HomeMy WebLinkAboutCity Council Resolution 2022-098
CITY OF PLYMOUTH
RESOLUTION NO. 2022-098
RESOLUTION APPROVING A PUD GENERAL PLAN AND PRELIMINARY PLAT FOR DORAN
RE PARTNERS, LLC FOR “BASSETT CREEK APARTMENTS” FOR PROPERTIES LOCATED
AT 10000 HIGHWAY 55 (2021081)
WHEREAS, Doran RE Partners, LLC has requested approval of a PUD general plan and preliminary
plat that includes roughly 7.4-acres of land; and
WHEREAS, the subject site is presently legally described as follows:
Lot 1, Block 1, Groves Office Park, according to the recorded plat thereof, Hennepin County,
Minnesota. (Abstract and Torrens property, Certificate of Title No. 1330612). The registered
portion of the land is described as follows: That part of Lot 1, Block 1, Groves Office Park,
embraced within the Southwest Quarter of the Northeast Quarter of Section 36, Township 118,
Range 22; and
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Doran RE Partners, LLC for a PUD
general plan and preliminary plat located at 10000 Highway 55, subject to the following conditions:
1. A PUD general plan and preliminary plat are approved to allow a mixed-use development with 176-
unit apartment with parking spaces, and existing 64,000 square feet office building on two lots, in
accordance with the plans received by the City on October 8, 2021, with additional information on
November 18, 2021, February 9, 2022, February 15, 2022, February 16, 2022, February 23, 2022,
and February 24, 2022, 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 and rezone the site to PUD.
b. City Council approval of the request for a comprehensive plan text amendment to increase the
density maximums in the MXD guiding.
c. The required review and approval by the Metropolitan Council for the requested comprehensive
plan amendment to reguide the site to MXD.
3. Prior to commencement of 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.
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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,
Minnesota Department of Natural Resources (MN DNR), Minnesota Pollution Control Agency,
and Army Corps of Engineers.
4. Prior to issuance of a building permit, the Developer shall:
a. Submit and receive approval of the required final plat application.
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:
a. Construction of all proposed trails, sidewalks, and cross walks connections to 6th Avenue and
the Waterford Shopping Center.
b. Construction of the ponding and drainage system shall be completed.
c. All permanent wetland buffer monument signs shall be installed pursuant to ordinance
requirements.
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 2022, and:
1. Staff approval of implementation of Engineering Guidelines and Specifications.
2. Confirm Storm Water Report, Stormwater Pollution Prevention Plan, and Erosion
Control Plan approved by staff in accordance with applicable rules.
3. Confirm consistency of easements with proposed infrastructure as detailed by City
Specifications.
4. 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
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 temporary water plan, including fire flow calculations for any watermain shut downs.
g. Provide a 14 foot trail easement along 6th Avenue.
h. Provide updated site plan showing sidewalk extending to 6th Avenue.
i. Provide a City approved and executed cross easement agreement in perpetuity for unobstructed
fire access and water supply between the project site and the property to the west.
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j. Fire access to all sides of the building measured on the ground shall not exceed 600 feet from an
approved location on the south side main entrance side of the building.
k. The entire building including the attic, exterior decks, balconies, and patios shall be protected by
a City approved NFPA 13 fire sprinkler system.
l. A City approved fire alarm system is required.
m. An approved building name and address sign is required in an approved location at the site
entrance drive and 6th Avenue intersection.
n. An approved directional sign and site address is required at the intersection of 6th Avenue and
the required secondary access west of the proposed site.
7. Prior to recording the final plat, the developer shall:
a. Execute the development contract and provide the related financial guarantees and fees.
b. Execute the Storm Water Maintenance Agreements.
c. Execute any Rain Garden Maintenance Agreements, as applicable.
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. Pay tree restitution fee.
h. Provide all required easements and agreements.
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. All sidewalks and trails within the site shall be owned and maintained by the Developer.
12. No recreational vehicles shall be stored or maintained in this PUD.
13. No outside storage or display of goods or merchandise shall be allowed in this PUD.
14. Construction parking for this development shall occur on the site, or pursuant to a construction
parking plan approved by the City.
15. 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 as indicated in the proof of parking
provided by the Developer.
16. Structures shall comply with the following architectural design standards:
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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.
17. 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
February 9, 2022, 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. 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.
e. 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.
f. Wall signs shall not extend more than eight inches beyond the face to which the sign is
mounted.
g. Back-lit awnings are prohibited.
h. Inflatable advertising devices and searchlights are prohibited.
i. Window signs shall be prohibited.
j. Temporary signage shall comply with Zoning Ordinance requirements.
k. Directional signage and address signage shall comply with Zoning Ordinance requirements.
l. Exposed neon tubing for signage or accent purposes is prohibited.
18. Standard Conditions:
a. No building permits shall be issued until the final plat is recorded, and the City watermain is
installed, tested and approved along its proposed re-aligned route.
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
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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 lighting regulations.
e. Compliance with the City’s tree preservation, reforestation, and restitution regulations.
f. No trees shall be planted in the boulevard, or drainage and utility easements affecting utilities
and their possible future maintenance.
g. 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 22nd day of March.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
March 22, 2022, with the original thereof on file in my office, and the same is a correct transcription
thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the City this __________day of
________________________, ___________.
____________________________________
City Clerk