HomeMy WebLinkAboutCity Council Packet 05-27-2008 SpecialAgenda
City of Plymouth
Special City Council Meeting
Tuesday, May 27, 2008
6:00 p.m.
Medicine Lake Room
1. Call to Order
2. Discuss Conditional Use Permit and Site Plan Amendment
for an additional retail building to be called the "Shops of
Plymouth Town Center" for property located at 3550
Vicksburg Lane North. Inland Commercial Property
Management, Inc. (2007114)
Attachment A
Attachment B
Attnrlhment C
Attachment D
Attachment E
Attachment F
Attachment G
3. Adj ourn
File 2007114
PLYMOUTH COMMUNICTY DEVELOPMENT
DEPARTMENT
CITY COUNCIL WORKSESSION REPORT
TO: Laurie Ahrens, City Manager
FROM: Steve Juetten, Community Development Director
MEETING
DATE: May 27, 2008
APPLICANT: Inland Commercial Property Management, Inc.
PROPOSAL: 1. Site plan amendment for a retail building
2. Conditional use permit for an additional principal structure
LOCATION: 3550 Vicksburg Lane North
REVIEW
DEADLINE: June 12, 2008
To allow for additional discussion, the proposed site plan amendment and conditional use permit
for the retail center at 3550 Vicksburg Lane North was continued at the May 13, 2008 meeting.
Since that meeting, Mayor Slavik, Councilmember Hewitt and staff have met with the applicant
to discuss potential tenants and building architecture. During this meeting the applicant
requested a work session to discuss revised architecture with the entire City Council. The
applicant's architect is currently working on the revised architecture and will be prepared to
present it at the work session.
For City Council background, the following items have been attached:
1) Original May 13, 2008 City Council staff report;
2) Appendix Chapter 3E from the Comprehensive Plan Update;
3) An e-mail and photos from the applicant of a retail building in New Brighton; and,
4) E-mails from Councilmember Stein, Councihnember Black and Councilmember Willis.
This application is on the regular May 27, 2008 agenda with the requested action to continue it
until the June 10, 2008 agenda. This will allow the applicant's architect the necessary time to
review and incorporate comments received at the work session and resubmit for staff review
prior to the meeting.
Agenda Number 9• 1
File 2007114
PLYMOUTH COMMUNICTY DEVELOPMENT
DEPARTMENT
CITY COUNCIL AGENDA REPORT
TO: Laurie Alu•ens, City Manager through Steve Juetten, Community
Development Director
FROM: Marie Darling, Senior Planner (509-5457) through Barbara
Sennesss,,
Planning Manager
MEETING
DATE: May 13, 2008
APPLICANT: Inland Commercial Property Management, Inc.
PROPOSAL: 1. Site plan amendment for a retail building
2. Conditional use permit for an additional principal structure
LOCATION: 3550 Vicksburg Lane North
REVIEW
DEADLINE: June 12, 2008
PROPOSED MOTION:
Move to adopt the attached resolution approving a site plan and conditional use permit for a new
17,250 square foot building, as recommended by the Planning Commission.
Approval of a site plan and conditional use permit requires a 417 vote of the City Council.
DESCRIPTION OF REQUEST:
The applicant is requesting approval of the following items:
A site plan amendment to allow a new 17,250 square foot retail building at the west end of
the property currently developed with Cub foods; and,
A conditional use permit to allow an additional principal structure (the new retail building)
on the lot.
Page 1
2007114
Page 2
PLANNING COMMISSION MEETINGS:
At the March 19, 2008 meeting, the Planning Commission opened the public hearing and voted
unanimously to continue the hearing to the April 16, 2008 meeting to allow the applicant
additional time to revise their plans. No one in the audience requested to speak. The minutes are
attached.
At the April 16, 2008 meeting, the Planning Commission voted unanimously to recommend
approval of the request. No one from the public requested to speak. The minutes are attached.
The Commissioners raised several issues that are noted below with a response that follows.
Notice of the March 19, 2008 public hearing was published in the City's official newspaper.
Two notices were mailed to all property owners within 500 feet. The first property notice was
sent at least ten days prior to the March 19, 2008 meeting. The second notice was mailed at least
ten days prior to the April 16, 2008 meeting. A copy of the notification area map is attached.
Development signage remains on the property.
Building Design
Commissioner Jaffoni asked about the design of the building and whether it would be designed
like the Applebee's building and also asked if the windows could be extended all around the
building. She stated a concern that a lot of new retail buildings are starting to look alike with
lots ofplain walls. Commissioner Davis asked where the trash room would be located.
Staff responded that the applicant had designed the building with elements of both the
Applebee's building and the building on the south side of Cub Foods, including the materials,
colors, EFTS trim panels, windows, cornices, canopies etc. Staff also noted that the applicant has
included an internal trash room recessed four feet into the building to make it as invisible as
possible. Attached are photos of both buildings with the consistent features noted.
Retail buildings are generally rectangular buildings with a varying degree of trim. This is the
most efficient design allowing for the maximum frontage for each tenant. Attached are photos of
three recently constructed multi -tenant retail buildings for comparison. Each has a different level
of trim and slightly different architectural styles that reflect the developer's preferences and yet
conform to the City's requirements.
The applicant added that they worked to break up the long sides of the building using a different
roof height on the ends of the building, canopies, windows all around the restaurant spaces on the
ends of the buildings and a display window on the Vicksburg side of the building.
Relationship of Building to Vicksburg Lane
Commissioner Jaffoni was concerned that the building wasn't oriented- to Vicksburg Lane.
Commissioner Davis asked about the sidewalks and landscaping on the Vicksburg side of the
building.
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2007114
Page 3
The Comprehensive Plan states that buildings along Vicksburg Lane must address the street
through architecture and setbacks and have easily accessible entrances to the sidewalk, but the
front entrance does not have to face Vicksburg Lane. Sidewalks on the north and south side of
the building would connect the fronts of the building to Vicksburg Lane. There would be
canopies and windows on the Vicksburg side of the building. The applicant has designed linear
plantings (street trees, spirea, and feather grass) around the perimeter of the site adjacent to the
new sidewalks to continue the common landscape themes required in City Center.
Building Placement
Commissioner Davis asked why staff had included the condition that the building be moved ten
feet to the south.
As discussed in more detail later in the staff report, the plaza is required and was previously
shown on the site. Staff concludes that the .location of the plaza near the north -south sidewalk
provides an opportunity for a direct pedestrian connection with the library site and shifting the
building south accommodates the plaza in this location. The applicant has since submitted a
revised site plan (attached) that reflects this new position at 20 feet further south and the plaza
location. Staff did not remove the condition as the remainder of the plans will also need to be
amended to reflect the location.
Access
Commissioner Jaffoni asked if staff had reviewed the existing congestion at the three-way stop
near the Vicksburg Lane entrance into the site.
The three way stop at the entrance to the shopping center is designed so that any congestion
occurs on private property, not on public streets, Alterations to the interior stop signs to create
either a two-way or four-way stop may ease waits in the private drive -aisles, but would cause
back-ups and congestion onto Vicksburg Lane. Therefore, staff would not recommend any
alteration to the interior stop signs.
CONTEXT:
Surrounding Land Uses
Page 3
Adjacent Land Use Guiding Zoning
North Hennepin County Library CC CC -P
West (Across
Vicksburg Lane)
NW — Sugar Hills Subdivision
W — Plymouth Marketplace
LA -2
MCC
RSF-2
CC R&E
Last Offices CC CC OT&R
South Mann Theatre, Retail, Restaurants CC CC R&E
Page 3
2007114
Page 4
Natural Characteristics of Site
The site is located within the Bassett Creek watershed. There is no land within a shoreland
overlay district or a flood plain overlay district and the site contains no wetlands. The site is not
subject to tree preservation regulations or park dedication.
Previous Actions Affecting Site
In 1990, the City Council approved a site plan for the 67,600 -square foot Cub Foods store on this
site.
In 1998, the City Council approved a site plan amendment for a parking Iot expansion.
In 2001, the City Council approved a site plan amendment for lighting improvements.
Level of City Discretion in Decision -Making:
The City's discretion in approving or denying a site plan amendment is limited to whether or not
the proposed project complies with the Comprehensive Plan and Zoning Ordinance
requirements. If it meets these standards, the City must then approve the site plan amendment.
The City's discretion in approving or denying a conditional use permit is limited to whether or
not the proposed project meets the standards listed in the Zoning Ordinance. If it meets the
specified standards, the City must then approve the permit. However, the level of discretion is
affected by the fact that some of these standards are open to interpretation.
ANALYSIS:
Site Plan Amendment
The proposed new retail building would be located on the west side of the site (along Vicksburg
Lane). The new multi -tenant building would include a mix of service, retail and restaurant uses.
The applicant would reconstruct and reorient the existing parking lot to accommodate the
proposed building. The requested site plan amendment for the new retail building relies upon
approval of a conditional use permit to allow a second principal building on the site. The
requested conditional use permit is reviewed later in this report. This application is also subject
to the goals and standards of the City Center,
The Zoning Ordinance contains specific standards for approval of a site plan amendment. Staff
reviewed the application with these standards and summarized them as follows:
page 4
2007114
Page 5
CCR &. E
Ordinance
Proposed
Meets/Exceeds
Re Wremenf Requirements
Building Setbacks
Vicksburg Lane 20 -foot max 20 feet Yes
Parking Setbacks Not closer than the principal 20 feet— 30h Avenue Yes
building 30 feet—Vicksburg Lane Yes
Parking 344 spaces 359 spaces plus overflow parking on the Yes
property to the south
Building Coverage 40% 23.5% Yes
Building Height 45 feet X18 feet (to flat roof) Yes
Landscaping
New Overstory Trees 32 41 Yes
Replace removed trees 24 24 Yes
Mix Con iferous/Deciduous Min 25 % each 29% conifers Yes
Li htn
Parking Lot Lighting
Fixture het _fit max 25 feet 25 feet Yes
Shielding Full cut-off plus side shields Full cut-off plus side shields on north and Yes
on north and south fixtures south fixtures
Max Watts per Sq Foot 08 05 Yes
Facade Fighting
Fixture height (max) 16 feet above grade or lower Not specified No**
Shielding Shielded Shielded Yes
Max Watts per Sq Foot 35 08 Yes
Uondttioned
City Center Vision and Guiding Principals
The Comprehensive Plan says that City Center should be one of the most intensely developed
parts of the community and that the intended density will foster pedestrian activity. Therefore, a
key element of the City Center is the relationship between people and buildings and streets. As
people move through City Center, they must be able to move easily from one destination to
another with interesting, comfortable and safe routes. To accomplish this task, the applicant
added a number of features, including 1) additional sidewalks into and through the site, 2)
parallel parking on the main north -south drive aisle to increase activity and reduce traffic speed,
3) new street trees and linear plantings around the periphery of the site as well as additional trees
and shrubs in the interior of the site, and 4) offered the City an easement to install a gateway
marker at 36th Street to enhance the corner as a focal point to this significant point of entry into
the City Center.
A second element of the Comprehensive Plan direction for City Center concerns the design of
the building to enhance the relationship between people and buildings. The Plan encourages
designs that 1) reduce the apparent size of a building, 2) provide interest to long buildings by
discouraging long, blank surfaces, 3) encourage articulation in building tops to reinforce the
buildings' commercial nature without using sloped roofs, and 4) base the buildings' design on
unique architecture rather than franchise formulas.
The applicant has met this direction by keeping the height of the building to one story. They
have also added canopies and windows on all sides of the building, although the windows are
primarily on the ends of the Vicksburg Lane side of the building with a display window in the
Page 5
2007114
Page 6
middle. The applicant further used elements of the existing, adjacent buildings to give the site a
coordinated look, although each building will be different,
Plaza
Section 21475 of the Zoning Ordinance requires all properties in City Center with principal
buildings over 30,000 square feet to provide a plaza area, with special paving, benches, trash
receptacles, lighting fixtures and other similar -type features. The applicant's plan originally
showed a plaza on the north side of the project. When they moved the building north, the area
that the plaza occupied was reduced and they removed it from the plan. After the Planning
Commission meeting, the applicant submitted a revised site plan which includes the plaza
attached).
Parking and Parking Lot Circulation
The applicant has proposed to enhance the existing north -south drive aisle into the property so
that it functions and looks like a private street. It is separated from the main parking areas by
landscaped islands. Along the landscaped island on the west of the drive aisle, the applicant has
included parallel parking spaces and a sidewalk.
Although the parking lot is divided by the enhanced drive aisle, all of the spaces on the property
serve both Cub Foods and the new building. The applicant has proposed 359 total parking
spaces where 344 total spaces are required, which meets the requirements. The new building
would have 80 parking spaces and 11 parallel parking spaces in close proximity. If the building
were reviewed on its own, it would require 78 parking spaces. In addition to the overflow
parking on the east side of the enhanced drive aisle, the applicant has easements that allow
shared parking on the property to the south.
Pedestrian Circulation
The site has existing sidewalks on Vicksburg Lane and 36"' Avenue. In addition to the sidewalk
proposed along the enhanced drive aisle, the applicant has also proposed two other new
sidewalks: 1) along the east -west drive aisle from the Vicksburg Lane intersection to the building
and the enhanced drive aisle and 2) an extension of the pedestrian spine directly in front of the
Cub Foods building to 36t" Avenue,
Building Design
Section 21115.03, Subd. 1 of the Zoning Ordinance specifies general standards for building
construction and Section 21475.17, Subd. 7 contains specific requirements for buildings in City
Center. The exterior walls of the proposed retail building would be primarily brick, trimmed
with integrally colored concrete block and EIFS (a stucco -like material) colored to match the
adjacent buildings.
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2007114
Page 7
Drainage/Treatment of Runoff
Stormwater run-off from this property is treated by regional ponds which were adequately sized
for this project. The applicant has also reduced the amount of impervious surfaces on the site by
converting existing hard surface to landscaped areas. The reduction would constitute a best
management practice.
Snow Storage
Snow is currently stored where the proposed building would be located. The applicant has stated
that in the future, excess snow would be removed from the site by truck.
Easement
The applicant has agreed to provide the City with an easement at the intersection of 36`h Avenue
and Vicksburg Lane. This easement would allow the City to install gateway signage at the
corner.
Conditional Use Permit
Section 21105.03, Subd. 4 of the Zoning Ordinance allows more than one principal building on a
lot upon the issuance of a conditional use permit. There is currently one principal structure (Cub
Foods) on the lot and under the plan, a second principal structure (the new retail building) would
be constructed.
FINDINGS:
Site Plan Amendment
The Zoning Ordinance requires the applicant to incorporate a plaza into their proposal, The
applicant needs to revise their plans to replace the plaza originally shown on the north end of the
building. Staff finds that the area near the north side of the north -south sidewalk is the
appropriate location because of the proximity of the site to the library and their proposed plaza.
This area will be directly connected to the library plaza via a raised concrete sidewalk in 36fh
Avenue. The applicant will need to shift their building ten feet south to provide the necessary
area for the plaza. Staff has included a condition to this effect in the attached resolution.
The drive -aisle enhancement and sidewalk improve pedestrian -vehicle separation and increase
the amount of green space and trees in the parking lot, which conforms to the intent of the
Comprehensive Plan and City Center zoning district. However, staff has inserted conditions in
the attached resolution that require the applicant to construct any new sidewalks and any
crosswalks with the specific scored concrete materials outlined by the City Center design
guidelines.
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2007114
Page 8
The parking lot area directly in front of the building contains the required minimum parking
spaces. The overflow parking is convenient to the site and accessible using new sidewalks or by
crossing through new landscaped islands. This situation avoids the inconvenient design of the
Noodles/Chipotle building across the street where the overflow parking is separated from the site
by other buildings and a wetland.
Staff notes that the building has no formal loading area. In order to ensure that conflicts do not
occur between loading activities and peak parking demand, staff has included a condition in the
attached resolution that requires that deliveries not take place during peak parking demand
around lunch time and supper time).
Conditional Use Permit
Staff used the seven general standards in Section 21015 of the Zoning Ordinance to make the
following findings on the conditional use permit. A copy of the standards is attached.
Comprehensive Plan
The property is guided City Center and zoned CC- R & E. The potential tenants would include
retail, personal services, offices and restaurants. All are consistent with the land use guide plan
designation.
Impact on Surrounding Development
Approval of the conditional use permit would enhance City Center because the proposed project
improves pedestrian circulation in and through the area and reduces the amount of open parking
areas pedestrians must cross to pass from one venue to the next. Additionally, the applicant's
design provides a compatible design by incorporating elements of the surrounding buildings into
the proposed building, including the metal flashing and cornices, windows, the use of canopies,
the stucco accents, and similar building material and colors. The applicant has also incorporated
other design techniques to break up the appearance of the long walls on the east and west sides of
the building using storefront windows, a display window on the Vicksburg Lane side of the
building, and canopies on all four sides of the building. The applicant has also incorporated
higher parapets on both ends of the building to screen the roof -top mechanical equipment from
view and recessed the trash room to reduce its prominence and visibility. Staff finds the
proposal is consistent and compatible with the surrounding area and therefore approval of the
conditional use permit would not be injurious to the immediately surrounding properties or the
public health, safety and welfare of the community.
Public Facilities
The subject site is adequately served by public facilities.
Page 8
2007114
Page 9
District Regulations/Performance Standards
The proposed site plan and use would be consistent with all regulations and standards in the CC-
R &E zoning district. With the conditions in the attached resolution, the proposal meets all
requirements of the ordinance.
CONCLUSION:
This application is subject to both measurable standards and standards that are open to
interpretation. Staff has concluded that the application meets both sets of standards. However,
since this conclusion is based on standards that are open to some interpretation, the City Council
could reasonably reach another conclusion on this application.
RECOMMENDATION:
Community Development Department staff recommends approval of the site plan amendment
and conditional use permit for Inland Commercial Property Management, Inc. located at 3550
Vicksburg Lane North, subject to the conditions listed in the attached resolution and as
recommended by the Planning Commission.
ATTACHMENTS:
1. Minutes from the March 19 and April 16, 2007 Planning Commission meetings.
2. Applicant's Narrative
3. Conditional Use Permit Standards
4. Location Map
5. Notification Area Map
b. Aerial Photo
7. Photos of Adjacent Buildings
8. Photos of Other New Retail Buildings
9. Site Graphics
10. Resolution Approving Site Plan Amendment and Conditional Use Permit
Plan/staffrep/PC/2007114 PC Cub SPA CUP
page 9
Approved
Planning Commission Minutes
March 19, 2008
Page 2
6. PUBLIC HEARING
A. INLAND COMMERCIAL PROPERTY MANAGEMENT, INC. (2007114)
Chair Holmes introduced the request by Inland Commercial Property Management, Inc, for
a conditional use permit and site plan amendment for an additional retail building to be
called the "Shops of Plymouth Town Center" on the west side of the Cub Foods parking lot
located at 3550 Vicksburg Lane North.
Senior Planner Darling gave an overview of the March 11, 2008 staff report. Senior
Planner Darling added that the applicant is requesting additional time and that staff
recommends that the Planning Commission continue the public hearing to the April 16,
2008 Planning Commission meeting.
Chair Ilolmes opened the public hearing.
MOTION by Commissioner Jaffoni, seconded by Commissioner Weir, to continue the
public hearing to the April 16, 2008 Planning Commission meeting. Vote. 6 Ayes.
MOTION approved.
Page 10
Draft
Planning Commission Minutes
April 16, 2008
Page 3
6. PUBLIC HEARING
A. INLAND COMMERCIAL PROPERTY MANAGEMENT, INC. (2007114)
Chair Holmes continued the request by Inland Commercial Property Management, Inc. for
a conditional use permit and site plan amendment for an additional retail building to be
called the "Shops of Plymouth Town Center" for property located at 3550 Vicksburg
Lane N.
Senior Planner Darling gave an overview of the staff report.
Commissioner Davis asked why the building is being moved ten feet.
Senior Planner Darling said moving the building 10 feet further south would allow
adequate green space and landscaping and still allow for a patio with privacy. She said
there is a grade change on the north side of the building which would be less noticeable by
moving the building and replacing the stairs on the north end with a plaza.
Commissioner Davis asked why parallel parking was added on one side of the private
street running in front of the building.
Senior Planner Darling said this provides overflow parking for the site. She said the
original wider drive aisle did not enhance the site. The applicant altered the island design
and used the nine additional feet of space for parallel parking.
Commissioner Jaffoni asked if there are regulations for the size of a plaza or benches.
Senior Planner Darling said there are no size requirements in the ordinance. She said the
design, specialty paving products, sidewalk paving materials, benches and waste containers
would tie into the rest of City Center,
Commissioner Jaffoni asked if the building would be connected to the plaza by the new
library with a raised concrete sidewalk.
Senior Planner Darling said the crosswalks would be installed when
36th Avenue is
reconstructed.
Commissioner Jaffoni said the 3 -way stop in the Cub parking lot is congested already. She
asked about fire lanes and if the 3 -way stop is adequate to manage the increased activity in
that area.
Page I
Draft
Planning Commission Minutes
April 16, 2008
Page 4
Senior Planner Darling said Vicksburg Lane and 361" Avenue N. could be used if a fire
occurred in the new building. She also said the drive aisles have enough room for turning
radius, and the fire hydrants are the proper distance to the buildings. Senior Planner
Darling said the traffic may slow down but will function adequately.
Commissioner Jaffoni said the proposed building along Vicksburg Lane would be basically
brick; she asked if the design is similar to the Applebee's building.
Senior Planner Darling said the applicant proposed elements of the salons and Great Clips
building on the south side of Cub and the Applebee's building would be used to blend the
building into the area.
Commissioner Jaffoni said it makes sense to tie into the plaza, but a lot of new retail is all
starting to look a lot alike - lots of brick, plain brick walls. She said we should strive for
more diversity in retail developments in future designs.
Commissioner Aamoth asked how this proposal fits in with the City Center study.
Senior Planner Darling said we have been working to make sure this site will blend in with
the rest of City Center.
Planning Manager Senness added that this building will connect well with the library to
enhance the pedestrian experience in this area.
Commissioner Davis asked about sidewalks and landscaping on the Vicksburg side of the
building. He asked where dumpsters and trash would be located.
Senior Planner Darling reviewed the sidewalk and proposed plantings which included
plantings for a linear look. Senior Planner Darling said there would be no visible trash or
recycling as a trash room would be recessed on the front (Cub side) of the building.
Chair IIolmes introduced the applicant, Rick Plessner, Mr. Plessner said they have worked
with staff to connect with the library. He said the plaza would be a great benefit. Mr.
Plessner said the brick on the Vicksburg side would be covered by the landscape design.
Mr. Plessner said he has reviewed the conditions in the resolution and accepts all of them.
Commissioner Jaffoni asked what is visible in the glass areas facing Vicksburg.
Mr. Plessner said those areas are intended for food services on both ends of the building
which would have patios and are designed to be an architectural element, not just brick.
Page 12
Draft
Planning Commission Minutes
April 16, 2008
Page 5
Commissioner Jaffoni asked if the glass area could be extended so there would be less
brick. She referenced the Mann theater which is all brick.
Mr. Plessner said that had been discussed, and that is why the brick is broken up by a strip
five feet from the top.
Chair Holmes opened and closed the public hearing as there was no one present to speak
on the item.
Commissioner Davis commented that this plan looks better than the new building at the
Cub Foods on Rockford Road. He said he appreciates staff ensuring it will be a good plan.
MOTION by Commissioner Davis, seconded by Commissioner Aamoth, to approve the
request by Inland Commercial Property Management, Inc. for a conditional use permit and
site plan amendment for an additional retail building to be called the "Shops of Plymouth
Town Center" for property located at 3550 Vicksburg Lane N,
Chair Holmes said this space has been empty a long time and this looks like a good plan.
Vote. 5 Ayes, MOTION approved.
Page 13
Conditional Use Permit
Written Description
Date: 12 December 2007 14 t1
To: City of Plymouth,
Planning Department
3400 Plymouth Blvd.
Plymouth, Minnesota 55447-1482
Project: Plymouth Retail
Inland Commercial Properties
3550 Vicksburg Lane North
1 -7, -6 o
This project will consist of a one story retail building at sf added to an existing site
that is currently occupied by Cub Foods building and large parking lot. The building will
be located along Vicksburg in the far parking lot at the current twenty foot setback
required by the city. The city's current zoning requirements allow less required parking
stalls then what was originally required for retail, allowing this project to be added to the
site with enough parking stalls, to meet requirements.
Traffic access drives to the site remain the same, but public access to the site has been
enhanced. The islands along the north -south drive through the site have been joined to
reduce the number of raffic interruptions for pedestrian travel through the site
surrounding the new building. Sidewalks have also been added to promote pedestrian
travel. On the North side of the Cub Foods building, an island with a sidewalk was added
Michael j. Wilkus
to bring pedestrians to the building from the existing sidewalk along
36th Avenue.
Even with the new building added to the site, with required parking, the site gains
11482 Valle, Yie• Road 16,321 sf of unpaved area. The landscaping that will be added to the site will go beyond
minimum standards. Additional landscaping is being provided for pedestrian experience
and additional landscaping is being provided along 36"' Avenue, from the new building
east to the north side of the Cub Foods building for city enhancement.
Iden Prairie, Alinoewla SS344
The building was designed to continue the existing retail building design located on the
south side of the Cub Foods building. The location of the building provides full exposure
requiring all sides of the building to have the same level of finishes. Storefronts were
ph.912.941.8660 added to the Vicksburg side of the building along with the east side of the building to
enhance the pedestrian streetscape experience. Trash has been located internally, hidden
from view.
Page 14
ZONING ORDINANCE
CONDITIONAL USE PERAflT STANDARDS
21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an
application for a conditional use permit shall be approved or denied within
sixty(60) days from the date of its official and complete submission unless
extended pursuant to Statute or a time waiver is granted by the applicant. If
applicable, processing of the application through required state or federal
agencies shall extend the review and decision-making period an additional sixty60) days unless this limitation is waived by the applicant.
Subd.5. The Planning Commission shall consider possible adverse effects
of the proposed conditional use. Its judgment shall be based upon (but notlimitedto) the following factors:
1. Compliance with and effect upon the Comprehensive Plan, includingpublicfacilitiesandcapitalimprovementplans.
2. The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be
detrimental to or endanger the public health, safety, morals, or comfort.
The conditional use will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purpose already
permitted, nor substantially diminish and impair property values withintheneighborhood.
4. The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for usespermittedinthedistrict.
5. Adequate public facilities and services are available or can be reasonablyprovidedtoaccommodatetheusewhichisproposed.
6. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
7. The conditional use complies with the general and specific performance
standards as specified by this Section and this Chapter.
Section 21015-plymouth Zoning Ordinance
forms/cupsta) Page 15
Site
Hennepin County Variance Max . Notification Area Map
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Hennepin County Taxpayer Services: Variance Labels
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Parcel ID: 21-118-22-22-0016 _ :. _ : "; --
Owner Name: INLAND REAL ESTATE CORP i : '
Parcel Address: 355OVICKSBURG LA N PLYMOUTH M, 55447DI
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Parking stalls provided 370 stalls
There is a cross -parking agreement wish the property to the south.
Addition al landscaped area 98,587 sf
Additional paved area 4,50sf
Total new landscaped arca 14,0811 sf
Total property area 360,784 sf
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C3
CITY OF PLYMOUTH
RESOLUTION 2008 -
APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT FOR
INLAND COMMERCIAL PROPERTY MANAGEMENT, INC. TO ALLOW A NEW RETAIL
BUILDING AND MODIFICATIONS TO THE SITE FOR PROPERTY LOCATED AT 3550
VICKBURG LANE (2007114)
WHEREAS, Inland Commercial Property Management, Inc., has requested approval of a site
plan amendment and conditional use permit for redevelopment of the Cub Foods site to be
known as "The Shops of Plymouth Town Center", for property legally described as follows:
Lot 1, Block 1, Plymouth Hills 6`h
Addition, according to the recorded plat thereof,
Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed the request at a duly called public hearing
and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Inland
Commercial Property Management, Inc. for a site plan amendment and conditional use permit
for property located at 3550 Vicksburg Lane, subject to the following conditions:
1. A site plan amendment and conditional use permit are approved to allow a new retail
building, in accordance with the application, plans, and materials received on December
20, 2007, February 8 and 12, 2008, March 3, 2008, and April 4, 2008 except as may be
amended by this resolution.
2. A conditional use permit is approved to allow a second free-standing principal building
on the lot, based on the finding that the applicable conditional use permit standards have
been met.
3. No construction or demolition may occur prior to issuance of the Applicable building
permit(s).
4. Prior to issuance of a building permit, the applicant shall submit the following or
revise the plans consistent with City regulations and as follows:
a. Move the building ten feet south and locate the plaza on the north side of the site.
b. Submit the cost estimates for all on-site improvements (except the building), execute
a site improvement performance agreement, and submit the financial guarantee
pursuant to Section 21045.10 of the Zoning Ordinance.
c. Specify the height of the light fixtures attached to the building's facade.
d. All new sidewalks and crosswalks shall be six feet in width and consistent with the
City Center design guidelines, with the exception of the extension of the pedestrian
Page 37
Resolution 2008-
2007114)
Page 2
spine to the front of Cub Foods, The pedestrian spine and crosswalk shall be
consistent with the design elsewhere in City Center, as follows: 1) the pedestrian
spine shall be 12 feet in width, which includes a six-foot sidewalk with a two -foot
saw -cut design and a three-foot segment of smooth concrete on either side; and 2) the
crosswalks shall be 12 feet in width, which includes a nine -foot crosswalk with
tumbled pavers and an 18 -inch smooth concrete segment on either side.
e. Identify the locations of the electrical transformers and similar freestanding utility
structures and screen using landscaping.
f. Add two hydrants to the site, as follows: 1) near the north entrance to the site in the
landscape island, and 2) at the connection to the Vicksburg Lane watermain east of
the sidewalk.
g. Add fire lane signs at the north and south entrances to the site, along the east side of
the north -south drive aisle closest to the proposed building, and at the fire department
connection.
h. Submit revised storm water drainage calculations and calculations for total suspended
solids (TSS) and phosphorus (P) removal efficiency.
i. Indicate the fire department connection and the PIV (if applicable) on the plans.
j. Acquire the following permits: Bassett Creek watershed management commission;
Minnesota Department of Health for watermain; Minnesota Pollution Control Agency
for sanitary sewer and an NPDES permit; and City of Plymouth Engineering
Department to work in the street right-of-way.
k. Complete the proposed sanitary sewer connection in 36th Avenue prior to the City
project to reconstruct
36th Avenue (2009 project). If this is not possible, the City
would require a cash escrow from the owner/developer and the City would complete
the work. The escrow amount shall be determined by the City and shall include the
new sewer manhole and sewer pipe stubbed to the property line, and all other
necessary appurtenances.
1. Provide additional storm sewer catch basins in the parking lot.
m. Identify where the roof down spouts discharge. If they do not discharge into storm
sewer manholes, the applicant shall revise the plans to indicate a minimum of 18
inches of vertical freeboard between the lowest building opening where storm water
may enter (door or window) and the overland emergency overflow route, If the down
spouts discharge into the storm sewer manholes, the applicant shall revise the plans to
indicate a minimum of 12 inches of vertical freeboard. Adjust the floor elevation as
necessary to meet the requirements.
n. Identify the emergency overflow location and elevation.
o. Identify all locations for storm sewer inlet protection (all catch basins),
p. Indicate that the watermain shall be C900 PVC in the plan view on sheet C 1.
q. Relocate all utility notes on sheet C2 to C1.
r. Revise note 10 under Utility Notes to read "The City of Plymouth's Engineering
Division will inspect the storm sewer. The developer/owner shall provide a video
inspection to the City".
s. Relocate Grading Note 3 (which references curb type) on sheet C2 to the Utility
Notes.
Page 38
Resolution 2008-
2007114)
Page 3
t. Submit a traffic control plan that complies with the Minnesota Manual on Uniform
Traffic Control Devices.
u. Add a catch basin near the south side of the building in the northeast corner of the
parking area where the elevation 1009.8 is called out.
v. Add a note to the storm sewer table on sheet CI that a concrete frame/collar is
required to the casting type R-4342,
w. Add the contact information for the responsible party under "Grading Note" on C2.
x. On sheet C 1 change the note for the new storm sewer connection into the existing
structure to read "core drill into existing catch basin" instead of."break into existing
catch basin".
5. No variances are granted or implied.
6. Remove the non -conforming donation collection structures from the site as they would_
reduce the available parking.
7. Deliveries shall not occur between 11:00 am and 2:00 pm or 5:00 pm and 7:00 pm. All
deliveries and unloading shall occur on private property and shall not impact traffic on
public rights-of-way.
8. All new landscaped islands shall be irrigated.
9. Standard Conditions:
a. All rooftop equipment shall be screened or painted to match the building.
b. The applicant shall remove any diseased or hazardous trees.
c. The applicant shall adhere to record plan requirements as found in the City's
Engineering Guidelines.
d. Prior to release of financial guarantees, the applicant shall provide reproducible mylar
prints and electronic drawing files of the sanitary sewer, water service, and storm
sewer as-builts for the site.
e. All trash and recycling materials and storage containers shall be kept within the
building. The trash and recycling areas shall be adequately sized, as required by the
Minnesota State Building Code,
f. All signs shall require separate permits and shall be in conformance with the Zoning
Ordinance.
g. Any subsequent phases or expansions are subject to required reviews and approvals
per Ordinance provisions,
h. The approval is subject to all applicable codes, regulations and ordinances, and
violation thereof shall be grounds for revocation.
L This approval shall expire one year after the date of approval, unless the landowner or
applicant has substantially started construction of the project, or unless the landowner
or applicant has received prior approval from the City to extend the expiration date
for up to one additional year, as regulated under Sections 21015.07 and 21045.09 of
the Zoning Ordinance.
Page 39
Resolution 2008-
2007114)
Page 4
ADOPTED by the City Council on May 13, 2008,
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 May 13, 2008 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
Page 40
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Appendix Chapter 3E
City Center
Plymouth's City Center is located one mile west of I-494 on Highway 55. The
district contains roughly 140 acres and is located near the geographic center of the
city. Wooded areas are located to the east and west, wetlands are located east of and
within City Center. These features create a commercial center surrounded by natural
environment. Land ownership is divided among many individuals, with no single
owner controlling a majority of the City Center area.
The 2007 review of City Center and its guidelines confirmed that the vision of
Plymouth's City Center is for the area to be a blend of cultural, recreational, civic and
entertainment uses that encourage interaction of the entire community, especially
families. It will be built around an infrastructure that provides goods and services for
residents and that allows for casual meetings and organized community -wide events.
In all facets, City Center will orient to people.
A CITY CENTER VISION AND GUIDING -PRINCIPLES
Plymouth's City Center will not be -a "downtown" in the traditional sense, but it will
not be merely a "shopping center" either.
In developing City Center, it will be considered as a whole. Even as individual
parcels are considered, it is their fit as a part of City Center that is paramount — the
role of the parcel in the City Center landscape and the affect of the parcel on its
neighbors. City Center will be pedestrian friendly and auto convenient, with an
emphasis on striking a balance between people and cars.
The City will use design guidelines to maintain consistency with the vision and
concept plan and coherency in the patterns of development that result.
Page 1 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Structure and Organization — The pattern of streets in City Center serve as a
foundation for the structure of City Center. Uses along Vicksburg Lane and
Plymouth Boulevard define the west and east edges, while cross streets break City
Center into discrete blocks.
A pedestrian "spine," when completed, will connect the north and south ends of City
Center through the middle of the blocks. Within the spine, spaces can be developed
for joint uses in the center (NURP ponds and pedestrian connections and activities).
The spine will become one of the center's key elements.
Another keyelement of City Center is the way development relates to the street.
Buildings in City Center will be set close to the street, resulting in buildings
becoming the focus rather than parking lots. Buildings close to the street will also
shield neighboring residential areas from parking areas and lights and create a sense
of density for City Center.
It is important that corners not be relegated to parking. Corner sites have a critical
role to play in lending identity to City Center. Parking, therefore should not occur on
corners, and should not be located between a building and the street.
Identity Related to Place — An identity will be established that is meaningful to the
community, symbolizing the area as the heart of the community. This identity must.
be recognizable from the edges of City Center and from within.
The best opportunities for creating a distinct City Center will be in its public
components. Buildings like City Hall, the post office, the ice center and the library
are strong civic elements. However, streetscape elements such as pedestrian features,
lighting, landscaping, signage and street furniture will play a significant role in
unifying the City Center area through consistent design. This consistency will create
a unique and identifiable image for City Center and emphasize pedestrian -friendly
streets that encourage walking through the area.
A Mix of Uses — City Center will contain a blend of activities, including commercial,
office and public uses, with no single use dominating. The public elements include:
Page 2 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
City Hall; Hilde Performance Center; Plymouth Ice Center; and the Hennepin County
Library. Additional public elements include parks, plazas and community -oriented
open space. Mixing may occur vertically within a building. Mixing may also occur
horizontally. This will provide a range of uses along the length of a street. However,
as mixing occurs, it needs to respect the specific character of the land and resources
and to take into account the character of areas bordering City Center.
Higher density residential uses could occur on several sites within City Center.
Streets as Spaces — Streets are the public spaces and the common ground of City
Center. To serve as public spaces, they cannot be used for cars alone. Pedestrians
must be an integral part of the street environment. Areas between buildings and the
street will not be so much a part of the private realm, but instead will feel like an
extension of the public space of the street. All uses will front on streets and buildings
will orient to streets instead of parking lots.
Circulation patterns throughout City Center will be planned to allow for people to
move about without cars and to allow people to park once and shop twice. Streets
will be planned to create comfort and interest for pedestrians.
Parking for People - To provide focus on the architecture and activities of City
Center, parking will be moved out of the "front yard" and shared among a variety of
uses. To enliven the street, on -street parking will be encouraged on Plymouth
Boulevard and on cross streets (34`h, 35"', 36t1i and 37t' Avenues).
Design of Buildings — Development of City Center needs to generate intensity and
permanence and set a hierarchy of building types. Consistently high standards will
be set for building materials and construction to achieve an architecture that is meant
to last.
Connection to, from and within City Center — City Center must be walkable. Strong
connections in the form of continuous and convenient trails are needed between City
Center and the neighborhoods that surround it. To facilitate north -south pedestrian
movement through City Center, developers need to establish the mid -block spine
Page 3 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
through City Center. Transit is also a method of connecting. Transit needs will be
considered as development proposals are reviewed.
Orientation to Families — Plymouth's City Center will be oriented to families, with
activities and events that build a sense of community across generations. Activities
will be encouraged that add life to City Center during both day and night, for civic
and entertainment reasons as well as for shopping or work.
B CITY CENTER DESIGN GUIDELINES
The following design guidelines provide specific direction to Plymouth property
owners for the development of City Center.
Accommodating Pedestrians and the Pedestrian Environment — Pedestrian activity is
an important component of City Center. Every person that comes to City Center will
experience some part of it as a pedestrian. City Center should be a place that is as
comfortable for pedestrians as it is for cars. Pedestrians should be able to move
easily from one destination to another without resorting to driving.
Recognize first that most people will arrive by car, but once they park they become
pedestrians. The pedestrian and vehicle environments should be balanced, creating a
City Center that is comfortable, safe, convenient and accessible for pedestrians.
Access from the street to a building in City Center should be clearly visible,
convenient and safe and should be oriented to vehicles and pedestrians. This level of
connection between buildings and the street will complete the pedestrian network
through City Center.
Complete a pedestrian network of sidewalks and trails.
Connect the sidewalks and trails of City Center to trails reaching to the rest
of Plymouth.
Facilitate parking and pedestrian connections that allow people to park
once and shop twice.
Develop the shortest possible street crossing distance by using "bump -
outs," medians, or other devices.
Page 4 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Plan for traffic signals at intersections along Vicksburg Lane and stop signs
at other City Center intersections to allow for safe pedestrian crossings.
Provide access to sites from 35`h Avenue, 36`I' Avenue and 37`h Avenue to
the greatest degree possible.
Provide for interesting, comfortable and safe routes for pedestrians in
parking areas.
Require sidewalks connecting the public sidewalk and the front door of
every building in City Center.
Encourage other pedestrian features, such as benches, small plazas and
landscape amenities. Especially focus these features at building entries and
areas near the pedestrian spine.
Identity and Definition — One should know when he/she enters City Center, and what
it is that sets this place apart from other downtowns or commercial areas. In City
Center, features of the natural and man-made environment can be used to create a
sense of identity, and to define the boundaries of City Center. When considering
landmarks, recognize that focal points do not have to be buildings — special sites and
well-developed streets can become key elements of City Center.
Establish "markers" at significant points of entry (key intersections) to
highlight the streets of City Center. Extend the character of those markers
throughout the City Center streetscape.
Treat the woodlands that lie at the edges of City Center as a crucial identity
element.
Use markers to reinforce the woods at the edges of City Center as the
boundary to City Center.
Promote the inclusion of unique elements such as landscaping and flower
beds in key locations.
Mixing Uses — City Center should be a mix.of commercial, office, public,
entertainment, recreation and residential uses.
Allow for a range of uses that occur on the various blocks of City Center,
within individual parcels, and within a single building.
Page 5 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Permit uses that promote an active and vital City Center, but do not
compromise compatibility.
Landscape — A consistent landscape character should be developed. It should relate
City Center to the larger environment. City Center should promote a seamless
landscape between public spaces (streets) and private spaces (sites).
Emphasize the spine by establishing a landscape character that is
different from streets and developed areas.
Blend the boundary area of sites adjacent to the spine with "wetland"
landscape materials.
Plant shade trees in parking areas.
Plant trees close to the street to calm traffic to develop streets with
distinct character.
Establish common landscape themes for the public/street side of each
development in City Center. These may include hedges and street trees.
Screen parking and service areas from street views with landscape and
architectural treatments. Berms should not be used.
Emphasize the pedestrian environment with street trees, plantings,
pedestrian -scale street lights and other amenities.
Provide pedestrian scale light fixtures (no higher than 15 feet) at
walkways, gathering spaces, building fronts and entries. Provide lighting
in parking areas no higher than 25 feet.
Provide planters and seasonal plantings in public and private locations.
Streets of City Center — To encourage people to explore City Center, streets should
encourage pedestrian activity and provide for visually interesting views from
vehicles. The streets set an order to City Center, and there should be a hierarchy of
streets relating to their importance in the structure of City Center. By controlling
traffic speed, City Center can be made more pedestrian friendly and safer for vehicles
as well as walkers.
Page 6 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Develop Plymouth Boulevard as the main street, strengthening the
relationship between City Center to its west and the park to its east.
Develop 36th Avenue with a character that links Vicksburg Lane and the
park and connects the public/civic functions at its ends.
Provide traffic signals at all intersections on Vicksburg Lane to control
speed and to allow for pedestrian crossing.
Balance traffic flow and convenience with scale, pedestrian movement and
aesthetics.
Parking — City Center streets need to do more than move vehicles. Streets should be
used, wherepractical, for parking. On -street parking will: result in activity on the
street; ease the need for parking on sites; create a buffer between traffic and
pedestrians; and reduce traffic speed. On -street parking is important to the success of
buildings that are oriented to the street.
Encourage joint use parking to avoid over -building of parking.
Locate parking behind or beside buildings — limit parking between
buildings and streets and do not allow parking at corners/intersections.
Implement parking to meet the expected demand of proposed development.
Provide opportunities for on -street parking.
Do not provide parking in front of areas where the pedestrian spine touches
the street.
Useable Spaces — The entire City Center should be considered a gathering space for
the community. Every building should offer opportunities for some degree of
gathering. Spaces should be developed to encourage interaction and gathering and to
accommodate special events. These spaces should vary in size and be multi-purpose.
Create a pedestrian -oriented spine to connect the north and south ends of
the City Center area.
Add functions of private development to the spine (e.g., NURP ponds and
rain gardens).
Page 7 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Include amenities such as benches and arbors, as a part of the spine for
comfort, convenience and interest.
Develop waiting spaces at transit stops.
Create useable, inviting outdoor spaces (plazas) at front doors of buildings
over 30,000 square feet or developments with an aggregate building size of
over 30,000 square feet, especially where the front door lies at a connection
to the pedestrian spine.
Incorporate special pavement, seating, more detailed landscaping, and
other special features at each plaza space.
Storm Water as a Feature — Development is required to accommodate systems for
treatment of runoff. These spaces, if designed properly, can become an amenity, and
allow for some increase in the intensity of development.
Develop NURP ponds to be shared by a number of parcels in City Center.
Locate ponds so they are part of the pedestrian spine.
Recognize ponds as an amenity and encourage ponds to be developed in a
more park -like fashion. Prohibit fences around ponds
A Community Gathering Space — A facility should be incorporated into City Center
that draws people to the area and serves as a hub of activity. It should be the one
place in Plymouth that welcomes all resident for functions that are oriented to
community rather than commerce. The community gathering space should act as a
bridge between important aspects of City Center and the community.
Make people and their activity the focus of the community gathering space,
allowing the activity of the community gathering space to be seen.
Develop strong pedestrian connections between the community gathering
space and other uses in City Center.
Provide spaces for large and small gatherings, formal and informal events,
and paid and free activities.
Develop the community gathering space and its site in ways that do not
dominate the natural resources of the site.
Page 8 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Make the community gathering space structure the transition between the
more urban development to the west and the natural area to the east.
Buildings — For City Center to gain an identity as a distinct district and a commercial
area with a different look than a shopping center, it must be made to feel like you
have entered something. City Center should be different than other commercial areas
in the city. City Center should be one of the most intensely developed parts of the
community, and the density will foster pedestrian activity. Larger buildings should
be expected, but they should not be so large as to prevent them from relating strongly
to the street or from becoming attractive components of City Center. Buildings
should be commercial, not residential; more permanent than transitional; and more
expressive than "formulized." Every building in City Center does not have to be the
same. The way buildings relate to the street is one of the key aspects of creating a
distinct district. By addressing the space between buildings, a feeling of a continuous
wall might be developed, lending a stronger sense of a district. This continuous wall
effect can create a sense that the street is a sort of room or public space.
Form an edge to the street with buildings, leading to a sense that the street
is like a "room" within City Center.
Establish a "build to" line at 20 feet from the right-of-way. Require that 50
percent of the largest building on the site occupy the street frontage at the
build -to" line.
Minimize the side yard area of buildings.
Coordinate development of buildings to create active spaces in side yards
rather than only parking or service functions.
Allow parking between buildings to the extent that parking in the side yard
accounts for a maximum of 50 percent of parking on the site.
Encourage the creation of spaces for people in areas between buildings.
Place buildings near the streets to provide a sense of development beyond
parking — define an edge and create something to pass by.
Share land resources wherever possible to increase the intensity of
development (shared ponding, joint use parking).
Prohibit uses that rely on drive-through sales and those that are solely
automobile -oriented.
Page 9 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Encourage multiple story buildings where appropriate.
Articulate large buildings to reduce their apparent size; modulate their
facades to provide for additional interest to long buildings.
Encourage individual expression, but develop continuity with elements that
result in a unified, compatible City Center.
Require that buildings and entryways be oriented to the street.
Avoid designs that rely on fashion. Instead, encourage designs that are
timeless and will not become obsolete and outdated with age.
Discourage large blank exterior surfaces; articulate facades, especially with
windows, to create visual interest from the street.
Establish a strong base and top for multi -story buildings, with middle
layers that are simpler.
Articulate the tops of buildings to avoid box -like images. Encourage
building tops that reinforce the building's commercial nature (prohibit
sloped roofs).
Integrate mechanical systems and service areas into the architecture of the
building.
Base building design on unique characteristics, not on a franchise formula
roof patterns, corporate colors or similar elements).
Create detail that is an integral part of the architecture, not a series of
applied elements.
Require signs to be incorporated into the facades of buildings, not
extending past the roof line and not projecting more then 12 inches beyond
the plane of the fagade on which it is located; allow pylon signs only along
the Highway 55 frontage. Signs should be located on buildings in a
manner that allows them to be read by pedestrians on the sidewalks in front
of the buildings.
Buildings with facades along Vicksburg Lane must address Vicksburg
Lane through architecture and setbacks and have easily accessible
entrances to the Vicksburg Lane sidewalk. However, the front entrance
does not have to face Vicksburg Lane.
Page 10 of 14 Appendix 3E Plymouth Land Use Plan —December 11, 2007
Materials — In City Center, creativity should be promoted. Buildings should be
constructed of materials that are enduring, timeless and well -detailed.
The following is a list of desired and undesired materials for buildings in
City Center. Allow developers to deviate from the list only when they
demonstrate that the proposed design incorporates materials in ways that
are compatible with the proposed use and City Center as a whole.
o Desired Materials:
Materials that are easily maintained, durable and attractive at
close distances (e.g. from the view of a pedestrian on a
sidewalk)
Materials that have an attractive pattern, texture, and quality
detailing
Brick, stone or high quality pre -cast concrete (colored and
textured)
Metals that are matt finish and neutral or earth tone in color;
metals that are used for exterior walls should have visible
corner moldings and trim
Transparent glass
Canvas awnings
o Undesired Materials:
Non -durable siding materials such as plywood, corrugated
metal or fiberglass or other materials that decay rapidly
when exposed to the elements
Materials that have no pattern or relief, especially when
those materials are applied to large wall surfaces
Simulated brick or stone
Wood, except as accent materials or in elements that are
integrated with other desired materials
Mirrored glass, especially mirrored glass that faces an active
pedestrian street
Page 11 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Materials that represent corporate colors, patterns or
trademarks
Brightly colored metal roofing or canopies
Concrete that is not enhanced as indicated under "Desired
Materials," especially pre -cast, tilt -up walls
Synthetic awnings, especially awnings meant to be
illuminated from within
C Streetscape Elements
Streetscape Hierarchy — The streets within City Center should have differing
characteristics due to their differing functions, land use adjacencies and traffic
volumes. The five streetscape zones include: 1) the main street parkway zone
Plymouth Boulevard), which emphasizes the natural setting, slower speeds and
softer lighting; 2) the primary gateway (South Vicksburg Lane), which serves as the
front door" to City Center; 3) the secondary gateway (North Vicksburg Lane and
County Road 9), which serves as the lower -intensity edge of City Center; 4) the
pedestrian focus zone (internal streets), where the design should encourage
walkability; and 5) Highway 55, which offers significant views and the opportunity
to create an identity for City Center. Each of these zones has differing design
characteristics, elements and edges.
Lighting — A common street light should be incorporated throughout City Center..
This street light should be used along public streets, the pedestrian spine and other
high pedestrian areas, and, where appropriate, incorporated into private streets.
Landscaping — Landscaping consists predominantly of oak and maple variety street
trees planted on regular 40 -foot intervals. Maple trees should be planted along 35"'
and 37th Avenues and oak trees should be planted along 36th Avenue. Smaller
flowering trees should be used in medians and pedestrian areas for added interest and
human scale. Hedge and informal shrub groupings should alternate with low fencing
to provide dense screening of parking lots. Flowering boulevards and planters are
suggested along east/streets, in front of buildings and along the pedestrian spine to
soften the appearance of the buildings and enhance the pedestrian environment.
Page 12 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Irrigation — Limited use of automatic irrigation is recommended for higher -
maintenance plantings and in high -traffic pedestrian areas such as flower and shrub
plantings, where regular, predictable water schedules are required. Supplemental
watering of street trees will be provided by City water trucks when required due to
insufficient rainfall.
On -Street Parking — The number of on -street parking spaces will be increased in City
Center to supplement existing parking supply and to help reduce traffic speeds.
Providing for on -street parking will require that Plymouth Boulevard be reduced
from two-lane to one -lane of travel in each direction, north of 34th Avenue.
Sidewalks — Many. of the necessary sidewalks have been installed in City Center as
development has proceeded. Continued efforts are necessary to complete sidewalks
throughout City Center. In addition to sidewalks along public streets, sidewalks are
necessary throughout the private sites to provide for defined and safe pedestrian
movements. In both the private and public sidewalk system, a distinctive crosswalk
design or designs are necessary to increase pedestrian safety and comfort.
Furnishings — Furnishings are important to the streetscape image because they
provide life, identity and pedestrian amenity. Public seating areas, which include
benches, trash receptacles and flower planters, should be provided where high
pedestrian traffic is expected. This includes points along Plymouth Boulevard, 36th
Avenue and the pedestrian spine.
Banners and Street Signs — Banners and street signs help to create a sense of arrival.
Banners should be considered along Plymouth Boulevard, Vicksburg Lane,
35th, 36th
and 37th Avenues. They will help to emphasize the special nature of City Center.
Street signs specially designed for City Center should be considered. These signs
will identify City Center as a unique place in the city.
Gateways - Another important group of streetscape elements that add life and
identity to the streetscape are gateway monuments and intersection landscaping
treatments. They are used to mark important locations within City Center. Primary
gateways are larger structures which will identify City Center to drivers on Highway
Page 13 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
55 and other major routes. Secondary gateways are smaller structures which will be
located at key pedestrian crossings to alert both walkers and drivers to the crossing.
Intersection landscaping should be incorporated with gateways as well as at
intersections where no gateways are constructed.
Page 14 of 14 Appendix 3E Plymouth Land Use Plan — December 11, 2007
Page 1 of 1
Steve Juetten
From: Rick Plessener [plessner@gwestoffice.net]
Sent: Thursday, May 15, 2008 4:56 PM
To: Kelli Slavik; Sandy Hewitt
Cc: Kathleen Murdock; Bob Stein; Ginny Black; Tim Bildsoe; Jim Willis; Steve Juetten; Barb Senness; Marie
Darling; Duane Perry
Subject: Shops at Plymouth Town Center
Attachments: Brighton V 1.JPG; Brighton V 2.JPG; Brighton V 3.JPG; Brighton V S.JPG; Brighton V 8.JPG
Dear Mayor Slavik and Councilperson Hewitt:
Thank you again for meeting with me and our architect yesterday.
am sending this email to the entire Plymouth City Council in an effort to encourage further comments and
discussion.
appreciate your special interest in the further development of our Cub Foods property at Vicksburg Lane North
and 36th Avenue North.
Staff has shared the importance this property plays in the sites cape of your City Center plans and has worked
diligently with us in preparing a development proposal that meets their criteria.
We have revised the building footprint, landscape design, pedestrian connections, lighting, materials and
numerous other items over the past months in order to better define this project as a model for future City Center
guidelines and development.
Your request to improve the design of the building structure is well within our means. As I mentioned in our
meeting, I believe that the Brighton Village Outlot development in front of the new L A Fitness facility in New
Brighton has the alliterations you may be requesting.
Please take a look at the attached photographs and let me know if this is building design is closer to your vision.
Thanks,
Rick
Frederick (Rick) Plessner
Vice President
Inland Commercial Property Management, Inc.
7117 - 90th Street North
Oakdale, Minnesota 55128
651-738-7777 office
651-738-2801 fax
612-805-8885 cell
plessner@inlandrealestate.com
f7! -Inland Real Estate, Corporation
www.inlandrealestate.com
The Inland logo is a trademark being used under license
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Steve Juetten
From: Rick Plessener [plessner@gwestoffice.net]
Sent: Friday, May 16, 2008 10:45 AM
To: Bob Stein; Kelli Slavik; Sandy Hewitt
Cc: Kathleen Murdock; Ginny Black; Tim Bildsoe; Jim Willis; Steve Juetten; Barb Senness; Marie
Darling; 'Duane Perry'; Laurie Ahrens; 'Plessner, Rick'
Subject: RE: Shops at Plymouth Town Center
Councilmember Stein:
Thank you for your quick response to my email.
At your suggestion, I reviewed the Proposed City Center Comp Plan and feel
comfortable with the overall site plan, landscape design and pedestrian
connections we have developed with City Staff.
I attached the Brighton Village photographs in an effort to further our
discussions on the building design showing the benefit of various building
materials and alliterations.
I am anxious to discuss this project further with you.
Unfortunately, I am at`,the International Conference of Shopping Centers
convention next week but would like to meet with you the following week to
explore your vision.
Please let me know if we are at least on the right track when we suggest the
issue here is building design..
Thanks,
Rick
Frederick (Rick) Plessner
Vice President
Inland Commercial Property Management, Inc.
7117 - 10th Street North
Oakdale, Minnesota 55128
651-738-7777 office
651-738-2801 fax
612-805-8885 cell
plessner@inlandrealestate.com
www.inlandrealestate.com
The Inland logo is a trademark being used under license
Original Message -----
From: Bob Stein[mailto:BStein@ci.plymouth.mn.us]
Sent: Friday, May 16, 2008 10:15 AM
To: plessner@qwestoffice.net; Kelli Slavik; Sandy Hewitt
Cc: Kathleen Murdock; Ginny Black; Tim Bildsoe; Jim Willis; Steve Juetten;
Barb Senness; Marie Darling; Duane Perry; Laurie Ahrens
Subject: RE: Shops at Plymouth Town Center
Rick, thanks for your email. I appreciate you meeting with Kelly and Sandy,
and your efforts to alter the design of your proposed project. However in my
opinion the proposed alterations as shown in the attached photos do not meet
the standards the Council has set out for City Center.
Your project is one of the first ones to be built in a strategic location in
City Center that can incorporate our new City Center guidelines. Council and
1
Staff have spent considerable time over the last year reviewing City Center
and determining how best we can revitalize the concept of a "Downtown
Plymouth." While we were disappointed in the process to learn that we
couldn't achieve all that we wanted, we did determine that over time we can
make City Center .a better place than what it currently is and was going to
be if we didn't enforce current guidelines and adopt some new ones.
My understanding of the City Center guidelines is that it requires unique
unformalized architecture that empahsizes a sense of place in City Center.
This is especially true for your site as it is across the street from our
new library and anchors one corner of one of the entrances to City Center.
In the.past we have allowed projects to proceed in City Center without
strict adherence to the City Center guidelines, thus allowing City Center to
develop in a manner that has disappointed the Council and Plymouth Citizens.
Based on this I can't support your project as proposed. I urge your to read
and use the the Proposed City Center Comp Plan regarding Buildings that the
Council has adopted as a basis for examining your project. The website for
the draft is:
http://www2.ci.plymouth.mn.us/pls/cop/docs/FOLDERICITY_GOVICG_COMP_PLAN/COMP
PLAN UPDATE NEW1/DRAFT PLAN/CP CH3APPE.PDF
If you have any questions, please contact me.
Thanks again for your email and working with Council and Staff on this
project.
Bob Stein
Plymouth City Council Ward 3
Original Message -----
From: Rick Plessener[mailto:plessner@gwestoffice.net]
Sent: Thu 5/15/2008 4:56 PM
To: Kelli Slavik; Sandy Hewitt
Cc: Kathleen Murdock; Bob Stein; Ginny Black; Tim Bildsoe; Jim Willis; Steve
Juetten; Barb Senness; Marie Darling; Duane Perry
Subject: Shops at Plymouth Town Center
Dear Mayor Slavik and Councilperson Hewitt:
Thank you again for meeting with me and our architect yesterday.
I am sending this email to the entire Plymouth City Council in an effort to
encourage further comments and discussion.
I appreciate your special interest in the further development of our Cub
Foods property at Vicksburg Lane North and 36th Avenue North.
Staff has shared the importance this property plays in the sites cape of
your City Center plans and has worked diligently with us in preparing a
development proposal that meets their criteria.
We have revised the building footprint, landscape design, pedestrian
7
connections, lighting, materials and numerous other items over the past
months in order to better define this project as a model for future City
Center guidelines and development.
Your request to improve the design of the building structure is well within
our means. As I mentioned in our meeting, I believe that the Brighton
Village Outlot development in front of the new L A Fitness facility in New
Brighton has the alliterations you may be requesting.
Please take a look at the attached photographs and let me know if this is
building design is closer to your vision.
Thanks,
Rick
Frederick (Rick) Plessner
Vice President
Inland Commercial Property Management, Inc.
7117 - 10th Street North
Oakdale, Minnesota 55128
651-738-7777 office
651-738-2801 fax
612-805-8885 cell
plessner@inlandrealestate.com
www.inlandrealestate.com <http://www.inlandrealestate.com/>
The Inland logo is a trademark being used under license
No virus found in this outgoing message.
Checked by AVG.
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7:24 AM
No virus found in this incoming message.
Checked by AVG.
Version: 7.5.524 / Virus Database: 269.23.16 — Release Date: 5/11/2008 12:00
AM
3
Page 1 of 2
Steve Juetten
From: Ginny Black
Sent: Friday, May 16, 2008 12:46 PM
To: plessner@gwestoffice.net
Cc: Steve Juetten; Barb Senness; Marie Darling
Subject: RE: Shops at Plymouth Town Center
Mr. Plessener:
Thanks you for including me in this e-mail. I would have liked to have met with you the other day, but just had to
many conflicts. I have three concerns. One is related to the capacity of the storage area for trash, the second is
related to the plaza on the north end of the building and the third deals wiht the plantings in the parking lot islands.
First, I am working with staff and council to develop a business recycling program in Plymouth. One of the biggest
issues when developing thes programs is the trash enclosure is not big enough to handle recycling containers. So
I was wondering how big the trash enclosure is and could it handle a 2 yard dumpster for corrigated and an 90
gallon tote for container recycling, as well as the trash dumpster?
Second, I support the plaza concept on the north end of the building. However, there is almost 100 percent
impermeable surface in the current development and this does not change in the proposed development. I would
request that you look at installing a permeable surface in the Plaza area. There are many attractive products on
the market today that would make this area an attractive area, yet help to reduce the volume of runoff that is
polluting our lakes, wetlands and streams.
Third, the proposed development shows landscaped center islands in the parking lot. I greatly appreciate the
effort to break up the large expanse of parking lots. While parking lots are necessary, they are not particularly
attractive. The difficulty with the way parking lot center islands are designed is that it they are designed to
facilitate parking and not the health of the plantings, so those planting often do not live long, and are unattractive
looking. In fact we do just about everything we can to assure that the plantings will not do well.
Here are two web sites that contain examples of what could be done to facilitate the healthy growth of the
plantings, yet still keep the focus on the purpose of a parking lot, to provide parking for the businesses.
EPA: http://cfpub.epa.gov/npdes/stQrmwater/menuofbmps/index.cfm?
action=factsheet results&view=specific&bmp=72
Bioretention.com: http://www.j i rQtqfttion,.com/plants.htm
Thank you for your consideration of my concerns.
Ginny Black
Plymouth City Council, Ward 4
From: Rick Plessener[mailto:plessner@gwestoffice.net]
Sent: Thu 5/15/2008 4:56 PM
To: Kelli Slavik; Sandy Hewitt
Cc: Kathleen Murdock; Bob Stein; Ginny Black; Tim Bildsoe; Jim Willis; Steve Juetten; Barb Senness; Marie
Darling; Duane Perry
Subject: Shops at Plymouth Town Center
Dear Mayor Slavik and Councilperson Hewitt:
Thank you again for meeting with me and our architect yesterday.
am sending this email to the entire Plymouth City Council in an effort to encourage further comments
5/22/2008
Page 2 of 2
and discussion.
I appreciate your special interest in the further development of our Cub Foods property at Vicksburg
Lane North and 36th Avenue North.
Staff has shared the importance this property plays in the sites cape of your City Center plans and has
worked diligently with us in preparing a development proposal that meets their criteria.
We have revised the building footprint, landscape design, pedestrian connections, lighting, materials
and numerous other items over the past months in order to better define this project as a model for
future City Center guidelines and development.
Your request.to improve the design of the building structure is well within our means. As I mentioned in
our meeting, I believe that the Brighton Village Outlot development in front of the new L A Fitness
facility in New Brighton has the alliterations you may be requesting.
Please take a look at the attached photographs and let me know if this is building design is closer to
your vision.
Thanks,
Rick
Frederick (Rick) Plessner
Vice President
Inland Commercial Property Management, Inc.
7117 - 10th Street North
Oakdale, Minnesota 55128
651-738-7777 office
651-738-2801 fax
612-805-8885 cell
plessner@inlandrealestate.com
Inland Real E, state Corporation
www.inlandrealestate.com
The Inland logo is a trademark being used under license
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5/22/2008
Page 1 of 2
Steve Juetten
From: Jim Willis
Sent: Tuesday, May 20, 2008 9:00 PM
To: Steve Juetten
Cc: Laurie Ahrens
Subject: RE: special Council meeting
Steve;
Thanks for the clarification .
I drive by their New Brighton development yesterday evening. It abuts Silver Lake Road and 1694 [NE quadrant].
The building in their photos stands alone, the 'back' of the building facing Silver Lake Road -with a service road
between. The west face [not shown in their photos] is essentially what their Plymouth building would look like
from Vicksburg.... back doors, essentially no windows, and gas utility lines grouped together from ground upward
towards the center of the building. Not an attractive appearance. I recognize the building has a'back' side, but
they could do better - windows would help. The landscaping was attractive.
All in all, a somewhat typical 'strip' building in my view. No at all 'bad', just not what I envision for the Plymouth
site.
So what do I have in mind... break up the building either in more than one structure with some open patio in the
middle or break up the north south lines [some fronts and rears jutting in or out in relation to the abutting tenant
space, also vary the height. A patio or court yard - small water feature? - would make it attractive to pedestrians
to linger. If I go on I will sound like an architect!
Jim
From: Steve Juetten
Sent: Tue 5/20/2008 8:12 AM
To: Jim Willis
Cc: Laurie Ahrens; Kelli Slavik
Subject: RE: special Council meeting
Jim,
At the May 13th Council meeting the Inland retail proposal was continued to the May 27th meeting to allow Kelli
the opportunity to discuss her concerns with the developer. Kelli, Sandy and staff met with the developer and the
developer's architect the next morning and discussed desired uses and the architecture of the building. The
discussion primarily involved the City Council's desire to improve the visual appeal of City Center and the need for
the developer to enhance the architecture of the proposed building due to its location in City Center. Based on
the information provided to the developer at this meeting, he indicated that he would redesign the building and
requested a worksession to present and gain feedback on the redesign prior to official action by the City Council.
Kelli agreed to this request and suggested May 27th for the worksession. Because the revised concept plan will
be first presented at the worksession, it was also agreed that the item should again be continued from the May
27th meeting to the June 10th meeting to allow the architect the necessary time to incorporate any comments
received by the City Council at the worksession into the design prior to the City Council taking official action on
the application (the item is on the May 27th Council agenda only to continue it to June 10th).
I hope this helps, but please feel free to call if you have additional questions.
Steve Juetten
Community Development Director
City of Plymouth
3400 Plymouth Blvd
Plymouth, MN 55447
sjuetten@ci.p vmouth.mn.us
763-509-5401
5/22/2008
Page 2 of 2
From: Jim Willis
Sent: Monday, May 19, 2008 10:41 PM
To: Steve Juetten
Cc: Laurie Ahrens
Subject: special Council meeting
Steve:
Kelli suggested I contact you regarding the special Council meeting next Tuesday. My question is why it is
necessary as I see that the draft regular agenda has the same item on it. What is the necessity for the special
meeting?
5/22/2008