbs. Seeding or reseeding is allowed for less visible or large and remote portions of a site that are unused or subject to future development. Seed mixes could include prairie grass or other appropriate low- maintenance mixes. C. slopes in excess of 3:1 will not be allowed in areas intended for maintained turf. Slopes of up to 1 }:1 may be allowed with a slope stabilisation plan approved by the City otherwise terracing and /or retaining walls will be required. C. All areas to be law and landscaped shall have a built -in irrigation system. An irrigation plan shall be required at the time of obtaining the building permit. This plan shall indicate the overlapping pattern, head type, eo:trol type and legation, source of water and connection method. E. Undisturbed areas cortainino existing :.title natural ve,etaticn shall be maintained free of foreign or noxious plant materials. VII_ PERFORMANCE GRARANTCE A. All plants shall be guaranteed by the developer for one year after total project acceptance. D. Irrigation shall be quarantood for one year concurrent with the plant guarantee. This will assure one winter season with a fall shut down and spring start -up. C. The developer shall notify the City prior to total project ac.:aptance, for City concurrence on the acceptability of the complete landscape installation. The City shall issue a letter accepting the installation and therein fixing the date for guarantee purposes. 6 D. The developer shall post a letter of credit with the City for the complete landscape installation (plants, and irrigation) . The letter of credit shall be held by the City and used, if necessary, to effect satisfactory completion of the project for incomplete or failed work. The value of the letter of credit shall be 125% of the estimated construction costs for plants, irrigation, mulch and edgers. Release of the letter of credit or unused balance shall occur following the City review of landscape and irrigation just prior to the expiration of guarantee, providing that the plants are acceptable and irrigation operable on that date. VIII A. landscape plans must be drawn to scale, show all proposed plants, quantities and sizes, seed /sod areas /limits, etc. The plan(s) must include the entire project area. Include project name, developer, designer, architect, dates, existing site conditions (topography, vegetation, ponding areas or water bodies, utilities, boundary date, walks, etc.), proposed site conditions, site lighting, off site conditions approximately 100 feet beyond the site, and other site conditions that would be expected to affect landscaping. B. Supplemental plans, details, notes, cross -- sections, shall be provided as necessary to demonstrate the design intent, clarify entry features, and screening. C. — copies of all plans shall be submitted. PLYMOUTH ZO NING ORDINANCE Section 10, Suboi.lsion 8 nog lot 11wt1 v - /rowt tot ttne PARKING LAYOUT REQUIRED MINIMUM DIMENSIONS (in FOR 9 -FOOT STALLS AT VARIOUS ANGLES Dimension Diagram 45 60 75 90 Stali big t�, parailel to aisle- A 12.7 . _ Stall length of line B 25.0 22.0 20.0 16.5 Stall depth C 17.5 19.0 19.5 18.5 Aisle width between stoll lines 0 12.0 16.0 23.0 26.0 Stall depth, interlock E 15.3 17.5 18.8 16.5 Module, edge of pavement to Interlock F 44.5 52.5 61.3 63.0 Module, interlocking G 42.6 51.0 61.0 63.0 Module, interlock to curb face H 42.5 50.2 58.8 60.5 Bumper overhang (typical) I 2.0 2.3 2.5 2.5 Offset O 6.3 2.7 0.5 0.0 Sloe and rear yard setback K Residence district: as required for of parking to lot lire accessory ouiloing. Non - residence districts: 20 feet. Cross aisle, one -way L 14.0 14.0 14.0 14.0 Cross aisle, two -way - 24.0 24.0 24.0 24.0 Front yard setback M All R and B Districts: 20 feet of parking to lot line Industrial Districts: 50 feet Setback of parking or drive N R -2, R -3 and R -4 Districts: 20 ft. from principal building All Non - Residence Districts: 10 ft. front lot line to drive 0 All R and B Districts: 10 feet (landscape area) Industrial District: 25 feet Sloe and rear lot line to drive P Residence District: one and two family (landscape area) dwellings: 3 feet; other uses: as required for accessory buildings Non- Residence Districts: 15 feet * Required handicap stalls and ramps shall be per State Code. 10 -30 TABLE 1 PARKING LOT DESIGN