HomeMy WebLinkAboutCity Council Resolution 2021-228
C ITY OF P LYMOUTH
R ESOLUTION N O. 2021-228
R ESOLUTION A PPROVING A PUD G ENERAL P LAN AND P RELIMINARY P LAT FOR P ARKERA,
LLC FOR “D UNDEE N URSERY R EDEVELOPMENT” FOR P ROPERTIES L OCATED AT
16800 H IGHWAY 55 AND 3755 D UNKIRK L ANE (2021032)
WHEREAS, Parkera, LLC has requested approval of a PUD general plan and preliminary plat that
includes roughly 24 acres of land; and
WHEREAS, the subject site is presently legally described as follows:
Tract A:
That part of the Southeast 1/4 of the Southwest 1/4 of Section 17, Township 118 North, Range 22 West
of the 5th Principal Meridian, Hennepin County, Minnesota, described as follows: Commencing at a point
on the East line of said Southeast 1/4 of the Southwest 1/4, 247.5 feet North of the Southeast corner
thereof; thence West parallel to the South line of said Southeast 1/4 of the Southwest 1/4, a distance of
264 feet; thence South parallel with said East line to the Northerly line of State Highway No. 55; thence
Northwesterly along the Northerly line of said Highway to its intersection with a line drawn parallel with
the West line of said Southeast 1/4 of the Southwest 1/4 and distant 552 feet East at right angles
therefrom; thence North along said parallel line to the North line of said Southeast 1/4 of the Southwest
1/4; thence East along said North line to the Northeast corner of said Southeast 1/4 of the Southwest 1/4;
thence South along said East line to the point of beginning.
Tract B:
That part of the following described property: That part of the Southeast Quarter of the Southwest
Quarter of Section 17, Township 118 North, Range 22 West of the 5th Principal Meridian, Hennepin
County, Minnesota, described as follows: Beginning at the Southeast corner of the Southeast Quarter of
the Southwest Quarter of said Section 17; thence North along the East line of said Southeast Quarter of
Southwest Quarter, a distance of 247.5 feet; thence West, parallel with the South line of said Southeast
Quarter of Southwest Quarter, a distance of 264 feet; thence South, parallel with the East line of said
Southeast Quarter of Southwest Quarter, a distance of 247.5 feet to the South line of said Southeast
Quarter of Southwest Quarter; thence East along the South line of said Southeast Quarter of Southwest
Quarter a distance of 264 feet to point of beginning, according to the United States Government Survey
thereof, Hennepin County, Minnesota, lying Northerly of the following described line:
Commencing at the Northeast corner of said described property; thence North along the East line of said
Southwest Quarter 111.38 feet to the point of beginning of the line to be described; thence Southwesterly
to a point on the North line of said described property distant 108.16 feet Westerly from the Northeast
corner of said described property; thence continuing Southwesterly along the extension of last described
line 40.00 feet; thence Southwesterly deflection angle right 30 degrees 00 minutes 00 seconds to the West
line of said described property and said line there terminating.
Resolution 2021-228
2021032
Page 2
AND;
Lot 1, Block 1, Plymouth Presbyterian Church, Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Parkera, LLC for a PUD general plan
and preliminary plat for the redevelopment of Dundee Nursery site, subject to the following conditions:
1. A PUD general plan and preliminary plat are approved to allow a mixed-use development with 210-
unit apartment with parking spaces, 70,000 square feet medical office building, and the Plymouth
Presbyterian church parking lot configuration on four lots, in accordance with the plans received by
the City on April, 30, 2021, with additional information on May 14, 2021, May 18, 2021, May 28,
2021, June 1, 2021, June 7, 2021, June 22, 2021, June 29, 2021, July 6, 2021, July 8, 2021, and July 12,
2021, except as may be amended by this resolution.
2. Approval is contingent upon the following:
a. City Council approval of the request to reguide the site to MXD-R and rezone the site to PUD.
b. The required review and response by the Metropolitan Council for the requested
comprehensive plan amendment to reguide the site to MXD-R.
c. Approval of the vacation of a portion of the right-of-way for Dunkirk Court.
3. Prior to commencement of building removal, grading, or other site preparation work,
a. Install and request inspection of all required pre-disturbance erosion control best management
practices including, but not limited to, perimeter controls, rock construction entrances, and inlet
protection.
b. Provide documentation that all Wetland Conservation Act approvals and environmental-related
permits have been received including, but not limited to, those from Bassett Creek Watershed,
Minnehaha Creek Watershed, Minnesota Department of Natural Resources (MN DNR),
Minnesota Pollution Control Agency, and Army Corps of Engineers.
c. Apply for and receive the necessary grading, right-of-way, and demolition permits.
d. Obtain all permits approvals and conditions as required by the Approval of Response Action
Plan/Construction Contingency Plan letter (MPCA Site ID BF0001763) from the Minnesota
Pollution Control Agency, Dated April 16, 2021.
1. The RAP/CCP approval is contingent on the applicant obtaining all other required state,
federal, and local government permits.
4. Prior to issuance of building permits, the Developer shall: a) submit and receive approval of the
required final plat application; and b) submit and receive approval of the required PUD final plan for
the buildings.
5. Prior to occupancy of any proposed buildings on the site, the following items shall be addressed:
Resolution 2021-228
2021032
Page 3
a. The Developer shall work with MNDOT to adjust the signals at the intersection of Highway 55 and
County Road 9 for both timing and added pedestrian movements, to accommodate proposed trail
and cross walk modifications.
b. The Developer shall work with Hennepin County to adjust the signals at the intersection of County
Road 9/Dunkirk Lane for both turn lane, timing and added pedestrian movements, to
accommodate proposed trail and cross walk modifications.
c. Re-striping of the southbound right turn lane on Dunkirk Lane (to southbound CSAH 9) shall be
completed, pursuant to the recommendations of the traffic study.
d. Construction of all proposed trails, sidewalks, and cross walks.
e. Construction of the ponding and drainage system shall be completed.
f. All street signs installed as approved on the plans.
g. All permanent wetland buffer monument signs shall be installed pursuant to ordinance
requirements.
h. Provide an executed agreement to provide two percent of Parkera’s scheduled rents to the City
of Plymouth to use for affordable housing initiatives.
i. Provide an executed shared parking agreement to provide a minimum of 60 parking stalls to be
dedicated for the Plymouth Park and Ride.
6. In conjunction with or prior to submission of the final plat application, the Developer shall:
a. Update the plans and specifications to be in conformance with the rules set forth in the City of
Plymouth Engineering Guidelines & Standard Detail Specifications for Sanitary Sewer, Watermain,
Storm Sewer and Street Construction, dated January 2021, and:
1. Staff approval of implementation of Engineering Guidelines and Specifications.
2. Integration of EAW Investigation and subsequent Response Action Plan for
contaminated soils.
3. Integration of un-suitable soils and correction based on Geotechnical Report
recommendations.
4. Integration of pavement design typical section consistent with Geotechnical Report
recommendations.
5. Complete final surface grading plan, including detailing ADA Pedestrian Ramp design.
6. Include Rectangular Rapid Flashing Beacon systems at all non-intersection cross
walks.
7. Confirm consistency of easements with proposed infrastructure as detailed by City
Specifications.
8. Include Dunkirk Court, either as new construction or mill and overlay out to Dunkirk
Lane.
9. Confirm Storm Water Report, Stormwater Pollution Prevention Plan, and Erosion
Control Plan approved by staff in accordance with applicable rules.
10. Obtain all applicable agency permits or approvals that are required including, but
not limited to, those from MnDOT, watershed districts, Metropolitan Council
Environmental Services, Minnesota Pollution Control Agency, Minnesota
Department of Health, as well as the NPDES permit.
b. Demonstrate compliance with City and watershed requirements pertaining to drainage,
treatment of runoff, and runoff rates. Note that approval of the storm water management plan
Resolution 2021-228
2021032
Page 4
for this development remains pending until approval by the watersheds, WCA, MN DNR, and Army
Corps of Engineers is obtained.
c. Submit a copy of the declaration of easements, covenants, conditions, and restrictions (ECCR) for
City review. The ECCR document shall address responsibilities for maintenance, repair, and
replacement of Developer-installed improvements including, but not limited to, drive aisles,
sidewalks, trails, water quality features, signage, and other similar or common site features.
d. Provide a snow storage/snow removal plan and chloride management plan for the site.
e. Provide fire flow calculations.
f. Provide updated plans to reflect nine-foot wide by 18 feet long parking stalls within the apartment
building parking garage.
7. Prior to recording the final plat, the developer shall:
a. Remove the existing structures from the site. Demolition permits are required for removal of
existing structures that contain over 120 square feet.
b. Execute the development contract and provide the related financial guarantees and fees.
c. Execute the Storm Water Maintenance Agreements.
d. Receive City approval of final construction plans.
e. Compliance with all fire codes, including those for hydrant location and fire lane signage.
f. Pay the required park dedication fee.
g. Revise the plans to indicate a drainage and utility easement over the entire area presently shown
as Outlot A, with an agreement to delegate any default of the property to Lot 3 of the
development for tax, special assessments and maintenance purposes.
h. Provide all required easements and agreements.
i. Provide City Staff legal descriptions and graphics for all existing easements and right of way
proposed to be Vacated, including fees, under the City standard Vacation process with the City
Council.
8. Connection to all City utilities must be witnessed and inspected by City staff. The Developer shall
provide proper notice of connection to the City. Connections to the City water system that require
a water shut down may be required to occur at nighttime.
9. Trash and recyclables generated by residential buildings shall be stored inside the apartment
building. Trash and recyclables generated by commercial buildings shall be stored in dumpster
enclosures that are designed to match the materials of the commercial buildings. Dumpsters shall
be located such that they prevent illicit discharge into the storm sewer system.
10. All site lighting for the development shall be designed to match throughout the development.
11. No recreational vehicles shall be stored or maintained in this PUD.
12. No outside storage or display of goods or merchandise shall be allowed in this PUD.
13. Construction parking for this development shall occur on the site, or pursuant to a construction
parking plan approved by the City.
Resolution 2021-228
2021032
Page 5
14. If the City determines that there is a parking shortage on the site at any point in the future, the
developer shall be required to provide additional parking spaces.
15. Structures shall comply with the following architectural design standards:
a. All structures shall have high quality finishes and shall be constructed of durable materials. The
primary exterior surfaces shall include brick, glass, split-face integral-colored decorative block,
stone, and approved fiber-cement panels.
b. Painted block is prohibited.
c. All building elevations shall receive equal or nearly equal treatment and visual qualities.
d. Building colors shall be harmonious throughout the development.
e. Any parapets visible from the back shall be treated to coordinate with the building.
f. Any visible rooftop or ground-mounted mechanical equipment shall be screened or painted to
match the building. Materials for any screening elements shall be coordinated with the building
design and architecture. Any such screening elements proposed shall be reviewed by City staff,
and shall receive City staff approval prior to installation.
g. Buildings shall have varied and interesting detailing. The use of large unadorned walls unrelieved
by architectural detailing (such as change in materials, change in color, offsets, or other significant
visual relief) shall be prohibited.
h. Uniform materials shall be incorporated on all structures. The use of varied textures is
encouraged.
i. Elevations of all sides of a proposed building shall be submitted with the required PUD final plan,
for determination of compliance with the above requirements.
16. Signage shall comply with the following standards:
a. Master sign plan in accordance with the plans and standard sign criteria received by the City on
July 12, 2021, except as amended by this resolution.
b. All signs shall conform to section 21155.05 (Signs - General Regulations and Restrictions) of the
zoning ordinance, except as amended herein.
c. Signs shall be designed and constructed in a uniform manner and, to the extent possible, as an
integral part of the building’s architecture.
d. Wall signs shall be located so as not to be directly visible from adjacent residential.
e. All wall signs shall consist of individual dimensional letters and logos, and shall be architecturally
compatible with the building and other signage in the development.
f. Illuminated wall signs shall consist of channel letters with acrylic facing or reverse channel letters
(halo-lighted). Externally illuminated wall signs by a separate light source shall be prohibited.
g. Wall signs shall not extend more than eight inches beyond the face to which the sign is mounted.
h. Back-lit awnings are prohibited.
i. Inflatable advertising devices and searchlights are prohibited.
j. Window signs shall be prohibited.
k. Temporary signage shall comply with Zoning Ordinance requirements.
l. Directional signage and address signage shall comply with Zoning Ordinance requirements.
m. Exposed neon tubing for signage or accent purposes is prohibited.
Resolution 2021-228
2021032
Page 6
17. Both Hennepin County and the Minnesota Department of Transportation (MnDOT) reserve the right
to make comments upon their receipt and review of the traffic study. Any comments and
requirements from these agencies would be included in the final plat review.
18. Standard Conditions:
a. No building permits shall be issued until the final plat is recorded, the streets (including curb and
gutter installation) needed for access to lots where permits are requested are paved with the first
lift of asphalt, and the sewer and water service utilities are tested and approved by the City
Engineer/designee.
b. Hours of operation for site preparation work including building demolition, utility installation,
foundation piling installation, and grading shall be limited as follows: Monday through Friday 7
a.m. to dusk; Saturdays 8 a.m. to 6 p.m.; Sundays and Holidays no work allowed. Hours of
operation for site development work including building construction shall be limited as follows:
Monday through Friday 7 a.m. to 10 p.m.; Saturdays, Sundays, and Holidays 8 a.m. to 9 p.m.
c. Any signage shall require separate permits and shall comply with the City’s sign regulations.
d. Compliance with the City’s tree preservation, reforestation, and restitution regulations.
e. No trees shall be planted in the boulevard, or drainage and utility easements affecting utilities
and their possible future maintenance.
f. The preliminary plat approval shall expire one year after the date of approval, unless the property
owner or applicant has applied for final plat approval, or unless the applicant, with the consent of
the landowner, has received prior approval from the City to extend the expiration date for up to
one additional year, as regulated under Section 510 of city code.
APPROVED by the City Council on this 10th day of August, 2021.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed Deputy City Manager of the City of Plymouth,
Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City
Council on August 10, 2021, with the original thereof on file in my office, and the same is a correct
transcription thereof.
WITNESS my hand officially as such Deputy City Manager and the Corporate seal of the City this
__________day of ________________________, ___________.
____________________________________
Deputy City Manager