HomeMy WebLinkAboutCity Council Packet 10-12-2010 Special.pdfCITY OF PLYMOUTH
AGENDA
SPECIAL COUNCIL MEETING
October 12, 2010) 5:30 p.m.
MEDICINE LAKE CONFERENCE ROOM
1. CALL TO ORDER
2. TOPICS
A. Discuss Plymouth Shopping Center Site
B. Set Future Study Sessions
3. ADJOURN
Special Council Meeting 1 of 1 September 28, 2010
a
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MN 55447
DATE: October 8, 2010
TO: Plymouth City Council
FROM: Shawn Drill, Sr. Planner (x5456)
SUBJECT: Background information on the former "Plymouth Shopping Center" site
Location
Abuts the south side of Highway 55, east of Cottonwood Lane and west of County Road 73
Site
Contains roughly 17 acres, of which roughly 6 acres is wetland/floodplain (southeast portion
of the site contains a large "high quality" wetland basin, as well as floodplain)
Located in the Bassett Creek drainage district
Is not within a shoreland management overlay district
Presently owned by MinnWest Bank (obtained from Dove Capital I through foreclosure in
2008)
Existing Building
Built in 1955
Contains roughly 32,000 square feet
Located in the west portion of the overall development site
Is presently vacant and posted with a "Do Not Occupy" order—the building is not habitable as
the water supply has been shut off due to a broken pipe
On a periodic basis, the present landowner has been removing items that are illegally dumped
behind the building
Redevelopment Issues
The following is a list of the main issues that make redevelopment of this site challenging:
Land cost
Transition to homes to the west (Cottonwood Lane)
Transition to neighborhood to the south
Stormwater management concerns with neighborhood to the south
Soil corrections (buildings/utilities may need to be constructed on pilings)
Collector road access to Highway 55 and County Road 73
Market realities
Page 1
Chronology of Events
1994: The landowner at that time (Gem Enterprises) received all necessary approvals to fill and
grade in the northeast portion of the overall site. That filling and grading operation was
completed in 1994. The site is known to have poor soil conditions.
1999: TOLD Development Co. submitted a sketch (copy attached) to redevelop the site. The
sketch included a four-story, 150,000 square foot office building and a 16,500 square foot
Walgreens pharmacy. The traffic study completed in conjunction with the sketch
identified the need to realign both the collector roadway (frontage road along Highway
55) and County Road 73. TOLD decided not to pursue redevelopment of the site in this
manner.
2000: TOLD submitted a different sketch (copy attached) to redevelop the site. This sketch
included three apartment buildings totaling 237 units and a 42,000 square foot retail
commercial development. TOLD also submitted an application for tax increment
financing (TIF). The sketch relied on acquisition of all of the existing single-family
homes in the adjacent Cottonwood Lane neighborhood. The developer asked the City
Council if they would consider use of eminent domain in order to assemble the properties
needed for the proposal. The Council stated the city was not interested in acquiring
homes from unwilling sellers. TOLD decided not to pursue redevelopment of the site.
2002: County Road 73 corridor study was undertaken. The study area included the subject
commercial site and the row of single-family homes along Cottonwood Lane. Issues
raised included:
Age, condition, and outdated configuration of rental space of the shopping center
Anticipated upgrading of the collector roadway in front of Plymouth Shopping Center
and reorientation of site access as part of County Road 73 upgrading
Inadequate transitions between the homes on Cottonwood Lane and the Plymouth
Shopping Center site
Long term viability of the row of single-family homes along Cottonwood Lane,
located between a major institutional use (Fourth Baptist) and commercial site
Cottonwood Lane residents stated that the Cottonwood Lane properties should not have
been included in the study. They disagreed that this area is not a viable neighborhood
into the future, and felt the study underestimated the value of the homes. Residents stated
that reguiding the area from LA -1 would put existing and future homeowners in chaos
and limbo. The City Council decided not to reguide the Cottonwood Lane properties as
part of the corridor study.
2
Page 2
2003: Upon request of the landowner at that time (Gem Enterprises), the City Council rezoned
the west portion of the site—where the existing building is located—from C-2
neighborhood commercial) to PUD (planned unit development). The PUD addressed
land uses by permitting all C-1 (convenience commercial) and C-2 uses, together with
certain C-4 (community commercial) uses that occupied not more than 7,500 square feet
of building area. The purpose of the request was to increase leasing opportunities within
the existing shopping center building.
2006: Upon request of DJR Architecture, Inc. (on behalf of Dove Capital I), the City Council
rezoned the entire site to PUD (the 2003 PUD was repealed). This PUD was intended to
accommodate redevelopment of the site and included seven smaller retail buildings (no
main land user or anchor tenant) totaling 62,500 square feet. A copy of the 2006 PUD is
attached. The proposal also received TIF in the amount of $1,687,000 to offset building
demolition, site preparation, soil corrections, and infrastructure costs related to
installation of utilities and realignment of the collector roadway. Although approved, this
redevelopment project never came to fruition—as the developer was unable to obtain the
number of leases necessary to begin construction. Subsequently, the developer went out
of business and the bank that financed the land acquisition foreclosed on the property.
The 2006 PUD remains in force, and therefore, would need to be repealed or amended in
order to accommodate a different site layout.
2008: A culvert was installed under Highway 55 to assist drainage flowing northerly through the
subject site—via a stormwater channel that flows toward Medicine Lake. The cost of the
culvert will be paid for by, and deducted from, any TIF that is generated by the site in the
future.
2009: Staff met informally with a variety of developers (e.g., CSM Corp., Shingobee Builders,
Paster Enterprises) that were interested in purchasing the site from the bank and
redeveloping it. Based on the extraordinary costs for land acquisition, building
demolition, installation of utilities, realignment of the collector road, soil corrections,
compliance with water quality regulations, etc., none of those developers could make the
numbers work for a redevelopment project, even with the TIF that was previously
approved.
Attachments
1. Location Map
2. Aerial Photo
3. 1999 Sketch
4. 2000 Sketch
5. 2006 PUD
6. 2030 Land Use Guide Plan (Comprehensive Plan) for the Site
7. Site Photos
3
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City of
Plymouth
Adding Qkelity to Life
SPECIAL
COUNCIL MEETING
October 12, 2010
Agenda
Number:
To: Laurie Ahrens, City Manager
Prepared by: Sandy Engdahl, City Clerk
Reviewed by: Cal Portner, Administrative Services Director
Item: Set Future Study Sessions
IV
1. ACTION REQUESTED:
Review the pending study session topics list, and set study sessions or amend the topics list as
desired.
The 2011-2015 proposed Capital Improvement Program and 2011 budget will be considered at
the December 14 Council meeting. The Council may wish to hold a study session on one or both
of these prior to December 14.
2. ATTACHMENTS:
Pending Study Session Topic List
Official Calendars
Page 1
Pending Study Session Topics
at least 3 Council members have approved the following study items on the list)
Discuss Future Transit Service (CC)
Discuss paperless Council packets (CC — report provided)
Discuss Plymouth Creek Center and park system issues
Other requests for study session topics:
Update with the City Manager (spring)
Meet with prosecutor for update (TB)
Consider incentives to encourage tree preservation
Review dangerous dog regulations/process (JW/JJ)
Page 2
City of
Plymouth
Adding Quality to Life
October 2010
Modified on 10108110 CHANGES NOTED IN RED
Page 3
1 2
3 4 5 6 7:00 PM 7 8 9
6:30-8:30 PM PLANNING 12:00-3:00 PM
Volunteer COMMISSION Fire Dept.
Recognition Event MEETING Open House
Plymouth Creek Council Chambers Fire Station III
Center
10 11 12 5:30 PM 13 14 15 16
SPECIAL COUNCIL Cancelled 7:00 PM
MEETING ENVIRONMENTAL PARK Is REC
Medicine Lake Room QUALITY ADVISORY
COLUMBUS DAY
Observed Discuss Plymouth Shop- COMMITTEE COMMISSION
ping Center Site EQC) MEETING PRAC) MEETING
Council Chambers Plymouth
PLYMOUTH PUBLIC 7:00 PM Ice Center
WORKS DIVISION REGULAR COUNCIL
CLOSED MEETING
Council Chambers
17 18 19 20 Cancelled 21 22 23
PLANNING
COMMISSION
MEETING
Council Chambers
24Z
25 26 27 28 29 305:30 pm 7:00 PM 7:00 PM
SPECIAL COUNCIL PLYMOUTH HRA MEETING
MEETING ADVISORY Medicine Lake Room
Medicine Lake Room COMMITTEE ON
5:30-8:30 PM
Board 8L Commission TRANSIT (PACT)
Halloween on 7:00 PM
MEETING
the Creek Medicine Lake Room
Plymouth Creek 31 REGULAR COUNCIL
Center MEETING
Council Chambers
Modified on 10108110 CHANGES NOTED IN RED
Page 3
City of
Plymouth
Adding Quality to Life
November 2010
Modified on 10108110
Page 4
1 2 3 7:00 PM 4 5 6
PLANNING
COMMISSION
MEETING
ELECTION Council Chambers
DAY
7:00 PM
HUMAN RIGHTS
COMMISSION
MEETING
Parkers Lake Room
7 8 9 SECTL 10 11 12 13Daylight7:00 PM
Savings COUNCIL MEETING* ENVIRONMENTAL VETERANS DAY
Ends Medicine Lake Rm QUALITY Observed
7:00 PMSetClocksBack COMMITTEE CITY OFFICES
1Hour REGULAR EQC) MEETING CLOSED
COUNCIL MEETING Council Chambers
Council Chambers Cancelled
SPECIAL PARK @ REC ADVISOR
COUNCIL MEETING** COMMISSION (PRAC)
MEETING
14 15 16 17 18 19 207:00 PM 7:00 PM
PLANNING HRA MEETING
COMMISSION Medicine Lake Room
MEETING
Council Chambers
21 22 23 5:30 PM 24 25 26 27
SPECIAL COUNCIL
MEETING
Medicine Lake Room THANKSGIVING THANKSGIVING
Discuss Excess HOLIDAY HOLIDAY
Property
7:00 PM
CITY OFFICES CITY OFFICES
REGULAR COUNCIL
CLOSED CLOSED
MEETING
Council Chambers
28 29 30
Discuss Highw55 and County Road 6
Immediately Following egular Council Meeting, U date with City Manager
Modified on 10108110
Page 4
City of
Plymouth
Adding Quality to Life
December 2010
Modified on 10108110
Page 5
7:00 PM
1 PLANNING 2 3 4
COMMISSION
MEETING
Council Chambers
7:00 PM
PLYMOUTH ADV
COMMITTEE ON
TRANSIT (PACT)
MEETING
Medicine Lake Room
5 6 7 8 9 10 11
2:00-5:00 PM 7:00 PM 7:00 PM
Old Fashioned ENVIRONMENTAL PARK 8 REC
Christmas QUALITY ADVISORY
Plymouth Historical COMMITTEE COMMISSION
Society Building EQC) MEETING PRAC) MEETING
Council Chambers Council Chambers
12 13 14 15 7:00 PM 16 17 187:00 PM
REGULAR COUNCIL PLANNING
MEETING COMMISSION
Council Chambers MEETING
Council Chambers
19 20 21 22 23 7:00 PM 24 25
HRA MEETING
Medicine Lake Room
CHRISTMAS EVE CHRISTMAS DAY
CITY OFFICES
CLOSED
26 27 28 29 30 31
NEW YEAR'S EVE
CITY OFFICES
CLOSED
6:00-9:00 PM
New Years Eve
Event
Plymouth Ice
Center
Modified on 10108110
Page 5