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Home My WebLink AboutPlanning Commission Packet 03-15-2023Planning Commission 1 of 1 March 15, 2023 CITY OF PLYMOUTH AGENDA Regular Planning Commission March 15, 2023, 7:00 PM 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE 2. PUBLIC FORUM—Individuals may address the Commission about any item not contained on the regular agenda. A maximum of 15 minutes is allotted for the Forum. If the full 15 minutes are not needed for the Forum, the Commission will continue with the agenda. The Commission will take no official action on items discussed at the Forum, with the exception of referral to staff for future reports. 3. APPROVE AGENDA —Planning Commission members may add items to the agenda for discussion purposes or staff direction only. The Commission will not normally take official action on items added to the agenda. 4. CONSENT AGENDA —These items are considered to be routine and enacted by one motion. There will be no separate discussion of these items unless a Commission member or citizen so requests, in which event the item will be removed from the Consent Agenda and placed elsewhere on the agenda. 4.1 Adopt proposed February 15, 2023 Planning Commission minutes. Draft Minutes.pdf 5. PUBLIC HEARINGS 6. NEW BUSINESS 6.1 Sketch plan review of a 330-unit mixed-use multiple-family building on the property located north of Highway 55 south of 10th Avenue east of South Shore Drive and west of Revere Lane (2023008). Planning Commission Report Location Map Aerial Map Applicant Narrative and Site Graphics Notification Map Comprehesive Plan Sections Resident Comments 7. ADJOURNMENT 1 Regular Planning Commission March 15, 2023 Agenda Number:4.1 To:Dave Callister, City Manager Prepared by:Chloe McGuire, Planning and Development Manager Reviewed by:Grant Fernelius, Community and Economic Development Director Item:Adopt proposed February 15, 2023 Planning Commission minutes. 1. Action Requested: Adopt the proposed minutes from the February 15, 2023 Planning Commission meeting. 2. Background: The regular Planning Commission meeting was held on February 15, 2023. 3. Budget Impact: N/A 4. Attachments: Draft Minutes.pdf 2 1 Proposed Minutes February 15, 2023 Proposed Minutes Planning Commission Meeting February 15, 2023 Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on February 15, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Marc Anderson, Julie Olson, Neha Markanda, Jennifer Jerulle, Bill Wixon, and Josh Fowler COMMISSIONERS ABSENT: None STAFF PRESENT: Planning and Development Manager Chloe McGuire, Senior Planners Lori Sommers, Shawn Drill, and Kip Berglund, Community and Economic Development Director Grant Fernelius, Engineering Services Manager Chris McKenzie, and Planning Intern Elena Fransen OTHERS PRESENT: Councilmember Julie Pointner Chair Boo led the Pledge of Allegiance. Call to Order (1.1) Oath of Office for New Commissioners Planning and Development Manager Chloe McGuire swore in Bill Wixon. Plymouth Forum Approval of Agenda Motion was made by Commissioner Anderson and seconded by Commissioner Olson to approve the agenda. With all Commissioners voting in favor, the motion carried. Consent Agenda (4.1) Planning Commission minutes from meeting held on January 4, 2023. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to approve the consent agenda. With all Commissioners voting in favor, the motion carried. 3 2 Proposed Minutes February 15, 2023 Public Hearings (5.1) Preliminary plat for "Fretham 24th Second Addition" for property located south of Highway 55 on the west side of Cottonwood Lane (Lake West Development, LLC - 2023003) Senior Planner Drill presented the staff report. Commissioner Anderson noted previous applications for this property that seemed to make sense but were never built. He asked if there is a reason those did not move forward and whether approval of this request would preclude the remainder of the property from being developed. Senior Planner Drill commented that there is a lengthy history of this property and provided a brief overview, noting that the applicant decided not to record the previously approved plats. He stated that the applicant no longer owns the larger property to the south, which will be developed in the future with one single-family home. Senior Planner Drill confirmed that once this platting is completed and the home for the subject lot is developed, Lake West Development would be fully developed with their holdings in this area. Commissioner Jerulle asked if the distance between the new home and existing home would meet the requirements of the code. Senior Planner Drill replied that the existing home to the north complies with RSF-2 zoning standards, and the new home for the subject lot would also need to comply with the RSF-2 standards. Chair Boo introduced the applicant, Ben Wikstrom, who provided additional context on the elements in past applications that caused those projects to not move forward. He stated that staff has been helpful throughout this process, and he is present to answer any questions of the commission. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Commissioner Anderson stated that this request appears to make sense. He noted that previous requests with higher density brought forward concerns with drainage and therefore this less dense option would seem to make more sense. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to recommend approval of the resolution for a preliminary plat for Lake West Development on the property located south of Highway 55 on the west side of Cottonwood Lane. With all Commissioners voting in favor, the motion carried. 4 3 Proposed Minutes February 15, 2023 (5.2) Preliminary plat and variances for “Bass Lake Shores” to allow the subdivision of a 2.35-acre parcel located at 12001 County Road 10 (Bass Lake Shore, LLC - 2022072) Planning and Development Manager McGuire stated that the applicant has requested to postpone this item to the April 5, 2023 meeting. She noted that the commission should open the public hearing and continue the item to April 5, 2023. Chair Boo opened the public hearing. No comments. It was noted that the April 5th meeting had been canceled and the correct date should be April 19, 2023. Commissioner Anderson asked if there would be conflict with the 60-day review timeline and whether an extension would be necessary. Senior Planner Sommers replied that the application review timeline would be May 5th, therefore the April dates are still within that timeline. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to continue the public hearing to the April 19, 2023 meeting. With all Commissioners voting in favor, the motion carried. New Business (6.1) Variance request to allow construction of a two-story home and garage addition, along the south side of the existing home for the property located at 2950 Larch Lane (Brian and Kareen Swanson - 2022092) Senior Planner Berglund presented the staff report. Commissioner Anderson referenced the project description response sheet that was completed by neighbors and asked if that is a new process or whether that was provided by the applicant. Senior Planner Berglund replied that there is an administrative process that is not typically seen by the commission, which includes the response sheet. Commissioner Anderson referenced the properties marked with red stars on the map that do not comply with the zoning requirements. He asked if those homes would be allowed to rebuild if something were to happen or whether they would then need to meet new requirements. Senior Planner Berglund provided additional details on the nonconforming section of the city code, which provides some protections. He stated that if one of those homes were to burn down, 5 4 Proposed Minutes February 15, 2023 they would be allowed to rebuild within the same setbacks as long as the building permits were pulled within 180 days of the event. Commissioner Anderson stated that this process, if approved, would provide a variance and therefore the property would not become nonconforming. Senior Planner Berglund replied that is correct, noting that if the variance is approved that would become the new side yard setback for this lot only. Chair Boo asked the discussion that staff had with the applicant as to why something was not designed that would meet the setback. Senior Planner Berglund replied that the applicant did come in several times to have conversations with staff and was made aware of the required setbacks. He stated that several renderings were reviewed and this was designed to stay within the minor variance category. Chair Boo introduced the applicant, Brian Swanson, who stated that they believed that there was a ten-foot setback originally and then scaled back. He commented that this is an odd shaped lot and provided details on a 50-foot easement that creates that odd shape. He stated that they attempted to make the garage as small as possible while still allowing space for two vehicles. He commented that they love the area and would like to invest into their property. Senior Planner Berglund provided additional details on the history of the easement and related vacation of the easement. Chair Boo commented that if this was originally platted as one subdivision, the unneeded right- of-way would have been split equally but in this case the right-of-way came from the property to the west and was deeded back to that property. Chair Boo introduced Lester Zehner, 2985 Larch Lane N, who stated that he owns the lot to the west and commented that they use the area in question for recreation purposes. He stated that his family opposes this request because the addition would be too close to his property. He commented that because of the elevation differences, if he wanted to build an additional garage it would most likely be too close to the applicant’s home. Commissioner Anderson asked for a topographic map of the area. Senior Planner Berglund stated that he did not have that available but provided information on the grade in that area. Commissioner Markanda stated that she would like more information on the process that is followed when opposition is expressed. Senior Planner Berglund stated that this began as a minor variance request process and provided input on that process. He stated that he reached out to the neighbor to gain more information on his opposition, provide details on the request, and invite him to attend this meeting. 6 5 Proposed Minutes February 15, 2023 Chair Boo recognized the consideration that is given to variance requests by both the commission and city council. He stated that this request is within the minor variance category that would not routinely come before the commission. He commented that this request does seem to fit the variance criteria because of the unique characteristics of the site and would fit into the character of this area, therefore he does support the request. Commissioner Fowler asked the purpose of the lower-level garage as it would not seem to provide enough space to get into the garage without crossing the property line. Mr. Swanson commented that because the top garage is tight for two vehicles, the lower level would store the riding mower and his fishing boat. Commissioner Olson asked whether there is a driveway that goes around the home for the additional vehicles. Mr. Swanson replied that there is currently a walkway that would be removed for the new addition and a new walkway would be created south of the home. He replied that the remainder would stay as grass. Motion was made by Commissioner Anderson and seconded by Commissioner Jerulle to recommend approval of the variance request for the construction of a two -story home and garage addition along the south side of an existing home for the property located at 2950 Larch Lane with the conditions noted in the draft resolution. With all Commissioners voting in favor, the motion carried. (6.2) Accessory Dwelling Units (ADUs) Discussion Planning Intern Franzen presented the staff report. Chair Boo asked for more details on the recommendations for different zoning districts. It was noted that there were considerations to ensure there would be sufficient space on the lot for the additional structure, which is why only RSF-1 and RSF-2 were recommended. Commissioner Anderson asked if there is direction from the met council on ADUs. Planning and Development Manager McGuire replied that she is not aware of direction from the met council but noted that she has attended met council training sessions where best practices for ADUs have been reviewed. Commissioner Anderson asked how this would be different than renting a room in your home. Planning Intern Franzen replied that this would typically be a standalone unit with its own bathroom, kitchen space, and living space. Commissioner Anderson commented that Plymouth has a requirement of no street parking overnight and asked the parking requirements that would be considered for ADUs. 7 6 Proposed Minutes February 15, 2023 Planning Intern Franzen stated that many other cities in suburban areas also do not allow street parking and require parking stalls, whether that be in the garage or driveway. Commissioner Anderson commented that most single-family subdivisions developed within the past 30 years have restrictions that do not allow rentals or only allow one home. He asked if the city regulations would overrule or whether those HOA restrictions would not allow for ADUs in those areas. Planning Intern Franzen replied that if a subdivision has more stringent restrictions, that would supersede the city process. Commissioner Markanda asked if there were an estimate of the property value increase that would occur after the addition on an ADU. Planning Intern Franzen replied that it would be difficult to predict that. She commented that adding additional space would generally increase the value of the home as well as the potential for additional income. Commissioner Markanda used the scenario that the space is occupied by a renter/non-family member and asked if there has been any research related to safety and vetting of the renter. Planning Intern Franzen replied that some cities require a rental license if an ADU were to be rented and guidelines for safety could be included in that process. She noted that it would be up to the owner of the property to complete the due diligence to ensure safety as they would be occupying the property with the renter. Commissioner Markanda asked if there is any input from the communities that do not allow ADUs. Planning Intern Franzen stated that not all communities pass the regulation unanimously. She stated that many cities have gone through public engagement before allowing ADUs. She stated that in some of the cities that have not implemented ADUs there has been concern as to how that could impact single-family areas. She noted that there are people within those communities that support ADUs because it creates opportunity for affordable housing. Chair Boo recognized the concern that some would have on the impact to the character of a single-family neighborhood as ADUs would introduce rental housing, increase density, and transient residents. He stated that there is also a question related to property values, as an ADU could increase the value for the property that has the unit but could in turn have an impact on an adjacent property that does not have an ADU. Planning Intern Franzen commented that an ordinance of this nature would introduce the opportunity, identifying a path and purpose. She noted that there are some ADUs in place in Plymouth already that do not follow the process that would be created. She commented that ADUs can be very expensive because of the processes and procedures that would need to be followed and the cost of construction. 8 7 Proposed Minutes February 15, 2023 Commissioner Olson stated that she does support multi-generational housing and there is a need for it. She commented that those are not the troublemakers. She noted that many homes have a second kitchen on a lower level with walkout access and asked if those would automatically become ADUs if this type of ordinance were created. Planning and Development Manager McGuire replied that many homes do have a second kitchen along with living space, bedroom and bathroom in a lower level. She stated that as long as that area is accessible from the front door of the home, the city would not consider that an ADU. She stated that those residents can choose to rent that space under the current city code through a rental license. She stated that if the only access to that space is provided through the walkout, then it would be considered an ADU. Commissioner Olson noted the regulation in some communities that the owner must occupy the home for at least six months of the year and asked how that is policed. Planning Intern Franzen replied that would be reporting based. She stated that the housing inspector could check on that if there are concerns. Planning and Development Manager McGuire noted that many cities require licensing which requires reporting. She stated that typically staff would be alerted if the home were not homesteaded. Commissioner Fowler asked the current regulations related to short-term rentals. Planning and Development Manager McGuire replied that if someone is occupying their home and renting a home, a rental license is not required. She stated that the city code is not explicit on short-term rentals, noting that the city council will be further discussing that later this year. Commissioner Jerulle appreciated this information to provide more information on ADUs. She asked the current request for ADUs and whether the city has received many requests. Planning and Development Manager McGuire stated that staff has not been tracking requests but believed that about one call per week is received on the topic. She noted that most requests are related to multi-generational housing and/or caretaker suites. She stated that often staff works with the requests to allow access from the front door as that would currently not be considered an ADU. She stated that as people are looking at new homes, an ADU is a request because of the desire to have parents or in-laws live onsite to allow for childcare or care of seniors. Commissioner Jerulle stated that if there were that much volume she would tend to think the majority of requests would be related to rentals, as she would think multi-generational requests would continue to come through the planning process. Planning and Development Manager McGuire stated that the only way a request could come before the commission would be to sponsor a zoning text amendment, as a variance is not allowed for that type of request. She stated that there is a request from an emergency room doctor to convert space in his garage for living space as that would allow him to sleep in that area of the home when he comes in later rather than waking up his small children. She noted that 9 8 Proposed Minutes February 15, 2023 many residents are following this process to avoid having to be the sponsor of the text amendment. Chair Boo commented that there are neighborhoods which are typically large lot single-family neighborhoods and when density is added, that would change the characteristic but would also address the changing market place and need for housing. He commented that he believes that this is the right thing to do, but they need to be careful in creating a process that would address potential concerns. He also commented that public engagement would be helpful as this moves forward. Commissioner Fowler asked if this is being considered on a statewide basis and whether there are details on how that would work. Planning and Development Manager McGuire acknowledged that there are a lot of bills up for discussion at the legislature. She noted that one bill would potentially allow duplexes on every single-family property, which would be different. Commissioner Jerulle stated that they should consider not only what this would look like today, but also in 20 years. Planning Intern Franzen noted that it will be interesting to see how that plays out. She commented that there is a need for housing at this time and this could address larger community housing needs. She recognized that could vary with changing dynamics in the future. Chair Boo stated that his limited research shows that a few communities have reversed their decision on whether to allow ADUs, although not many. He stated that he did notice that many communities that allow ADUs have reduced their restrictions to in essence provide more opportunity. Planning Intern Franzen stated that there are some communities with greater restrictions, such as prohibition of rental ADUs. She noted that prohibition could potentially be removed in the future as that community progresses. She confirmed that some communities have removed some of their restrictions to allow more ADU potential in order to find the path that works best for their community. Planning and Development Manager McGuire stated that the city code currently allows an ADU, but it is very restrictive and therefore no requests have come in under that regulation. Commissioner Wixon commented that he is struck by the multi-generational need. He stated that this society tends to send their seniors to a senior center whereas other countries tend to incorporate those seniors into their home for multi-generational living. He stated that he does support multi-generational living, but would be considered with the abuse that could be created through rentals. He commented that he delivers dinners, and the majority are to apartments to seniors that are very lonely because they live alone. Chair Boo asked if there is a sense that this is worth further exploration. He noted that if that were the case, he would suggest checking with the city council to ensure that group is also supportive before committing additional staff time. 10 9 Proposed Minutes February 15, 2023 Commissioner Markanda stated that perhaps this could be added to the community survey to solicit input from residents. The Commission supported further exploration of this topic. Planning and Development Manager McGuire summarized some of the concerns that were raised that staff will further explore. She noted that staff can bring back additional discussion for process. She also confirmed general support for the typical zoning requirements within the staff report. Commissioner Fowler noted that additional parking requirements may not be necessary for multi-generational housing as a senior parent may not be driving. Adjournment Chair Boo adjourned the meeting at 8:45 pm 11 Regular Planning Commission March 15, 2023 Agenda Number:6.1 To:Planning Commission Prepared by:Lori Sommers, Senior Planner Reviewed by:Grant Fernelius, Community and Economic Development Director File No:2023008 1. Applicant: Dietrich Development, LLC and JNA 55, LLC 2. Proposal: Sketch Plan for a mixed-use development 3. Location: North of Highway 55 south of 10th Avenue east of South Shore Drive and west of Revere Lane - 36-118-22-24-0089 4. Guiding: CO (commercial office) and P-I (public/semi-public institutional) 5. Zoning: PUD (planned unit development) 6. School District: ISD270 Hopkins 7. Review Deadline: 8. Brief Description: The applicant is requesting a sketch plan review of a proposed 6-story mixed-use building with 330 apartment units, 12 townhomes and roadway connections to 10th and 6th Avenues. 12 9. Attachments: Planning Commission Report Location Map Aerial Map Applicant Narrative and Site Graphics Notification Map Comprehesive Plan Sections Resident Comments 13 Agenda Number File 2023008 PLYMOUTH COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO:Plymouth Planning Commission FROM:Lori Sommers, Senior Planner (763-509-5457) MEETING DATE:March 15, 2023 APPLICANT:Dietrich Development, LLC and JNA 55, LLC PROPOSAL:Sketch Plan for a mixed-use development LOCATION:North of Highway 55 south of 10th Avenue east of South Shore Drive and west of Revere Lane - 36-118-22-24-0089 GUIDING:CO (commercial office) and P-I (public/semi-public institutional) ZONING:PUD (planned unit development) DESCRIPTION OF REQUEST: The applicant is requesting a sketch plan review of a possible reguiding, plat and zoning for the property located North of Highway 55 south of 10th Avenue east of South Shore Drive and west of Revere Lane. The applicant Dietrich Development, LLC and JNA 55, LLC is proposing a 6- story mixed-use building with commercial, and 330 apartment units are proposed along with 12 townhomes and roadway connections to 10th and 6th Avenues. The purpose of the sketch plan review process is for the applicant to receive comments related to the proposed project prior to incurring costs associated with a formal development application. Notice of the public meeting was mailed to all property owners within 750 feet of the site. A copy of the notification area map is attached. 14 2023008 Page 2 CONTEXT: Surrounding Land Uses Adjacent Land Use Guiding Zoning North (Across 10th Avenue)Townhomes (Trenton Ponds)LA-3 RMF-2 South (Across Hwy 55)Commercial/Office CO O East Townhomes (Village of Bassett Creek), Office LA-3, CO PUD, O West Manufactured Home Park (Sun Valley Mobile Home Park), Commercial/Office LA-4, C RMF-2, C-3 Natural Characteristics of Site This site is in the Bassett Creek Drainage District. It does not contain any land within the Shoreland or Flood Plain Overlay District. The site contains four wetlands and two incidental wetlands. Previous Actions Affecting Site In 1997, “The Village at Bassett Creek PUD” was established and contains a total of 29.5 acres. The proposed project is located in the vacant western portion of this PUD. Prior to approval of the PUD, the entire 29.5-acre PUD site was guided CO (Commercial Office). In conjunction with approval of this PUD, all but roughly 6.4 acres of the site located adjacent to Highway 55 was reguided to LA-3 (Living Area 3). The portion of the PUD that remains CO is where a planned office building and public street would be located. The original PUD general plan indicated a total of 182 townhome units and a 46-unit senior apartment building for the LA-3 guided area, and a 30,000 square-foot office building for the CO guided area. The eastern portion of the PUD has been developed and contains 71 townhome units and Bassett Creek Commons (a 46-unit apartment building affordable to low-income seniors). In 2007, the city approved a preliminary plat, PUD amendment to create two lots with one containing a five-story office building and comprehensive plan amendment to the transportation plan to remove the public street connections. In 2007, awarded a Metropolitan Council Tax Base Revitalization Account (TBRA) Cleanup, and a Minnesota Department of Employment and Economic Development (DEED) Contamination Cleanup grant for the Bassett Creek Office Center project proposed on the site. In 2008, the city approved a final plat for Bassett Creek Office Center. A one-year extension to the final plat was administratively approved and the expiration date for the approval was February 26, 2011. The approvals have since expired and the project did not move forward. In 2014-2015 the Interim Response Action Plan (IRAP) was completed which included the construction of a protective cover over any remaining contamination to complete the grant. 15 2023008 Page 3 The site is part of the Minnesota Pollution Control Agency (MPCA) voluntary investigation and clean-up program for hazardous waste that may be present on the site. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a high level of discretion in reviewing sketch plans. Any opinions or comments provided to the applicant by the staff, Planning Commission, and City Council shall be considered advisory only and shall not constitute a binding decision on the request. A sketch plan is neither approved nor denied, but rather, the purpose of a sketch plan review is to give the developer an opportunity to solicit informal comments from the City before incurring costs associated with a full development application. A full analysis of the site details is not conducted as part of a sketch plan review. ANALYSIS OF REQUEST: The applicant is requesting informal comments on a sketch plan for an approximately 330-unit apartment building with 5,000 square feet of commercial space and possible townhomes on the 12.88-acre site. Comprehensive Plan The site is presently guided P-I (public/semi-public/institutional) and CO (commercial office) in the City’s comprehensive land use guide plan. The CO guiding allows residential care facilities and senior housing at a density range between six and 20 dwelling units per acre, and a variety of office and other business uses. In order to allow a 330-unit mixed-use apartment building on this site, as part of any formal development application, the site would need to be reguided to MXD (mixed use). MXD guiding allows a density between 12 and 35 dwelling units per acre. An excerpt from the MXD section of the comprehensive plan is attached. Note that the City Council has its highest level of discretion when reviewing the comprehensive plan and proposed amendments because the guiding of land is a “quasi-legislative” action (enactment of policy). The land use guide plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the city. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the health, safety, and general welfare of the community. 16 2023008 Page 4 Current Guiding Proposed Guiding Density is based on net acreage consistent with the procedures established by the Metropolitan Council. Although the overall mixed-use building site contains 12.88 gross acres, the site contains an undetermined amount of wetland-related buffers that would need to be deducted to determine the net acreage. Based on 12.88 acres, the site could accommodate 155 to 451 dwelling units under the requested MXD guiding. Assuming a development plan with 330 dwelling units, results in a density of 25.6 dwelling units per acre. However, once the wetland buffer area is deducted, the final density will be determined. Vehicle and Pedestrian Connections Desirable facilities for MXD guiding, as identified in the comprehensive plan, include adequate recreation facilities available to the site, sidewalks and trails connecting the development to other services and facilities, including parks, schools, churches and shopping centers, and transit facilities on the site or within ½ mile walking distance. The site is adjacent to retail commercial that contains restaurants, offices, and gas station. The developer is proposing street connections to 10th and 6th Avenues as well as space for the regional trail to go through the site. The developer would need to provide an additional sidewalk along 6th Avenue. County Road 73 Study The City Council accepted the County Road 73 in November 2022. Information about the study can be found here. The study evaluated existing conditions and made recommendations regarding future transportation improvements such as anticipated infrastructure investments in regional transit, a planned regional trail route through the area, and development potential that support transit ridership and improve safety and mobility for all. Staff used the County Road 73 Study and the Station 73 TRIP Project to evaluate the proposed project. 17 2023008 Page 5 The County Road 73 Study envisions 270 multi- family units, townhomes, and 15,000 square feet of commercial with roadway connections to 10th Avenue and 6th Avenue in the project area. The proposed plan is consistent with the city’s studies by showing: Eagle Lake/Bryant Lake Regional Trails (ELBLRT) extension through the site from 10th Avenue to the future grade separated crossing under Highway 55. Public roadway connections to 10th Avenue and 6th Avenue. Develop transit supportive uses including high density residential, medium density residential, commercial, and mixed use. The proposed plan could be more consistent with the city’s studies by showing: A pedestrian sidewalk connection from Gaylord Avenue along 6th Avenue to the east. Provide additional commercial on site to make it a concentration of mixed uses and to encourage street level activity and more sense of place. Zoning All parcels comprising the subject site are presently zoned PUD (planned unit development). The applicant would need to modify the existing Planned Unit Development (PUD) if the proposed reguiding is approved. Staff used the RMF-4 zoning district standards to review the site plan submitted with this request. The standards that apply are as indicated on the following table. Current/Proposed Zoning Recommended Concept Plan 18 2023008 Page 6 RMF-4 District Standards Specified Shown – Approx. Measurements Complies? Building Setbacks: --From Front Lot Line abutting Hwy 55 50 ft. (min.)58 ft.Yes --From Front Lot Line abutting other streets 25 ft. (min.)30 ft.Yes --From Other Lot Lines 25 ft. (min.)60.5 ft.Yes Parking Setbacks: --From Front Lot Line 30 ft. (min.)11 ft.No --From Other Lot Lines 10 ft. (min.)N/A N/A --From Building:10 ft. (min.)11 ft.Yes Drive Aisle Setbacks: --From Front Lot Line 10 ft. (min.)12 ft.Yes --From Other Lot Lines 10 ft. (min.)12 ft.Yes Drive Aisle Width:26 ft. (min.)24 ft.No Parking Spaces:594 (min.) Apartment 25 (min.) commercial Site: 692 (475 indoor/217outdoor)Yes Building Height:45 ft. (max.)No Plan Submitted No* Landscaping:2,741 trees (min.) or fewer if a fee is paid for the difference No Plan Submitted Lighting: LZ2 District No Plan Submitted * Applicant has indicated that they will request PUD flexibility. Landscaping Section 21130 of the Zoning Ordinance states that for new non-residential developments, a minimum of the greater of one new overstory tree per lineal feet of site perimeter (approx. 2,246 trees) or one new overstory tree per 1,000 square feet of gross floor area (five trees). Apartment developments with more than 50 dwelling units require a minimum of 1.5 new overstory trees per dwelling unit (495 trees). Therefore, approximately 2,741 overstory trees or equivalent overstory trees are required for the development. Up to 50 percent of the required number of overstory trees on a site may be substituted with an equivalent number of understory trees or shrubs. In such case, three understory trees or ten shrubs shall be equivalent to one overstory tree. A landscaping plan would be required if the project moves forward. Street/Access The developer would need to provide a traffic study as part of the project to identify any potential impacts, including recommendations for addressing those impacts. 19 2023008 Page 7 Dedication of Park Land The Comprehensive Plan does not identify the need for additional parkland within the subject site. Therefore, the developer would not be required to dedicate parkland to the City in conjunction with this development. The developer would be required to pay an equivalent cash fee in lieu of land dedication. Park dedication fees would be calculated in accordance with the dedication ordinance in effect at the time of filing for final plat. Design The applicant is proposing a six-story building. The proposed materials include brick and masonry on the bottom floors and metal panel and fiber cement siding on the upper floors. The zoning code requires that apartment structures be finished with a minimum of two different colors and two different finishes with banding incorporated into the design where appropriate to avoid expansive, unadorned areas, including, but not limited to, areas below gabled roofs. The zoning code also requires apartment structures be designed so that each façade of the building shall include roof articulation and offsets in the wall plane with all windows constructed with a minimum of three-and-one-half of trim around widow or recessed to provide shadowing. The design of the building shall comply with City Ordinance or PUD flexibility requested. Tax Increment Financing - Request If the applicant moves forward, they have stated that they will request financial assistance in the form of Tax Increment Financing (TIF). The applicant states that without these funds this site would not be financially feasible to be developed with this use or any other building use. The site has some environmental contamination that will require additional clean-up and the site contains poor soils that will require a deep foundation system that will consist of driven steel piles to reach bedrock and a structural slab to spread the support of the building over the steel piles. These soil conditions add an extraordinary cost to developing the site. The applicant will also be providing two new public streets through the development. The applicant is requesting a TIF housing district and is proposing 20% of the units as affordable units available to residents that earn 50% of the area median income (AMI) levels or less. PLANNED UNIT DEVELOPMENTS (PUDs): The purpose of the Planned Unit Development District (PUD) is to provide greater flexibility in the development of neighborhoods or non-residential areas than would be possible under a conventional zoning district. The decision to zone property to PUD legislative decision for the City Council. When a PUD is approved by the City, a new zoning district is created for that specific PUD. The approvals of the PUD are entered into the City’s Zoning Ordinance, so approvals must be specific and tailored to the site. PUDs can be approved when there is flexibility required from the Zoning Ordinance and the project results in a public benefit. A PUD must consist of a harmonious arrangement and selection of land uses in groupings of buildings that are planned and designed as an integrated unit. The integrated design must include elements such as building orientation and materials, utilities, parking areas, traffic and pedestrian circulation, and open spaces. 20 2023008 Page 8 The intent of PUDs are to: 1. Provide for the establishment of Planned Unit Development (PUD) zoning districts in appropriate settings and situations, to create or maintain a development pattern that complies with the City's Comprehensive Plan. 2. Allow for the mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished under this Chapter. 3. Provide for variations to the strict application of the land use regulations in this Chapter in order to improve site design and operation, while at the same time incorporating design elements (e.g., construction materials, landscaping, lighting, etc.) that exceed the City's standards to offset the effect of any variations. 4. Promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. 5. Preserve and enhance natural features and open spaces. 6. Maintain or improve the efficiency of public streets and utilities. 7. Ensure the establishment of appropriate transitions between differing land uses. PUDs are a tool that the City utilizes to approve projects that fit the intent of the City’s Comprehensive Plan, but development of the site requires flexibility from the Zoning Ordinance standards. Instead of applying for numerous variances, the Applicant can apply for a PUD which approves the site as a whole. In exchange for the PUD, the Applicant provides public benefits to the City. For this specific site, a PUD is the appropriate tool to utilize because of the existing PUD zoning and the mixed-use nature of the site. The MXD guiding in the Comprehensive Plan only allows for PUDs. Additionally, a PUD is the appropriate tool because of the odd lot configuration, numerous wetlands onsite, and site context. Examples of public benefits on this property may include (but will be determined with the PUD application): 1. Affordable housing, consistent with the City’s draft Moderate Income Housing Policy. 2. Pedestrian connectivity to the transit station south of the property (across Highway 55). 3. Public road improvements throughout the site. 4. High quality architecture and public art. 5. A public/private plaza next to the retail onsite. 6. Bicycle parking. 7. Solar-ready rooftop or EV-ready parking stalls. The Planning Commission should provide feedback on these items. RECOMMENDATION: The Planning Commission may provide the following informal comments to the City Council, plus any additional comments raised at the commission meeting. 21 2023008 Page 9 The Land Use Guide Plan must be amended from C-O/P-I to MXD. The zoning must amend the PUD. A wetland delineation must be completed and approved. Once the wetland boundary is determined the required natural buffers must be determined and the final density can be determined. Traffic study completed. Provide trail easement along Gaylord Avenue to support the Eagle Lake/Bryant Lake Regional Trails (ELBLRT) extension through the site from 10th Avenue to the future grade separated crossing under Highway 55. Provide additional pedestrian connections through the site connecting to other developments. The design of the building shall comply with City Ordinance or PUD flexibility requested. Provide additional commercial space on site. A landscaping plan that meets the City Code must be submitted. A lighting plan that meets the City Code must be submitted. Park dedication fees will be calculated on the final proposed development site. ATTACHMENTS: 1. Location Map 2. Aerial Photo 3. Notification Area Map 4. Applicant’s Narrative and Graphics 5. 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Legend C, Comercial CC, City Center CO, Commercial Office IND w w w w w w LA-1, Living Area 1 w w w w w w w w w w w w LA-2, Living Area 2 w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w LA-3, Living Area 3 LA-4, Living Area 4 LA-5 MXD MXD-R P-I, Public/Semi-Public/Institutional 2023008Hwy 55 JNA SiteRequest for Sketch Plan Hwy 5 5 Fron t a g e R d . 10th Ave. 6th Ave. Trenton Ln. Old C n t y R d . 1 5 R e v e r e L n . CO P-I C LA-1 LA-3 LA-4 IND C C LA-3 LA-3 LA-3 LA-4 P-I P-I CO CO CO CO 23 K SITE 2023008Hwy 55 JNA SiteRequest for Sketch Plan Hwy 5 5 Fron t a g e R d . 10th Ave. 6th Ave. Trento n L n . Old C n t y R d . 1 5 24 1 Hwy 55 – JNA Site Pre-Application Sketch Review Plymouth, MN February 1, 2023 25 2 Development Information 1. DEVELOPMENT TEAM Applicant: Dietrich Development, LLC & JNA 55, LLC Team: Dietrich Development, LLC, Developer Kaas Wilson Architects, Architect Sambatek, Inc., Civil Engineer and Landscape Architect Chosen Valley Testing, Inc., Geotechnical Consultant Vieau Associates, Inc., Environmental Consultant 2. DEVELOPMENT LOCATION This development is located on the north side of Highway 55 between South Shore Drive to the west and Revere Lane N to the east. Uses abutting the site include townhomes to the north across 10th Ave N, townhomes and office buildings to the east, office buildings across Highway 55 to the south, and office, commercial and manufactured homes to the west. The property currently consists of one parcel (Parcel ID # 3611822240089) totaling approximately 12.9 acres. 3. DEVELOPMENT DESCRIPTION AND VISION The proposed development will create a new mixed-use community with approximately 330 apartment homes and approximately 5,000 SF of retail that will help service the neighborhood. 20% of the units would be affordable serving residents earning 50% or less of the Area Median Income (“AMI”). The site also contains a small section that could potentially provide additional development on the north portion of the site in the future. This is further described later in this section. By creating this development, this will also create a connection of 6th Avenue N. to the frontage road Rowland Street, as well as building out Gaylord Avenue to connect to 10th Avenue N. The city has received $15M in federal funding and is currently planning to enhance and provide new improvements to the Station 73 Park & Ride that is across from the development, and also modify Highway 55 to create an underpass for buses and users on the north side of Highway 55 to be able to connect to Station 73. This new underpass will also help provide a connection for the Eagle Lake and Bryant Lake regional trails that will connect through the development. The development will be a transit-oriented development that will be a major catalyst in redefining the area. The building will a 2-story concrete podium with a level of underground parking and the first level containing enclosed parking, the apartment community lobby and amenities, and the commercial space. Above the first level will be five-stories of wood frame construction consisting of the 26 3 residential units and several amenity areas. The second floor will also walk-out to an elevated amenity deck with a pool and other exterior amenities. The development currently shows in excess of a 2:1 parking ratio per unit between enclosed stalls and surface stalls. The surface stalls would additionally serve the retail. The apartment homes will be a mix of Studios, alcoves, 1-bedroom, 2- bedroom and 3-bedroom apartment homes. The anticipated amenities for the development include: · Leasing office and on-site management services · Business center and co-working areas; · Flex work space; · Clubroom and game room; · Sky Lounge · Entertainment suite; · Fitness center; · Group exercise room; · Golf and game simulator; · Movie theater; · Bike workshop and storage; · Outdoor pool; · Outdoor spa; · Grilling stations; · Outdoor fire pits; · Dog run; · Pet spa; · Heated underground parking; Potential Future Development Area It is still to be determined what could be developed on the north portion of the site that remains as part of the development. On the Illustrative Site Plan, the plan shows a potential townhome layout. The issue with this portion of the site is the poor soils and high-water table that do not allow for any underground parking and will require a deep foundation system. With lower intensity development, such as townhomes, it becomes unfeasible to build as more intensity is needed to support the deep foundation costs for any building in that area. As part of the review, the Development Team is happy to discuss the constraints and potential future capabilities of that area. 4. TRANSIT-ORIENTED DEVELOPMENT The development is ideally situated across from Station 73 with the future underpass to connect the development to the Park & Ride. The building is a high-density mixed-use development that will help provide activity along Highway 55 and bring users to the area that will use and benefit from 27 4 the transit options. Additionally, here are some of the transit-oriented development features that the project will provide being adjacent to Station 73: · High Density Residential Development · Neighborhood Serving Retail · Connected to Regional Trails · Creating New Street Connections · Extension of Public Watermain to Support Future Development Intensity · Public Plaza Connecting the Regional Trails and Retail · Private Bike Workshop and Parking for Residents · Exterior Bike Parking and Fix-It Station for Community and Retail · Provide Seating Areas and Lighting for Regional Trail · Enhanced Boulevard and Landscaping for Regional Trail and Site · Provide Outdoor Drinking Fountain with Pet Fountain · Public Art – Potential Historical Ties · Reducing Parking for Mixed-Use Development As part of the sketch plan review, the Development Team would like to share and receive feedback on public art ideas and a further reduction in parking as part of the Planned Unit Development. The Development Team could get creative and could provide a proof of parking concept for the reduction of surface parking stalls. 5. REQUESTED ACTIONS Applicant is requesting a pre-application sketch plan review by city staff, the Planning Commission and City Council of the proposed mixed-use development housing approximately 330 apartment homes and approximately 5,000 SF of retail commercial services. It is anticipated that the development will need the following applications after completion of the pre-application sketch plan-review: · Land Use Guide Plan Amendment · Amendment or new Planned Unit Development zoning o PUD General Plan o PUD Final Plan · Preliminary and Final Plat o Vacation of easements o Vacation of southwest corner cul-de-sac ROW by City o Dedication of ROW for Gaylord Avenue and 6th Avenue N extensions and trails · Public Financial Assistance (Tax Increment Financing) 28 5 Land Use Guide Plan Amendment The current guiding of the property is CO (Commercial Office) and P-I (Public/Semi- Public/Institutional) under the City’s comprehensive land use guide plan. These designations do not allow for high density residential or commercial services. To allow for the development the Applicant is requesting to amend the City’s comprehensive land use guide plan to MXD (Mixed Use). The MXD designation would allow up to 35 units per acre for residential uses in addition to allowing for a commercial/retail use. This development has a density of approximately 26 units per acre (excluding removing any wetland area), but with the reduction of area in wetlands, area below the high-water level and other city requirements, the density would be approximately 33 units per acre. To address the items that are required for an amendment to the Comprehensive Plan, please see the following information: I. Location Criteria a. The area adjacent to the property has several different uses including office, retail services and townhomes. The site is also in close proximity to the Waterford Park Plaza shopping center and Station 73 Park & Ride. By adding a high density residential use next to these other uses, the development would support these other local uses and help provide additional services and investment to the area as the City plans to redevelopment around Station 73. This site is also called out for high density residential and commercial uses as part of the County Road 73 Small Area Plan. These conditions support the amendment of the Comprehensive Plan to allow for Mixed Use. II. Re-examination of the Comprehensive Plan a. The County Road 73 Small Area Plan specifically calls for this site to become high density residential and provide additional commercial services. It further calls for expanding housing options in the area to help support the transit. By providing affordable housing, this development is also providing additional housing options to Plymouth residents at different income levels. III. Land Supply and Demand a. There is a shortage of land in areas near retail and other office use employers to create communities with shorter transit and access to goods. There is also a shortage of housing stock available in relation to demand in Plymouth and throughout the Twin Cities metropolitan area. Finding redevelopment property that is underutilized such as this vacant parking lot is a way to spur development in areas where land is generally not available. JNA 55, LLC has also owned this land for 20+ years and has explored multiple development options that were not feasible. Due to the soils in this area, financial assistance is needed for any development to occur. IV. Merit of Amendment 29 6 a. By amending the Comprehensive Plan to allow for this development, the City will be adding high quality housing, including affordable housing to the City’s housing stock. This housing will help support the ridership as part of the Station 73 Park & Ride and also spur other redevelopment in the area as called for in the County Road 73 Small Area Plan. Additional high density residential will put more people in the area to support the other retail uses and help employers attract talent with more housing options. This amendment and subsequent financial assistance will help this long underutilized and unfeasible development become a reality. V. Impact on Other Comprehensive Plan Elements a. The site is large and has been unutilized for decades. By completing this development, the City will be able to connect several local streets and further enhance the mixture of uses in the area to support each other. Additionally, the development will connect the regional trails to the south side of Highway 55, helping to support modes of transportation and allow for residents to connect with the natural resources that Plymouth has to offer. The Development will also provide ridership support to the Station 73 Park & Ride to help make that viable long-term and a neighborhood service to provide more transit options. VI. Fiscal Impacts a. The site is currently vacant and without financial assistance is unfeasible. By supporting the development and financial assistance needed to make the development feasible, it will help spur investment into the area with other redevelopments. The additional residents added to the area will help support local businesses and increase the sales tax captured by the City. Also, at the end of the financial assistance period, the property will provide additional tax revenue to the City, County and School District that would not otherwise be available without the completion of the development. Amendment or New Planned Unit Development The site is currently a Planned Unit Development and would need to be amended or provide a new PUD to be more specific for this proposed development. The PUD would be used to allow for flexible zoning for development standards, that would be anticipated to include: · Increased building height · Reduced building setbacks · Reduction in parking requirements · Increase in Impervious Surface These items would be confirmed at time of the full entitlement applications being submitted. 30 7 Preliminary Plat/Final Plat The Planned Unit Development consists of one parcel that would be subdivided into multiple parcels due to the constructing of the local street connections, water main and trails that will be dedicated to the city. Part of the development would include the City vacating a small portion of ROW at the southwest corner cul-de-sac to allow for the building and plaza area. This would be vacated as part of a land swap for building and dedicating the newly created public infrastructure. In addition to this, current drainage and utility easements will be vacated as necessary. Tax Increment Financing (TIF”) The site has some environmental contamination that will require additional clean-up in addition to what has already done by the land owner. The site also contains very poor soils that do not allow for a standard strip-footing foundation system. To get the structural integrity needed for the building, the development will need a deep foundation system that will likely consist of driving helical piles to support a structural slab. This deep foundation system adds a large amount of financial burden to the development. Utilities connections through the site will also require a deep foundation system so that the pipes do not settle and lose the proper sloping needed to provide their services. Additionally, the development is tasked with building out two new local connecting roads and a watermain extension to connect service from the east to the west through the site. These are all unique costs that add financial burden to the development and requires financial assistance to create a feasible project. The Applicant is proposing that the City provide a Tax Increment Housing District to support the feasibility of the development. With the use of a Housing District, the development will provide 20% of the units as affordable units available to residents that earn 50% of the AMI levels or less. The addition of affordable units also reduces the income generated by the development that will further expand the financial burden. The Applicant will work with city staff and the city’s financial consultant to analyze the development and determine the appropriate amount of TIF provided to allow for the development to become feasible. The benefits of providing the TIF, allow for the development to move forward and provide additional housing and affordable housing for the area, providing new local connections and infrastructure for the City, and spurring more investment into the area around the Park & Ride to increase the vitality of the overall area. 6. ARCHITECTURAL DESIGN The neighboring buildings have several different architectural styles as there are many different uses. The development will use a mixture of brick, metal panel and fiber cement board siding as exterior materials. To help connect the building to the surrounding area, the team provided some bold features of raised areas with sleek metal panel to provide a tie to the office buildings in the area and then more brick and fiber cement board siding around the development to be more 31 8 traditional and tie closer to the residential portions of the neighborhood. This mixture of high- quality materials and the bold features along Highway 55 provide for a focal point for those who travel through the area. A product that resembles a wood look has been chosen to complement the nearby natural landscapes and provide for a softening in the overall materials. Some of the sustainable planning and design features of the building will include: - Enhanced stormwater management for the new development; - The project will be enrolled in Xcel’s Energy and Centerpoint Energy’s Energy Design Assistance program for energy efficiency; - Installation of electric car charging capabilities; - Installation of occupancy sensor lighting controls in select building locations; - Installation of individual programmable thermostats, high quality, energy-efficient windows, energy star (or comparable energy-efficient) appliances and other sustainable building materials 7. UTILITIES Public The Applicant has met with the City Engineer and public utilities are readily available to the site. As part of the extension of 6th Avenue N to connect to Rowland Street the frontage road to the west, the development would extend the watermain underneath that road infrastructure. For stormwater, stormwater improvements were approved and constructed with the original development plan. These improvements will be modified and supplemented if necessary to comply with the current stormwater rules and regulations to allow for the proposed development plan. Private The private utilities for the proposed development are: Electricity Xcel energy Natural Gas CenterPoint Energy Telephone/Internet Centurylink Communications Cable TV/Internet Comcast 8. SITE ACCESS AND PARKING The site will have two main access points with the first on Gaylord Avenue and the second on 6th Avenue N. To get to the front of the building, there is an underpass connection straight off of the 6th Avenue N access point. This underpass includes removal of the first level of the building to allow for traffic to pass. There are parking areas in both the front and back of the building and as part of the review, the Applicant will discuss the benefit of removing some of the surface parking. To allow 32 9 fire access to the front of the building, there will be an emergency only access point tied into the plaza area at the southwest corner of the site. Our civil engineer will design a grass paver system or something similar to allow for that access. The Applicant is working with the City Engineer to Additional fire truck radius exhibits will be shared at time of the full entitlement applications submittal. 9. Environmental The site currently is encumbered by an environmental covenant from the Minnesota Pollution Control Agency (“MPCA”). Our environmental consultant has had preliminary conversations with the MPCA and have shared are proposed development plan. The MPCA is open to modifying or terminating the environmental covenant pending further information. To satisfy the MPCA’s needs, our environmental consultant is finishing additional soil vapor testing that will be submitted with a Response Action Plan and Construction Contingency Plan to receive approval on how to handle any environmental contamination and to allow for the proposed development. Additionally, our environmental consultant has completed the Wetland Delineation and has been in contact with the City’s water resources department. This Wetland Delineation is included in the package and will be finalized once confirmed by the city and other governing jurisdictions. Based on their findings, the site contains approximately 2.65 acres of wetlands. 10. Proposed General Schedule The Applicant expects to receive feedback from city staff, the Planning Commission and City Council over the next several months and would then follow by submitting full entitlement applications this spring with anticipated approvals this summer. Pending timing of permits and the financial market, construction could start later in 2023. 33 10 Development Profiles Dietrich Development – Cody Dietrich Cody’s experience includes the development of more than 2,500 new construction multifamily units and over 500 units that were acquired and substantially rehabilitated. The total development costs of those multifamily developments exceeds $800M and ranges from luxury, Class-A developments to affordable tax credit developments. Cody began his career at Dominium, one of the largest affordable housing developers in the country and then previously worked at Doran Companies, one of the largest multi-family developers in the Midwest as the Director of Development developing Luxury and mixed-income multifamily developments. Previously with Doran, Cody initially managed the 176-unit Bassett Creek apartment project in the City of Plymouth prior to his departure to develop on his own. Other examples of past complete multifamily developments include: · Expo – 369-unit development in Minneapolis · Birke – 175-unit development in Minnetonka (approximately a mile from the site) · Aria – 184-unit development in Edina JNA 55, LLC – John Allen John Allen is President, CEO and sole principal of Industrial Equities, LLP, a privately held commercial real estate investment, development, and management firm based in Minneapolis, Minnesota with hotel, residential, commercial, and industrial projects and interest in Minnesota, Wisconsin, Iowa, Arizona, and Florida. John founded Industrial Equities in 1983 and has expanded Industrial Equities’ multi-tenant industrial portfolio through development and acquisition to its current level of over three million square feet. Allen’s related residential land development company, Windsor Development, has completed almost 2,000 residential lots in communities throughout Minnesota, Arizona, and Florida. 34 kaas wilson architects PLYMOUTH APARTMENTSCOVER 0.0 1 FEB 2023 PLYMOUTH APARTMENTS 1 FEB 2023 35 PROJECT TEAM DEVELOPMENT Dietrich Development (507) 440-5702 ARCHITECT Kaas Wilson Architects 1301American Blvd E, Suite 100 Bloomington, MN 55425 (612) 879-6000 CIVIL ENGINEERING Sambatek 3131 Superior Drive NW, Unit B Rochester, MN 55901 (763) 297-3654 kaas wilson architects PLYMOUTH APARTMENTSPROJECT SUMMARY 0.1 1 FEB 2023 HWY 55 H W Y 55 HW Y 1 6 9 10TH AVE N10TH AVE N6TH AVE N 6 T H A VE N RE V E R E L N SITE MANUFACTURED HOMES TOWNHOMES TOWNHOMES OFFICE/RETAIL OFFICE OFFICE OFFICE INDUSTRIAL INDUSTRIAL PARK & RIDE INDUSTRIAL COMMERCIAL WATERFORD PARK PLAZA SHOPPING CENTER SINGLE FAMILY RESIDENTIAL APARTMENTS APARTMENTS OFFICE 36 37 38 POOL/AMENITY DECK 24,000 SF 1 BUILDING ENTRANCE 2 GARAGE ENTRANCE SITE PLAN KEY 3 ROOFTOP DECK 4 AMENITY SPACE 5 COMMERCIAL ENTRY 6 DOG RUN kaas wilson architects PLYMOUTH APARTMENTSSITE PLAN 2.0 1 FEB 2023 1" = 80'-0"1 SD Site Plan 0 160'80' Scale: 1 inch = 80 feet 1 2 3 4 6 5 2 5 39 10 % SL O P E T O LVL -1 PRECAST POOL ON LVL 1 NO PARKING ON SLOPE 10 % SL O P E T O LVL 1 kaas wilson architects PLYMOUTH APARTMENTSPARKING PLAN 2.1 1 FEB 2023 1" = 60'-0"1 Level 1 1" = 60'-0"2 Level -1 40 POOL/AMENITY DECK kaas wilson architects PLYMOUTH APARTMENTSTYP FLOOR PLAN 2.2 1 FEB 2023 1" = 80'-0"2 Levels 3-5 1" = 80'-0"1 Level 2 41 kaas wilson architects PLYMOUTH APARTMENTSTYP FLOOR PLAN 2.3 1 FEB 2023 1" = 80'-0"1 Level 6 42 kaas wilson architects PLYMOUTH APARTMENTSRENDERINGS 5.0 1 FEB 202343 kaas wilson architects PLYMOUTH APARTMENTSRENDERINGS 5.1 1 FEB 202344 45 Hennepin County Locate & Notify Map 0 370 740185 Feet Date: 2/8/2023 Buffer Size:750Map Comments: This data (i) is furnished 'AS IS' with no representation as tocompleteness or accuracy; (ii) is furnished with no warranty of anykind; and (iii) is notsuitable for legal, engineering or surveyingpurposes. Hennepin County shall not be liable for any damage, injuryor loss resulting from this data. For more information, contact Hennepin County GIS Office300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us 46 Page 6 of 14 Appendix 3B Plymouth Land Use Plan – 2040 Development Location Criteria:Abuts a principal arterial (Highways 55 or 169 or I-494) on two or more sides and abuts LA-4 on all other sides Has reasonably direct access to arterials Near neighborhood shopping facilities Close proximity to jobs Located in areas not abutting or adjacent to LA-1, LA-2 or LA-3 guided properties Desirable Facilities:Trail system connecting the area to other services and facilities, including parks, transit and shopping areas Near large parks or permanent open space (city park, community playfield, special use park, school recreation facility, conservation area, etc.) or provides on-site private recreational facilities such as pools, walking paths, etc. COMMERCIAL OFFICE (CO) The commercial office (CO) guiding designation allows a variety of uses, including professional offices, administrative offices, research and laboratory facilities, wholesale showrooms, service facilities (e.g., conference centers, lodging and reception halls), residential care facilities (e.g., nursing homes and assisted living), senior citizen housing, and business uses having limited contact with the general public. Based on the specialized nature of potential residential uses, the City does not project the level of residential use on any of its CO sites. CO sites may provide for limited retail sale of convenience-type products and services for the immediately surrounding area. Commercial uses in this classification are expected to develop with the highest standards of design and performance. Consequently, they should have a higher level of amenities such as landscaping, preservation of natural features, architectural controls, pedestrian trails and other features. Office parks and campus-style developments are encouraged in these areas. Commercial offices, residential facilities, and senior citizen housing can also serve as, and provide for, an orderly and progressive transition between higher and lower intensity land uses. Guidelines and Criteria Minimum Area:Ten acres for office parks and business campus developments One acre for smaller projects that serve as a transition between business and residential areas 47 Page 7 of 14 Appendix 3B Plymouth Land Use Plan – 2040 Density Range:6 to 20 dwelling units per acre if residential use included City Utilities:Required in all areas Corresponding Zoning Districts:B-C (Business Campus District) O (Office District) Other zoning districts as may be appropriate Types of Development:High amenity office facilities (e.g., administrative, executive, medical, research, professional and government offices, financial institutions and research and development laboratories Residential facilities (e.g., nursing homes and assisted living) and senior citizen housing Development Location Criteria:Abuts or has reasonably direct access to arterials In conjunction with major commercial centers The high amenity development expected renders the CO areas very suitable as “gateways” to the city Residential care facilities and senior citizen housing should be near parks or permanent open space (city park, community playfield, special use park, school recreation facility, conservation area, etc.) Residential facilities and senior citizen housing should be near neighborhood shopping facilities Desirable Facilities:Park within ½ mile for residential facilities and senior citizen housing developments Sidewalks or trails connecting residential care facilities and senior citizen housing developments to other services and facilities, such as parks, churches and shopping centers Transit facilities on residential facility sites and senior citizen housing sites or within ½ mile walking distance of such developments COMMERCIAL (C) The commercial (C) guiding designation allows a wide variety of uses including those for convenience-oriented, neighborhood-oriented, highway-oriented, community-oriented and bulk retail-oriented markets and consumers as well as limited senior housing (no more than 150 units). These areas provide a wide range of goods and services to serve many of the shopping needs of people who live or work in the city. Where neighborhood/community commercial centers 15 acres or larger lie adjacent to a principal and minor arterial, a commercial office area and a high density residential area (LA-4), uses may also include senior housing to serve as a transition from the other residential uses. The City does not expect a regional shopping center to be built in 48 Page 12 of 14 Appendix 3B Plymouth Land Use Plan – 2040 and rules often set the size and design requirements for facilities. Appropriate criteria should be specified in the zoning ordinance for both permitted and conditional uses. Public utilities sites should be located so that water, sewer, electricity, gas and other utilities can be readily provided. Maintenance and outside storage of an industrial character should not be located adjacent to residential areas unless fully screened. MIXED USE (MXD) Development within the Mixed Use (MXD) classification is expected to demonstrate a higher standard of site and building design. Evaluation of building design will be based on the building’s relationship to its surroundings and the following architectural characteristics: materials; texture; colors; massing; building components and details; articulation of roof lines and exterior walls; height; and setbacks. In meeting a higher standard of site design, mixed use developments should include such things as: well-defined pedestrian walkways; transit improvements; decorative paving materials; street furniture; public plazas; decorative pedestrian- scale lighting; the screening of parking and loading areas; and a quality landscape design that ties together all of the individual elements of the development. To encourage pedestrian movement and reduce impervious surfaces, parking for either residential or non-residential uses should not dominate the site. Reducing the amount of surface parking should be accomplished through structured parking, shared parking or by locating a portion of the parking beneath the building. Guidelines and Criteria Minimum Area:Five acres Residential Density Range:12 to 20 units per acre (residential density is calculated using the total land area for the development) City Utilities:Required in all areas Corresponding Zoning District:PUD (Planned Unit Development) Types of Development:Multiple dwellings (apartments, townhouses and similar attached housing – all market-driven) Commercial uses that offer basic convenience type goods and services Community scale commercial uses that are not oriented toward the motorist Office facilities (professional, medical, dental and similar uses) No single use shall dominate the site 49 Page 13 of 14 Appendix 3B Plymouth Land Use Plan – 2040 Both vertical and horizontal mixing of uses is permitted Development Location Criteria:Abuts or has reasonably direct access to major collectors or minor arterials Mixed use developments may provide a transition between low density residential and more intense land uses Desirable Facilities:Adequate recreation facilities available to the site Sidewalks and trails connecting the development to other services and facilities, including parks, schools, churches and shopping centers Transit facilities on the site or within ½ mile walking distance MIXED USE RESIDENTIAL (MXD-R) Development within the Mixed Use Residential (MXD-R) classification must include a residential component. As is the case with the MXD classification, development is also expected to demonstrate a higher standard of site and building design. Likewise, evaluation of building design will be based on the building’s relationship to its surroundings and the following architectural characteristics: materials; texture; colors; massing; building components and details; articulation of roof lines and exterior walls; height; and setbacks. In meeting a higher standard of site design, mixed use residential developments should include such things as: well-defined pedestrian walkways; transit improvements; decorative paving materials; street furniture; public plazas; decorative pedestrian-scale lighting; the screening of parking and loading areas; and a quality landscape design that ties together all of the individual elements of the development. To encourage pedestrian movement and reduce impervious surfaces, parking for either residential or non-residential uses should not dominate the site. Reducing the amount of surface parking should be accomplished through structured parking, shared parking or by locating a portion of the parking beneath a building. Guidelines and Criteria Minimum Area:Ten acres Residential Density Range:12 to 25 units per acre (residential density is calculated using the total acreage for the area guided MXD-R). The minimum number of residential units cannot be reduced once an area is guided MXD-R without a comprehensive plan amendment. No more than 50 percent of a district land area shall be residential. 50 From: Mark Peterson <mpeters2001@gmail.com> Sent: Thursday, March 9, 2023 8:17 AM To: Lori Sommers Subject: Dietrich Development LLC and JNA 55 LLC Proposed Development Lori Sommers Reference proposed development (File 2023008) by Dietrich Development LLC and JNA 55 LLC Thank you for returning my call. I will be out-of-town on March 15 but would like my concerns entered into the record. The proposed development (i.e., 330 apartments in 6 stories and 12 Townhomes) is too dense for the location and lot, especially considering the extensive wetlands on the lot and its critical location in the Bassett Creek Watershed. Also, the proposed plans appear to miss a documented wetlands on the South, East corner of the lot, why was this omitted? A responsible development in this area would be welcome but, as planned, this will lower property values of the surrounding homes, business, will create traffic and parking problems and short- and long- term environmental impact for the local watershed. Additionally, with 1000’s and 1000’s of apartments built in the last few years of “cheap money” no TIF or other subsidies should be offered, the city and taxpayers shouldn’t be liable when developers overbuild. Thank you for listening to my concerns. Mark Peterson 1052 Trenton Cir. North Plymouth, MN You don't often get email from mpeters2001@gmail.com. Learn why this is important 51