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Planning Commission Packet 09-06-2023
Planning Commission 1 of 2 September 6, 2023 CITY OF PLYMOUTH AGENDA Regular Planning Commission September 6, 2023, 7:00 PM 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE 2. PUBLIC FORUM—Individuals may address the Commission about any item not contained on the regular agenda. A maximum of 15 minutes is allotted for the Forum. If the full 15 minutes are not needed for the Forum, the Commission will continue with the agenda. The Commission will take no official action on items discussed at the Forum, with the exception of referral to staff for future reports. 3. APPROVE AGENDA —Planning Commission members may add items to the agenda for discussion purposes or staff direction only. The Commission will not normally take official action on items added to the agenda. 4. CONSENT AGENDA —These items are considered to be routine and enacted by one motion. There will be no separate discussion of these items unless a Commission member or citizen so requests, in which event the item will be removed from the Consent Agenda and placed elsewhere on the agenda. 4.1 Adopt proposed August 16, 2023 Planning Commission minutes. Draft Minutes.pdf 5. PUBLIC HEARINGS 5.1 Request for comprehensive plan amendment by Scannell Properties LLC to reguide roughly 75 acres to MXD (mixed use) for property located at 13001 County Road 10 (2023-052) Planning Commission Report Information Location Map Aerial Map Hennepin County Locate & Notify Map CO Guiding Description (current guiding) MXD Guiding Description (proposed guiding) Applicant's Narrative Sketch Layout Survey Resolution 5.2 Approve conditional use permit amendment for outdoor storage of trucks and trailers for U-Haul at 1225 Highway 169 (2023043) Resolution 1 Planning Commission 2 of 2 September 6, 2023 Staff Report Site Plan Survey Project Narrative Previous Approval (Resolution 2013-106) 6. NEW BUSINESS 7. ADJOURNMENT 2 Regular Planning Commission September 6, 2023 Agenda Number:4.1 To:Dave Callister, City Manager Prepared by:Chloe McGuire, Planning and Development Manager Reviewed by:Grant Fernelius, Community and Economic Development Director Item:Adopt proposed August 16, 2023 Planning Commission minutes. 1. Action Requested: Adopt the proposed minutes from the August 16, 2023 Planning Commission meeting. 2. Background: The regular Planning Commission meeting was held on August 16, 2023. 3. Budget Impact: N/A 4. Attachments: Draft Minutes.pdf 3 1 Proposed Minutes August 16, 2023 Proposed Minutes Planning Commission Meeting August 16, 2023 Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on August 21, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Bill Wixon, Marc Anderson, Julie Olson, Neha Markanda, Jennifer Jerulle, and Josh Fowler COMMISSIONERS ABSENT: None STAFF PRESENT: Community and Economic Development Director Grant Fernelius, Planning and Development Manager Chloe McGuire, Senior Planner Lori Sommers and City Council Liaison Julie Pointner Chair Boo led the Pledge of Allegiance. Call to Order Approval of Agenda Motion was made by Commissioner Anderson and seconded by Commissioner Wixon to approve the agenda. With all Commissioners voting in favor, the motion carried. Consent Agenda (4.1) Planning Commission minutes from meeting held on June 21, 2023 (4.2) Variance request to the bluff setback requirement for a deck addition for the property located at 2105 Xanthus Lane (Chris Monroe and Dale Kivimaki - 2023048) Motion was made by Commissioner Wixon and seconded by Commissioner Olson to approve the consent agenda. With all Commissioners voting in favor, the motion carried. Public Hearings (5.1) Review comprehensive plan text amendments, rezoning, and zoning text amendment for City Center (City of Plymouth - 2023045). 4 2 Proposed Minutes August 16, 2023 Senior Planner Sommers presented the staff report. Commissioner Anderson noted the proposed changes to density and maximum height and asked if that density range could be achieved with a 60-foot building. Senior Planner Sommers replied that it would be difficult to reach the maximum density allowed but a density within that range could be achieved. Commissioner Anderson asked for details on the pedestrian circulation requirements proposed. Senior Planner Sommers replied that would be site specific, noting that they would want to see how the site flows and how connections could be made to the existing development. She confirmed that staff is confident that the language proposed would provide the desired flexibility and the ability to require the connections desired. Commissioner Fowler asked if the intention would be to allow five or six stories within the maximum height. He noted that it would be difficult to achieve six stories with a building height of 60 feet and suggested that perhaps 65 feet could achieve six stories in height. Senior Planner Sommers acknowledged that is a great point. She stated that the height of the first floor is unknown as that could be commercial/retail which would be a higher height for that level. She noted that if the developer requested a slightly higher building height, they would have tools in place to allow that consideration. Chair Boo acknowledged that this would change the guiding for the city center while also creating design guidelines which seem to be more prescriptive. He asked for input on why those design standards would be found within the comprehensive plan rather than the zoning. Senior Planner Sommers replied that the comprehensive plan currently includes design guidelines by reference. She stated that the zoning code would have the standards that would work together with those guidelines. She provided additional details on the flexibility that could also be provided through the use of different tools. Commissioner Olson asked for details on the amount of housing that would be allowed, noting the relationship between increased density and parking. Planning and Development Manager McGuire provided different examples. Commissioner Olson asked for more information on the size of the parcel that would be allowed for townhomes and whether the townhomes would be rental units. Senior Planner Sommers commented that the maximum site size for townhomes would be two acres. She stated that the decision of rental versus ownership would be of the developer. She stated that apartments or condos could also be proposed and confirmed that single-family homes would not be allowed. She clarified that the two-acre limit for townhomes is contiguous to ensure that a larger site would not be developed with only townhomes, but there could be scattered sites under two acres in size throughout the area. 5 3 Proposed Minutes August 16, 2023 Commissioner Wixon asked for details on the timeline anticipated and who would be responsible for the public utilities and infrastructure. Senior Planner Sommers reviewed the anticipated timeline for this review. She stated that public works has begun to implement portions of the plan with the current roadwork. She stated that the infrastructure will continue to develop over the next few years, but the remaining development will be dependent on the private development market and interest. Commissioner Wixon asked how the current work is being funded. Community and Economic Development Director Fernelius explained the funding that the city is currently using, and the additional funding sources the city could consider in the future. Commissioner Jerulle commented that parking would be a concern that she would have with the increased density proposed. She noted the items desired by residents for this area from the resident survey and asked if there has been any type of focus group to gauge the resident response to these changes. Senior Planner Sommer commented that while there is a reduction in the parking requirements proposed for multi-family housing, the requirements for commercial and retail would remain the same. She stated that staff is cognizant that people will still drive to city center. She explained that the only way to attract the restaurant and commercial/retail uses desired by the community for this area is to also have housing. Senior Planner Sommers agreed that it could be a good opportunity to reengage residents. Commissioner Jerulle commented that she would like to see some type of phasing. She noted that while this provides technical guides, it would be nice to have an overall vision that would provide more guidance on what this area would look like and how much of it would be residential versus commercial/retail. Senior Planner Sommers replied that there are a lot of visualizations and guides on how this would all flow and what that could look like. She again noted that much of this would be driven by the interest of private development. She commented that phasing would be difficult as they are rezoning the entirety as they cannot anticipate where private development will spark. Planning and Development Manager McGuire stated that the city center 2.0 document does show where some of these buildings are intended to go as well as the increased density throughout. She commented that this step puts the technical elements in alignment with the guiding document. Senior Planner Sommers reviewed some of the sketches that are found within the city center 2.0 plan and examples of where housing could be anticipated. Commissioner Jerulle noted the need for affordable housing and a desire for home ownership. She asked if there would be a way to dictate whether the housing is specified for ownership, as that could allow for some more affordable ways for people to become homeowners. 6 4 Proposed Minutes August 16, 2023 Senior Planner Sommers replied that the City cannot dictate whether an apartment building or condo is owner occupied. She noted that multi-family could also be senior living. Commissioner Fowler commented that while he liked seeing the parking requirements reduced for the residential, it did not appear that guest parking requirements were reduced. He noted that one guest stall per every four units would seem high for a 40-to-80-unit apartment building. He referenced the allowed materials and questioned the metals with matte finish and earthtone colors only being allowed as an accent material. He commented that if the desire is for uniqueness and different designs, specifying colors would end up with a result of things looking the same. He recognized that it could be difficult to find language that would ensure high quality metal is chosen. Commissioner Markanda recognized the desire to balance development to provide diversity and asked what type of review would be done as development proposals come forward to ensure that diversity in development is achieved. Senior Planner Sommers commented that if they see a lot of housing come forward, they would bring the plan back to make amendments as they would not want to see one element overtake the others. Commissioner Wixon commented that there are a lot of restrictions on the types of businesses that would be sought after but it does not seem the same discretion is provided for the type of multi-family housing that would be desired. Senior Planner Sommers replied that the City can regulate more senior housing versus apartments and condos. She stated that sometimes apartments change into condos and therefore they cannot regulate between the two. She commented that it they continue to see apartment proposals, they can make changes to the plan. Planning and Development Manager McGuire stated that staff could commit to completing an annual review of the city center with the planning commission and city council. Chair Boo opened the public hearing. Chair Boo introduced Jack Day, Tower Drive in Edina, who asked about whether existing uses would be grandfathered in. Chair Boo introduced Mandy Rhead, 14915 32nd Avenue, commented that as a neighbor to city center, she does agree with some of the changes proposed. She commented that she will enjoy the walkability but is not in favor of the increasing housing density. She commented that parking in this area is already limited and parking spills into her neighborhood. She stated that she has concerns with infrastructure and the additional pressure that would be placed on the schools. She stated that the taller height for residential buildings is a concern to her as well. Chair Boo closed the public hearing. 7 5 Proposed Minutes August 16, 2023 Senior Planner Sommers commented that the example provided by the speaker would become a legal nonconforming use, which would allow him to switch his tenants. She noted additional provisions and guidelines are provided in the code related to legal nonconforming uses. Chair Boo noted that the density is an important part of this plan that is needed in order to achieve the identity of the city center and the intention for it to be a gathering place. He commented that this guidance for the city center has already been adopted and these would be the technical elements behind that. He acknowledged that parking is something they should continue to monitor as this moves forward. He commented that the city does communicate with the school districts related to future population projections so that the schools can adequately plan for the future as well. He noted that height has been limited to prevent towers, as he would not classify six stories as a tower. He stated that they have been cognizant to have some density but also ensure that does not overtake the area as a whole. Commissioner Anderson recognized the time and effort that has gone into planning the city center and asked if there has been input from the business community in this area. Senior Planner Sommers commented that staff did receive calls from several property owners following this last notice and many of them are happy to see things moving forward and some are looking forward to redevelopment. She stated that not all business owners reached out. Commissioner Anderson recognized the flexibility that would be provided through PUD and grandfathered in uses and commented that he supports what is proposed. Commissioner Jerulle commented that she would like to see a focus group to obtain more feedback and buy in on the plan. Planning and Development Manager McGuire replied that most of that was done in the city center 2.0 process noting the public outreach that was included. She stated that most of the feedback she has received has been a desire to see something happen as the city has been trying to spark this type of development/redevelopment for over 20 years. She commented that they continue to have one on one meetings with business owners. Senior Planner Sommers commented that when they were developing the plan, they attempted to meet with every business owner, there were multiple meetings with the council, and they did have focus groups in addition to the typical open house meetings. Motion was made by Commissioner Anderson and seconded by Commissioner Fowler to recommend approval of the resolutions approving a comprehensive plan text, rezoning, zoning text amendments, and findings of fact, with additional research on height and height. Roll call vote: Commissioner Markanda: Nay Commissioner Folwer: Aye Commissioner Wixon: Aye Commissioner Jerulle: Abstain Commissioner Olson: Aye Commissioner Anderson: Any Chair Boo: Aye 8 6 Proposed Minutes August 16, 2023 With five Commissioners voting in favor, the motion carried. Adjournment Chair Boo adjourned the meeting at 8:14 p.m. 9 Regular Planning Commission September 6, 2023 Agenda Number:5.1 To:Planning Commission Prepared by:Shawn Drill, Senior Planner Reviewed by:Grant Fernelius, Community and Economic Development Director File No:2023-052 1. Applicant: Scannell Properties LLC 2. Proposal: Comprehensive plan amendment to reguide roughly 75 acres to MXD (mixed use) on the city's land use guide plan map. 3. Location: 13001 County Road 10 (former Prudential Insurance site) 4. Guiding: Current guiding is CO (commercial office) 5. Zoning: Current zoning is B-C (business campus) 6. School District: ISD 279 (Osseo) 7. Review Deadline: December 9, 2023 8. Description: See attached Planning Commission Report Information. 10 9. Attachments: Planning Commission Report Information Location Map Aerial Map Hennepin County Locate & Notify Map CO Guiding Description (current guiding) MXD Guiding Description (proposed guiding) Applicant's Narrative Sketch Layout Survey Resolution 11 Planning Commission Report Information Scannell Properties LLC (2023-052) INTRODUCTION The applicant is requesting approval of a comprehensive plan amendment to reguide four parcels of land comprising the former Prudential Insurance site at 13001 County Road 10. The site contains roughly 75 acres and is bounded by County Road 10 (Bass Lake Road) to the north, Interstate 494 to the west, County Road 61 (Northwest Boulevard) to the east, and Chankahda Trail (formerly known as County Road 47) to the south. Under the proposal, the land use guide plan map in the city’s comprehensive plan would be amended to reguide the site from CO (commercial office) to MXD (mixed-use). The requested reguiding is the first step in allowing the site to be redeveloped with a mixture of multi-family housing, retail / commercial uses, and a medical-technical (med-tech) business park. If the reguiding is approved, future requests would be made for rezoning, platting, and PUD (planned unit development) general plan. Notice of the public hearing was published in the city’s official newspaper. Two mailed notices were sent out to all property owners within 750 feet of the site. One notice was sent upon receipt of the application, and the other notice was sent 12 days prior to the public hearing. A copy of the Hennepin County Locate & Notify Map is attached. Development signage has also been posted on the site. CONTEXT Surrounding Land Uses Adjacent Land Use Guiding Zoning North (across County Road 10) In Maple Grove: Childcare center, bank with drive-thru teller service, & strip retail center In Plymouth: Holiday Gas Station with car wash, and Culver’s with drive-thru. ---- The Quinn Apartments -- C (commercial) ---- LA-4 (living area 4) -- C-4 (community commercial) ---- RMF-4 (multi-family 4) West (across I-494) Lake Camelot Villa Condominiums (townhomes) LA-2 (living area 2) RMF-3 (multi-family 3) East (across County Road 61) Single-family homes LA-1 (living area 1) RSF-1 (single-family 1) South (across Chankahda Trail) Bass Lake Hills Rental Townhomes LA-3 (living area 3) RMF-4 12 2023052 Page 2 Natural Characteristics The site lies in the Shingle Creek drainage district. The site is not located within the flood plain or shoreland overlay district. The site contains two wetlands: one in the southwest corner and one in the east portion of the site. The water body in the central portion of the site is a stormwater pond. Previous Actions Construction of the existing 4-story, 450,000-square-foot office building and relating parking areas was completed in the northerly portion of the site in 1980. Under the plan, the existing building and parking would be removed. The southerly portion of the site presently remains undeveloped. In 2022 / 2023, the applicant requested a review of sketch layouts for redevelopment of the site. Both the Planning Commission and City Council have previously reviewed the sketch layouts and provided their informal comments to the applicant. In July 2023, the City Council adopted an Alternative Urban Areawide Review (AUAR) for the site, based on the highest amount of development the site could support. An AUAR is a scoping document that identifies potential environmental concerns and develops a mitigation plan to address any such concerns. The mitigation would be incorporated into any future redevelopment plans. LEVEL OF CITY DISCRETION IN DECISION-MAKING The guiding of land is a legislative action (enactment of policy). Consequently, the city has a high level of discretion in approving or denying an application to reguide property. The land use guide plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the city. In other words, it is the city’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the health, safety, and general welfare of the community. Under state law, a city may not put a reguiding into effect until the Metropolitan Council has reviewed and responded to the proposed reguiding. State law also mandates that all cities in the Twin Cities metropolitan area adopt a 20-year comprehensive plan and review that plan every ten years. State law and city regulations explicitly allow amendments to the comprehensive plan outside of the required decennial comprehensive plan update. It is not uncommon to receive applications to amend the comprehensive plan outside of the required decennial update. The city has approved over 30 such reguiding requests in the past 20 years. ANALYSIS The applicant is requesting to amend the land use guide plan map of the city’s comprehensive plan. Under the proposal, the site would be reguided from CO (commercial office) to MXD (mixed use). Refer to graphics on Page 3. 13 2023052 Page 3 Current Guiding: The site is currently guided CO (commercial office). Refer to the graphic below. Current Guiding Requested Guiding: The applicant is requesting to reguide the site to MXD (mixed use). Refer to the graphic below. Requested Guiding 14 2023052 Page 4 Except for specialized housing such as nursing care, the current CO guiding does not allow residential uses. The proposed MXD guiding would allow the site to be redeveloped with a mixture of multi-family housing, retail / commercial uses, and a med-tech business park. The descriptions for both the CO and MXD guiding designations are attached. The corresponding zoning district for MXD-guided areas is PUD (planned unit development). PUDs are customized zoning districts unique to each development. If the site is reguided to MXD, the applicant would request to rezone the site from B-C (business campus) to PUD. A separate public hearing process would be required for any such rezoning request. The residential density range allowed within MXD-guided areas is 12 to 35 units per acre, based upon net acreage of the overall site. Net acreage excludes wetlands, wetland buffers, areas below the high water level of ponds, and areas to be dedicated as public park or right-of-way for arterials roadways. Based on approximate net acreage calculations, the site should accommodate roughly 600 to 1,750 dwelling units under MXD guiding. The previous preliminary sketch layouts indicated a range of roughly 900 to 1,320 apartment-style dwelling units (in multiple building), which lies within the allowable density range. The applicant is partnering with Roers Companies to construct the residential component of the redevelopment project. When reviewing a request for an amendment to the land use guide plan map, the city must analyze and consider the following: ▪ extent to which the location criteria of the existing and proposed guiding designations are satisfied; ▪ information supporting a re-examination of the current guiding; ▪ impact on land supply and demand; ▪ demonstration that the amendment has merit beyond the interests of the applicant; ▪ possible impacts of the amendment on other comprehensive plan elements including transportation, housing, sewers, water supply, surface water, parks, and capital improvement program; and ▪ fiscal impacts on the city. Location Criteria – The site meets the specified location criteria for both CO and MXD guiding. Due to the size of the site, however, it is better suited for MXD guiding – allowing it to be redeveloped with a mixture of land uses. The housing component and retail / commercial / med- tech components would result in a “right-sized” blend of uses and efficiencies in infrastructure, while creating synergy for the benefit of all land uses within and near the site. Re-examination of the Comprehensive Plan – Since the 2040 comprehensive plan was enacted in 2019, new information has come forward. Prudential Insurance has decided to sell the site, as they no longer require the amount of office space provided within the existing building. Other office users were not interested in purchasing or maintaining the site when it went up for sale. This new information is relevant and provides the city with an opportunity to determine what the future land uses should be for the site. 15 2023052 Page 5 Land Supply and Demand – The proposed reguiding would have minimal effect on land supply and demand. Under the requested reguiding, the amount of MXD-guided land in the city would increase to 110 acres (or 0.5 percent of the overall land within the city), and the amount of CO- guided land in the city would decrease to 525 acres (or 2.3 percent of the overall land within the city). Merit of the Amendment – The proposed reguiding has merit beyond the interests of the applicant. The reguiding would provide for needed housing and retail / commercial / med-tech uses in this area of the city. The apartment-style housing component would assist the city in meeting its goals for providing a diverse housing supply. The proposed redevelopment would also provide for a new public park and related public trail system (not presently located on the site) to serve this area of the city. Lastly, the proposed redevelopment would increase the city’s tax base and provide employment opportunities. Impacts on other Comprehensive Plan Elements – 1) Transportation: As part of the Alternative Urban Areawide Review (AUAR), a traffic study was commissioned by the city, but paid for by the applicant. The traffic study was based on 1,320 residential units and 700,000 square feet of retail / commercial / med-tech development – which was the highest amount of development contemplated for the site under the AUAR (actual development numbers are projected to be lower based on the sketch layout). The traffic study concluded that, with modifications to be incorporated into the redevelopment plans, the surrounding road system could readily accommodate the anticipated traffic that would be generated by redevelopment of the site. In addition, the city would review extending Plymouth Metrolink bus service to this site upon its redevelopment. 2) Sewer and water: As part of the AUAR, a utility study was commissioned by the city, but paid for by the applicant. The utility study analyzed: a) the anticipated increase in sanitary sewer flows if the site is redeveloped; b) the downstream capacity of the local sanitary sewer system; and c) the capacity of the water system to accommodate anticipated volume, pressure needs, and flow demands upon site redevelopment. The applicant would need address the issues identified in the utility study as part of any future redevelopment plans. Additionally, existing public utilities within the site would need to be relocated by the applicant to accommodate redevelopment. 3) Housing: The proposed reguiding and related redevelopment would add to the city’s housing stock and would also include a level of affordability (yet to be determined), in support of the city’s housing goals. 16 2023052 Page 6 4) Surface Water Management: Any redevelopment proposal for the site would need to demonstrate compliance with all standards for rate control and water quality, as set forth by city standards and watershed requirements. Additionally, the applicant would be required to secure Minnesota Pollution Control Agency approval of a storm water pollution prevention plan. Surface water management would be reviewed in detail as part of the analysis of any future platting and PUD general plan application. 5) Parks: Redevelopment of the site would result in dedication of a new roughly 20-acre public park to be located around the existing pond in the central portion of the site. New public trails would also be installed to provide pedestrian and bicycle connectivity – both within the site and to the broader community. The new park and trails would help to fulfill the park needs generated by the redevelopment and would serve this area of the city. 6) Capital Improvement Program (CIP): No impacts to the city’s CIP have been identified at this time. The segment of Chankahda Trail that abuts the site is programmed to be reconstructed in 2024. The proposed reguiding would not impact that reconstruction project, however, the city and applicant would need to work together to coordinate timing of improvements. Fiscal Impacts – The proposed reguiding would not have negative fiscal impacts on the city. Additional property taxes would be collected if the site is redeveloped. Taxes are based on the value of the land and buildings. Construction with a mixture of multi-family housing and retail / commercial / med-tech uses would increase the value of the site over current conditions. REQUIREMENTS FOR FUTURE DEVELOPMENT If the City Council approves the reguiding, the applicant would need to obtain the following city approvals in the future, prior to redevelopment of the site: • Rezoning to PUD (planned unit development) – public hearing required • Preliminary plat – public hearing required • PUD general plan – public hearing required • Final platting/development contract – City Council action required • PUD final plan – administrative approval required RECOMMENDATION Community and Economic Development Department staff recommends approval of the request by Scannell Properties LLC to reguide the former Prudential Insurance site located at 13001 County Road 10 from CO to MXD, subject to the conditions listed in the resolution. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. 17 60thPl Teakwoo d Ln Q uin wood Ln N orwood Ln Wedgewood Ln 58th Ave 58thAve R o s e w o o d L n 58th A v e 5 9 t h A v e P i n e v i e w Ln North w e s t B l v d Bass L a k e R d 58thAve O a k v i e w Ln M a g n o lia Ln RosewoodLn 58thAv e SITE Plymouth / Maple Grove Border I- 4 9 4 Chankahda Trl Bass Lake 2023-052Scannell Properties, LLC13001 County Road 10Comprehensive Plan Amendment K75007501,500375 Feet 18 SITE I-4 9 4 Co. R d . 1 0 ( B a s s L a k e R d ) Chankahda Tr l Co. R d . 6 1 ( N o r t h w e s t B l v d ) 2023-052 -- Aerial Map K66006601,320330 Feet 19 20 COMMERCIAL OFFICE (CO) The commercial office (CO) guiding designation allows a variety of uses, including professional offices, administrative offices, research and laboratory facilities, wholesale showrooms, service facilities (e.g., conference centers, lodging and reception halls), residential care facilities (e.g., nursing homes and assisted living), senior citizen housing, and business uses having limited contact with the general public. Based on the specialized nature of potential residential uses, the City does not project the level of residential use on any of its CO sites. CO sites may provide for limited retail sale of convenience-type products and services for the immediately surrounding area. Commercial uses in this classification are expected to develop with the highest standards of design and performance. Consequently, they should have a higher level of amenities such as landscaping, preservation of natural features, architectural controls, pedestrian trails and other features. Office parks and campus-style developments are encouraged in these areas. Commercial offices, residential facilities, and senior citizen housing can also serve as, and provide for, an orderly and progressive transition between higher and lower intensity land uses. Guidelines and Criteria Minimum Area: • Ten acres for office parks and business campus developments • One acre for smaller projects that serve as a transition between business and residential areas Density Range: • 6 to 20 dwelling units per acre if residential use included City Utilities: • Required in all areas Corresponding Zoning Districts • B-C (Business Campus District) • O (Office District) • Other zoning districts as may be appropriate Types of Development: • High amenity office facilities (e.g., administrative, executive, medical, research, professional and government offices, financial institutions and research and development laboratories • Residential facilities (e.g., nursing homes and assisted living) and senior citizen housing Development Location Criteria: • Abuts or has reasonably direct access to arterials • In conjunction with major commercial centers • The high amenity development expected renders the CO areas very suitable as “gateways” to the city • Residential care facilities and senior citizen housing should be near parks or permanent open space (city park, community playfield, special use park, school recreation facility, conservation area, etc.) • Residential facilities and senior citizen housing should be near neighborhood shopping facilities 21 Desirable Facilities: • Park within ½ mile for residential facilities and senior citizen housing developments • Sidewalks or trails connecting residential care facilities and senior citizen housing developments to other services and facilities, such as parks, churches and shopping centers • Transit facilities on residential facility sites and senior citizen housing sites or within ½ mile walking distance of such developments 22 MIXED USE (MXD) Development within the Mixed Use (MXD) classification is expected to demonstrate a higher standard of site and building design. Evaluation of building design will be based on the building’s relationship to its surroundings and the following architectural characteristics: materials; texture; colors; massing; building components and details; articulation of roof lines and exterior walls; height; and setbacks. In meeting a higher standard of site design, mixed use developments should include such things as: well- defined pedestrian walkways; transit improvements; decorative paving materials; street furniture; public plazas; decorative pedestrian-scale lighting; the screening of parking and loading areas; and a quality landscape design that ties together all of the individual elements of the development. To encourage pedestrian movement and reduce impervious surfaces, parking for either residential or non-residential uses should not dominate the site. Reducing the amount of surface parking should be accomplished through structured parking, shared parking or by locating a portion of the parking beneath the building. Guidelines and Criteria Minimum Area: • Five acres Density Range: • 12 to 35 units per acre (residential density is calculated using the total land area for the development) Note: 35 units/acre approved via Resolution 2021-081 City Utilities: • Required in all areas. Corresponding Zoning Districts • PUD (Planned Unit Development) Types of Development: • Multiple dwellings (apartments, townhouses and similar attached housing – all market-driven) • Commercial uses that offer basic convenience type goods and services • Community-scale commercial uses that are not oriented toward the motorist • Office facilities (professional, medical, dental and similar uses) • No single use shall dominate the site • Both vertical and horizontal mixing of uses is permitted Development Location Criteria: • Abuts or has reasonably direct access to major collectors or minor arterials • Mixed use developments may provide a transition between low density residential and more intense land uses Desirable Facilities: • Adequate recreation facilities available to the site • Sidewalks and trails connecting the development to other services and facilities, including parks, schools, churches and shopping centers • Transit facilities on the site or within ½ mile walking distance 23 1 COMPREHENSIVE PLAN AMENDMENT PROJECT NARRATIVE FOR PROPOSED REDEVELOPMENT 13001 BASS LAKE ROAD, PLYMOUTH, MN August 9th, 2023 • The Developer is proposing a new construction, mixed-use re-development at the ~75-acre, former Prudential Campus site that will bring needed diversification of uses within the existing Bass Lake corridor. The Developer’s plans will require a Comprehensive Plan amendment to guide the property Mixed Use (MXD) and a rezoning of the property to Planned Unit Development (PUD). This project will bring new life and vitality to the currently underutilized vacant land on the property and continue to support a diversified housing stock of new residential development in the city of Plymouth. The extent to which the location criteria of applicable existing or proposed land use guide plan classifications are satisfied. • The subject property is currently zoned Business Campus (BC) and is guided Commercial Office (CO) in the Comprehensive Plan 2040 Land Use Map. Under the current Land Use Plan Classifications, the Commercial Office guiding designation allows for a variety of uses, including professional offices, administrative offices, research and laboratory facilities, wholesale showrooms, service facilities, residential care facilities, senior citizen housing, and business uses having limited contact with the general public. The Developer believes Commercial Office is the highest and best use for the majority of the West side of the site along I-494, which is currently considered in design plans. Along with uses that will conform to the Commercial Office guiding designation, the Developer is seeking a variety of mixed-uses including multifamily living, grocery, retail and restaurants, which requires the requested Comprehensive Plan Amendment. Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including but not limited to whether new information has become available since the comprehensive plan was adopted that supports reexamination of the plan, or that existing or proposed development offer new opportunities or constraints that were not previously considered by the plan. • To begin, it is the Developer’s understanding that the City of Plymouth was not aware that the former owner and tenant of the property, Prudential Financial, had any intention of selling the building /property when the current Comprehensive Plan was adopted July 23, 2019. Because the City was not privy to the former owner’s plans prior to adopting the current Comprehensive plan, it is logical that the property’s Commercial Office guidance was adopted. Since the adoption of the Comprehensive Plan, the property has been purchased by the Developer and is no longer actively being used as an office campus. The unique size and location of the property poses a significant opportunity to provide the community with solutions to its current parks & recreation, housing and commercial business needs. Plymouth, MN supports a population over 81,026 and held an apartment vacancy rate of 3.4% in quarter 4 of 2021 and a population growth rate of 14.4% in just the last nine years alone, adding 9,254 people*. Looking forward, an April 2018 Comprehensive Rental Housing Market Study for the city of Plymouth HRA projected demand for approximately 972 general occupancy rental units 24 2 needed to meet housing demands into the future. Additionally, the Developer completed an updated market study in Q1 of 2023 that projected a need of approximately 704 units at the site specifically when contemplating other projects in the pipeline of the primary market area. Through initial site planning, the Developer believes the subject site can support approximately 1,000 units of multifamily housing, which could make a significant contribution to the City’s growing need for housing . The sites rolling topography, existing trees & ponds also offer the ability to create new community parks and trials, which support the City’s growth forecasts, trends, and goals. The site’s unique location along I-494 and Bass Lake Road also provides a great opportunity to add a variety of commercial, retail, and business uses to support the existing and proposed residences in the area. I-494 boasts approximately 84,000 VPD and Bass Lake Road boasts over 20,400 VPD which makes it an attractive site to retail users and traditional business park users alike where companies can attract and retain talent. Overall, the Developer believes the proposed amendment and re-development of the dated office campus supports the City’s Land Use Goals and Policies (Chapter 3 – pg. 1-3 Land Use Plan) including (but not limited to): • Establish and maintain a land use pattern that reflects the community’s desire to provide for a variety of land uses, including residential neighborhoods of varying densities and housing types, retail commercial and office areas, industrial developments, civic uses and parks and open spaces. • Pursue complementary economic growth and redevelopment opportunities that serve to further enhance the community’s economic and social vitality and in turn help sustain Plymouth’s high quality of life. • Support efforts that strengthen community identity, contribute to a high quality of life and enhance Plymouth as a desirable place to live, work and play. If the amendment affects a particular site, whether or not the change is needed to allow reasonable development of the site. • As stated previously, the current zoning and Comprehensive Plan guidance does not allow for all of the Developer’s proposed uses. An amendment to the Comprehensive Plan and rezoning of the site is necessary to maximize the site’s opportunity and support the Developer’s plans to incorporate a variety of high-quality mixed-uses including multifamily living, grocery, retail, restaurants and business campus. The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • There is significant pent-up demand for housing both in the immediate vicinity of the site and the primary market area as a whole. The City’s 2040 comprehensive plan calls for the creation of a variety of housing types within the City which this proposal will accomplish a multitude of. Additionally, there are known neighborhood desires including grocery, restaurant, and other service uses as demonstrated by both previous Plymouth resident surveys. Lastly, the demand for office/med-tech users is extremely high along the I-494 corridor, and the inclusion of these uses will enable the success of all other uses at the site. 25 3 A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • Beyond the interests of the Developer, the proposed Comprehensive Plan amendment and development will provide many community enhancements. To begin, the proposed development will bring a variety housing options that will accommodate the City’s growing population and increase the City’s annual tax revenue. To add, the retail, restaurants, and commercial business portions of the site will not only support the proposed on-site housing and nearby residences, but it will also create a variety of jobs to help boost the City’s economy and retain members of the community. The proposed development will also create a safer, more desirable community by upgrading and adding necessary public infrastructure components such as sewer & water systems, stop lights, and roads. The possible impacts of the amendment on all specific elements of the comprehensive plan as may be applicable, including but not limited to: • Transportation, as demonstrated by a traffic study to be conducted by the city at the expense of the applicant; o A Traffic Impact Analysis was completed as part of the AUAR by TC2 dated 05/17/2023 for the proposed development. The proposed redevelopment is expected to generate approximately 1,004- 1,231 am peak hour trips, 1,706-1,961 pm peak hour trips, and 18,642 – 19,342 daily trips end. o Based on the detailed findings of this study, the area’s transportation network is expected to support development within the AUAR study area with mitigation. The following mitigations will be evaluated in more detail with each phase of development and would be constructed when warranted by traffic increases related to phases of the development. ▪ 1) Sycamore Lane at Bass Lake Road (CR 10) • The intersection operates at an acceptable LOS C during the peak hours, but the northbound left-turn queues extend approximately 350 feet during the p.m. peak hour and impact the Sycamore Lane/Quinwood Lane intersection • Mitigation: Construct a second northbound left-turn lane (to provide dual left-turn lanes) with approximately 225 feet of storage ▪ 2) Sycamore Lane at Quinwood Lane (Internal Intersection) • The intersection operates at an unacceptable LOS E during the p.m. peak hour with stop control (i.e., either side-street stop or all-way stop control) • Mitigation: Construct a single lane roundabout at this intersection; a northbound right-turn bypass lane could be added to reduce northbound queuing during the p.m. peak hour ▪ 3) Quinwood Lane at Bass Lake Road (CR 10) • There is no eastbound right-turn lane along Bass Lake Road (CR 10) at Quinwood Lane, which creates potential conflicts between right-turning and thru motorists. • Mitigation: Construct an eastbound right-turn lane; consider reconfiguration of the north approach from a 4-lane undivided roadway to a single northbound lane exiting the intersection and single southbound left-, thru, and right-turn lanes; a median north of the intersection may be needed to restrict access to the southern Holiday Gas Station access located approximately 100 feet north of Bass Lake Road (CR 10) to reduce potential conflicts and maintain safe operations ▪ 4) Sycamore Lane/Teakwood Lane at Chankahda Trail • The intersection operates at an unacceptable LOS E or worse during the p.m. peak hour with stop control (i.e., either side-street stop or all-way stop control) 26 4 • Mitigation: Construct a single lane roundabout; westbound and southbound right- turn bypass lanes could be added to reduce queuing during the p.m. peak hour ▪ 5) Bass Lake Road (CR 10) at Northwest Boulevard (CR 61) • Eastbound and westbound left-turn lane queues along Bass Lake Road (CR 10) extend beyond the existing turn lane storage by approximately 50 feet. • Mitigation: Extend the eastbound and westbound left-turn lanes by at least 50 feet; the westbound left-turn lane along Bass Lake Road (CR 10) at Quinwood Lane could be shortened accordingly without creating an issue ▪ 6) Signal Infrastructure • The addition of more traffic within the study area, along with intersection improvements will necessitate signal infrastructure, timing, and phasing modifications. • Mitigation: Modify and/or optimize signal infrastructure, timing, and phasing throughout the study area relative to the identified mitigation. o The site is served by Click and Ride on-demand transit service operated by Plymouth Metrolink, and the potential for future routes with Plymouth Metrolink will be investigated through the development phase. • Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; The proposed development is expected to generate approximately 462,786 gallons per day (GPD) of wastewater. Wastewater will be conveyed by the City of Plymouth’s existing sanitary sewer network that bisects the study area from west to east. This system has a main trunk line that ranges in size from 10-inch to 24-inch in diameter. This line begins northwest of the site, running southeast along Bass Lake, where it ultimately reaches the Bass Lake lift station on 54th Avenue. Based on the Sanitary Sewer Flow Monitoring Memorandum in Appendix D, some segments of the downstream gravity sewers may require upsizing once sewer flow from the development is in excess of 350 gallons per minute (GPM). The Site is located within the Metropolitan Urban Service Area (MUSA). The property will be served by the publicly owned Metropolitan Wastewater Treatment Plant in Saint Paul. The plant currently treats approximately 160 million GPD, with a total capacity of 314 million GPD according to the Metropolitan Council Environmental Services Plant Inflow Summary Report for the period ending in June 2022. Based on the Twin Cities Metropolitan Council Sewer Availability Charge Guidelines, the estimated wastewater from the proposed development is anticipated to consist primarily of normal domestic sewage. The Metropolitan Council’s Metropolitan Wastewater Treatment Plant has the capacity to treat the proposed project without pretreatment or other plant facility improvements. • Housing, including the extent to which the proposal contributes to the city’s adopted housing goals; The development will address the city’s adopted housing goals in multiple ways. First, the project will address the 2040 comprehensive plan’s first goal of providing housing at a variety of income levels and specifically affordable housing. The Developer plans to pursue a 4% workforce affordable project at the site in addition to having each project within the development include some level of affordability in accordance with the city’s affordable housing policy. Second, the project will fulfill the goal of having housing adjacent to other services including employment and retail services. 27 5 Specifically, the project also has the potential to fulfill the goal of being transit connected as the Developer plans to work with the city on connecting with the city managed public transport. The development will also address the city’s goals of creating lifecycle housing by providing a multitude of housing types including standard market rate, 55+, and tax credit affordable housing. The incorporation of 3BR units and walkup units where possible will help target families. Lastly, the master site redevelopment including numerous projects under one development entity will enable both preservation and top-quality maintenance of the projects for the coming years. The residential projects will be managed upon completion by the developer. • Surface water, including compliance with the city’s goals for water quality as well as water quantity management; The site generally drains from northwest to southeast with discharges to the onsite wetlands. No surface water with any type of special designation is present on the site. Two WCA-regulated wetlands exist on the eastern side of the site. The existing Prudential Campus provides on-site stormwater management through constructed ponds and low-areas. It is assumed that these existing features do not meet current stormwater design standards. The runoff from the building and parking lot is routed to the existing pond in the center of the site. The pond has an upper and lower pool controlled by an overflow weir/bridge through the central portion. A pump system fills the upper pool with additional water from the lower pool as an amenity. An earthen berm controls the water level in the lower pool. In the event that the earthen berm overtops, the water flows to an outlet structure in the south-eastern corner of the lower pool and is routed to the existing city storm sewer. There is a smaller water quality basin in the northwestern corner of the intersection of Chankahda Trail and Northwest Blvd that was installed as part of the previous realignment of Chankahda Trail and Northwest Blvd. This smaller basin serves the existing street runoff and is routed to the same existing city storm sewer. The existing impervious area within the study area is around 19.1 acres, approximately 25% of the AUAR study area. Bass Lake is the receiving water body for the site. Bass Lake is impaired for nutrients. During construction, erosion and sediment control best management practices (BMPs) will be implemented to prevent impacts to aquatic ecosystems. The proposed development within the AUAR study area will require compliance with the stormwater rules and standards of the City of Plymouth, the Shingle Creek/West Mississippi Watershed Management Commissions, and the National Pollutant Discharge Elimination System (NPDES) Stormwater Permit for water quality, volume control, rate control, erosion control, and maintenance/monitoring. Treatment of 1-inch of runoff for the new impervious area since more than one acre of disturbance will occur. Additionally, the post-development discharge rates would be less than or equal to the existing runoff rates for the 2-, 10-, and 100-year, 24-hour rainfall events, as required by the Shingle Creek/West Mississippi Watershed Management Commissions. The proposed development will provide 1.1 inch of volume reduction over the proposed impervious surface coverage for the development through an infiltration BMPs. If infiltration of stormwater is not practical due to existing site conditions, filtration of stormwater will be used. The proposed development scenario will also be required to incorporate effective non-point source pollution reduction BMPs to achieve either 60% (Redevelopment) or 75% (New Development) percent total 28 6 phosphorus removals for the stormwater runoff. Treatment is currently planned to be provided through a wet pond in the central portion of the site and a filtration basin south-east of the wet pond. These BMPs are currently sized to meet and exceed the site requirements for pretreatment and filtration volumes while providing rate control and allowable freeboard to the currently proposed surrounding buildings. Additional biofiltration basins may be constructed throughout the proposed site to provide additional stormwater treatment above the required volumes. Stormwater runoff will be routed to this central water feature via underground piping and overland flow. Small biofiltration areas may be placed throughout the development to further increase the water quality and provide additional detention for rate control downstream. Areas that are not able to be routed to the central water feature will be captured and routed to smaller BMPs to the greatest extent possible. The central water feature outlets in the south-east corner of the site into the existing storm sewer. This storm sewer discharges downstream to Bass Lake. • Water supply; The water supply will be obtained from the City of Plymouth’s water system, which is a groundwater based public water supply. Water mains to service the Site are provided within adjacent roadway right-of-way, and a preliminary review indicates that the existing infrastructure is sufficient for the anticipated development scenario. New water mains will be placed in the roads to serve the development needs, and potentially upsized based on City system modeling. The estimated demand needed to support the new development is 163,333 gallons per day. Water appropriation for new wells or an increase in authorized volume is not anticipated for the project as the city’s current system can accommodate the development. The water supply will be obtained from the groundwater wells that currently supply the City of Plymouth water system. The groundwater wells draw water from 17 municipal wells ranging from 302 to 473 feet deep that draw water from the Prairie Du Chien-Jordan, Prairie Du Chien Group and Jordan aquifers • Parks and open space; and o The amendment will allow for an unprecedented opportunity to accomplish the City’s goal of adding parks and open space to the community. The site offers over 70 acres of open space, ponds and trees that will be easily accessible to the surrounding residences. The Developer has been consciously working close with the City of Plymouth to preserve green space, hills, trees and ponds, create open greenspace for the purpose of community activation, and design the site with as much pedestrian access and walkability as possible. • Capitol improvement program (CIP). o While the project does not explicitly impact specific desired projects listed in the most recent Capitol Improvement Plan (CIP, 2023-2032), the project will capitalize on the reconstruction of Chankahda Trail and will require coordination of a new intersection providing access to the site, the project will fulfill the goals set forth by the City Council including providing high quality services for existing residents, and, lastly, the project will create an additional City park which, although not called out in the CIP, is expressed as a continual goal. Additionally, offsite sewer upgrades related to the project will be addressed in a revised CIP as necessary. 29 7 Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City of Plymouth. The project will generate a large increase in the tax base. While the Developer will be requesting financial assistance for the public improvements, park, and infrastructure improvements, the overall tax increment generated from the project will be substantive. The potential assessed value of the fully developed project will be anywhere from $250mm to $400mm. Additionally, the construction of the project, assuming half of the construction cost is labor and an average construction salary of $60k, will generate 1,500 to 2,000 construction jobs. The site will attract permanent businesses and retail that will generate additional taxable income for the city. Andy Bollig, Developer Roers Companies 2 Carlson Pkwy #400 Plymouth, MN 55447 Dan Salzer, Director of Development Scannell Properties 294 Grove Lane, Suite 140 Wayzata, MN 55391 30 8 The Property consists of 74.58 total acres comprised of four adjacent parcels located at 13001 Bass Lake Road, Plymouth, Minnesota as particularly described as PIDs: 34-119-22-44-0002, 03-118-22-12-0002, 03-118-22- 11-0007 and 02-118-22-22-0005, as generally depicted below: 31 9 Project Site Legal Description Parcel 1: That part of Government Lot 4 and that part of the Northwest Quarter of the Northwest Quarter of Section 2, Township 118, Range 22, Hennepin County, Minnesota, lying North of the center line of County Road No. 47 as platted in the recorded plat of Bass Lake Highlands and lying Westerly and Southerly of the center line of county State Aid Highway No. 10, Plat 8. Parcel 2: That part of the South Half of the Southeast Quarter of Section 34, Township 119, Range 22, Hennepin County, Minnesota, lying Southeasterly of the East line of Interstate Highway 494 as described in warranty Deed filed in Book 2460 of Deeds on page 33, as Document Number 3499559, and lying Southwesterly of the Southerly line of Hennepin County State Aid Highway No. 10 as shown on Highway Plat Document No. 3867013. Parcel 3: That part of the West Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, lying North of the center line of County Road No. 47 and lying North and East of Interstate Highway 494 as described in Final certificate filed as Document Number 4040272. Parcel 4: The East Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, EXCEPT that part of the Northeast Quarter of the Northeast Quarter of Section 3, Township 118, Range 22, lying Northerly and Easterly of the centerline of Hennepin County State Aid Highway No. 10 and its extension Northwesterly; and EXCEPT that part of the East Half of the Northeast Quarter of Section 3, Township 118, Range 22, lying southerly of the following-described line: Commencing at the Southeast corner of said East Half of the Northeast Quarter; thence on an assumed bearing of North along the East line of said East Half of Northeast Quarter, 1,156.67 feet to the point of beginning of the line to be described; thence South 55 degrees 14 minutes 12 seconds west, 105.39 feet; thence Southwesterly 378.94 feet along a 2-degree tangential curve concave to the Southeast having a central angle of 7 degrees 34 minutes 44 seconds; thence Westerly 382.11 feet along a non-tangential curve concave to the Southwest having a central angle of 27 degrees 38 minutes 34 seconds, a radius of 792.00 feet and a chord bearing North 69 degrees 52 minutes 02 seconds west to the Southerly line of Hennepin County Highway No. 47, Plat 13; thence South 79 degrees 42 minutes 49 seconds West, along said Southerly line and not tangent to last-described curve, 598.08 feet to the west line of said East Half of the Northeast Quarter and there terminating; and also EXCEPT that part of the East Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, described as commencing at the Southeast corner of said East Half of the Northeast Quarter; thence northerly along the East line of said East Half of the Northeast Quarter, 1,156.67 feet to the point of beginning of the line to be described; thence Southwesterly deflecting to the left 124 degrees 45 minutes 48 seconds, 105.39 feet; thence Southwesterly 378.94 feet along a 2-degree tangential curve, concave to the Southeast, having a central angle of 7 degrees 34 minutes 44 seconds, and a radius of 2,865.79 feet; thence Westerly 382.11 feet along a non-tangential curve, concave to the Southwest, having a central angle of 27 degrees 38 minutes 34 seconds, a radius of 792.00 feet and the chord of said curve deflects to the right 62 degrees 28 minutes 30 seconds to a point on the southerly line of Hennepin county Highway No. 47, Plat 13, on file and of record in the office of the Hennepin County Recorder; thence Northeasterly along said Southerly line and not tangent to last described curve to the East line of said East half of the Northeast Quarter; thence South along said East line to the point of beginning. 32 SY C A M O R E LA N E N . QUIN W O O D L A N E N . NORT H W E S T B O U L E V A R D BASS L A K E R O A D CHANKAHDA T R A I L (CSAH 47) IN T E R S T A T E 4 9 4 KEYNOTE LEGEND PRUDENTIAL SITE SITE SKETCH PLAN 06/09/2023 COR R I D O R REST A U R A N T S & RETA I L WETLANDS AREA + TRAILS GROCERY /COMMERCIAL MED-TECH / BUSINESS PARK WATERFRONTRESTAURANT & RETAIL MULTIFAMILY MULTIFAMILY PRESERVED KNOLL &TREES PRESERVED AREA 06/21/2023 N 33 1 PRIVATE UNDERGROUND UTILITY LINES CROSS SUBJECT PROPERTY I-494 STORMWATER POND LIES ON SUBJECT PROPERTY 2 POSSIBLE ENCROACHMENTS Real property in the City of Plymouth, County of Hennepin, State of Minnesota, described as follows: PARCEL 1:That part of Government Lot 5 and that part of the Northwest Quarter of the Northwest Quarter ofSection 2, Township 118, Range 22, Hennepin County, Minnesota, lying North of the center line ofCounty Road No. 47 as platted in the recorded plat of Bass Lake Highlands and lying Westerly andSoutherly of the center line of county State Aid Highway No. 10 as platted in the recorded plat ofHennepin County State Aid Highway No. 10, Plat 8. PARCEL 2:That part of the South Half of the Southeast Quarter of Section 34, Township 119, Range 22,Hennepin County, Minnesota, lying Southeasterly of the East line of Interstate Highway 494 asdescribed in warranty Deed filed in Book 2460 of Deeds on page 33, as Document Number 3499559,and lying Southwesterly of the Southerly line of Hennepin County State Aid Highway No. 10 as shownon Highway Plat Document No. 3867013. PARCEL 3:That part of the West Half of the Northeast Quarter of Section 3, Township 118, Range 22, HennepinCounty, Minnesota, lying North of the center line of County Road No. 47 and lying North and East ofInterstate Highway 494 as described in Final certificate filed as Document Number 4040272. PARCEL 4:The East Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County,Minnesota, EXCEPT that part of the Northeast Quarter of the Northeast Quarter of Section 3,Township 118, Range 22, lying Northerly and Easterly of the centerline of Hennepin County State AidHighway No. 10 and its extension Northwesterly; and EXCEPT that part of the East Half of theNortheast Quarter of Section 3, Township 118, Range 22, lying southerly of the following-describedline: Commencing at the Southeast corner of said East Half of the Northeast Quarter; thence on anassumed bearing of North along the East line of said East Half of Northeast Quarter, 1,156.67 feet tothe point of beginning of the line to be described; thence South 55 degrees 14 minutes 12 secondswest, 105.39 feet; thence Southwesterly 378.94 feet along a 2-degree tangential curve concave tothe Southeast having a central angle of 7 degrees 34 minutes 44 seconds; thence Westerly 382.11feet along a non-tangential curve concave to the Southwest having a central angle of 27 degrees 38minutes 34 seconds, a radius of 792.00 feet and a chord bearing North 69 degrees 52 minutes 02seconds west to the Southerly line of Hennepin County Highway No. 47, Plat 13; thence South 79degrees 42 minutes 49 seconds West, along said Southerly line and not tangent to last-describedcurve, 598.08 feet to the west line of said East Half of the Northeast Quarter and there terminating;and also EXCEPT that part of the East Half of the Northeast Quarter of Section 3, Township 118,Range 22, Hennepin County, Minnesota, described as commencing at the Southeast corner of saidEast Half of the Northeast Quarter; thence northerly along the East line of said East Half of theNortheast Quarter, 1,156.67 feet to the point of beginning of the line to be described; thenceSouthwesterly deflecting to the left 124 degrees 45 minutes 48 seconds, 105.39 feet; thenceSouthwesterly 378.94 feet along a 2-degree tangential curve, concave to the Southeast, having acentral angle of 7 degrees 34 minutes 44 seconds, and a radius of 2,865.79 feet; thence Westerly382.11 feet along a non-tangential curve, concave to the Southwest, having a central angle of 27degrees 38 minutes 34 seconds, a radius of 792.00 feet and the chord of said curve deflects to theright 62 degrees 28 minutes 30 seconds to a point on the southerly line of Hennepin county HighwayNo. 47, Plat 13, on file and of record in the office of the Hennepin County Recorder; thenceNortheasterly along said Southerly line and not tangent to last described curve to the East line of saidEast half of the Northeast Quarter; thence South along said East line to the point of beginning. All Abstract Property LEGAL DESCRIPTION (NOT TO SCALE) SITE The following notes correspond to the numbering system of Schedule B II of the above mentioned titlecommitment. Items 1-8 are not survey matters. 9. Interest of James Harvey Proehl as created by Trustees' Deed dated May 19, 1986, filed June 10,1986, as Document Number 5117722; and Interest of Jean Louise Neumann formerly Jean LouiseProehl (married to Bruce E. Neumann) as created by Trustees' Deed dated March 28, 1988, filedAugust 11, 1988, as Document Number 5441637. NOTE: Decree of Distribution in the matter of the estate of Harold Charles Proehl, deceased, datedFebruary 19, 1982, filed April 22, 1982, as Document Number 4712289, vested the interest of saiddecedent in Jean Louise Proehl and Richard J. Gunn, as Trustees, for the uses and purposes as setforth in the Will of the deceased as to that part of the west Half of the Northeast Quarter of Section3, Township 118, Range 22, lying south and East of Interstate Highway No. 494. Said decree ofdistribution was dated and filed after the conveyance by said decedent of the land described in Parcel3 hereof. Said trustees then conveyed an undivided one-half interest in said land to James HarveyProehl by deed filed as Document Number 5117722; and an undivided one-half interest in said landto Jean Louise Neumann by deed filed as Document Number 5441637. James Harvey Proehl, single,and Jean Louise Neumann (formerly Jean Louise Proehl) and Bruce E. Neumann, her husband,conveyed that portion of the property described above lying South of the center line of County RoadNo. 47 by deed filed as Document Number 5450105. (as to Parcel 3) (PARCEL 3 AS SHOWN ON SURVEY) 10. Interest of Blysco, Inc., a Minnesota corporation, as acquired by deeds dated December 22, 1976,filed January 5, 1977, as Document Numbers 4258481, 4258482, 4258486, and 4258487. Saidinterest was not conveyed by Quit Claim Deed dated December 22, 1976, filed January 4, 1977, asDocument Number 4258039. (as to Parcel 4) (PARCEL 4 AS SHOWN ON SURVEY) 11. Highway and drainage easements conveyed to the County of Hennepin as set forth in Quit Claim Deed dated July 20, 1992, filed August 19, 1992, as Document Number 5957258. (as to Parcels 1, 2 and 4) (SHOWN ON SURVEY) 12. Numerous easements conveyed to the City of Plymouth as set forth in Easement dated May 6, 1985, filed May 10, 1985, as Document Number 4992689. (as to all Parcels) (SHOWN ON SURVEY) 13. Right of way for public roadway as set forth in Hennepin County State Aid Highway No. 10, Plat 8, filed as Document Number 3867013. (as to Parcels 1, 2 and 4) (SHOWN ON SURVEY) 14. Right of way for public roadway as set forth in Hennepin County Highway No. 47, Plat 13, filed as Document Number 3933700.(as to Parcels 1, 3 and 4) (SURVEY ON SURVEY) 15. Reservation of 50 percent of all minerals and mineral rights by The Federal Land Bank of Saint Paul as set forth in conveyance dated September 9, 1941, filed September 18, 1941, in Book 1520 of Deeds on page 10, as Document Number 2107563, and restated as evidenced by Statement of Mineral Ownership dated November 8, 1974, filed December 20, 1974, as Document Number 4120531. (as to Parcel 1) (AFFECTS SUBJECT PROPERTY, BLANKET IN NATURE , NOT SHOWN) 16. Limitation of access onto Trunk Highway No. 494 and highway easement conveyed to the State of Minnesota, as set forth in warranty Deed dated August 27, 1964, filed September 22, 1964, in Book 2460 of Deeds on page 33 as Document Number 3499559; and as acquired by the State of Minnesota as set forth in Final Certificate dated April 27, 1973, filed September 6, 1973, as Document Number 4040272. By Quit Claim Deed dated June 29, 1984, filed March 17, 1989, as Document Number 5516228, executed by the State of Minnesota, in favor of the City of Plymouth, a portion of the land taken for highway purposes was conveyed to the City of Plymouth reserving access restrictions. (as to Parcels 2 and 3) (SHOWN ON SURVEY) 17. Snow-fence easement conveyed to the County of Hennepin as set forth in Highway Easement dated March 18, 1929, filed March 20, 1929, in Book 1184 of Deeds on page 200, as Document Number 1531703. (as to Parcel 3 and 4) (EASEMENT NOT ON SUBJECT PROPERTY) 18. Undefined transmission line easement in favor of Northern States Power Company as referenced by recital in Warranty Deeds filed as Document Numbers 4260055 and 4260057. (as to Parcel 3) (EASEMENT UNDEFINED, AFFECTS SUBJECT PROPERTY, NOT SHOWN) 19. Terms, conditions and restrictions as set forth in Warranty Deed dated June 28, 1991, recorded December 11, 1991, as Document No. 5853936. (AFFECTS SUBJECT PROPERTY, BLANKET IN NATURE, NOT SHOWN) 20. Interest of Jerome P. Begin and Elizabeth A. Begin, husband and wife, as created in Warranty Deeddated April 22, 1971, and filed May 10, 1971, as Document Number 3882914, conveying the landdescribed in Parcel 2 of Schedule C hereof. Note: The interest conveyed by Jerome P. Begin and Elizabeth A. Begin, husband and wife, in favorof Blysco, Inc., a Minnesota corporation, by deed dated December 22, 1976, filed January 3, 1977, asDocument Number 4257427, incorrectly described the document establishing the northwest lot lineas being described in Document Number 4040272 rather than Document Number 3499559. (PARCEL 2 ASSHOWN ON SURVEY) SCHEDULE B II TITLE ITEM NOTES (Commitment No. NCS-11096565-CHI2) VICINITY MAP 1. Monuments have been found or placed as shown hereon 2. The address of the surveyed property is 13001 Bass Lake Road, Plymouth, MN 55442. 3. The subject property appears to lie within Zone X according to FEMA Flood Insurance Rate MapCommunity - Panel Number 27053C0180F which has an effective date of 11/4/2016. 4. The subject property contains 3,596,303 Sq.Ft. or 82.560 acres 6(a). There were no Zoning Reports or Letters provided by the title company, client or owner. 6(b). There were no Zoning Reports or Letters provided by the title company, client or owner. 7(a). Exterior dimensions of buildings are shown hereon and were measured at the exterior fascade of thebuilding. There may be eaves, overhangs and canopies which extend beyond the lines shown. Also,there may be underground footings and building space that are not shown on this survey. 7(b1). Areas of buildings are shown hereon and are subject to the notes stated in Item 7(a). 7(c). Building Heights are shown hereon at the location indicated, building heights are variable around theperimeter of the footprint. 8. The surveyor has made a good faith effort to show all substantial, above ground, visible, andpermanent features observed during the course of the survey. AT THE TIME OF SURVEY THERE WASSNOW AND ICE COVERING ALL OR PARTS OF THE SUBJECT PROPERTY, FEATURES OBSCURED BYSNOW OR ICE MAY NOT BE SHOWN. 9. The subject property contains 1026 regular parking stalls, 28 handicapped stalls, 4 charging stallsand 6 motorcycle stalls. 11(a). The utility lines shown within the subject property are based on plans and/or reports provided by theCity of Plymouth, Westwood is not liable for inaccuracies in said plans/reports. 11(b). A private utility marking request was made by the surveyor (One Call Ticket No. 220520235). Theunderground utility lines shown have been located from field survey information and existingdrawings. The surveyor makes no guarantees that the underground utilities shown comprise all suchutilities in the area, either in service or abandoned nor do we guarantee the accuracy or completenessof the markings and maps provided. 13. Names of adjoining owners are shown according to the Hennepin County GIS Map. 14. The subject property lies at the intersection of Bass Lake Road(County Road 10) and NorthwestBoulevard(County Road 61) shown hereon. 16 On the date the field work was completed for this survey, there was no observable evidence of currentearth moving work, exterior building construction or building additions. 17. As of the date of this survey, there are no proposed changes in street right of way lines, based on aconversation with the proper official with the City of Plymouth. On the date the field work wascompleted for this survey, there was no observable evidence of recent street or sidewalk constructionor repairs. 18. Any plottable offsite easements provided in the Title Insurance Commitment are shown hereon. 19. Westwood Professional Services, Inc. has obtained a Professional Liability Insurance policy to be ineffect throughout the contract term. A Certificate of Insurance can be furnished upon request. TABLE A OPTIONAL ITEM NOTES 1. Bearings of property lines shown hereon are based on the Hennepin County coordinate system,(NAD 83 - 1986 Control Adjustment). 2. Lengths of lines and distances between features are measured in US-Survey Feet 3. Elevations and ground contours shown hereon are relative to the NAVD88 4. Field data collection on which this map is based was performed while snow was covering all orpart of the subject property. There is a possibility that existing improvements that would normallybe observable without the snow cover may exist. GENERAL NOTES 3 FIRE HYDRANTS AND WATER LINES LIE OUTSIDE PUBLIC RIGHT WAY To: Prudential Insurance Company of America, a New Jersey corporation, Scannell Properties, LLC, anIndiana limited liability company, First American Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordancewith the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointlyestablished and adopted by ALTA and NSPS, and includes Items 1-4, 6(a)(b), 7(b)(1), 7(c) 8, 9, 11(a),13,14, and 16-19 of Table A thereof. The fieldwork was completed on March 9, 2022. Date of Plat or Map: 04/12/22 Christopher AmbournChristopher Ambourn No. 43005chris.ambourn@westwoodps.com SURVEYOR'S CERTIFICATE N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 1 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OFDRAWN: CHECKED: DESIGNED:INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 34 PARCEL 1 88 FT. STRIP PER DOC 3499559 NOT TANGENT DRAINAGE EASEMENTPER DOC. 5957258 (EX. 11) PUBLIC ROADWAY ANDUTILITY EASEMENTPER DOC. 4992689 (EX. 12) STORM SEWER EASEMENTPER DOC. 4992689 (EX. 12) 20 PUBLIC ROADWAY &UTILITY EASEMENT PERDOC. 4992689 (EX. 12) SANITARY SEWER EASEMENTPER DOC. 4992689 (EX. 12) 7 7 FT. HIGHWAY EASEMENTPER DOC. 4992689 (EX. 12) PUBLIC R O A D W A Y & UTILIT Y E A S E M E N T P E R D O C . NO. 49 9 2 6 8 9 ( E X . 1 2 ) 20 PUBLIC ROADWAY &UTILITY EASEMENT PERDOC. 4992689 (EX. 12) ∆∆∆∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ CONTROLLED ACCESS,TRUNK HIGHWAY NO. 494PER DOC. NO 5516288 (EX. 16) L=70 5 . 5 3 CH=7 0 3 . 7 4 CHB = S 6 3 ° 0 5 ' 0 0 " E R=28 6 4 . 8 8 Δ=14 ° 0 6 ' 3 6 " S79°36'56"W 37 9 . 8 7 W. L I N E O F O F T H E N W 1 / 4 O F SE C . 2 , T W P . 1 1 8 , R G E . 2 2 S. LINE OF THE S 1/2 OF THE SE 1/4OF SEC. 34, TWP. 119, RGE. 22 S. LINE OF THE NE 1/4 OFSEC. 3, TWP. 118, RGE. 22 W. L I N E O F O F T H E E 1 / 2 O F T H E N E 1/ 4 O F S E C . 3 , T W P . 1 1 8 , R G E . 2 2 PARCEL 2 PARCEL 4PARCEL 3 PID: 0311822120002PRUDENTIALFINANCIAL INC. PID: 3411922440002PRUDENTIALFINANCIAL INC. PID: 0211822220005PRUDENTIALFINANCIAL INC. PID: 0311822110007PRUDENTIALFINANCIAL INC. (V A R I A B L E W I D T H R I G H T O F W A Y ) (VARI A B L E W I D T H P U B L I C R I G H T O F W A Y ) (66 FT. W I D E P U B L I C R I G H T O F W A Y ) 20 20 7 3 66 66 6 6 HIGHWAY EASEMENTPER DOC. 5957258 (EX. 11) 37 HIGHWAY EASEMENTPER DOC. 5957258 (EX. 11) 37 66 66 S70°08' 1 8 " E 6 2 8 . 9 7 L= 4 9 9 . 3 5 R= 7 2 6 . 1 4 Δ= 3 9 ° 2 4 ' 0 4 " S 3 0 ° 4 4 ' 1 6 " E 3 9 1 . 0 3 L = 4 2 9 . 5 7 R = 7 8 1 . 4 3 Δ = 3 1 ° 2 9 ' 4 8 " S72°38'13" W 8 0 6 . 4 1 S00°05'53"E34.56 S72°38'27"W118.22 N35 ° 1 0 ' 5 8 " E 5 9 5 . 3 2 L= 2 4 2 . 1 0 R= 8 6 6 . 9 3 Δ= 1 6 ° 0 0 ' 0 1 " N1 9 ° 4 1 ' 2 2 " E 3 3 3 . 4 5 N1 5 ° 2 3 ' 0 8 " E 7 5 0 . 0 0 16 6 . 9 0 N1 5 ° 2 3 ' 0 8 " E 70.13 S85°23'08"W L=265.19 CH=265.14 CHB=N 83°21'05" E R=3734.72 Δ=4°04'06" 128.58N76°23'03" W S79°36'56"W 67 1 . 3 1 L=569.90 R=4742.46 Δ=6°53'07" 15 1 . 3 3 N0 7 ° 4 7 ' 2 7 " E N10°23'04"W33.00 N00°17'37"W33.52 NOT TANGENT NOT TANGENT PID: 0311822140032CITY OF PLYMOUTH MNDOT CIM 3/4" IRON PIPE 3/4" IRON PIPECAP NO. 11394 3/4" IRON PIPE 3/4" IRON PIPECAP NO. ILLEGIBLE 3/4"OPENPIPE MNDOT CIM 3/4" IRON PIPE 3/4" IR O N P I P E CAP N O . I L L E G I B L E MNDOT CIM 3/4" IRON PIPE 3/4" IRON PIPECAP NO. 11394 3/4" IRON PIPE MNDOTCIMMNDOTCIM 3/4" IRON PIPECAP NO. ILLEGIBLE MNDOT CIM MNDOT CIM 3/4" REBAR 3/4" REBAR CENTERLINE O F C O U N T Y R D . N O . 4 7 CONTROLLED ACCESS,TRUNK HIGHWAY NO. 494PER DOC. NO 5516288 (EX. 16) CENTERLINE OF STATEAID HIGHWAY NO. 10 CENTERLINE OF STATEAID HIGHWAY NO. 10 E. LINE OF INTERSTATE HIGHWAY 494 CENTERLINE OF CO U N T Y R D . N O . 4 7 SE CORNER OF THE E 1/2 OFSEC. 3, TWP. 118, RGE. 22 RIGHT OF WAY OF INTER S T A T E H I G H W A Y 4 9 4 N0 0 ° 0 5 ' 5 3 " W 1 1 5 6 . 6 7 L=37 8 . 9 4 R=28 6 4 . 7 9 D=2°0 0 ' 0 0 " L=382. 1 3 Δ=27° 3 8 ' 3 9 " R=792. 0 0 CHB= N 6 9 ° 5 7 ' 5 5 " W CH=37 8 . 4 3 S'LY RIGHT OF WA Y O F C O U N T Y R D . N O . 4 7 (N79°42'49"E) 598 . 0 8 S55°0 8 ' 1 9 " W 105.3 9 (S55° 1 4 ' 1 2 " W ) (N O R T H ) (L=382 . 1 1 ) Δ=7°3 4 ' 4 4 " PROPERTY CONVYEDPER DOC. NO.5853936 (EX. 19) (Δ=27° 3 8 ' 3 4 " ) PUBLIC ROADWAY P E R D O C . N O . 3 9 3 3 7 0 0 ( E X . 1 4 ) (R=2 8 6 5 . 7 9 ) TRANSMISSION LINE EASEMEMTOVER ALL OF PARCEL 3 PER DOC.NOS. 4260055 & 4260057 (EX. 18) PUBLIC R O A D W A Y P E R D O C . N O . 3 8 6 7 0 1 3 ( E X . 1 3 ) BASS L A K E R O A D NORTH W E S T B O U L E V A R D IN T E R S T A T E 4 9 4 70009957.34MNFSA 70010955.96MNFSA 70011957.00MNFSA 70012960.57MNFSA 70013958.36MNFSA 70032947.56MNFSA 70033958.24MNFSA 72706950.68MNFSA NO SAN MH FOUND 0'100'200'400' 1" = 100' (NOT TO SCALE) SITE VICINITY MAP N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 2 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OF INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 SEE SHEETS 3-6 FOR TOPOGRAPHIC DETAIL (NOT TO SCALE) SHEET LEGEND SHEET 3 SHEET 5 SHEET 4 SHEET 6 DRAWN: CHECKED: DESIGNED: CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 35 WAT WAT WAT WAT WA T WA T WA T WA T WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WA T WA T WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO S T O S T O S T O STO STO STO STO STO STO BASS L A K E R O A D STO STO STO STO STO STO STO STO STO STO STO STO STO MONUME N T S I G N BUILDING HEIGHT: 59.0 FT. ENCLO S E D G E N E R A T O R & TRA N S F O R M E R A R E A PAVILI O N FFE=944.23 FFE=940.20 FFE=966.16 POND UNDERG R O U N D W A L K W A Y E N T R A N C E RETAINI N G W A L L ACCESS RO A D ACCESS RO A D FA D E D S T R I P I N G STO STO STO ST O STO STO STO STO STO 2 2 37 IN T E R S T A T E 4 9 4 X X X X PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUGPUG PUG PUG PUG PUG PU G PU G PU G PU G GAS FO FO FO FO FO FO FO FO FO FO FO GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS TUG TUG TUG TUG TUG TUG TUG TUG GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG MI S C M I S C FO PU G PU G PU G PU G PU G PU G TU G TUG TUG TUG MULTI-STORY COMMERCIAL BUILDINGBUILDING AREA =125,000 SQ. FT. 19 SPA C E S 19 SPA C E S FFE=940.14 FFE=97 3 . 1 0 FFE=944.10 FFE=944.16 6.8 17.1 1 0 . 3 13.7 20. 0 15.9 28.4 5.4 5.5 16.3 24. 5 4.9 7 . 3 10.317.0 6 . 8 45.2 6 . 8 17. 1 15.417.1 6 . 7 43.6 6 . 2 1 1 . 0 3.2 7.610.9 3 . 2 4 3 . 5 6.7 17.1 1 5 . 4 17. 1 6.7 4 5 . 2 7.8 16.4 1 0 . 4 11.4 24. 5 16.3 5.5 28.4 5.6 15.9 20. 1 1 3 . 5 10.417.1 6 . 8 45.1 6 . 8 17. 1 15.417.1 6 . 8 45.1 6 . 8 17. 1 15.417.2 6 . 8 45.3 6 . 8 17. 0 15.417.1 6 . 7 45.3 6 . 8 39. 1 151.6 29. 9 30.0 30. 0 30.0 29. 9 30.0 38. 2 28.2 38. 1 30.0 30. 0 29.9 30. 1 30.0 22. 5 91.6 22. 6 30.0 30. 0 30.0 30. 0 29.9 29. 8 28.3 29. 9 30.0 29. 9 29.9 30. 0 30.0 29. 9 6.2 51 SPACES 47 SPACE S 47 SPACE S 14 SPACE S 32 SPACES 24 SPA C E S 24 SPA C E S 9 SPACES 8 SPACES 6 MOTO R C Y C L E SPACES 43 SPACE S 43 SPACE S 35 SPACES 18 SPA C E S 1 S P C . 38 SPACE S APPROXIM A T E L O C A T I O N O F UNDERGR O U N D W A L K W A Y RETAINI N G W A L L HELICOPTERPAD TRAIL TRAIL 4 CAR CHARG I N G SPACE S 5 SPAC E S 14 SPA C E S ACCE S S R O A D 15 S P A C E S 21 S P A C E S 21 S P A C E S 9 S P A C E S 11 S P A C E S 48 S P A C E S 42 S P A C E S 42 S P A C E S 42 S P A C E S 42 S P A C E S GATE X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X RAMP LA N D S C A P I N G LA N D S C A P I N G PO N D C O N T R O L ST R U C T U R E TOP NUT HYDRANTELEV.=941.14 TOP NUT HYDRANTELEV.=942.74 TOP NUT HYDRANTELEV.=972.28 GAS STO BOU N D A R Y L I N E BOU N D A R Y L I N E FIBER OPTICCABINET FIBER OPTICDUCT FO FO FO FO FO FO FO FO FO FO FO FO FO FO FOFO FO FO FA D E D S T R I P I N G FA D E D S T R I P I N G E E EE T SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN FO FO FO FO FO FO FO FO FO FO FO FO F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO RE=949.55IE W 12" RCP=945.11IE SW 12" RCP=944.86 RE=949.61IE 12" RCP=945.41 RE=948.29IE NE 12" RCP=943.09IE SW 15" RCP=942.04IE SE 24" RCP=941.91 RE=951.02IE SW 12" RCP=956.32IE NE 12" RCP=956.27 RE=956.99IE NE 12" RCP=951.34IE SE 12" RCP=951.49 RE=959.84IE 12" RCP=954.74 RE=947.14IE NW 24" RCP=940.76IE SE 36" RCP=940.74 RE=964.01 RE=952.94IE NW 36" RCP=943.61IE SE 36" RCP=943.59 RE=968.05 RE=96 8 . 0 9 IE NW 1 2 " R C P = 9 5 5 . 5 9 IE SW 1 5 " R C P = 9 4 9 . 5 9 IE NE= 9 4 9 . 5 2 IE SE 1 2 " R C P = 9 5 5 . 8 4 RE=944.26IE NW/SE 8" PVC=930.96IE SW 8" PVC=930.93IE NE 6" PVC=936.21 RE=947.41IE SE 18" PVC=932.96IE W 18" PVC=933.01IE NE 10" PVC=936.81 RE=944.48IE SE 18" RCP=933.88IE NW 15" RCP=933.93IE NE 10" RCP=936.18 RE=939. 4 7 IE NW 8" P V C = 9 2 7 . 9 7 IE SW 8" P V C = 9 2 7 . 8 8 IE NE 8" P V C = 9 2 8 . 2 2 RE=940.71IE SE/NW 8" PVC=929.24 RE=938.60IE SE 15" RCP=934.55IE NW 12" RCP=934.60IE NE 10" RCP=934.90 RE=940.67IE=936.22 RE=939.80IE=INACCESSIBLE RE=952.89IE SE/NW 8" PVC=931.21 RE=941.69IE NW 15" RCP=937.74IE SE 24" RCP=937.64 RE=943.35 RE=944.02 RE=942.97 RE=955.84IE 12" RCP=951.64 RE=954.74IE NE/SW 12" RCP=950.49IE W 12" RCP=950.54IE E 15" RCP=950.39 RE=953.80IE 15" RCP=949.80 RE=954.24 RE=955.67IE NE 12" RCP=951.47IE SW 12" RCP=951.42IE E 12" RCP=951.27 RE=957.36IE 12" RCP=952.91 RE=957.80IE NW 8" PVC=934.60IE SE 8" PVC=934.27 RE=955.73IE 12" RCP=952.43 RE=956.19IE NE 12" RCP=951.69IE S 12" RCP=951.79 RE=955.89IE NW 8" PVC=926.49IE SE 8" PVC=932.89 RE=942.22IE SE 8" PVC=933.39IE NE 6" PVC=933.82 RE=939.19IE NW 8" PVC=932.01IE SE 8" PVC=931.99IE NE 6" PVC=932.96 RE=967.13IE 60" RCP=958.48 RE=956.38IE=951.38 IE 2 4 " = 9 5 2 . 2 6 IE 24"=952.08 IE 24"=935.96ST O ST O STO STO WA T WA T WA T WA T WA T WA T WA T SAN SAN SAN SA N SA N STOSTO STO STO STO STO EDGE OF WATER EDGE OF WATER ST O STO STO CROSS W A L K PEDES T A L STO STO W A T W A T W A T WAT WAT WAT WAT WAT WAT 4" FORCEMAIN 4" FOR C E M A I N 4" F O R C E M A I N APPROXIMATELOCATION OFOUTLET STRUCTURE FO VENT 960 955 950 950 9 5 5 960 96 0 96 0 96 5 960 955 950 9 5 0 960 955 95 0 945 960 965 970 955 95 5 955 940 970 40955943.79LSHR B 40956943.93LSHR E40959943.88LSHR B40961943.85LSHR E 40962943.83LSHR B 40964944.12LSHR E 40965944.15LSHR B 40966944.40LSHR E 40967944.37LSHR B 40970944.81LSHR E 40971944.82LSHR B 40974945.11LSHR E 40975945.12LSHR B 40977947.92LSHR 40978950.94LSHR 40981955.67LSHR E E HH EFO HH T HH 70013958.36MNFSA S W T T T HH HH S S S E E E E E E E E E E E E E E EEEEEEE ST S S ST ST ST E E ST ST 80012971.92LSMI B 80013971.20LSMI E80019971.31LSMI B 80020972.07LSMI E 80251955.06LSMI B 80252957.08LSMI E 80253957.28LSMI B 80254955.00LSMI E 80255955.36LSMI B 80256955.59LSMI2 B 80260970.51LSMI2 E 80261970.37LSMI E S S 141126956.92LSMS B 141127956.87LSMS141128956.80LSMS 141129956.76LSMS CL E AREA DRAIN N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 3 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'50'100'150' 1" = 50' PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OF INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 SEE SHEET 2 FOR BOUNDARY &TITLE COMMITMENT INFORMATION SEE SHEETS 3-6 FOR TOPOGRAPHIC DETAIL LEGEND FLARED END SECTION SANITARY MANHOLE BEEHIVE CATCH BASIN CATCH BASIN ELECTRIC MANHOLE ELECTRIC BOX SIGN HANDICAPPED STALL NATURAL GAS METER LIGHT POLE STEEL/WOOD POST TELEPHONE UNDERGROUND POWER UNDERGROUND WATERMAIN FIBER OPTIC SANITARY SEWER STORM SEWER GATE VALVE GAS LINE CABLE TELEVISION LINE WELL HYDRANT HAND HOLE/JUNCTION BOX STORM MANHOLE TELEPHONE BOX TELEPHONE MANHOLE NATURAL GAS VALVE FIRE DEPARTMENT CONNECTION FENCE LINE CONTROLLED ACCESS CURB & GUTTER FLAG POLE CTV GAS PUG SAN STO TUG WAT FO ∆ S ST W E E T T G G X HH BENCH NATURAL GAS RISER/SERVICE FIBER OPTIC PEDESTAL CATCH BASIN MANHOLE FO CONCRETE SURFACE BITUMINOUS SURFACE GRAVEL SURFACE TRAFFIC SIGNAL ARM STOP LIGHT MATCHLINE - SEE SHEET 4 MA T C H L I N E - S E E S H E E T 5 (NOT TO SCALE) SHEET LEGEND SHEET 3 SHEET 5 SHEET 4 SHEET 6 DRAWN: CHECKED: DESIGNED: CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 1 PRIVATE UNDERGROUND UTILITY LINES CROSS SUBJECT PROPERTY I-494 STORMWATER POND LIES ON SUBJECT PROPERTY 2 POSSIBLE ENCROACHMENTS 3 FIRE HYDRANTS AND WATER LINES LIE OUTSIDE PUBLIC RIGHT WAY POWER POLE-ARM 36 ∆∆∆∆∆∆∆∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ WA T WA T WA T WAT WAT WAT WAT WAT WAT SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N S A N S A N S A N S A N S A N S T O S T O STO STO STO STO STO STO STO PAVILI O N FFE=940.20 POND PO N D RETAINING WALL ENTRANCE TO UNDERGROUND STORAGE GARAGE WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT 2 2 2 2 1 3 3PUG PUG PUG PUG PUG PUG PUG PUG PUG PUGPUG PUG PUGPUGPUGPUGPUGPUGPUGPUGPUG PUG PUG PUG PUG PUGPUG PUG PUGPUG PUG PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PU G PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUGPUG PUG PUG PUG PUG PU G PU G PU G PU G PU G PU G PU G PU G PUG MI S C PU G PU G PU G PU G PU G PU G FFE=940.14 30.0 22. 5 91.6 22. 6 30.0 30. 0 30.0 30. 0 29.9 29. 8 2 5 S P A C E S HELICOPTERPAD TRAIL TRAIL T R A I L TR A I L WA L L APPRO X I M A T E LOCAT I O N O F UNDER G R O U N D GARAG E A R E A ACCE S S R O A D GATE GATE X X X X X X X X X X X X X X X X X X X X X X X MONUMENTSIGN X X X X VENT P I P E S PO N D C O N T R O L ST R U C T U R E CONCRETESPILLWAY TOP NUT HYDRANTELEV.=941.14 BO U N D A R Y L I N E BOUNDARY LINE BOUNDARY LINE BOUNDARY LINE HENNEPIN COUNT Y S T A T E A I D H I G H W A Y N O . 4 7 IN T E R S T A T E 4 9 4 FIBER OPTICDUCT FA D E D S T R I P I N G EE TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG TUG SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FOFOFO F O FO FO FO FO FO FO F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO APPROXIMATELOCATION(UNDER ICE) RE=947.77 RE=946.89 RE=948.35RE=948.87IE NW 24" CMP=944.02IE SE 36" CMP=943.22 RE=939. 4 7 IE NW 8" P V C = 9 2 7 . 9 7 IE SW 8" P V C = 9 2 7 . 8 8 IE NE 8" P V C = 9 2 8 . 2 2 RE=940.71IE SE/NW 8" PVC=929.24 RE=938.60IE SE 15" RCP=934.55IE NW 12" RCP=934.60IE NE 10" RCP=934.90 RE=939.80IE=INACCESSIBLE RE=952.89IE SE/NW 8" PVC=931.21 RE=955.73IE 12" RCP=952.43 RE=939.19IE NW 8" PVC=932.01IE SE 8" PVC=931.99IE NE 6" PVC=932.96 IE 24"=958.95 IE 24"=959.08 IE 24" CMP=945.78 ST O RE=940.85IE NE 8" PVC=926.65IE SE 8" PVC=926.61 SAN SAN HH SAN SAN EDGE OF WATER PO N D EDGE OF WATER ED G E O F W A T E R STO TERMINUSUNKNOWN STO WAT WA T W A T W A T WAT WAT WAT WAT WAT WAT 4" FORCEMAIN 4" FOR C E M A I N 4" F O R C E M A I N APPROXIMATELOCATION OFOUTLET STRUCTURE 945 9 5 0 95 5 9 6 0 950 955 960 970 955 960 965 9 6 5 9 6 0 960 965 970 975 96 5 96 0 95 5 950 93 5 20101945.06SVED B CS 20102944.90SVED 20103944.64SVED 20104944.21SVED20105944.18SVED CE20106944.24SVED20107944.10SVED20108943.82SVED E 70009957.34MNFSA 70010955.96MNFSA 70011957.00MNFSA 70012960.57MNFSA 70013958.36MNFSA 70032947.56MNFSA 70033958.24MNFSA S 71456968.52LSMS B 71457968.62LSMS 71458968.77LSMS 71459968.47LSMS 71460968.51LSMS E FO ELECTRICAL ELECTRICAL T ELECTRICAL ST T S S ST 72706950.68MNFSA NO SAN MH FOUND ST S S S S ELECTRICAL ST S ST 81276968.57LSMI B RCT PRUD SIGN 81277968.54LSMI 81278968.60LSMI 141179968.57LSMS B 141180968.52LSMS 141181968.46LSMS 141182968.39LSMS CL EHHUNDERGROUND 2FT BOX ELECTRICAL N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 4 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'50'100'150' 1" = 50' PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OF INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 MATCHLINE - SEE SHEET 3 MA T C H L I N E - S E E S H E E T 6 (NOT TO SCALE) SHEET LEGEND SHEET 3 SHEET 5 SHEET 4 SHEET 6 SEE SHEET 2 FOR BOUNDARY &TITLE COMMITMENT INFORMATION SEE SHEETS 3-6 FOR TOPOGRAPHIC DETAIL DRAWN: CHECKED: DESIGNED: CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 1 PRIVATE UNDERGROUND UTILITY LINES CROSS SUBJECT PROPERTY I-494 STORMWATER POND LIES ON SUBJECT PROPERTY 2 POSSIBLE ENCROACHMENTS 3 FIRE HYDRANTS AND WATER LINES LIE OUTSIDE PUBLIC RIGHT WAY LEGEND FLARED END SECTION SANITARY MANHOLE BEEHIVE CATCH BASIN CATCH BASIN ELECTRIC MANHOLE ELECTRIC BOX SIGN HANDICAPPED STALL NATURAL GAS METER LIGHT POLE STEEL/WOOD POST TELEPHONE UNDERGROUND POWER UNDERGROUND WATERMAIN FIBER OPTIC SANITARY SEWER STORM SEWER GATE VALVE GAS LINE CABLE TELEVISION LINE WELL HYDRANT HAND HOLE/JUNCTION BOX STORM MANHOLE TELEPHONE BOX TELEPHONE MANHOLE NATURAL GAS VALVE FIRE DEPARTMENT CONNECTION FENCE LINE CONTROLLED ACCESS CURB & GUTTER FLAG POLE CTV GAS PUG SAN STO TUG WAT FO ∆ S ST W E E T T G G X HH BENCH NATURAL GAS RISER/SERVICE FIBER OPTIC PEDESTAL CATCH BASIN MANHOLE FO CONCRETE SURFACE BITUMINOUS SURFACE GRAVEL SURFACE TRAFFIC SIGNAL ARM STOP LIGHT POWER POLE-ARM 37 WAT WAT WAT W A T W A T W A T W A T W A T W A T W A T WAT WATWATWATWAT WA T WA T ST O STO STO STO STO STO STO STO STO STO STO STO STO STO STO STOST O SAN SAN SAN SAN STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO ACCE S S R O A D STO STO STO STO RETAIN I N G W A L L LOADI N G D O C K A R E A RETAINI N G WALL ACCE S S R O A D APPR O X I M A T E L O C A T I O N O F UND E R G R O U N D W A L K W A Y STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O ST O 2 PU G P U G P U G PUG PUG P U G P U G PU G PU G PU G PUG PUG PUG PUG PUG PUG PUG PUGPUG PUG PUG PUG PUG PU G G A S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G A S G A S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS TUG F O F O F O F O F O F O F O F O FO FO F O F O F O F O F O G A S G A S G A S G A S G A S G A S GAS G A S G A S G A S G A S G A S G A S X X X X X C T V C T V C T V GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GA S GA S G A S G A S G A S G A S G A S G A S G A S GAS FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO F O F O F O F O F O F O FO FO FO F O F O F O FO FO FO FO FO FO FO FO FO F O F O F O F O F O F O F O F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO F O F O F O F O F O F O F O F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO GAS GAS GAS GAS GAS GAS GAS GASGAS GAS GAS GAS MULTI-STORY COMMERCIAL BUILDINGBUILDING AREA =125,000 SQ. FT. ENCLO S E D U T I L I T Y A R E A 19 SPA C E S 19 SPA C E S FFE=944.22 FFE=944.19 FFE=944.21 FFE=944.19 FFE=944.24 FFE=944.21 FFE=940.72 FFE=940.74 151.5 38. 1 8.4 13.0 4 5 . 2 2 . 8 13. 1 13. 0 13.0 2 . 8 13.0 13. 0 2 . 8 12.9 13. 0 2 . 8 13.0 12. 9 3 . 0 12.9 13. 1 4 5 . 2 6.717.1 1 5 . 4 17. 1 6.8 4 5 . 2 6.8 17.1 1 0 . 3 13.7 20. 0 15.9 28.4 5.4 5.5 16.3 24. 5 4.9 7 . 3 10.317.0 6 . 8 45.2 6 . 8 17. 1 15.417.1 6 . 7 30.0 30. 0 29.9 29. 8 28.3 29. 9 30.0 29. 9 29.9 30. 0 30.0 29. 9 24 SPA C E S 24 SPA C E S 9 SPA C E S 27 SP A C E S 27 S P A C E S 41 S P A C E S 55 S P A C E S 55 S P A C E S 14 SP A C E S 51 S P A C E S 18 SPA C E S UNDE R G R O U N D W A L K W A Y E N T R A N C E RETAI N I N G W A L L RETAI N I N G W A L L TRAIL 17 SPA C E S 4 CAR CHARG I N G SPACE S 14 SPA C E S ACC E S S R O A D 49 S P A C E S 14 SP A C E S 45 S P A C E S 51 S P A C E S X X X X X X LA N D S C A P I N G LA N D S C A P I N G RAMP TOP NUT HYDRANTELEV.=941.37 TO P N U T HY D R A N T ELE V . = 9 4 3 . 9 6 GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GA S GA S G A S G A S G A S G A S G A S STO B O U N D A R Y L I N E BOUND A R Y L I N E BAS S L A K E R O A D FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FOFO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO F O F O F O F O F O F O F O F O FO FO FO FO FO FO FO FO F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO RE=945.66IE NW 21" RCP=938.96IE SE 21" RCP=938.91IE NE 12" RCP=939.56 RE=946.24 RE=947.06IE NW 18" RCP=941.11IE SE 21" RCP=940.66 RE=949.15IE NW 12" RCP=944.90 RE= 9 4 5 . 2 8 IE N W 3 6 " R C P = 9 3 6 . 2 3 IE S W 3 6 " R C P = 9 3 6 . 1 3 IE N 1 2 " R C P = 9 4 0 . 2 8 IE S E 1 2 " R C P = 9 4 0 . 4 3 RE=947.63IE S 12" RCP=941.68 RE=950.10 RE=948.43IE NW 18" RCP=942.13IE SE 18" RCP=942.10IE NE 12" RCP=942.53 RE=951.32IE NW 18" RCP=945.02IE SE 18" RCP=945.00IE NE 12" RCP=945.07 RE=953.00RE=953.95IE NW 15" RCP=947.70IE SE 18" RCP=947.50IE NE 12" RCP=947.20 RE=955.38 RE=952.94IE NW 36" RCP=943.61IE SE 36" RCP=943.59 RE= 9 5 2 . 6 2 IE N W 3 6 " R C P = 9 3 8 . 6 7 IE S E 3 6 " R C P = 9 3 8 . 6 2 RE=96 8 . 0 9 IE NW 1 2 " R C P = 9 5 5 . 5 9 IE SW 1 5 " R C P = 9 4 9 . 5 9 IE NE= 9 4 9 . 5 2 IE SE 1 2 " R C P = 9 5 5 . 8 4 RE=963.72 RE=9 4 7 . 4 8 IE N W 3 6 " R C P = 9 3 7 . 4 8 IE SE 3 6 " R C P = 9 3 7 . 4 3 IE NE 1 2 " R C P = 9 4 1 . 8 3 RE=948.97IE SW 12" RCP=94.07 RE=952.84IE NE/SW 36" RCP=935.69IE NW DRAINTILE=948.84 RE= 9 5 2 . 8 0 RE=956.86E SW 36" RCP=935.01 RE=944.16E NE 36" RCP=933.56E NE 36" RCP=933.51 RE=93 9 . 2 5IE NW1 2 " R C P = 9 3 4 . 7 5 IE SE 3 6 " R C P = 9 3 3 . 3 5 IE SW 3 6 " R C P = 9 3 3 . 2 5 TOP OF CONCRETE RE=948.69IE NW 8" PVC=937.90IE NE 8" PVC=938.01 RE=939.46IE12" RCP=935.86 RE=944.26IE NW/SE 8" PVC=930.96IE SW 8" PVC=930.93IE NE 6" PVC=936.21 RE=947.41IE SE 18" PVC=932.96IE W 18" PVC=933.01IE NE 10" PVC=936.81 RE=944.48IE SE 18" RCP=933.88IE NW 15" RCP=933.93IE NE 10" RCP=936.18 PUMP STATION RE=967.13IE 60" RCP=958.48 STO S T O B U I L D I N G L I N E A B O V E WA T WA T WA T WA T SAN SA N SA N S T O TER M I N U S UN K N O W N STO STO CROSS W A L K PEDES T A L CROS S W A L K PEDES T A L W A T W A T 955 95 5 950 9 5 0 9 5 0 9 5 0 955 95 5 955955 945 9 4 5 95 0 950 955 945 945 940 94 5 965 9 6 0 9 7 0 E T HHHH E HH HH TVG S S HH FO E HH HH ELECTRICAL ST E E E E E E E E E E E E ST ST E E E E E HH E ST 80252957.08LSMI E 80253957.28LSMI B 80351954.08LSMI B 80352953.76LSMI2 B 80353954.44LSMI2 E 80354954.56LSMI E 80355955.53LSMI B 80356955.81LSMI2 B 141126 LSMS B 141127141128956.80LSMS 141129956.76LSMS CL E N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 5 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'50'100'150' 1" = 50' PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OF INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 MATCHLINE - SEE SHEET 6 MA T C H L I N E - S E E S H E E T 3 (NOT TO SCALE) SHEET LEGEND SHEET 3 SHEET 5 SHEET 4 SHEET 6 SEE SHEET 2 FOR BOUNDARY &TITLE COMMITMENT INFORMATION SEE SHEETS 3-6 FOR TOPOGRAPHIC DETAIL DRAWN: CHECKED: DESIGNED: CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 1 PRIVATE UNDERGROUND UTILITY LINES CROSS SUBJECT PROPERTY I-494 STORMWATER POND LIES ON SUBJECT PROPERTY 2 POSSIBLE ENCROACHMENTS 3 FIRE HYDRANTS AND WATER LINES LIE OUTSIDE PUBLIC RIGHT WAY LEGEND FLARED END SECTION SANITARY MANHOLE BEEHIVE CATCH BASIN CATCH BASIN ELECTRIC MANHOLE ELECTRIC BOX SIGN HANDICAPPED STALL NATURAL GAS METER LIGHT POLE STEEL/WOOD POST TELEPHONE UNDERGROUND POWER UNDERGROUND WATERMAIN FIBER OPTIC SANITARY SEWER STORM SEWER GATE VALVE GAS LINE CABLE TELEVISION LINE WELL HYDRANT HAND HOLE/JUNCTION BOX STORM MANHOLE TELEPHONE BOX TELEPHONE MANHOLE NATURAL GAS VALVE FIRE DEPARTMENT CONNECTION FENCE LINE CONTROLLED ACCESS CURB & GUTTER FLAG POLE CTV GAS PUG SAN STO TUG WAT FO ∆ S ST W E E T T G G X HH BENCH NATURAL GAS RISER/SERVICE FIBER OPTIC PEDESTAL CATCH BASIN MANHOLE FO CONCRETE SURFACE BITUMINOUS SURFACE GRAVEL SURFACE TRAFFIC SIGNAL ARM STOP LIGHT POWER POLE-ARM 38 W A T W A T W A T W A T WAT WATWATWATWAT WA T STO STO STO STO STO STO STO STO STO STOST O SAN SAN SAN S A N S A N S A N S A N S A N S A N S A N NORTH W E S T B O U L E V A R D STO STO STO POND RETAIN I N G W A L L LOADI N G D O C K A R E A RETAINI N G WALL ST O ST O ST O ST O S T O S T O S T O S T O S T O S T O ST O ST O ST O ST O ST O ST O ST O WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT STO STO STO STO STO STO STO STO STO 2 2 3 PU G P U G P U G PU G PU G PU G P U G P U G P U G P U G P U G P U G P U G P U G PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PU G PU G PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PU G GAS GAS GAS GAS GAS GAS GA S GAS GAS GAS F O F O F O F O F O F O F O F O F O F O F O FO FO FO G A S G A S G A S G A S G A S G A S GAS G A S G A S G A S G A S G A S GAS GAS GAS X X X X X C T V C T V C T V G A S G A S G A S GAS GAS F O F O F O F O F O F O F O F O FO FO FO FO F O F O F O F O F O F O F O F O F O F O F O F O F O F O GA S G A S G A S GA S ST O GAS GAS GAS GAS GAS GASGAS GAS GAS GAS ENCLO S E D U T I L I T Y A R E A FFE=944.22 FFE=944.19 FFE=944.21 FFE=944.19 FFE=944.24 FFE=944.21 FFE=940.72 FFE=940.74 151.5 38. 1 8.4 13.0 4 5 . 2 2 . 8 13. 1 13. 0 13.0 2 . 8 13.0 13. 0 2 . 8 12.9 13. 0 2 . 8 13.0 12. 9 3 . 0 12.9 13. 1 29.9 29. 8 29. 9 30.0 29. 9 29.9 30. 0 30.0 29. 9 TRAIL 17 SPA C E S ACC E S S R O A D RAMP TOP NUT HYDRANTELEV.=941.37 TO P N U T HY D R A N T ELE V . = 9 4 3 . 9 6 G A S G A S BOUNDARY LINE B O U N D A R Y L I N E BOUNDARY L I N E HENNEPIN COU N T Y S T A T E A I D H I G H W A Y N O . 4 7 F O F O F O F O F O F O F O E SAN SAN SAN SAN FO F O F O F O F O F O F O F O F O F O FO F O FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO RE=944.85IE=INACCESSIBLE RE=941.51IE NW/SE 12" PVC=921.18 RE=940.71IE=INACCESSIBLE RE=940.66IE=INACCESSIBLE RE=9 4 1 . 3 7 IE 15 " R C P = 9 3 3 . 7 7 RE=94 4 . 8 6 IE NE 1 5 " R C P = 9 3 9 . 7 6 IE SE 1 2 " R C P = 9 3 9 . 7 6 IE W 2 4 " R C P = 9 3 4 . 2 6 RE=94 8 . 3 5 IE NE 1 5 " R C P = 9 4 3 . 6 0 IE SW 1 5 " R C P = 9 4 3 . 5 0 RE=950.67IE 15" RCP=945.92 RE=942.70 RE=947.42 RE=94 7 . 2 9 IE NE 1 5 " R C P = 9 3 9 . 8 4 RE=94 3 . 0 0 IE NW 2 1 " R C P = 9 3 4 . 8 5 IE NE 2 1 " R C P = 9 3 4 . 8 0 IE SW 1 5 " R C P = 9 6 . 0 0 RE=956.86E SW 36" RCP=935.01 RE=944.16E NE 36" RCP=933.56E NE 36" RCP=933.51 RE=93 9 . 2 5IE NW1 2 " R C P = 9 3 4 . 7 5 IE SE 3 6 " R C P = 9 3 3 . 3 5 IE SW 3 6 " R C P = 9 3 3 . 2 5 TOP OF CONCRETE=936.41IE=INACCESSIBLE RE=948.69IE NW 8" PVC=937.90IE NE 8" PVC=938.01 RE=939.46IE12" RCP=935.86 RE=944.26IE NW/SE 8" PVC=930.96IE SW 8" PVC=930.93IE NE 6" PVC=936.21 RE=947.41IE SE 18" PVC=932.96IE W 18" PVC=933.01IE NE 10" PVC=936.81 RE=944.48IE SE 18" RCP=933.88IE NW 15" RCP=933.93IE NE 10" RCP=936.18 PUMP STATIONRE=934.90 RE=934.01IE SE 18" RCP=930.71IE W 18" RCP=930.86 RE=937.66IE N=924.66IE W 36"=923.36IE S 36"=923.18 IE 18"=931.81 IE=932.80 24" FULLOF ICE IE 15" RCP=931.72 RE=9 4 2 . 3 7 IE NW 1 5 " R C P = 9 3 2 . 3 2 IE NN W 1 8 " R C P = 9 2 6 . 9 4 IE SE 2 4 " R C P = 9 2 6 . 8 9 24" FULL OF ICEIE=934.90 IE=935.07 IE=940.02 STO IE=934.64 S T O ST O STO S T O RE=938.55IE NW 8" PVC=25.25IE SE 8" PVC=925.21 SAN B U I L D I N G L I N E A B O V E SA N SA N EDGE OF WATER ST O STO ST O PONDEDGE OF W A T E R STO STO STO STO STO WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT WAT W A T PINEVIE W L A N E W A T WA T W APPROXIMATELOCATION OFINTAKE STRUCTURE 945 9 4 5 9 5 0 950 945 950 950 950 945 940935 940 935 9 3 5 94 5 945 9 3 5 9 4 0 9 4 5 9 5 0 955 950 9 4 5 9 4 5 95 0 950 955 945 945 935 940 94 5 9 6 0 20101945.06SVED B CS 20102944.90SVED ST E FO G TVG S S TV S STS ST TV ST ST E T ST ST ST S G TG N: \ 0 0 3 5 7 6 4 . 0 0 \ D W G \ 0 0 3 5 7 6 4 V - S U R V . D W G 6 PLYMOUTH, MN 04/04/22 PRUDENTIAL CAMPUS ALTA/NSPS LAND TITLE SURVEY 604/04/2022 SCANELL PROPERTIES ©2 0 2 2 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'50'100'150' 1" = 50' PROJECT NUMBER: 0035764.00 SHEET NUMBER: DATE: PREPARED FOR: OF INITIAL ISSUE: REVISIONS: Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 MATCHLINE - SEE SHEET 5 MA T C H L I N E - S E E S H E E T 4 (NOT TO SCALE) SHEET LEGEND SHEET 3 SHEET 5 SHEET 4 SHEET 6 SEE SHEET 2 FOR BOUNDARY &TITLE COMMITMENT INFORMATION SEE SHEETS 3-6 FOR TOPOGRAPHIC DETAIL DRAWN: CHECKED: DESIGNED: CREW:JFW/SSL/MVG/BDA/KCS JWM/BJY CNA 1 PRIVATE UNDERGROUND UTILITY LINES CROSS SUBJECT PROPERTY I-494 STORMWATER POND LIES ON SUBJECT PROPERTY 2 POSSIBLE ENCROACHMENTS 3 FIRE HYDRANTS AND WATER LINES LIE OUTSIDE PUBLIC RIGHT WAY LEGEND FLARED END SECTION SANITARY MANHOLE BEEHIVE CATCH BASIN CATCH BASIN ELECTRIC MANHOLE ELECTRIC BOX SIGN HANDICAPPED STALL NATURAL GAS METER LIGHT POLE STEEL/WOOD POST TELEPHONE UNDERGROUND POWER UNDERGROUND WATERMAIN FIBER OPTIC SANITARY SEWER STORM SEWER GATE VALVE GAS LINE CABLE TELEVISION LINE WELL HYDRANT HAND HOLE/JUNCTION BOX STORM MANHOLE TELEPHONE BOX TELEPHONE MANHOLE NATURAL GAS VALVE FIRE DEPARTMENT CONNECTION FENCE LINE CONTROLLED ACCESS CURB & GUTTER FLAG POLE CTV GAS PUG SAN STO TUG WAT FO ∆ S ST W E E T T G G X HH BENCH NATURAL GAS RISER/SERVICE FIBER OPTIC PEDESTAL CATCH BASIN MANHOLE FO CONCRETE SURFACE BITUMINOUS SURFACE GRAVEL SURFACE TRAFFIC SIGNAL ARM STOP LIGHT POWER POLE-ARM 39 CITY OF PLYMOUTH RESOLUTION NO. 2023-___ RESOLUTION APPROVING COMPREHENSIVE PLAN AMENDMENT FOR SCANNELL PROPERTIES LLC TO REGUIDE ROUGHLY 75-ACRES LOCATED AT 13001 COUNTY ROAD 10 FROM CO (COMMERCIAL OFFICE) TO MXD (MIXED USE) (2023 052) WHEREAS, Scannell Properties LLC has requested a comprehensive plan amendment to reguide roughly 75-acres located at 13001 County Road 10 from C-O (commercial office) to MXD (mixed use); and WHEREAS, the land affected by the reguiding includes the following four parcels: Hennepin County Property Identification Numbers 03-118-22-11-0007 (13001 County Road 10); 34-119-22-44- 0002 (address unassigned); 03-118-22-12-0002 (address unassigned); and 02-118-22-22-0005 (address unassigned), and is presently legally described as follows: PARCEL 1: That part of Government Lot 5 and that part of the Northwest Quarter of the Northwest Quarter of Section 2, Township 118, Range 22, Hennepin County, Minnesota, lying North of the center line of County Road No. 47 as platted in the recorded plat of Bass Lake Highlands and lying Westerly and Southerly of the center line of county State Aid Highway No. 10 as platted in the recorded plat of Hennepin County State Aid Highway No. 10, Plat 8. PARCEL 2: That part of the South Half of the Southeast Quarter of Section 34, Township 119, Range 22, Hennepin County, Minnesota, lying Southeasterly of the East line of Interstate Highway 494 as described in warranty Deed filed in Book 2460 of Deeds on page 33, as Document Number 3499559, and lying Southwesterly of the Southerly line of Hennepin County State Aid Highway No. 10 as shown on Highway Plat Document No. 3867013. PARCEL 3: That part of the West Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, lying North of the center line of County Road No. 47 and lying North and East of Interstate Highway 494 as described in Final certificate filed as Document Number 4040272. PARCEL 4: The East Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, EXCEPT that part of the Northeast Quarter of the Northeast Quarter of Section 3, Township 118, Range 22, lying Northerly and Easterly of the centerline of Hennepin County State Aid Highway No. 10 and its extension Northwesterly; and EXCEPT that part of the East Half of the Northeast Quarter of Section 3, Township 118, Range 22, lying southerly of the following-described line: 40 Resolution 2023- (2023052) Page 2 Commencing at the Southeast corner of said East Half of the Northeast Quarter; thence on an assumed bearing of North along the East line of said East Half of Northeast Quarter, 1,156.67 feet to the point of beginning of the line to be described; thence South 55 degrees 14 minutes 12 seconds west, 105.39 feet; thence Southwesterly 378.94 feet along a 2-degree tangential curve concave to the Southeast having a central angle of 7 degrees 34 minutes 44 seconds; thence Westerly 382.11 feet along a non-tangential curve concave to the Southwest having a central angle of 27 degrees 38 minutes 34 seconds, a radius of 792.00 feet and a chord bearing North 69 degrees 52 minutes 02 seconds west to the Southerly line of Hennepin County Highway No. 47, Plat 13; thence South 79 degrees 42 minutes 49 seconds West, along said Southerly line and not tangent to last-described curve, 598.08 feet to the west line of said East Half of the Northeast Quarter and there terminating; and also EXCEPT that part of the East Half of the Northeast Quarter of Section 3, Township 118, Range 22, Hennepin County, Minnesota, described as commencing at the Southeast corner of said East Half of the Northeast Quarter; thence northerly along the East line of said East Half of the Northeast Quarter, 1,156.67 feet to the point of beginning of the line to be described; thence Southwesterly deflecting to the left 124 degrees 45 minutes 48 seconds, 105.39 feet; thence Southwesterly 378.94 feet along a 2-degree tangential curve, concave to the Southeast, having a central angle of 7 degrees 34 minutes 44 seconds, and a radius of 2,865.79 feet; thence Westerly 382.11 feet along a non-tangential curve, concave to the Southwest, having a central angle of 27 degrees 38 minutes 34 seconds, a radius of 792.00 feet and the chord of said curve deflects to the right 62 degrees 28 minutes 30 seconds to a point on the southerly line of Hennepin county Highway No. 47, Plat 13, on file and of record in the office of the Hennepin County Recorder; then ce Northeasterly along said Southerly line and not tangent to last described curve to the East line of said East half of the Northeast Quarter; thence South along said East line to the point of beginning. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve an amendment to the comprehensive plan to reguide roughly 75-acres located at 13001 County Road 10 from CO (commercial office) to MXD (mixed use). FURTHER, to incorporate the changes, the city will modify Figure 3-2, 2040 Land Use Plan in Chapter 3 of the Plymouth Comprehensive Plan; and FURTHER, approval of the comprehensive plan amendment is contingent upon, and subject to, the required review and response by the Metropolitan Council. APPROVED by the City Council on this ** day of ****, 2023. 41 Resolution 2023- (2023052) Page 3 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 __________________, 2023, 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 42 Regular Planning Commission September 6, 2023 Agenda Number:5.2 To:Planning Commission Prepared by:Chloe McGuire, Planning and Development Manager Reviewed by:Grant Fernelius, Community and Economic Development Director File No:2023043 1. Applicant: U-Haul 2. Proposal: Conditional use permit amendment to allow additional unscreened trucks and trailers onsite. 3. Location: 1225 State Highway 169 4. Guiding: I-2 5. Zoning: Industrial 6. School District: Hopkins (270) 7. Review Deadline: 8. Description: Conditional use permit amendment request to allow more than 10 unscreened U-Haul truck and trailers at 1225 State Highway 169. 43 9. Attachments: Resolution Staff Report Site Plan Survey Project Narrative Previous Approval (Resolution 2013-106) 44 CITY OF PLYMOUTH RESOLUTION NO. 2023- RESOLUTION APPROVING A CONDITIONAL USE PERMIT AMENDMENT, AREC (AMERCO REAL ESTATE COMPANY) TO ALLOW FOR THE PARKING OF 46 U-HAUL TRUCKS/TRAILERS ON SITE AND 14 SHUNTING LANES FOR U- HAUL AT 1225 STATE HIGHWAY 169 (2023 043) WHEREAS AREC (Amerco Real Estate Company) has requested amendment of the conditional use permit for the parking of no more than 10 trucks/trailers for located at 1225 State Highway 169, with the property legally described as follows: The land referred to in this Commitment is situated in the City of Plymouth, County of Hennepin, State of Minnesota, and is described as follows: Par 1: Tract D, Registered Land Survey No. 1251, Hennepin County, Minnesota. Par 2: Tract A, Registered Land Survey No. 1254, Hennepin County, Minnesota. (Certificate of Title No. 1192432) Containing 6.05 acres or 263,440 sq. ft. more or less. THE PROPERTY SHOWN HEREON IS THE SAME PROPERTY AS DESCRIBED IN FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT No. NCS-569075-CH12, DATED SEPTEMBER 20, 2012 AT 7:30 A.M. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by AREC (Amerco Real Estate Company), for a conditional use permit amendment to allow for the storage of more than 10 U-Haul trucks/trailers/equipment on site at 1225 State Highway 169, subject to the following findings and conditions: 1. A conditional use permit amendment is approved to reconfigure/restripe the parking lot to provide more truck/trailer parking in the east parking lot and to provide shunting lanes in the east and west parking lots as depicted on the set of plans presented for approval with this application, with the finding that all applicable conditional use permit standards would be met. 2. The parking of trucks/trailers/equipment related to the U-Haul use is allowed on site as long as all required drive aisles are maintained and all truck/trailer/equipment parking is within the confines of the paved parking lot/striped areas as shown on the site plan presented for approval with this application. 3. All other conditions of Resolution No. 2013-106 to remain in effect. 45 Resolution 2023- File 2023019 Page 2 4. Prior to commencement of the project, the applicant shall obtain required city permits. 5. Standard Conditions: a. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. b. The site shall remain in conformance with section 2025 of the City code regarding noise regulations. c. Compliance with the City’s lighting regulations. d. All signage shall require separate permits and shall be in conformance with the sign regulations in section 21155 of zoning ordinance. e. Compliance with City’s landscaping regulations. f. The conditional use permit amendment shall expire one year after the date of approval, unless the property owner or applicant has started the project, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under sections 21045.09 and 21015.07, respectively, of the zoning ordinance. APPROVED by the City Council on this ___th day of _____, 2023. 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 ______, 2023, 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 ___________________, _________. __________________________________ Jodi M. Gallup, City Clerk 46 Agenda Number File 2023043 PLYMOUTH COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Lori Johnson, Consulting Planner MEETING DATE: September 6, 2023 APPLICANT: Gurnoor Kaur, AREC (Amerco Real Estate Company) (U-Haul) PROPOSAL: Conditional use permit amendment to allow for the parking of more than 10 U-Haul trucks and trailers on site by establishing shunting lanes and newly striped parking areas for U-Haul trucks/trailers and equipment. LOCATION: 1225 State Highway 169 GUIDING: IND (industrial) ZONING: I-2 (general industrial) REVIEW DEADLINE: October 16, 2023 DESCRIPTION OF REQUEST: The applicant is requesting approval of a conditional use permit amendment to allow for the parking of more than ten U-Haul trucks on site. Resolution 2013-106 was approved by the City Council on April 9, 2013 and this resolution limited the parking of trucks on this site to ten. At this time the applicant is proposing to reconfigure the parking lot to provide more truck/trailer parking in the east parking lot and to provide shunting lanes in the east and west parking lots. Based on aerial imagery, it appears as though this is how the site is being used today. Notice of the public hearing was published in the City’s official newspaper and mailed to all property owners within 500 feet of the site. A copy of the notification area map is attached. 47 2023043 Page 2 CONTEXT: Surrounding Land Uses Land Use Guiding Zoning Project Site Industrial (U-Haul) IND I-2 North (across 13th Ave) Industrial IND I-3 East (across Hwy 169)) Industrial/New Hope South Industrial (Banner Engineering IND I-2 West (across Nathan Ln) Industrial IND 1-2 Natural Characteristics of Site The site is located in the Bassett Creek drainage district. The site is not located in a shoreland overlay district. Previous Actions In 2013, City Council approved a conditional use permit, drive aisle variance, screening variance and site plan amendment to allow a rental truck and trailer operation accessory to a self-storage facility. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City’s discretion in approving or denying a conditional use permit amendment is limited to whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards, the City must approve the conditional use permit. However, the level of discretion is affected by the fact that some of the standards may be open to interpretation. ANALYSIS OF REQUEST: The applicant is requesting approval of a conditional use permit amendment to reconfigure the parking lot to provide more truck/trailer parking in the east parking lot and to provide shunting lanes in the east and west parking lots. There are no proposed site improvements associated with this application, but the applicant will be restriping the parking lots to accommodate these improvements. Conditional Use Permit Amendment A conditional use permit amendment is required for the additional truck/trailer parking stalls. A conditional use permit was granted in 2018 for this use, along with a drive aisle variance, screening variance and site plan amendment to allow a rental truck and trailer operation accessory to a self-storage facility (96,000 square foot building). Resolution 2013-106 included a number of conditions for these approvals, and one specific condition limited the number of rental trucks allowed on site to ten. The resolution also approved the storage without screening per the variance request. The applicant has indicated that the customer demand for their trucks has increased and there is a need to store more than 10 trucks on site. Furthermore, the applicant has submitted a narrative 48 2023043 Page 3 (included in your packet) that outlines the proposed parking of vehicles and the vehicles themselves. The highlights of that narrative are as follows: • Customers reserve vehicles in person or online, and directional signage leads them to their truck on the day of pick up. • Trucks are rented and returned by customers on a daily basis, and shunting lanes are used to temporarily stage the trucks. Trucks are parked rear bumper to front bumper for efficiency. • No off street parking is allowed and no semi-truck parking is allowed on site. • U-Haul is monitored by a real time inventory control system which allows them to limit incoming vehicles as necessary. Customers are routed to a different U-Haul location if the site is full. The applicant has provided a site plan that indicates where all parking and shunting will occur on site. The zoning ordinance provides specific parking requirements for office/retail/showroom areas, office and warehousing uses, but not for a self-storage facility. Where specific requirements are not listed, the city uses information collected from the American Planning Association and the Institute of Traffic Engineers to determine the appropriate amount of parking required. The parking requirements established for this use in 2013 through the staff review was 65 parking spaces, and the site accommodated 65 parking stalls at that time, which included all truck and trailer parking. The revised parking plan indicates there will be 19 customer stalls located near the eastern entrance of the building after the restriping, in addition to the truck and trailer parking and shunting lanes. If the site were ever to be used for a different type of industrial business in the future, the shunting lanes could be restriped to provide additional stalls if they were necessary. Section 21565.07 Subd. 18 of the zoning ordinance establishes truck or trailer rental operations as a conditional use permit with the following performance standards included in the ordinance: a) Rental vehicles and trailers shall be parked on a paved surface that conforms to Section 21135 of this Chapter. All parking is on a paved surface. b) Parking, driveway, and circulation standards and requirements shall comply with Section 21135 of this Chapter. All parking, driveway and circulation standards and requirements are met. c) There shall be no outside repair or maintenance of vehicles or trailers. No outside repair or maintenance is planned with this amendment. d) No outside storage of parts, equipment, or damaged vehicles or trailers shall be allowed. No outside storage, other than that of trucks and trailers, is proposed. e) Rental vehicles and trailers shall not be parked or stored within a required front yard area. The front yard has been determined to be 13th Avenue North and no truck or trailer parking is proposed in this yard. Staff used the attached conditional use permit standards to review the request and finds it would meet all of the applicable standards. Specifically, the proposed use: 1) would be consistent with 49 2023043 Page 4 the comprehensive plan; 2) would not endanger the public health or safety; 3) would not be injurious to other properties in the vicinity or to the City as a whole; and 4) would not impede the orderly development of surrounding properties. Findings The Planning Commission must review the conditional use permit amendment request for compliance with Section 21565.07 Subd. 18 and Section 21015 in the zoning ordinance. RECOMMENDATION: Community and Economic Development Department staff recommends approval of the conditional use permit amendment to reconfigure the parking lot to provide more truck/trailer parking in the east parking lot and to provide shunting lanes in the east and west parking lots. The parking of trucks/trailers/equipment related to the U-Haul use is allowed on site as long as all required drive aisles are maintained and all parking is within the confines of the paved parking lot/striped areas as shown on the attached site plan. A condition of this nature has been included on the resolution of approval. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. 50 10" 21 3 4 5 6 8 9 10 30"10"20" 24" 10"10"30" 7 2 1 3 4 5 11 6 1 2 3 4 5 6 3 U-Haul Mvg & Stg of Plymouth 1225 Hwy 169 N Plymouth, MN 55441 SITEPLAN 729027 08.09.2023 SP1 SCALE: 1" = 30'-0"N.T.S.AERIAL VIC MAP N.T.S. INTERSTATE HWY 394 STATE HWY 55 PLYMOUTH AVE MEDICINE LAKE RD 26TH AVE 13TH A V E MPLS IND RR MEDICINE IN T E R S T A T E H W Y 4 9 4 ST A T E T R U N K H W Y 1 6 9 LAKE SITE 51 1. No observable evidence of earth moving work, building construction or building additions within recent months. 2. We are not aware of any changes in street right-of-way presently or proposed. 3. No observable evidence of site use as a solid waste dump, sump or sanitary landfill. 4. Property has physical access to Nathan Lane North, Kilmer Lane North and 13th Ave North being publicly maintained Rights-of-Way. 5. Based on observed evidence only the site does not contain any cemeteries or burial grounds. 6. Orientation of this bearing system is assumed Hennepin County Coordinate System NAD83, 96 adjustment. 7. Subsurface buildings, improvements and/or Environmental issues may exist on site that we were not made aware of and therefor were not examined or considered during the process of this survey. 8. Adjoining ownership information shown hereon was obtained from the Hennepin County Parcel Information website. Ownership information is subject to revision upon receipt of a title search by a title insurance company. 9. All statements within the certification, and other references located elsewhere hereon, related to: utilities, improvements, structures, buildings, party walls, parking, easements, servitude's, and encroachments; are based solely on above ground, visible evidence, unless another source of information is specifically referenced hereon. 10. All field measurements matched record dimensions within the precision requirements of ALTA/ACSM specifications unless otherwise shown. Vicinity Map THIS IS A LISTING OF OBSERVED IMPROVEMENTS THAT CROSS DEED LINES. THIS IS NOT A STATEMENT OF OWNERSHIP OR POSSESSION. 3465 South Arlington Rd Suite E#183 Akron, OH 44312 Commercial Real Estate Due Diligence Management 866.290.8121 www.amnational.net WE HAVE SHOWN UTILITIES ON AND/OR SERVING THE SITE TO THE BEST OF OUR ABILITY WITH THE BEST INFORMATION AVAILABLE AT THE TIME OF SURVEY SUBJECT TO THE FOLLOWING: 1. UTILITY OPERATORS DO NOT CONSISTENTLY RESPOND TO LOCATE REQUESTS THROUGH GOPHER ONE CALL SERVICE FOR A BOUNDARY/DESIGN SURVEY SUCH AS THIS. 2. UTILITY OPERATORS THAT DO RESPOND WILL OFTEN NOT LOCATE SERVICES FROM THEIR MAIN LINE TO THE CUSTOMER'S FACILITY. THEY OFTEN CONSIDER THESE AS PRIVATE INSTALLATIONS. 3. UTILITIES ARE SHOWN BASED ON FIELD MARKINGS IN CONJUNCTION WITH MAPS PROVIDED BY LOCATORS. NOTE MAPS ARE VERY OFTEN INACCURATE OR INCONCLUSIVE. 4. CAUTION SHOULD BE EXERCISED AT ALL TIMES BEFORE AND DURING EXCAVATION THAT TAKES PLACE ON OR NEAR UTILITY INSTALLATIONS. Limitations of access to County State Aid Highway No. 18 as acquired by the County of Hennepin in the Warranty Deed dated January 31, 1968, recorded April 2, 1968, as Document No. 905042.(Not plotted, limits access to Hwy 169 not Kilmer Lane North located along the east line) Snow fence easement in favor of the County of Hennepin pursuant to the Final Certificate dated February 3, 1941, recorded February 5, 1941, as Document No. 164946, as modified by the Resolution recorded April 2, 1968, as Document No. 904991, which resolution releases part of the land. Subject to the terms, conditions, and exclusions of this policy, the Company hereby insures the insured against loss or damage arising as a result of this snow fence easement, provided, however, that the Company shall not be responsible for bringing, or for paying the cost of, any proceeding subsequent that may be necessary in order to cause these instruments to be deleted from future Certificates of Title.(Not plotted, Does not affect subject property) Permanent sanitary sewer utility easement and temporary sanitary sewer construction easement in favor of the City of Plymouth pursuant to the Final Certificate dated August 12, 1971, recorded September 14, 1971, as Document No. 1009257.(Plotted, Affects as shown) Easement for street purposes in favor of the City of Plymouth pursuant to the Final Certificate dated March 22, 1972, recorded April 5, 1973, as Document No. 1066467.(Plotted, Affects as shown) Right of way monumentation of highway as set forth on Hennepin County State Aid Highway No. 18, Plat 19 recorded May 23, 1973, as Document No. 1071189.(Plotted, Affects as shown) Street, roadway and utility easement in favor of the City of Plymouth pursuant to the Final Certificate dated September 4, 1990, recorded September 27, 1990, as Document No. 2126656, and the Order dated May 15, 1989, recorded June 23, 1989, as Document No. 2021832.(Plotted, Affects as shown) Note: The legal description of the taking described in the Final Certificate recorded as Document No. 2126656 is contained within the legal description in the Order recorded as Document No. 2012832. Rights of DHL Express (USA), Inc. (as successor to Airborne Freight Corporation, as original lessee), as tenant under an unrecorded lease without any purchase option, as set out in the Warranty Deed dated October 6, 2006, recorded October 30, 2006, as Document No. 4321712.(Not plotted, No plottable information) Subject to minerals and mineral rights reserved by the State of Minnesota, as contained in the Warranty Deed dated October 6, 2006, recorded October 30, 2006, as Document No. 4321712.(Not plotted, No plottable information) 1225 Highway 169 North Plymouth, MN County of Hennepin To: Amerco Real Estate Company, a Nevada corporation; First American Title Insurance Company; U-Haul Company of Northern Minnesota; and American National, LLC, This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6b, 7a, 7b1, 7c, 8, 9, 11b, 13, 16, 17, 18 of Table A thereof. The field work was completed on 10/15/2012. __________ ____________________ Doug Huhn PLS. 43808 State of Minnesota Date of Map:10/18/2012 Date of last revision: 10/24/2012 Date of this Printing Network reference #20120554-1 Survey Prepared By: NorthStar Surveying Inc. 310 East Depot Street Litchfield, MN 55355 The land referred to in this Commitment is situated in the City of Plymouth, County of Hennepin, State of Minnesota, and is described as follows: Par 1: Tract D, Registered Land Survey No. 1251, Hennepin County, Minnesota. Par 2: Tract A, Registered Land Survey No. 1254, Hennepin County, Minnesota. (Certificate of Title No. 1192432) Containing 6.05 acres or 263,440 sq.ft. more or less. THE PROPERTY SHOWN HEREON IS THE SAME PROPERTY AS DESCRIBED IN FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT No. NCS-569075-CHI2, DATED SEPTEMBER 20, 2012 AT 7:30 A.M. At the time of survey we were not provided with zoning information from the Insurer pursuant to Table A Item 6b. See note below. ZONED: I-2, General Industrial PURPOSE:The purpose of the I-2, General Industrial District is to provide for the establishment of warehousing and light industrial development and large volume truck oriented uses. Minimum Lot Area - 1 acre Minimum Minimum Lot Width - 100 feet Minimum Lot Depth - 100 feet Maximum Structural Coverage - 50% Setbacks Front - 50 feet Side - 15 feet Rear - 15 feet Height Principle Bldg. - 45 feet Accessory Bldg. - 20 feet ZONING AND RESTRICTIONS SHOWN HEREON WERE OBTAINED BY A GENERAL REQUEST AT THE PUBLIC COUNTER OR THE CITY WEBSITE OF CITY OF BURNSVILLE PLANNING DEPARTMENT. NO REPRESENTATION IS MADE FOR THE ACCURACY OR COMPLETENESS OF SAID THIRD PARTY INFORMATION. THIS FIRM IS NOT AN EXPERT IN THE INTERPRETATION OF COMPLEX ZONING ORDINANCES; COMPLIANCE IS BEYOND THE SCOPE OF THIS SURVEY. ANY USER OF SAID INFORMATION IS URGED TO CONTACT THE LOCAL AGENCY DIRECTLY. VIOLATIONS OF ZONING RESTRICTIONS ARE NOT MATTERS OF SURVEY, THEY ARE LEGAL OR JURISDICTIONAL DETERMINATIONS. CMP CULVERT LOCATED ALONG THE SOUTH LINE ENCROACHES UP TO 2.7 FEET ON TO RAILROAD RIGHT OF WAY. SIGNS ON ADJOINING PROPERTY ENCROACH UP TO 26 FEET MORE OR LESS ON TO SUBJECT PROPERTY IN THE NORTHWEST CORNER. 52 Indicates HandicappedParking Stop Light Overhead Line Concrete Surface Pipe Outlet Buried Gas Line Buried Power Line Buried Telephone Line Found Monumentation Found Nail or Drill Hole No Parking Roof Drain Low Area Site Access Building Foot Print Propane Tank Storm Sewer Water Line Buried Fiber Optic Steel Pipe3 Phase Power Handicap Ramp 13th AVE N. 1 3 t h A V E N . NATHAN LANE N. KILMER LANE NORTH 3465 South Arlington Rd. Suite E#183 Akron, OH 44312 Commercial Real Estate Due Diligence Management 866.290.8121 www.amnational.net STATE HWY. 169 CHICAGO NORTHWESTERN RR Now or Formerly: Now or Formerly: Water Valve Fire Hydrant Water Manhole Wall Mount Gas Meter Hand Hole Utility Vault Storm Inlet (Square) Storm Inlet (Round) R.L.S No. 1251 Tract D Tract A R.L.S No. 1254 Indicates Building Height Rip Rap Rocks 53 2727 North Central Avenue, 5-N • Phoenix, Arizona 85004 Phone: 602.263.6555 Project Narrative AREC (Amerco Real Estate Company), on behalf of U-Haul, is requesting an amendment to the 2013 approved conditional use permit (CUP) attached to their self-storage facility at 1225 State Highway 169; and WHEREAS the subject property is legally described as follows: Par 1: Tract D, Registered Land Survey No. 1251, Hennepin County, Minnesota and Par 2: Tract A, Registered Land Survey No. 1254, Hennepin County, Minnesota. Part of the CUP approval was a variance to allow 10 U-Haul rental trucks on site. U-Haul’s customer demand for their trucks has exceeded and it appears that more than the approved 10 U-Haul trucks are required on site. AREC is making this CUP Amendment submittal, for the opportunity to receive Plymouth City’s participation and counseling. The other approved conditions related to the U-Haul trucks in the approved CUP resolution, shall remain as such, while increasing the number of U-Haul trucks on site. The following information further explains the use of U-Haul truck and trailer share as it relates to this site, focusing specifically on the parking of vehicles and the vehicles themselves. Customers can reserve U-Haul vehicles in-person or via U-Haul’s online reservation system. When customers arrive on site, they are escorted by directional signage to U-Haul’s customer pick-up and drop-off area where their truck is ready for them to utilize. Truck sharing is intended to substitute for privately owned trucks thus reducing the carbon footprint in the community and encouraging a more sustainable environment. Sharing U-Haul’s trucks allows individuals access to a variety of moving options, while keeping private costs down. U-Haul truck and trailer share is a dynamic use, with trucks being rented and returned by customers on a daily basis. To accommodate the coming and going of vehicles, U-Haul uses shunting lanes to temporarily stage their vehicles that are ready to be dispatched for customer use. Shunting lanes allow U-Haul vehicles to be parked in a neat and orderly fashion, with trucks parked rear bumper to front bumper, ensuring the area is used in the most efficient way possible. Truck sharing vehicles ready for customer use shall be parked only in the designated Equipment Shunting Area for Dispatching. There will be no off-street parking allowed. There will be no semi-truck parking on site. Only U-Haul employees have access to the shunting lanes and are the only ones who will be maneuvering vehicles in and out of this area. U-Haul is monitored by a real time inventory control system that allows them to limit incoming U-Haul vehicles as necessary. If inventory is going to create an overflow of vehicles on a specific lot, incoming customers are routed to a nearby location to avoid unsightly and unorganized overflow. This will help to control not only the inventory at this location but also to aid with any nearby U-Haul dealers. U-Haul looks forward to working with the City of Plymouth, MN, as you consider this CUP Amendment submittal. The proposed location of the additional U-Haul trucks and trailers is provided on the aerial, attached on the following page. 54 55 L' :'.", .-. CITY OF PLYMOUTH RESOLUTION N0. 2013-106 A RESOLUTION APPROVING A CONDITIONAL USE PERMIT, SCREENING AND DRIVE-AISLE VARIANCES AND A $ITE PLAN AMENDMENT TO ALLOW A TRUCK AND TRAILER RENTAL OPERATION ACCESSORY TO A SELF-STORAGE FACILITY AT 1225 STATE HIGHWAY 169 2013010) WHEREAS, Amerco Real Estate Company, on behalf of U-Haul, has requested approval of a conditional use permit, variances and site plan amendment to allow a truck and trailer rental operation accessory to a seif-storage facility at 122 State Highway 169; and WHEREAS, the subject property is legally described as follows: Par 1: Tract D, Registered Land Survey No. 1251, Hennepin County, Minnesota and Par 2: Tract A, Registered Land Survey No. 1254, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request for a conditional use permit, drive-aisle variance, screening variance and site plan amendment to allow a rental truck and trailer operation accessory to a self-storage facility at 1225 State Highway 169, subject to the following conditions and findings: 1. The conditional use permit to allow an accessory truck and trailer rental operation on the site is hereby approved, in accordance with the application and plans received by the city on February 5 and 11, 2013, except as may be amended by this resolution, based on the finding that all applicable conditional use permit standards have been met. 2. The variance requested to allow a drive-aisle to be located 19.5 feet from the north property line where the ordinance requires 25 feet is hereby approved, in accordance with the application and plans received by the city on February 5 and 11, 2013, except as may be amended by this resolution, based on the finding that all applicable variance standards have been met. 3. The variance requested to allow 10 rental trucks stored on the site without screening is hereby approved, in accordance with the application and plans received by the city on February 5 and 11, 2013, except as may be amended by this resolution, based on the finding that all applicable variance standards have been met. Specifically: a) the property is guided and zoned for industrial development in an industrial area; b) storing the trucks and trailers on the east side of the property is consistent with the operation and logistics of the proposed 56 M l Resoluti n 2013-106 2013010) Page 2 business, and c) the applicant has no means to alter the grade difference between the existing parking lot and State Highway 169 or provide effective screening. 4. A site plan amendment is approved to allow the following: a) parking lot modifications on the east side of the property; b) drive-aisle installation on the north side of the building and c) overhead door installation and relocation of a pedestrian door in the southeast corner of the building; and d) alter the windows in accordance with the application and plans received by the city on February 5 and 11, 2013, except as may be amended by this resolution. 5. Prior to issuance of building permits, the following items shall be completed: a. The applicant shall submit an executed site improvement performance agreement for completion of the proposed site improvements, as required by the city. b. The applicant shall revise the plans to indicate the following information: i. Trees and shrubs planted on the north and east sides of the property to soften the appearance of the trucks from the freeway. The plantings will include a minimum of six overstory trees (in conformance with the zoning ordinance) to replace the six trees removed plus additional plantings as needed. ii. A screened parking/storage area for the rental trucks and trailers on the west side of the property and the method of screening consistent with the zoning ardinance. The storage area shall be designed to comply with the parking and circulation requirements in the zoning ordinance. iii. Concrete curb stops shall be used to prevent trucks and trailers backing into the screen fence. iv. All new drive-aisles and the amended parking areas on the east side of the site shall be protected by B6/12 curb and gutter. v. Add parking lot islands on the east side of the northeastern driveway and the south side of the east driveway. vi. The materials and colors proposed for the installation of the overhead doors in the southeast corner of the site shall be consistent with the existing building. vii. Remove the abandoned tank pads on the west side of the accessory building. viii. Remove the canopy structure from the plan. 6. No vehicle fuel sales are permitted on the property. Propane sales in containers (i.e. for barbeque grills) are permitted with approval of an administrative permit. 7. No vehicles or trailers may be sold from the site without further approval of a conditional use permit, subject to the conditions listed in the zoning ordinance. 8. No rental vehicles or trailers shall be stored on unpaved surfaces or within a required front yard. 9. No outside repair or maintenance of the rental trucks or trailers is allowed nor is outside storage of parts, equipment or damaged trucks or trailers allowed. 57 Resolutibn 013-106 2013010) Page 3 10. Except for the 10 display trucks in the numbered parking spaces, no overnight storage of rental trucks and trailers is permitted on the east side of the property. 11. Standard Conditions: a. Any signage shall comply with the signage regulations and applicable sign permits are required prior to installation. b. Trash and recycling storage shall be in compliance with the zoning ordinance. c. Mechanical equipment shall be screened in compliance with the zoning ordinance. d. The site plan amendment, conditional use permit, and variances shall expire one year after the date of approval, unless the property owner or applicant has started the project, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the xpiratior date for up to one additional year, as regulated under sections 21045.09, 21015.07, and 21030.06, respectively, of the zoning ordinance. ADOPTED by the City Council on April 9, 2013. STATE OF MINNESOTA) COLJNTY 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 April 9, 2013, with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand offic ally s such City Clerk and the Corporate seal of the City this day of G/ 7L,- 7 A A , e/ i r' Ci Clerk t,+_, y 58