Loading...
HomeMy WebLinkAboutPlanning Commission Packet 05-20-2015PLANNING COMMISSION AGENDA WEDNESDAY, May 20, 2015 WHERE: CITY COUNCIL CHAMBERS Plymouth City Hall 3400 Plymouth Boulevard Plymouth, MN 55447 CONSENT AGENDA All items listed on the consent agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items unless a Commissioner, citizen or petitioner so requests, in which event the item will be removed from the consent agenda and considered in normal sequence on the agenda. 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA 5. CONSENT AGENDA A. Approve the May 6, 2015 Planning Commission meeting minutes. 6. PUBLIC HEARINGS A. LCBS, LLC. Preliminary plat for Vicksburg Pines to allow the subdivision of a 1.36 acre parcel located at 815 Vicksburg Lane. (2015017) B. Opus Development Company. PUD amendment and preliminary plat for a 96,500 square foot office/warehouse building for property located at the southwest corner of 251h Avenue and Niagara Lane. (2015025) C. Peterssen Keller Architecture. Conditional use permit to exceed the maximum allowable garage size for property located at 135 Black Oaks Lane. (201503 1) D. Larkin Hoffman Attorneys. Conditional use permits, site plan, variances and preliminary plat for Vicksburg Marketplace for property located at the southeast corner of Vicksburg Lane and Highway 55. (2015037) 7. NEW BUSINESS 8. ADJOURNMENT Draft Minutes City of Plymouth Planning Commission Meeting May 6, 2015 MEMBERS PRESENT: Vice Chair Marc Anderson, Bryan Oakley, Gary Goldetsky, Jim Kovach, Julie Witt, Donovan Saba MEMBERS ABSENT: Chair James Davis STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Planner Marie Darling 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Goldetsky, seconded by Commissioner Oakley, to approve the May 6, 2015 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 15, 2015 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Goldetsky, seconded by Commissioner Oakley, to approve the consent agenda. Vote. 6 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. SOLUTRAN PROPERTIES, LLC (2015015) (Continued from the April 15, 2015 meeting) Vice Chair Anderson introduced the request by Solutran Properties for a site plan and conditional use permit for a new office building for property located at 13305 12"' Avenue. Senior Planner Drill gave an overview of the staff report. Vice Chair Anderson introduced Scott Nordstrand, representing the applicant, who stated that Solutran has been a tenant in Plymouth for about 30 years and are pleased that they have found a place to build a headquarters and remain in Plymouth. He stated that the business has about 100 Planning Commission Minutes May 6, 2015 Page 2 employees and is a financial transactions company, processing Women Infant Children (WIC) checks and SNAP benefits payments. He stated, that the company also processes checks for companies and is involved in healthy savings, which is a grocery discount card offered to Medica customers. Vice Chair Anderson continued the public hearing and closed the public hearing as there was no one present to speak on the item. Vice Chair Anderson referenced the aerial photograph that was shown and asked for additional information regarding the yellow line shown and the relation to the adjacent property's parking. Senior Planner Drill replied that there are cross parking easements for these properties. He stated that all of the businesses exceed the minimum parking requirements, regardless of the shared parking agreements. Vice Chair Anderson referenced the close proximity of the two driveways and questioned if there would be a traffic problem. Senior Planner Drill replied that the engineering department reviewed the issue and determined this to be abetter layout for access. Commissioner Oakley stated he had noticed in the original application that the lighting proposed exceeds that of the city standard and questioned how that compares to what is there currently. Senior Planner Drill replied that he would expect there to be a difference from what is in existence as the new site will comply with the most current city standards. MOTION by Commissioner Oakley, seconded by Commissioner Kovach, to recommend approval of the request by Solutran Properties for a site plan and conditional use permit for a new office building for property located at 13305 12th Avenue. Vote. 6 Ayes. MOTION approved. B. OPPIDAN, INC. (2015005) Vice Chair Anderson introduced the request by Oppidan, Inc. for a PUD general plan and preliminary plat for a retail building with drive through for property located south of the Highway 55 frontage road, between West Medicine Lake Drive and County Road 73. Senior Planner Drill gave an overview of the staff report. Commissioner Goldetsky stated that he found the write up from staff to be very thoughtful and asked for more details as to what a more creative and efficient use of the space could be. Senior Planner Drill responded that if the proposed lot line were removed, the site could better meet the vision of the city. He noted that this is a highly visible site from Highway 55 and the city's vision was for mixed use with perhaps for a larger building. Planning Commission Minutes May 6, 2015 Page 3 Planning Manager Thomson stated that there is more than one answer, noting that there could be two separate buildings, but staff would prefer to see both buildings come forward together to ensure that the development is unified. Commissioner Oakley asked for additional information regarding the jog in the lot line. Senior Planner Drill replied that the lot line is centered on the curb cut with the idea that the access point would be shared when the neighboring lot develops. Vice Chair Anderson referenced a drawing of what a two-story office building on Outlot A could look like and asked to see that. Senior PIanner Drill presented that sketch and explained that the sketch was a concept for what could happen on the neighboring site, noting that the applicant does not own that parcel. Vice Chair Anderson introduced Tom Ryan, representing the applicant, who presented a sketch of the proposed retail center with a concept for a two-story office building that could fit on the adjacent parcel. He stated that they do not own the adjacent parcel, nor do they have a user for it, but they had been asked by staff to complete a concept. He stated that they are going to meet with the adjacent landowner in attempt to work together. Commissioner Witt asked how the number of tenants was determined, noting that as proposed it appears there will be three tenants. She questioned how the applicant would determine the amount of square footage needed. Mr. Ryan replied they are showing three tenants but noted that one tenant could come in and occupy the remainder of the space. He stated that Caribou Coffee would be the anchor tenant and explained that it would not make sense to build a larger retail center without a larger anchor tenant. Vice Chair Anderson questioned the square footage of the Caribou Coffee site. Mr. Ryan replied that tenant would occupy 2,500 square feet. Vice Chair Anderson stated that it appears there is a retaining wall to the east of the drive- through and asked if that is correct. Mr. Ryan confirmed that there is a five-foot retaining wall east of the bypass lane. Vice Chair Anderson referenced the trees near the wetland and questioned if those would be removed. Mr. Ryan replied that those trees would remain. Vice Chair Anderson opened the public hearing. Planning Commission Minutes May 6, 2015 Page 4 Vice Chair Anderson introduced Lauren Leith, 610 Cottonwood Lane, who stated her property adjoins the wetland near the building. She expressed an environmental concern with these plans as she did not believe the impervious surface would be setback far enough from the wetland. She proposed a 50 foot minimum setback to allow for a proper buffer. She stated that if a 50 - foot buffer cannot be provided, she would like to see an environmental assessment completed. Vice Chair Anderson closed the public hearing. Dan Parks, Westwood Engineering, stated that this project will take storm water from the building to drain in a pond behind the building, which will act as an infiltration basin. He advised that there will be another infiltration basin in the front of the building. He stated that the city does have buffer standards based on the quality of the wetland and advised that the plan was designed to meet the buffer standards of the city. Commissioner Oakley questioned what would happen to the water that falls onto the drive- through. Mr. Parks explained how the runoff would be directed on the site, noting that there is curb and gutter around the drive-through to prevent that water from running into the wetlands. Commissioner Witt stated that she would agree with staff that placing this building on the site would limit what could happen on the remainder of the site. She stated that she would like to see the site develop as one whole parcel. Commissioner Goldetsky agreed with those comments and also echoed the comments of staff regarding efficiency. Commissioner Oakley stated he believes that it is important to let the market conditions drive the development and that the applicant is meeting the requirements of the city. He noted that this would be a small portion of the site and would still leave a large portion of the site for development. Mr. Ryan presented the original plan that was approved by the Council in 2005 and included many and eclectic buildings, which he believed to be the intent of the PUD. Commissioner Saba referenced the proposed concept for the office building and questioned how staff believed that would fit with the original concept if that were being proposed today as well. Senior Planner Drill replied that the location of the frontage road has changed from the original plan as it had previously been proposed as a backage road. He stated that when the frontage road was relocated that significantly changed how the city views the site. He noted that the addition of the senior living also changes the intent of the site. He stated that if the office building were being proposed with this retail site, staff would most likely have a different recommendation. Mr. Parks stated that he grew up in Plymouth as his family moved here in 1964. He provided background information on the site, noting that there is about 30 to 40 feet of bad soils, which is Planning Commission Minutes May 6, 2015 Page 5 why the site has remained vacant for so long. He explained that the bad soils also directed the alignment of the frontage road. He stated that the intent of the concept for the adjacent parcel was to show that there could be a viable use for that parcel if this parcels develops as proposed. Vice Chair Anderson stated that he is in support of the building. He stated that the plan has been adjusted based on market forces and that he understood how hard it is to get things to develop at the same time. MOTION by Commissioner Goldetsky, seconded by Commissioner Witt, to recommend denial of the request by Oppidan, Inc. for a PUD general plan and preliminary plat for a retail building with drive through for property located south of the Highway 55 frontage road, between West Medicine Lake Drive and County Road 73. Vote. 3 Ayes, 3 Nays. (Commissioners Oakley, Kovach, and Anderson voted nay.) C. LIFE CARE SERVICES (2015018) Vice Chair Anderson introduced the request by Life Care Services for a PUD amendment for a master sign plan at Trillium Woods for property located in the southeast corner of Juneau Lane and County Road 47. Senior Planner Darling gave an overview of the staff report. Vice Chair Anderson introduced Bryan Schnurr, representing the applicant, who stated that he is present to answer any questions. Vice Chair Anderson opened the public hearing. Vice Chair Anderson introduced Deepak Asrani, 5825 Juneau Lane, who stated that the sign labeled 107 is right outside his driveway. He stated that the roadway is a small, two-lane road and expressed concern that the sign would limit the visibility of drivers and could endanger his children when they are exiting the driveway. He stated that Juneau Lane is going to be closed sometime in 2016 and therefore did not see any traffic that would be coming from that way to access that parcel. He stated that a lot of the bedroom windows in his home face Juneau Lane and expressed concern with the lighting of the sign. He stated that he did not oppose any of the other proposed signs for the property but asked that this sign be relocated. Vice Chair Anderson questioned the distance between the driveway and the proposed sign. Mr. Asrani estimated about 14 to 15 feet between the driveway and proposed sign location. Commissioner Goldetsky asked for Mr. Asrani to point out the location of his home to better determine the distance from the proposed sign. Mr. Asrani identified his home on the map. Vice Chair Anderson closed the public hearing. Planning Commission Minutes May 6, 2015 Page 6 Mr. Schnurr confirmed the location of Mr. Asrani's home and stated that the directional signage labeled 107 had originally been shown on the south side of the road and was moved to the north side by the direction of the Planning Commission. He stated that the sign would not be lit. He recognized that Juneau Lane will be closed later this year but noted that it is the primary service lane for the back of house operations and that is why the directional sign will be needed. Mr. Schnurr confirmed that the distance between the sign and the edge of Mr. Asrani's driveway is closer to 35 to 40 feet. Mr. Asrani stated that he does have a safety concern for his children, especially with the large trucks that will be accessing this site from the roadway. Commissioner Witt questioned if the sign is used for service trucks, which usually come early in the morning, how helpful the sign will be if it is not lit. Mr. Schnurr stated that the sign would not be lit as the street signs would provide sufficient illumination to identify the location. Commissioner Goldetsky stated that the signs would seem to provide a more orderly flow for traffic and would not be a distraction. MOTION by Commissioner Goldetsky, seconded by Commissioner Kovach, to recommend approval of the request by Life Care Services for a PUD amendment for a master sign plan at Trillium Woods for property located in the southeast corner of Juneau Lane and County Road 47. Vote. 6 Ayes. MOTION approved. D. CITY OF PLYMOUTH (2014100) Vice Chair Anderson introduced the request by the City of Plymouth for the annual update to the zoning ordinance and city code. Senior Planner Drill gave an overview of the staff report. Vice Chair Anderson asked if the proposed higher parking ratio would apply to movie theaters. Senior Planner Drill confumed that movie theaters would be included. Vice Chair Anderson stated that the theater on Vicksburg appears to be expanding and reducing parking. Senior Planner Drill replied that the theater has also reduced the number of seats through the remodel. Vice Chair Anderson opened the public hearing and closed the public hearing, as there was no one present to speak on the item. Planning Commission Minutes May 6, 2015 Page 7 Commissioner Witt referenced the provision regarding recreational vehicles in a driveway and questioned if a visitor could come to your home in a recreational vehicle and spend a few nights in your driveway. Senior Planner Drill stated that this is an attempt to address complaints. He provided the example of a van that was parked in a residential driveway and consistently used for sleeping over an extended period of time. He stated that if someone were visiting and sleeping in a recreational vehicle in your driveway, it would most likely not cause complaints and if a complaint did arise, the resident would be given a few days to remedy the situation. MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky, to recommend approval of the request by the City of Plymouth for the annual update to the zoning ordinance and city code. Vote. 6 Ayes. MOTION approved. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Vice Chair Anderson, with no objection, to adjourn the meeting at 8:22 P.M. Agenda Number File 201.501.7 e PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Kip Berglund, Planner (509-5453) through Barbara Thomson, Planning Manager MEETING DATE: May 20, 2015 APPLICANT: LCBS, LLC PROPOSAL: Preliminary plat for "Vicksburg Pines" to allow the subdivision of a 1.36 acre parcel LOCATION: 815 Vicksburg Lane GUIDING: LA -1 (living area 1) ZONING: RSF-1 (single family detached 1) REVIEW DEADLINE: August 11, 2015 DESCRIPTION OF REQUEST: The applicant is requesting approval of a preliminary plat for "Vicksburg Pines." The request consists of dividing the subject parcel into two lots for property located at 815 Vicksburg Lane. Under the proposed plat, the existing home located on the north side of the property would remain, and the south portion of the site would be platted as a single-family lot to allow construction of a new home. The applicant has also requested a final plat which will be reviewed by the City Council. Notice of the public hearing was published in the city's official newspaper and mailed to all property owners within 750 feet of the site. A copy of the notification area map is attached. Development signage was also placed on the site. File 2015017 Page 2 CONTEXT: Surrounding Land Uses Natural Characteristics of Site This site is located in the Minnehaha Creek Watershed District. The site is not located in a shoreland management overlay district or a floodplain overlay district. There are no wetlands on the site. There are mature trees on the property and the request is subject to the tree preservation ordinance. Previous Actions Affecting Site The existing single family home on the property was built in 1895. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If a preliminary plat application meets the standards, the city must approve the preliminary plat. ANALYSIS OF REQUEST: Preliminary Plat The applicant is requesting approval of a preliminary plat to allow subdivision of the 1,36 -acre parcel at 815 Vicksburg Lane. Under the plan, the existing swimming pool and shed would be removed and the home would remain on proposed Lot 1 (north lot) and proposed Lot 2 (south lot) would accommodate construction of a new home. The existing property is not platted and must therefore be platted to allow the creation of a second lot. Adjacent Land UseGuiding Zoning North, South, LA -1 RSF-1 Single-family homesEastandWest Natural Characteristics of Site This site is located in the Minnehaha Creek Watershed District. The site is not located in a shoreland management overlay district or a floodplain overlay district. There are no wetlands on the site. There are mature trees on the property and the request is subject to the tree preservation ordinance. Previous Actions Affecting Site The existing single family home on the property was built in 1895. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If a preliminary plat application meets the standards, the city must approve the preliminary plat. ANALYSIS OF REQUEST: Preliminary Plat The applicant is requesting approval of a preliminary plat to allow subdivision of the 1,36 -acre parcel at 815 Vicksburg Lane. Under the plan, the existing swimming pool and shed would be removed and the home would remain on proposed Lot 1 (north lot) and proposed Lot 2 (south lot) would accommodate construction of a new home. The existing property is not platted and must therefore be platted to allow the creation of a second lot. File 2015017 Page 3 Section 500 of the subdivision regulations and section 21355 of the zoning ordinance include standards that preliminary plat applications must meet. Staff used these standards to review the application as follows: Subdivision and Zoning Requirements Required Proposed Meets Requirements? Lot Arrangement Lot I — Exisiing Home Min, 110 feet 189.97 feet YesLotWidth Lot Area Min. 18,500 sq. ft. 37,430 sq. ft. Yes Loi 2 — South Lot Lot Width Min, 1 10 feet 110.03 feet Yes Lot Area Min. 18,500 sq. ft. 21,670 sq. ft. Yes Setbacks Lot I- Existing Home Front 25 28.9 Yes Side 15 45 Yes Rear 25 66.4 Yes Lot 2 — South Lot Front 25 75 Yes Side 15 15 Yes Rear 25 80 Yes Tree preservation 50 % saved (or reforest) 98.7 % Saved Yes Comprehensive Plan The comprehensive plan includes single-family detached dwellings as an appropriate land use for properties guided LA -1. The LA -1 guiding designation specifies a minimum density goal of two dwelling units per acre and a maximum density of three dwelling units per acre. Density is based on net acreage excluding ponds, wetlands and related buffers. This method of calculating density is consistent with the procedures established by the Metropolitan Council. Based on the net acreage (approx. 1.36 acres) and the density guidelines in the LA -1 land use classification, two to four dwelling units could be proposed. The applicant's proposal for two dwelling units would be consistent with the comprehensive plan. Tree Preservation This application is subject to the city's tree preservation regulations. Section 530 of the subdivision regulations requires preservation of at least 50 percent of the caliper inches of the significant trees for residential development sites, or reforestation and/or monetary restitution for any removal in excess of this threshold. A significant tree is defined as one being eight inches or larger in diameter for deciduous trees, and four inches or larger in diameter for coniferous trees. File 2015017 Page 4 The tree survey indicates 810 caliper inches of significant trees on the site. The applicant submitted a revised tree plan indicating that 800 inches of significant trees (98.7 percent) would be saved. The majority of the trees on the property are on the lot where the home will remain or around the perimeter of the lot where the new home would be constructed. Consequently, the proposal meets the city's requirements for tree preservation. Water Quality Section 524.09, subd. 1(d) of the subdivision regulations requires treatment of storm water runoff for those developments that create more than one acre of cumulative impervious surface. The subject property is 0.50 acres and therefore does not reach the one acre threshold requiring treatment of storm water runoff. Dedication of Park Land The existing home was built in 1895 on the unplatted property. As a result, this site has never paid a park dedication fee. As part of platting two new lots at this time, the applicant would be required to pay a cash fee in lieu of land dedication for two dwelling units, pursuant to section 528 of the city code. This matter is addressed in the attached resolution. Access and Utilities The existing home has access from Vicksburg Lane in the northern portion of the lot. The new lot would also have access from Vicksburg Lane. Existing and proposed access points arc shown below in red. The applicant would be required to apply for a right-of-way permit for the new curb cut, water service and sanitary service. The permit would require restoration of the right-of- way and repair of any damages to the existing sidewalk located along the west side of Vicksburg Lane. File 2015017 Page 5 Section 524.03, Subd. 5 of the Subdivision Regulations encourages shared drives when abutting minor arterial and major collector streets. This portion of Vicksburg Lane is classified as a major collector street. As previously mentioned, the existing access point is located on the north side of the property. The driveway location, orientation of the existing home and side loaded garage with access from the north would make it difficult to abandon the existing access and bring a shared drive south. Therefore, staff does not recommend a shared drive in this case. Conclusion on the Preliminary Plat Staff supports the request with the finding that the proposed plat would be consistent with the comprehensive plan, and would comply with the standards outlined in the subdivision regulations and zoning ordinance subject to the conditions listed in the attached resolution. RECOMMENDATION: Community Development Department staff recommends approval of the preliminary plat for Vicksburg Pines" subject to the conditions outlined in the attached resolution. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. ATTACHMENTS: 1. Draft Resolution Approving Preliminary Plat 2. Applicant's Narrative 3. Location Map 4. Aerial Photo 5. Notification Area Map 6. Site Graphics PlPlanning Applications/201512015017/Coii3m Dei/PC Rcport (5-20-2015) CITY OF PLYMOUTH RESOLUTION No, 2015- A RESOLUTION APPROVING A PRELIMINARY PLAT FOR " VICKSBURG PINES" FOR PROPERTY LOCATED AT 815 VICKSBURG LANE NORTH (2015017) WHEREAS, LCBS, LLC has requested approval of a preliminary plat to subdivide the property located at 815 Vicksburg Lane North presently legally described as follows: That part of Government Lot 6, Section 32, Township 118, Range 22, Hennepin County, Minnesota, described as follows: Commencing at a point on the East line of said Government Lot 6, distant 530 feet north of the Southeast corner of said Lot for a place of beginning; thence West and parallel with the South line of said Government Lot 6, distant 230 feet; thence north and parallel with the East fine of said Government Lot 6, distant 300 feet; thence East and parallel with said South line distant 230 feet to the East line of said Lot 6; thence South on said East line distant 300 feet to the place of beginning. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by LCBS, LLC for a preliminary plat to subdivide the property located at 815 Vicksburg Lane North, subject to the following: 1. A preliminary plat is approved to allow the property at 815 Vicksburg Lane North to be subdivided into two single-family lots, in accordance with the application and pians received by the city on March 6, 2015 and additional information received on April 13, 2015, except as may be amended by this resolution. 2. Prior to release of the final plat for recording, the applicant shall pay the park dedication cash fee in lieu of land dedication for two new dwelling units, in accordance with the dedication ordinance in effect at the time of filing of the final plat. 3. Prior to construction of the home on Lot 2, Block 1, Vicksburg Pines, the applicant shall obtain a building permit from the Building Division. 4. Prior to the issuance of a building permit, the applicant shall: a) Obtain the necessary right-of-way permits from the City of Plymouth Engineering Division in order to install utilities, restore the existing sidewalk along Vicksburg Lane and for permanent access onto Vicksburg Lane. b) Install and request inspection of silt fencing and tree preservation fencing. c) Provide a certified survey indicating a minimum of two front yard trees to be preserved or planted. Resolution 2015- 2015017) Page 2 5. Standard Conditions: a) No building permits shall be issued for construction of a new home on the site until the final plat is filed and recorded with Hennepin County. b) Compliance with the city's tree preservation regulations. c) Removal of all hazardous trees from the property at the owner's expense. d) This approval of this preliminary plat shall expire one year after the date of approval, unless the property owner or applicant has substantially started construction of 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 section 510 of city code and section 21030.06 of the zoning ordinance. ADOPTED by the Plymouth City Council this ** day of *******. 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 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 APPLICANT'S NARRATIVE Planning and Zoning Application Form Page 2 6.. BRIEF DESCRIPTION OF REQUEST: (Attach separate sheet, if necessary) 11 _U 3 &A) C e—, /,9 7e LSk llI E C7 U E t Z0l!7ni`7 r ( V 6,4'— f ,y I hereby apply For the above consideration and declare that the information and materials submitted with this application are complete and accurate per city code and ordinance requirements. I understand that the city will process the application once the planning division finds that it is complete. I understand and agree that the city may place a sign on my property for purposes of notification that an application is under consideration. PLEASE NOTE: If the property fee owner is not the applicant, the applicant must provide written authorization from the property fee owner in order to make application. '- o PROPERTY FEE OWNER(S) SIGNA APPLICANT(S) SIGNATURE(S): DATE:/ ice% s— x****; **x xxrx x* x*xxxxF xx x*FOR CITY USE ONImYxxzx xx x x*xx*x*x*****x*xxxxxxx xx Project Name: APPLICATION/ IGN ALGE FEES WETLAND -RELATED FEES ESCROW (400-2800) 2.1 oe6 APPROVED FOR DEPOSIT BY DEPARTIvfENT CONTACT: 0:/Plan/Forms/Planning AppslAppform Type of Project: RO- IWII!,, TOTAL FEES DUE $ 21 9(95 2095097 Vicksburg Pines LCBS, LLC 895 Vicksburg Lane North Request for a Preliminary Plat and Final Plat 250 1255 0 250 500 Feet Lity of Plymouth, r4{inne5ota Legend C, Comarcial CC, City Center CO, Commercial Office IP, Planned Industrial LA -1, Living Area 1 LA -2, Living Area 2 LA -3, Living Area 3 LA -4, Living Area 4 LA -R1 0 LA -R2 LA -R3 LA -RT P -I, PubliclSerni-Public/lnstituNonal 915017 -- Aerial Photc Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Department Date: 3/23/2015 Buffer Size: 750 feet Map Comments: 815 VICKSBURG LANE NORTH PLYMOUTH, MN 55447 PID# 32-118-22-14-0003 Reernived MAR 2 r., 015, Cit) C.)( Fll lY outh munity L 0 120 240 480 ft I I I I I I f 1 1 For more information contact: Hennepin County GIS Division 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us h b[ 118-22-11 19 Rr W Rf fra Lit sffl W 3341.8-22r22 y fit..-ry vir 2LOWErte P r 33N F t f sw 32`1 I, IT. T-fieY `.JRTH 59.. tYYt€°T W z I F -22-32 a Z I m R 32-118-22-41 5TH AVENUE N oh l 'El IUE PJOftlli 32-118-22-41 33-118-22-32 Birchvi2W E112m2ntary Buffer Size: 750 feet Map Comments: 815 VICKSBURG LANE NORTH PLYMOUTH, MN 55447 PID# 32-118-22-14-0003 Reernived MAR 2 r., 015, Cit) C.)( Fll lY outh munity L 0 120 240 480 ft I I I I I I f 1 1 For more information contact: Hennepin County GIS Division 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us CERTIFICATE OF SURVEY, PRELIMINARY PLAT AND GRADING AND EROSION CONTROL PLAN FOR THE INVESTOR GROUP, LLC IN GOVT LOT 6, SEC. 32-116-22 HENNEPIN COUNTY, MINNESOTA E E'1'5 15 WM..MUKTry71I.-- 33 1 33 810 Total caliper inches TREE INVENTORY 12" SPRUCE 32 14" SPRUCE 0 15" SPROCE 33 8" SPRUCE Q 10" ASH 39 12" SPRUCE CEDAR CLUMP 35 14" SPRUCE Q CEDAR cuump 36 1C" SPRUCE CEDAR CLUAL MI 14" SPRUCE 7 CEDAR CLUMP 3B B" ASH e CEDAR CLUMP 39 6" SPRUCE 9 16" SPRUCE 49 12" SPRUCE 10 14" SPRUCE 41 14" ASH 1! 8" SPRUCE F11 WHITE CEDAR CLUMP 12 14" SPRUCE 93 10" SPRUCE 13 15" SPRUCE 44 20" SPRUCE 54 CEDAR CLU.W R51 20" SPRUCE 15 2-16" ASH 46 CEDAR CLUMP 16 26" SPRUCE 47 CEDAR CLUMP 17 2D" ASH 48 CEDAR CLUMP 1R 26" SPRUCE 49 le" SPRUCE 19 20" SPRUCE 50 22" WHITE PATE 20 10"x14" ASH 51 20" SPRUCE 21 8"x16" LMEN 52 10" PRUCE 22 1n" SPRUCE 53 10" SPRUCE Mj 14" . 18" MAPLE 59 16" SPRUCE F41 20" SCOTCH PUIE 55 12" SPld10E 25 CEDAR ROW506 10" SPRUCE 26 8" CEDAR 57 26" SPRUCE 27 CEDAR CLUMP 56 10"SPRUCE 26 15" ASH 59 20" SPRUCE 01 PHE CLUMP 59 20" SPRUCE 8" SPRUCE R51 22" WHITE PINE 31 14" SPRUCE KI 18" SPRUCE 0],24" 1wLLOw E E'1'5 15 WM..MUKTry71I.-- 33 1 33 810 Total caliper inches 10 Inches proposed to be removed X : Denotes tree proposed to be removed LEGAL DESCRIPTION OF PREMISES : That port of Government Lot 6, Section 32, Township 116, Range 22, HennepinCounty, SOUTH LP Minesota, described as follows : Camencing at o point on the East line of sold Governmentn Gw' T LC Lot 6, dstont 530 feet north of the Southeast corner of soil Lo} Far a plane of beginning; SEC. 32— Thence West and parallel with the South line of said Government Lai 6, distonl 230 feet; thence north and parallel with the East Fine of said Government Lo' 6, distant 30D leets thence East and para11.1 with said South line distonl 236 feet to the East fine of said 5 6549' 32 Lot 6; thence South on said East line distant 300 feet to the place of beginning. o denotes iron marker SDUrHEAST OF GOVT L' DOI - denotes existing spot elevation, mean sea level datum SEC_ 32-11F 910-B denotes proposed spot elevation, mean sea level datum 917--: denotes existing contour tine, mean sea level datum denotes proposed contour line, mean sea level datumz. 30 0 30 60 90 Bearings shown are based upon an assumed datum. This survey intends io the bnunderies of the obove described property. the location of on existing house, pool, tour sheds, major trees, spot elevations. and topography, and the proposed location of a proposed dividing line, possible house and grades S C A L L I H F E E T thereon It does not purport to show any other improvements or encroachments. GRONBERG AND aey ,orb vat lbs ionP°° 1w r ASSOCIATES, INC. Ives ul IRr spar CONSULTING ENGINEERS. LAND 1`5009 im rill % 3F CwS f I S ml iR z¢ s, c9c g- I E a a§ u` I l.Li v; C6 1 2 ui LUWz W 1 C) z Lu nC aammmo LU LLI ms6MO10N' 3NVI oNnFiSMOIA 000ac A msz,ko 3 I o0 NO Cl) Y ol 1 WkS 1 2-0 Agenda Number File 2015025 s PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Shawn Drill, Senior Planner (509-5456) through Barbara Thomson Planning Manager MEETING DATE: May 20, 2015 APPLICANT: Opus Development Company PROPOSAL: PUD Amendment for a 96,500 square foot office/warehouse building Preliminary plat to establish a separate lot for the proposed building LOCATION: Southwest corner of 25th Avenue and Niagara Lane GUIDING: IP (planned industrial) ZONING: PUD (planned unit development) REVIEW DEADLINE: July 25, 2015 DESCRIPTION OF REQUEST: The applicant is requesting approval of a PUD amendment and preliminary plat for "Plymouth Point Business Center" to be located in the vacant north portion of the Daily Printing site, 2333 Niagara Lane. Notice of the public hearing was published in the city's official newspaper. Because the proposal includes a PUD amendment, two mailed notices were sent out to all property owners within 750 feet of the site. One notice was sent upon city receipt of the application, and the other notice was sent 12 days prior to the public hearing. A copy of the notification area map is attached. Development signage has also been posted on the property. File 2015025 Page 2 CONTEXT: Surrounding Uses Natural Characteristics of Site The site is located in the Bassett Creek Drainage District. It does not contain any land within the floodplain or shoreland overlay district. A small low -quality wetland lies in the east portion of the site. Because the wetland contains only about 2,000 square feet and does not generally hold water for several months of the year, the applicant is proposing to eliminate it. In exchange, the applicant is also proposing to purchase wetland credits for off-site mitigation. The attached resolution specifies that approval of the final plat would be contingent upon City Council approval of a wetland replacement plan application. Previous Actions Affecting Site The existing 70,000 square foot Daily Printing building located in the south portion of the site was built in 1994. Under the plan, that building would remain with no proposed changes to that site. All I-2 zoning regulations, including those for setbacks, would continue to be met for this building. Daily Printing recently decided to sell the vacant north portion of the site that they had been retaining for possible future expansion. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has a relatively high level of discretion in approving a PUD amendment. This is because PUD approval is a "quasi -legislative" action (enactment of policy). The city may impose reasonable requirements in a PUD not otherwise required if deemed necessary to protect and promote the health, safety, and general welfare of the community. The proposal must be consistent with the comprehensive plan. The city's discrQtion in approving a preliminary plat is limited to whether or not the proposed plat meets the standards established by the PUD and those outlined in the subdivision regulations. Preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If the preliminary plat meets all standards and the city approves the PUD amendment, the city must also approve the preliminary plat. Adjacent Land Use Guiding Zordn North (across 25"' Ave) Industrial IP PUD West (across Polaris Lane) Industrial IP PUD East (across Niagara Lane) Industrial IP I-2( general industrial) South (across Polaris Lane) industrial IP PUD Natural Characteristics of Site The site is located in the Bassett Creek Drainage District. It does not contain any land within the floodplain or shoreland overlay district. A small low -quality wetland lies in the east portion of the site. Because the wetland contains only about 2,000 square feet and does not generally hold water for several months of the year, the applicant is proposing to eliminate it. In exchange, the applicant is also proposing to purchase wetland credits for off-site mitigation. The attached resolution specifies that approval of the final plat would be contingent upon City Council approval of a wetland replacement plan application. Previous Actions Affecting Site The existing 70,000 square foot Daily Printing building located in the south portion of the site was built in 1994. Under the plan, that building would remain with no proposed changes to that site. All I-2 zoning regulations, including those for setbacks, would continue to be met for this building. Daily Printing recently decided to sell the vacant north portion of the site that they had been retaining for possible future expansion. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has a relatively high level of discretion in approving a PUD amendment. This is because PUD approval is a "quasi -legislative" action (enactment of policy). The city may impose reasonable requirements in a PUD not otherwise required if deemed necessary to protect and promote the health, safety, and general welfare of the community. The proposal must be consistent with the comprehensive plan. The city's discrQtion in approving a preliminary plat is limited to whether or not the proposed plat meets the standards established by the PUD and those outlined in the subdivision regulations. Preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If the preliminary plat meets all standards and the city approves the PUD amendment, the city must also approve the preliminary plat. File 2015025 Page 3 ANALYSIS OF REQUEST: The applicant is requesting approval of a PUD amendment to allow construction of a 96,500 square foot office/warehouse building in the north vacant portion of the site. The applicant is also requesting approval of a preliminary plat to subdivide the site into two separate lots; one for the existing Daily Printing building in the south portion of the site, and one for the proposed building in the north portion of the site. PUD Amendment A PUD provides the city with a higher level of regulatory control than could be achieved under conventional zoning, while also allowing flexibility to the development standards to achieve a more creative and efficient approach to land use. Because this site is guided for industrial uses, the standards for the most closely related conventional zoning district (I-2, general industrial) are used as a guide, but may be departed from to accomplish the goals of the PUD. Allowable Uses The uses allowed in this PUD shall include all uses presently allowed as permitted, accessory, conditional, interim, and administrative in the I-2 district. The uses include, but are not limited to the following: manufacturing/assembly of products such as optical, electronic, pharmaceutical, or medical devices, office/warehouse uses, and technology/research/laboratory uses. The proposed building would contain up to 47 percent office use, with the remainder used for warehousing. Building Materials The primary building materials would be decorative pre -cast panels with windows along the lower portion. Brick and glass would be provided along the Niagara Lane facade and at other primary building entrances. Building Height The maximum building height for a PUD is flexible and is established by the PUD general plan. The maximum building height allowed in the I-2 zoning district is 45 feet. The proposed building would be roughly 32 feet high. Access Three vehicular access points (curb cuts) would be provided for the new building site. One curb cut would provide in -bound only (one-way) access from Niagara Lane. The primary purpose for that curb cut is to provide truck access to the loading area. The other two curb cuts would provide full access, one along the north portion of the site to 25t Avenue, and one along the west portion of the site to Polaris Lane. The proposed access points are consistent with city standards. File 2015025 Page 4 Setbacks The building and parking setbacks for a PUD are flexible and are established by the PUD general plan. The proposed building would have the following setbacks: 120 feet from the east (front) lot line abutting Niagara Lane 110 feet from the north (front) lot line abutting 25th Avenue 160 feet or more from the west (front) lot line abutting Polaris Lane 50 feet from the south (rear) lot line In comparison, the minimum building setbacks in the 1-2 zoning district are as follows: Front: 50 feet Side and Rear: 15 feet The proposed parking lot would have the following setbacks: 52 feet from the east (front) lot line abutting Niagara Lane 40 feet from the north (front) lot line abutting 25th Avenue 72 feet or more from the west (front) lot line abutting Polaris Lane 13 -foot drive aisle setback from the south (rear) lot line In comparison, the minimum parking lot setbacks in the I-2 zoning district are as follows: Front: 50 feet Side and rear drive aisle setback: 15 feet The applicant is requesting PUD flexibility to allow the parking setback along the north lot line from 25th Avenue) to be reduced from 50 feet to 40 feet. The applicant is also requesting PUD flexibility to allow the drive aisle setback along the south (rear) lot line to be reduced from 15 feet to 13 feet. Staff supports the requested parking and drive aisle setbacks for this site, as the setback reductions would be difficult to notice and would not negatively affect the site or PUD. Parking Lot Dimensions The applicant is requesting PUD flexibility to allow the parking stall depth to be reduced from 18.5 feet to 18 feet, and to allow the drive aisle width to be reduced from 26 feet to 24 feet. The city has approved these parking lot dimensions in other PUDs, including the Shops at Plymouth Creek (located southwest of Highway 55 and Vicksburg Lane with Lowe's as the anchor tenant). The majority of the parking for this office/warehouse building would be for employees. Compared to retail commercial uses, office/warehouse uses have a much lower parking turnover rate and, therefore, fewer parking lot turning movement conflicts. This is because employees of office/warehouse buildings tend to park for longer durations and be more familiar with the parking lot arrangement than customers at a retail use. Staff supports the requested parking lot dimensions for this proposed office/warehouse site, as the reduced dimensions would not negatively affect the site or PUD. File 2015025 Page 5 Parking Spaces Based on the proposed size and use (office to warehouse ratio) of the building, 207 parking stalls would be required. The plan shows 204 parking stalls to be installed initially with space for four more to be striped in the future if needed, depending on whether the maximum allowed office ratio of 47 percent is achieved. Loading Spaces Buildings that contain between 75,000 and 100,000 square feet are required to have five loading spaces. The proposed building would have five loading spaces. The loading spaces would be located on the south side of the building. The loading area would be located over 700 feet from the residential townhome area to the west, which exceeds the minimum distance requirement of 300 feet between loading spaces and residential areas. Lighting The city's lighting regulations specify a maximum mounting height of 30 feet for light fixtures, and a maximum light intensity of 2.5 lumens per square foot. The proposed wall -mounted lighting along the north, west, and east walls of the building would be mounted at a height of 24 feet. The proposed wall -mounted lighting along the south wall of the building would be mounted at a height of 28 feet. The proposed freestanding light fixtures would be mounted at a height of 26 feet (including base). The proposed lighting plan would yield roughly 1.1 lumens per square foot. The lighting plan complies with the city's lighting regulations. Landscaping The ordinance requires 97 trees on the site of the proposed building. Under the plan, an equivalent of 98 trees (includes deciduous, conifers, and shrubs) would be planted in compliance with the regulations. In addition, numerous perennials would be planted on the site. DrainagelTreatment of Runoff The city requires storm drainage systems to be designed so that the post -development rate of runoff from a site does not exceed the pre -development rate. Additionally, the city requires treatment of storm water runoff before it enters the drainage system. Water quality treatment/ponding to accommodate future development of this site was previously provided for within the regional ponding system located to the west within this PUD. In addition, the applicant proposes to construct a filtration basin in the west portion of the site. The applicant would be required to demonstrate compliance with all city and watershed regulations pertaining to water quality and rate control. The attached resolution for approval addresses this matter. File 2015025 Page 6 Preliminary Plat The applicant is requesting approval of a preliminary plat to allow the roughly 13.2 -acre Daily Printing site to be subdivided into two lots. Lot 1 would be for the proposed building in the north portion of the site, and Lot 2 would be for the existing Daily Printing building in the south portion of the site. There is no minimum or maximum lot size requirement specified in a PUD. The following table indicates the lot size and proposed use for each lot: Lot Use Acreage 1 Proposed Building Site 6.5 2 Existing Daily Printing Building Site 6.7 Total: 13.2 There are no new public streets proposed for this development. The existing city trail on the west side of Niagara Lane would remain. Staff finds that the proposed preliminary plat complies with the standards established by the PUD and subdivision regulations. RECOMMENDATION: Community Development Department staff recommends approval of the PUD amendment and preliminary plat for Plymouth Point Business Center to be located southwest of 25f Avenue and Niagara Lane, subject to the findings and conditions listed in the attached ordinance and resolutions. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. ATTACHMENTS: 1. Draft Ordinance Approving PUD Amendment 2. Draft Resolution Approving Findings of Fact for the PUD Amendment 3. Draft Resolution Approving PUD Amendment and Preliminary Plat 4. Location Map 5. Aerial Photo 6. Notification Area Map 7. Applicant's Narrative S. Site Graphics CITY OF PLYMOUTH HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. 2015 - AN ORDINANCE AMENDING CHAPTER 21 (ZONING ORDINANCE) OF THE CITY CODE FOR A PUD AMENDMENT FOR LAND LOCATED SOUTHWEST OF 25TH AVENUE AND NIAGARA LANE (201 5025) THE CITY OF PLYMOUTH ORDAINS: Section 1. Amendment of City Code. Chapter 21 of the city code of the City of Plymouth, Minnesota, adopted December 18, 2006 as amended, is hereby amended to add section 21655.62 as follows: 21655.62 PUD 83-1 (PARKERS LAKE): AMENDMENT FOR LOT 1, BLOCK 1, PARKERS LAKE CORPORATE CENTER STH ADDITION. Subd. 1. Legal Description. The property affected by this PUD amendment is presently legally described as Lot 1, Block 1, Parkers Lake Corporate Center 5th Addition, Hennepin County, Minnesota. After the final plat for subdivision of the parcel described above is recorded, the property affected by this PUD amendment will be legally described as Lot 1, Block 1, Parkers Lake Corporate Center 111h Addition, Hennepin County, Minnesota. Subd. 2. Incorporated herein by reference are the Plymouth Point Business Center PUD amendment plans received by the city on May 12, 2015, as may be amended by City Council Resolution 2015-__, on file in the office of the zoning administrator under file 2015025. Subd. 3. Allowable Uses. The uses allowed on this lot shall include any permitted, accessory, conditional, or interim uses allowed in the 1-2 (general industrial) zoning district. These uses shall be considered "permitted" on this lot, provided they comply with any conditions specified for such uses, and with all development standards and conditions approved by City Council Resolution 2015 - Additionally, the uses listed as uses by andminstrative permit in the 1-2 district shall be considered administrative" on this lot. Subd. 4. Development Standards. Development standards shall be as indicated on the PUD amendment plans received by the city on May 12, 2015, as approved under City Council Resolution 2015-___, on file in the office of the zoning administrator under file 2015025. Ordinance 2015- 2015025 Page 2 Section 2. Effective Date. This amendment shall take effect immediately upon its passage. ADOPTED by the Plymouth City Council on this ** day of ****, 2015. Kelli Slavik, Mayor ATTEST: Sandra R. Engdahl, City Clerk CITY OF PLYMOUTH RESOLUTION No. 2015- A RESOLUTION APPROVING FINDINGS OF FACT FOR AMENDING ZONING ORDINANCE SECTION 21655 (2015025) WHEREAS, Opus Development Company, LLC, has requested approval of a PUD amendment to allow a construction of Plymouth Point Business Center, a 96,500 square foot office/warehouse building at the southwest corner of 25th Avenue and Niagara Lane (in the vacant north portion of the Daily Printing site located at 2333 Niagara Lane); and WHEREAS, the affected property is presently legally described as Lot 1, Block 1, Parkers Lake Corporate Center 5' Addition, Hennepin County, Minnesota, and will be legally described as Lot 1, Block 1, Parkers Lake Corporate Center 11th Addition, Hennepin County, Minnesota, after the related final plat is recorded; and WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval; and WHEREAS, the City Council has adopted an ordinance amending the zoning ordinance text forthe PUD amendment. 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 Opus Development Company, LLC, for a PUD amendment to add section 21655.62 to Chapter 21 (zoning ordinance) entitiled: "PUD 83-1 Parkers Lake): Amendment for Lot 1, Block 1, Parkers Lake Corporate Center 5th Addition," based upon the following findings: The proposed PUD amendment is consistent with the IP (planned industrial) land use designation of the comprehensive plan. 2. The proposed PUD amendment would meet the purpose and intent of the PUD district by providing a new office/warehouse building on this underutilized industrial site. ADOPTED by the Plymouth City Council this ** day of ****, 2015. CITY OF PLYMOUTH RESOLUTION No. 2015- A RESOLUTION APPROVING A PUD AMENDMENT AND PRELIMINARY PLAT FOR OPUS DEVELOPMENT COMPANY, LLC, FOR PLYMOUTH POINT BUSINESS CENTER TO BE LOCATED AT THE SOUTHWEST CORNER OF 25T" AVENUE AND NIAGARA LANE (2015025) WHEREAS, Opus Development Company, LLC, has requested approval of a PUD amendment and preliminary plat to allow construction of a 96,500 square foot office/warehouse building in the vacant north portion of the Daily Printing site located at 2333 Niagara Lane; and WHEREAS, the affected property is presently legally described as Lot 1, Block 1, Parkers Lake Corporate Center 51h Addition, Hennepin County, Minnesota; and WHEREAS, the affected property will be legally described as Lots 1 and 2, Block 1, Parkers Lake Corporate Center 11th Addition, Hennepin County, Minnesota, upon recording of the final plat (Lot 1 is the location of the proposed building in the north portion of the site, and Lot 2 is the location of the existing Daily Printing building in the south portion of the site); and WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Opus Development Company, LLC, for a PUD amendment and preliminary plat for a new office/warehouse building, subject to the following conditions: I. A PUD amendment and related development standards are approved to allow construction of a 96,500 square foot office/warehouse building on proposed Lot 1, in accordance with the plans received by the city on May 12, 2015, except as may be amended by this resolution. 2. A preliminary plat is approved in accordance with the plat drawings received by the city on May 12, 2015. 3. Approval of the final plat is contingent upon City Council approval of a wetland replacement plan application. 4. Office use for proposed Lot 1 is limited to a maximum of 47 percent of the gross floor area of the building. 5. The uses allowed on proposed Lot 1 shall include all uses presently allowed as permitted, accessory, conditional, interim, and administrative in the 1-2 district. Resolution 2015 - File 2015025 Page 2 6. Prior to recording the final plat, the applicant shall pay any and all deferred assessments related to the property. 7. A separate building permit is required prior to commencement of the project. 8. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit the required information, and revise the plans as indicated below, consistent with the applicable city code, zoning ordinance, and engineering guidelines: a. Record the final plat. b. Obtain city approval of final construction plans. c. Complete a site improvement performance agreement and submit the related financial guarantee pursuant to section 21045.10 of the zoning ordinance. d. Obtain NPDES permit and any required permits from the watershed district. e. A maintenance agreement is required for the filtration basin. f. A cross -easement agreement is required for fire access and water supply between the two lots within this proposed plat. 9. Silt fence and tree protection fencing shall be installed prior to any grading or construction on the site. 10. Fire lane signage shall be provided in locations to be field identified by the fire inspector. 11. Standard Conditions: a. No trees may be planted in the public right-of-way. b. Any rooftop equipment shall be painted or screened to match the building. c. Compliance with the city's lighting regulations. d. Any signage shall comply with the PUD and with section 21155.06, Subd. 6 (signage for industrial districts) of the zoning ordinance, and shall receive sign permits if required. e. Park dedication for this site has been previously satisfied. f. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. g. The preliminary plat shall expire one year after the date of approval, unless the property owner or applicant has recorded the plat, 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 section 510 of the City Code. ADOPTED by the Plymouth City Council this ** day of ****, 2015. z 2095025 23RD A Opus Development 2333 Niagara Lane Plymouth Point Business Center PUD Amendment &Preliminary Plat rRity of Plymouth, Minnesota 750 375 0 750 1,500 Feet y E s rrN k i 2015025 -- Aerial Photo VIM 21-118-22832 21-118-22-31 21-118-22-42 21-118-22-34 72- 43 1-118-22-44 28-118-22-21 22-12 0-11$-22-11 i-r.E 2&•1.-118 22- 121`x. 2-21 28-115-22-11 A 28 118a22m23 - 0- 18-22-13 28-118-22-14 18-22- 28-' 8-22- 28-" 2-31 - = 28-118=22-•42 25-11- 2-31 €-I1-f :.: El I Buffer Size: 750 feet 0 245 490 980 ft Map Comments: I € € € I € € € i 2333 NIAGARA LAND NORTH PLYMOUTH, MN 55447 For more information contact: PID# 28-118-22-21-0011 Hennepin County GIS Division 300 6th Street South Minneapolis, MN 55487 gis.info@hen nep in. us 02015 C LS Written Narrative Plymouth Point Business Center Opus Development Company, L.L.C. March, 2015 Plymouth Point Business Center is a premier new construction multi -tenant building developed by the Opus Group. The property offers a corporate image, state-of-the-art, 96, 500 square foot office warehouse in a rare in -fill location within the existing Plymouth industrial area. The development benefits with outstanding freeway access to 1-494 and the proximity to a multitude of retail, restaurant and hotel accommodations in one of the most stable and desirable industrial parks in the Twin Cities. The building exterior is comprised of pre -cast painted panels with horizontal and vertical reveals complemented with thin brick pre -cast panels at key entrance features. The exterior color pallet is a complementary warm buff tones with darker brick accents at the entrance conditions with a strong glass features at key locations. This combination of materials results in a strong professional image and the internal clear height of 24 feet caters to the needs of today's industrial users. The site consists of approximately 6.65 acres bound by 25Th Ave North, Polaris Avenue North, Niagara Lane and the existing Daily Printing building. There will be approximately 198 striped parking stalls with loading docks on the south elevation adjacent to the Daily Printing building. The perimeter of the site will be lined with landscaping. Plymouth Point Business Center is complementary to the surrounding area and will provide a new state- of-the-art offering to recruit businesses to this premier industrial park. www.opus-group.com Agenda Number 4 015031File2 " ! , t PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Kip Berglund, Planner (509-5453) through Barbara Thomson , Planning Manager MEETING DAT E: May 20, 2015 APPLICANT: Peterssen/Keller Architecture PROPOSAL: Conditional use permit to exceed the maximum allowable attached garage size LOCATION: 135 Black Oaks Lane GUIDING: LA -I (Living Area 1) ZONING: FRD (Future Restricted Development) REVIEW DEADLINE: August 15, 2015 DESCRIPTION OF REQUEST: The applicant is requesting a conditional use permit to exceed the maximum allowable attached garage size of 1,000 square feet (1,251 square feet) for property located at 135 Black Oaks Lane North. A conditional use permit is required for attached accessory buildings over 1,000 square feet in gross floor area. 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. File 2015031 Page 2 CONTEXT: Surrounding Land Use and Zoning Previous Actions Affecting Site The single family home was built on the subject property in 1948. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a conditional use permit 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 permit. However, the level of discretion is affected by the fact that some of these standards are open to interpretation. ANALYSIS: As part of a larger building project, the applicant is requesting approval of a conditional use permit to exceed the maximum allowable attached garage size of 1,000 square feet (1,251 square feet total). Section 21120.03, Subd. 3 of the zoning ordinance states that attached accessory buildings shall not exceed 1,000 square feet of gross floor area except by conditional use permit. The proposed design would be two 2 -car garages (one side -loaded) separated by a recreation room. The applicant describes the design as strategically configured so that it would blend with the architectural language of the existing home as well as the natural setting of the site. The applicant has stated that the requested amount of attached garage space is needed because the current two -car garage on the property is not sufficient to accommodate the typical storage needs for vehicles, lawn maintenance and snow removal equipment plus water -oriented equipment typically associated with lakeshore property. The proposed setbacks for the additions on the subject property would meet the setback requirements for a home and attached garage in the FRD zoning district. The existing home is located on a 1.75 acre riparian lot along Gleason Lake and is also subject to a maximum allowance of 25 percent impervious surface coverage for the area of the lot above the ordinary high water Ievel for Gleason Lake (944.1 feet). The proposed additions would bring the impervious surface percentage to 20 percent. Consequently, the proposed impervious surface percentage on the lot would meet the zoning ordinance regulations. Lafcl Use North, Sfluth and Single family homes LA -1 FRD East - u, Gleason Lake N/A NIA Previous Actions Affecting Site The single family home was built on the subject property in 1948. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a conditional use permit 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 permit. However, the level of discretion is affected by the fact that some of these standards are open to interpretation. ANALYSIS: As part of a larger building project, the applicant is requesting approval of a conditional use permit to exceed the maximum allowable attached garage size of 1,000 square feet (1,251 square feet total). Section 21120.03, Subd. 3 of the zoning ordinance states that attached accessory buildings shall not exceed 1,000 square feet of gross floor area except by conditional use permit. The proposed design would be two 2 -car garages (one side -loaded) separated by a recreation room. The applicant describes the design as strategically configured so that it would blend with the architectural language of the existing home as well as the natural setting of the site. The applicant has stated that the requested amount of attached garage space is needed because the current two -car garage on the property is not sufficient to accommodate the typical storage needs for vehicles, lawn maintenance and snow removal equipment plus water -oriented equipment typically associated with lakeshore property. The proposed setbacks for the additions on the subject property would meet the setback requirements for a home and attached garage in the FRD zoning district. The existing home is located on a 1.75 acre riparian lot along Gleason Lake and is also subject to a maximum allowance of 25 percent impervious surface coverage for the area of the lot above the ordinary high water Ievel for Gleason Lake (944.1 feet). The proposed additions would bring the impervious surface percentage to 20 percent. Consequently, the proposed impervious surface percentage on the lot would meet the zoning ordinance regulations. File 2015031 Page 3 The Planning Commission must review the requested conditional use permit for compliance with the standards listed in the zoning ordinance. A copy of the standards is attached. Staff used these standards to review the request and finds it would meet the applicable standards. Specifically, the proposed use would conform to the comprehensive plan, would not have any affect on public improvements in the area, would not impede the orderly development of the district, nor would it be detrimental to the surrounding properties or the city as a whole. Community Development Department staff recommends approval of the conditional use permit to exceed the maximum allowable attached garage size for the property located at 135 Black Oaks Lane subject to the conditions listed in the attached resolution. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. ATTACHMENTS: 1. Draft Resolution Approving Conditional Use Permit 2. Location Map 3. Aerial Photo 4. Notification Area Map 5. Conditional Use Permit Standards 6. Applicant's Narrative and Site Graphics PAPlanning ApplicationsV0151201503 MCI)TC Report (5-20-2015) CITY OF PLYMOUTH RESOLUTION No. 2015- A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO EXCEED THE MAXIMUM ALLOWABLE ATTACHED GARAGE SIZE FOR PROPERTY LOCATED AT 135 BLACK OAKS LANE (2015031) WHEREAS, Peterssen Keller Architecture has requested approval of a conditional use permit for the site located at 135 Black Oaks Lane, legally described as follows: That part of Government Lot 8 in Section 32, Township 118, Range 22, described as follows: Commencing at a point in the South line of said Government Lot 8, distant 928.48 feet West of the Southeast corner of said Lot; thence North 0 degrees 05 minutes West 570 feet to the actual point of beginning of the tract to be described; thence East parallel with the South line of said Lot 8 a distance of 187.1 feet; thence North 8 degrees 39 minutes East 99.8 feet; thence North 2 degrees 02 minutes West 126.4 feet; thence North 9 degrees 56 minutes East 40 feet to a point on a line drawn parallel with and distant 835 feet North 0 degrees 05 minutes West from the South line of Government Lot 8; thence West parallel with the South line of said Lot 8 a distance of 398.5 feet, more or less, to the East shore of Gleason Lake, so called; thence Southerly along the shore of said Lake to its intersection with a line drawn Westerly from the actual point of beginning and parallel with the South line of Lot 8; thence East parallel with said South line 82.4 feet more or less to the actual point of beginning. Subject to and together with an easement for right-of-way for road purposes over a strip of land 33 feet in width, being 16.5 feet on each side of the following described center line; Beginning at the Northeast corner of the tract of land hereinabove first described; thence South 9 degrees 56 minutes West 40 feet; thence South 2 degrees 02 minutes East 126.4 feet; thence South 8 degrees 39 minutes West 99.8 feet to the Southeast corner of said first above described premises; thence continuing South 8 degrees 39 minutes West 239.4 feet; thence South 8 degrees 37 minutes East 99.24 feet; thence South 10 degrees 58 minutes West 237.93 feet to a point, in the South line of said Government Lot Eight (8) distant 809.28 feet West of the Southeast corner of said Lot 8; also together with an easement for like purposes over that part of the South 33.0 feet of said Government Lot lying East of the Westerly line of the last above- described right-of-way; also together with an easement for like purposes over the South 16.5 feet of the SE 1/4 of the SE 1/4 in said Section, Hennepin County, Minnesota.; and WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF PLYMOUTH; MINNESOTA, that it should and hereby does approve the request by Peterssen Keller Architecture for a conditional use permit to exceed the maximum allowable attached garage size for the property located at 135 Black Oaks Lane, subject to the following conditions: 1. The requested conditional use permit is approved to allow 1,251 square feet of attached garage space where 1,000 square feet is allowed on the subject property, in accordance with the application and plans received by the city on April 17, 2015, except as amended by this resolution. 2. A separate building permit is required prior to the commencement of the project. 3. Prior to the issuance of a building permit, the applicant shall revise the plans to provide an additional exit directly to the exterior from the recreation room. 4. The requested conditional use permit is approved with the findings that the applicable conditional use permit standards would be met outlined in Section 21015 of the zoning ordinance. 5. Standard Conditions: Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. The conditional use permit 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 section 21015.07 of the zoning ordinance. APPROVED by the Plymouth City Council on ******* STATE OF MINNESOTA) COUNTY OF HENNEPIN) 55 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 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 i ............................ I.................. LA -1.................................. LA -1 ........................... Plymouth/Wayzata Boundary 2015031 Legend Peterssen/Keller Architecture City Center ® CC,.CCity Center 135 Black oaks Lane ® Co, Commerciai office IP, Planned industrial Request for a Conditional Use Permit a LA -1, Living Area 1 LA -2, Living Area 2 LA -3, Living Area 3 LA -4, Living Area 4 LA -R1 250 125 0 250 500 © LA -R2 rp) Feet ® LA -R3 clty of LA -RT Plymouth, Minnesota ® P -I, Public/Semi-Public!lnstitutionaf i P i • . r . t I t jtlf Gleason Lake h r x r 915031 -- Aerial Ynota Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Department Date: 3/24/2015 Zf wi a9 OV iq W Gq AF 4TH A LNUC i•J01011 32-118-22-31 3'2-1 8-22-42 a GLEASON LAKE 32-118-22-34 A T332 18 4i 32-118-22-34 32-1'18 Al A .. ; nn R f 05-117-22-21 05-117-22-12 m 05-117-22-21 05-117-22-12 e„ R' 5117-22-11 Buffer Size: 500 feet Map Comments: 135 BLACK OAKS LANE NORTH PLYMOUTH, MN 55391 PID# 32-118-22-43-0006 0 120 240 480 ft For more information contact: Hennepin County GIS Division 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us ZONING ORDINANCE CONDITIONAL USE PERMIT STANDARDS 21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an application for a conditional use permit shall be approved or denied within sixty(60) days fiom the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. If applicable, processing of the application through required state or federal agencies shall extend the review and decision-making period an additional sixty (60) days unless this limitation is waived by the applicant. Subd.5. The Planning Commission shall consider possible adverse effects of the proposed conditional use. Its judgment shall be based upon {but not limited to) the following factors: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. Section 21015 -Plymouth Zoning Ordinance forms/cupsta) 2- 90 CUP Written Description for 135 Black Oaks Lane, Plymouth, MN 55391 The homeowner is requesting a conditional use permit to exceed the maximum allowable attached garage size of 1000 sq. ft. by 251 sq. ft. (1251 sq. ft. total). This is because the existing attached garage on the property is not large enough to accommodate the homeowner's needs nor adequately address the unique challenges and opportunities that the property presents. Given the size of the lot and its proximity to Gleason Lake, there are significant maintenance demands that need to be met as well as myriad aquatic recreational activities that could be taken advantage of on it. However, the existing attached garage contains only enough space to park two mid-sized vehicles, while the rest of the interior square footage and headroom is compromised due to HVAC and plumbing runs. This square footage, although unusable, still counts against the homeowner when calculating the total allowable attached accessory structure size. There simply is not enough room for cars, lawn care and snow removal equipment, seasonal furniture, and watercrafts. Therefore, the proposed addition is a critical component for the functionality of the homestead as well as quality of life for the homeowner. It would add significant value to the property without detracting from its scenic setting nor imposing upon the surrounding neighborhood. The design of the proposed addition is strategically configured so that it blends with the architectural language of the existing house, as well as the natural setting of the site. The addition is sited and scaled in such a way as to minimize the impact on existing trees and topography, while still providing enough space to fulfill the homeowner's needs. Given the location of the existing house on its site couple with the dense surrounding foliage, it is not very visible from the street nor from the neighboring properties. Even though the addition will be increasing the footprint of the house, it is intentionally buried in the landscape so that only a small portion of the top of the structure will be visible from the street or neighboring properties. Existing retaining wall stone will be salvaged and repurposed for new tiered retaining walls on the north and south sides of the addition. The existing driveway will be reused, and will not have to be expanded. Lastly, windows and exterior materials will match the size and finish of those on the existing house, further contextualizing the addition. These thoughtful design considerations will allow the addition to become an integral part of the home, the site, and the neighborhood. l.•` ES iG£59 NLN `iLLnoW6Ld a ' ? v ?! au -1 s`-[v0=faa19SET lu r 30N3QIS3 l NOSMOHI / VN3d 48m2 as a h 3 m e 1za g mu 10s n i gf gg r ORa kl UH o saoM A ViN Y o .. a HHH. wm'="wm m t G`sssss'a z x:583!"a g AtmrlN m oz. zm a v n m N r LL' Um LuI 3 9 a p LD c_ 4 =.i'3, K P f _yyS z ¢d e p 4 is { F1 F2 . iMinVii'?3 T3 a A ViN Y o .. a HHH. wm'="wm m t G`sssss'a z x:583!"a g AtmrlN m oz. zm a v n m N r LL' Um LuI 3 9.1 I 3V Z'' EatSawkfWMIS O DACh "- !Y - N - - - 7.w."p, rg W-6 lefa 'N HNdi i °$ Slb p s I =! I- l" yv Is CA 16, AN NO 13 y f ' .' - ! ` 'a •. Irk s 1 +' , i S \1\ - 7 .b ?1. _ - 5 t—..-.._ --_ `, _ i—_f.r ve xPxan a C ' i , : ` 'ate' c •{ : " _-'`--`-- Em A's -----------'se ! e — 1 Y^ I {w 19] 1 Es s P gag ap a# UN,,1;h 973 aa s9ygl x$ pIm ga3 U a-s. Mau - HER, Un 1 e a4ez TO a t g` yg g 630 g lie Offlllpqn,- "o s vsi 16E-;!3 Of 30N30IS321 NOSdVVOHi I VN3d C3 N. J a PENA 1 THOMPSON RESIDENCE 1 Plymouth, MN 55391 mnrz m m rDO Z N. J a PENA 1 THOMPSON RESIDENCE 1 Plymouth, MN 55391 I W w 7G£SS [d{4 `innaact d O rrV` aYei slle0'lg[H 5E[ a a Q J,3y N 30NMISMI NOSdNOHi I VN3d Q € am 611 I. c. m m ]gN]GS 1 NOS WOH !VN]d H c\j I Agenda Number File 20150377 Uft PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Marie Darling Sr. Planner (509-5457) through Barbara Thomson, Planning Manager MEETING DATE: May 20, 2015 APPLICANT: Larkin Hoffman Attorneys PROPOSAL: Conditional use permits, site plan, variances and preliminary plat for Vicksburg Marketplace" LOCATION: Southeast corner of Vicksburg Lane and Highway 55 GUIDING: C (commercial) CURRENT ZONING: C-2 (Neighborhood Commercial) REVIEW DEADLINE: September 1, 2015 DESCRIPTION OF REQUEST: The applicant is requesting approval of the following for "Vicksburg Marketplace:" 1. Conditional use permits for a supermarket and a coffee shop with an accessory drive- through in the C-2 district; 2. Site plan for a commercial development with two commercial buildings and related site improvements; 3. Zoning ordinance variances for signage and side yard and building -to -parking setbacks; and 4. Preliminary plat and subdivision variance to create three lots to be called the "Don Gene Addition." The applicant has also requested a fmal plat which will be reviewed by the City Council. Notice of the public hearing was published in the city's official newspaper. Twelve days prior to the public hearing, the city mailed a notice to all property owners within 750 feet of the site. A copy of the notification area map is attached. Development signage is posted on the property. File 2015037 Page 2 CONTEXT: Surrounding Land Uses Natural Characteristics of The site is located on the boundary of the Minnehaha and Bassett Creep watersheds. There are no wetlands on the site and the site is not within a shoreland or floodplain district. The site contains mature trees and the application is subject to tree preservation. Previous Actions Affecting Site The existing building was constructed in 1958 with building additions in 1963 and 1965 and was split into multiple tenant spaces in 1980. In 1990, the City Council approved a lot division which created the subject property. In April of 2009, the City Council approved the 2030 Land Use Plan which identifies this property and the adjacent properties for commercial development (C). Previously, the properties were guided for industrial uses (IP). In September of 2009, the City Council approved a conditional use permit and a variance to allow retail sales and as a separate action, rezoned the site from 1-1 to C-2. In 2010, the City Council approved variances to allow two freestanding signs (one on Highway 55 with 100 square feet in area and the other on 32nd Avenue with 30 square feet) and a maximum of 765 square feet of wall signage on the north side of the building. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a conditional use permit 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. The city's discretion in approving or denying a site plan is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must approve the site plan. LA ase Gulciin' Z';n North MannMann PIymouth Grand 15 Theater CC CC-R&E E'asf Industrial building C C-2 South' Multi -tenant industrial buildings C C-2 IP 1-2 WestShoppes at PIymouth Creek (Lowe's) C PUD Natural Characteristics of The site is located on the boundary of the Minnehaha and Bassett Creep watersheds. There are no wetlands on the site and the site is not within a shoreland or floodplain district. The site contains mature trees and the application is subject to tree preservation. Previous Actions Affecting Site The existing building was constructed in 1958 with building additions in 1963 and 1965 and was split into multiple tenant spaces in 1980. In 1990, the City Council approved a lot division which created the subject property. In April of 2009, the City Council approved the 2030 Land Use Plan which identifies this property and the adjacent properties for commercial development (C). Previously, the properties were guided for industrial uses (IP). In September of 2009, the City Council approved a conditional use permit and a variance to allow retail sales and as a separate action, rezoned the site from 1-1 to C-2. In 2010, the City Council approved variances to allow two freestanding signs (one on Highway 55 with 100 square feet in area and the other on 32nd Avenue with 30 square feet) and a maximum of 765 square feet of wall signage on the north side of the building. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a conditional use permit 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. The city's discretion in approving or denying a site plan is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must approve the site plan. File 2015037 Page 3 The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. The city's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If a preliminary plat application meets the standards, the city must approve the preliminary plat. ANALYSIS OF REQUEST: The subject property contains 6.6 acres of land. Under the plan, the existing building would be removed. The proposal is to construct two commercial buildings to be called Vicksburg Marketplace. The site would be designed to function with shared maintenance and access. The larger building would have two tenants, including a Fresh Thyme grocery store with an internal off -sale liquor store (27,514 square feet) and a Goodwill store (20,594 square feet). The other building would be a Starbucks coffee shop with an accessory drive-through (2,080 square feet). The Goodwill store is a permitted use in the C-2 district as it meets the definition of a variety store. Similarly, the off -sale liquor store and coffee shop are permitted uses in the C-2 zoning district. Based on its size, Fresh Thyme meets the definition of a supermarket grocery store, which is defined as a retail food store with between 7,500 square feet and 55,000 square feet. Supermarkets and accessory drive-through service windows are conditional uses in the C-2 district and are discussed in more depth below. Conditional Use Permits Section 21460.07 lists supermarkets and accessory drive-through service windows as conditional uses in the C-2 zoning district. Staff reviewed the proposal against the general standards in the zoning ordinance (attached) and specific standards listed in section 21015.04, as well as the district standards for each use. General Standards Compliance with Comprehensive Plan The subject property is guided C (commercial). The land use plan states that the intersection of arterials is an appropriate location for neighborhood/community commercial uses. Both Vicksburg Lane and State Highway 55 are arterial roadways. Impact on the General Public Welfare — Access The zoning ordinance requires that the establishment and maintenance of conditional uses promote and enhance the general public welfare and not be detrimental to or endanger the public health, safety, morals, or comfort. The developer proposes two access points to the proposed development. The primary access would be on 32"d Avenue roughly 500 feet from Vicksburg File 2015037 Page 4 Lane and is consistent with city requirements. The second access is proposed on the west side of the development and accesses Vicksburg Lane roughly 485 feet south of the intersection with State Highway 55 in roughly the same location as the current driveway. The applicant proposed this access to allow both right -in and right -out turning movements. The traffic study required in conjunction with this request (prepared by SRF and attached) includes a review of the projected number of trips and their impact on the long-term function of nearby streets and intersections. Based on the traffic analysis, the SRF study recommends that the west access be modified to: 1) restrict access to right -in only and 2) include a channelized right -twin lane with wayfrnding signage to avoid the perception of a continuous right -turn lane on northbound Vicksburg Lane, The SRF study also includes the following recommendations to improve the Vicksburg Lane/32"d Avenue intersection: Prohibit U-turns from southbound Vicksburg Lane to northbound Vicksburg Lane to reduce conflicts with right -turners from 32"d Avenue to northbound Vicksburg Lane. Restripe the 32"d Avenue westbound approach to include a shared through and right -turn lane and a dedicated left -turn lane. Monitor the southbound turns on 32nd Avenue to determine if signal timing should be altered. Implement protective/permissive left turn -phasing (flashing yellow arrows) at the intersection. The applicant submitted a technical memorandum prepared by Spack Consulting (attached to the applicant's narrative), supporting their request to maintain the right -in, right -out access to Vicksburg and the U-turn movement. Spack maintains that allowing both the right-in/right-out access and the U-turns are justified because of the following: 1) the lack of crash history suggesting existing safety issues; 2) no queuing issues based on the peak hour analysis of the projected volumes; and 3) clear sight lines at the study intersections. Spack compares the proposed site to a property on Niagara Lane (photo at right) which has a right -in, right -out access and prohibits U-turns only for trucks. In review of the Space memorandum, staff finds: Crash history -- The existing uses generate 174 trips per day. A lack of crash history would be consistent with this volume of traffic. Once the Figure 1: The northernmost driveiva-v into this site is located approx. 370 ft, front the intersection with Stale 11m y. 55 proposed retail uses are open to the public, the SRF study estimates an additional 2,494 net new trips. Queuing issues The peak hour analysis on its own does not measure the potential conflicts between vehicles making right tarns out of the west access, some of which will cross northbound traffic lanes to turn left at State Highway 55, and vehicles using the free -right turn lane to eastbound State Highway 55. File 2015037 Page 5 Comparability — The Niagara Lane site was developed in the 1970's and the northerly access was added in the early 1980's. The office, showroom and warehouse uses on the Niagara Lane site generate fewer trips than the retail uses proposed. Traffic levels on Niagara Lane are about 49 percent lower than on Vicksburg Lane, based on 2013 counts. Sight visibility --- Regardless of sight visibility, the SRF study does not support allowing U-turns. The SRF study recommends removing the U-turns to minimize conflicts between vehicles making U-turns and vehicles making westbound right -turns from 32nd Avenue. Spacing — The comprehensive plan states that the city will follow Hennepin County guidelines for access to the minor arterial system. These guidelines call for 118 mile (660 feet) separation for less than full accesses to shopping center entrances, large apartment complexes, and similar high volume uses. Based on the recommendations in the SRF traffic study, staff recommends that the applicant: 1) design the west driveway access onto Vicksburg Lane as right -in only; 2) construct a channelized right -turn lane at the west entrance; and 3) prohibit U-turns from southbound Vicksburg Lane at the intersection with 32nd Avenue. Staff included conditions to this effect in the attached resolution. Staff also included a condition requiring that the applicant improve the intersection at Vicksburg Lane/32nd Avenue as recommended in the SRF study (restriping westbound 3211d Avenue, installing no U-turn signs, and altering the signal light to include protective/permissive left -turn phasing). Impact on Surrounding Properties and Potential to Impede Development of Surrounding Properties The development of this parcel could hinder redevelopment of the adjacent properties to the south and east as they may not be large enough on their own to attract commercial users. However, the applicant does not own those properties. The applicant has indicated that they could allow an access lane from Vicksburg Marketplace to the property to the cast for shared access and circulation if it redevelops for commercial uses in the future. Staff included a condition in the attached resolution requiring an easement to the adjacent property to the east to allow for cross traffic if the property should develop for commercial purposes in the future. Public Facilities and Services With the recommended changes to the intersection of Vicksburg Lane and the construction of a channelized right -turn lane with wayfrnding signage, adequate public facilities and services would be available to the site. Specifrc Standards for Conditional Uses Section 21015.04 of the zoning ordinance lists specific standards that proposals for conditional uses must meet. The specific standard for access is discussed above. Other applicable standards are identified below. Architectural Appearance: The applicant has designed the retail building with windows and signage on the three sides most visible to the public. Both the supermarket and Goodwill are designed with the same EFIS and rock face block colors, but each would have different canopies, File 2015037 Page 6 windows, accents, and brick colors. The applicant has also indicated that they would use the darkest brick color proposed on the supermarket/Goodwill building for the primary brick color on the coffee shop. Pedestrian Circulation: The applicant has proposed a trail adjacent to Vicksburg Lane as indicated in the comprehensive plan. This will allow pedestrian access from the intersection of State Highway 55 and Vicksburg Lane into the site. The plan also indicates sidewalks from the trail to all the proposed buildings. However, there is no pedestrian access from 32"d Avenue to the proposed buildings. Consequently, staff recommends one additional sidewalk connection from the retail building to 32°d Avenue on the west side of the driveway and included a condition to this effect in the attached resolution. Trash and Recycling Stora g: The applicant has not indicated where the trash and recycling would be located, except that a trash compactor for each tenant in the larger building would be provided in the loading area. Staff included conditions in the attached resolution that the applicant: 1) identify where the trash and recycling would be stored for the larger building and if outside the building, provide plans for an enclosure made of the sauce fagade materials as the principal building and 2) identify an internal trash and recycling room for the coffee shop. District Standards for Supermarkets Loading Area: Section 21135.14 of the zoning ordinance requires all loading spaces to be screened from all property lines with a solid wall, fence or screenings. The applicant has proposed two loading areas for the grocery store and one for Goodwill. One loading area for the grocery store and the loading area for Goodwill would be partially screened with solid walls and eight -foot tall spruce trees planted to enhance the existing trees in that area. However, the walls would not extend to the top of the loading dock doors and the grades would be higher in the loading area than on State Highway 55. As a result, the loading area would be visible from State Highway 55. The other grocery loading area is proposed to be screened with eight -foot conifers and existing trees. This loading area would consist of eight -foot overhead doors and is intended to be used for smaller trucks. The grade of the loading area would be two to three feet higher than the grade where the trees would be planted and about four feet higher than State Highway 55. Consequently, the applicant's proposal for screening would result in the area being visible from State Highway 55 and hence not consistent with the zoning ordinance screening requirement. In order to provide screening in conformance with the zoning ordinance, staff has included a condition that the applicant construct a solid 10 -foot fence or wall along the edge of the loading area and substitute overstory deciduous trees for three of the proposed conifers, as shown in the attached exhibit. The combination of grade changes, fence and landscaping would screen the area as required by the zoning ordinance. Hours of Operation: The zoning ordinance indicates that the hours of operation may be 6:00 AM to 11:00 PM unless extended by the City Council. The applicant indicates that the grocery store would operate within these hours. File 2015037 Page 7 Traffic: Section 21460.07 Subd. 10 {c} of the zoning ordinance stipulates that a use cannot significantly lower the existing level of service on streets and intersections. With the recommended conditions that the west access be right -in only, that a channelized right -turn lane be constructed, and that improvements be made to the Vicksburg/32nd Avenue intersection, staff finds that the impact on existing service level would be acceptable. Noise: Staff included a condition in the attached resolution that requires the site to be in compliance with the noise regulations in section 2025 of city code. District Standards for Accessory Drive -Through Service Windows Drive -Through Service Window: The C-2 district refers to the following applicable performance standards listed in section 21120.04 of the zoning ordinance: The drive-through is required to be located on properties with direct access to minor arterial, collector or service road. Vicksburg Lane is minor arterial roadway. All elements of the drive-through service window must be at least 300 feet from residential properties. The closest residential property is about 500 feet from the proposed drive- through. The drive-through must be designed for a minimum stacking of 10 cars. The applicant shows 10 vehicles stacked on the plans. The use cannot significantly lower the existing level of service on streets and intersections. With the recommended conditions that the west access be right -in only, that a channelized right -turn lane be constructed, and that improvements be made to the Vicksburg/32"d Avenue intersection, staff finds that the impact on existing service level would be acceptable. No alcoholic beverages may be sold or served in the drive-through lane. Staff included a condition to this effect in the attached resolution. Hours of Operation: The hours of operation are limited to 7:00 AM to 10:00 PM unless extended by the City Council. The applicant has requested the hours of operation for the coffee shop drive- through window to be 6:00 AM to 10:00 PM. Staff included a condition in the attached resolution allowing the drive-through window to be open as requested as there are no adjacent residential uses. File 2015037 Page 8 Site Plan The zoning ordinance contains specific standards for approval of a site plan and for developments in the C-2 zoning district. Staff used these standards to review the proposal. The specific standards that apply are as indicated on the following table. Stoo. ...... Min. 20 ft. Yes Internal side and rear lot lines Required Proposed Complies? Building Setbacks: 15 ft. (min.) Min. 17 ft. Yes Front 35 ft. (min,) Min. 45 ft. Yes Internal side and rear lot lines 15 ft. (min.) Min. 0 ft, No* External side and rear lot lines 15 ft. (min.) Min, 65 ft. Yes Parking Setbacks: 30 ft, (max.) 27.3 ft. Yes Front lot lines 20 ft, (min.) Min. 20 ft. Yes Internal side and rear lot lines 0 ft. (min.) 0 ft. Yes** External side and rear lot lines 15 ft. (min.) Min. 17 ft. Yes From building 10 ft. (min.) Min 6 ft. No* Parking Spaces: 244 244 Yes Building Height, 30 ft, (max.) 27.3 ft. Yes Structural Coverage; 50% (max.) 20 % (max) Yes Landscaping: Equivalent to 53 new trees (min.) Equivalent to 75 new trees Yes Signs Freestanding Number I per property 2 shared by all properties No* Height 36 ft. 24 ft, and 9 feet Yes Area 100 sq. ft. 100 sq. ft. and 39 sq. ft. Yes Area Identification Number 2 1 Yes Height 10 ft. 3.25 ft. Yes Area 32 sq. ft. 20 sq, ft, Yes Wall Signage Yes Size 10% of fagade area 10% of facade area Yes Number of facades allowed to contain wall signage Coffee shop — 1 Grocery store — 2 Goodwill - 1 3 2 2 No* Yes No* Lighting Lumens per square foot 2.5 (max,) 2.47 Yes Mounting Height 30 (max.) 24.5 Yes CRI 70 (min.) 70 Yes CCT 4100k (max.) 4000k Yes BUG B(0-4) U(0) G(0-2) B (1 -2) U (0) G (2-3) No*-* Variance requested Joint parking facilities on separate lots have a zero parking setback- from corm -non lot lines. BUG rating depends on fixture location. The resolution includes a condition addressing this requirement, File 2015037 Page 9 Focal Point/Plaza/Landscaping The applicant designed the site with a plaza near the intersection of Vicksburg Lane and State Highway 55 to soften the view of the parking area from the intersection. The applicant has also provided more trees and shrubs than are required to enhance the appearance of the shopping center. Their proposal exceeds ordinance requirements. Stormwater Runoff The city requires that storm drainage systems be designed so that the post -development rate of runoff from a site does not exceed the pre -development rate of runoff. Additionally, the city requires treatment of stormwater runoff before it enters the drainage system. To address runoff and water quality, two underground vaults and an infiltration basin would be constructed on the property. The drainage plan would be required to comply with city and watershed regulations. VARIANCES The applicant has requested signage and setback variances. Staff reviewed the variance requests according to the criteria listed in section 21030.03 of the zoning ordinance (attached) and the results are discussed below. Signs Freestandiniz: Section 21155.06 subd. 4 of the zoning ordinance allows the site two area identification signs and one freestanding sign per lot. An area identification sign typically advertises the subdivision or development name while the fteestanding sign includes the names of businesses located on that property. The applicant proposes one area identification sign to be installed on a low wall near the intersection of Vicksburg Lane and State Highway 55 and two freestanding signs advertising all three tenants. One of the signs would be 100 square feet and would be near State Highway 55 and the other another sign would be 39 square feet and located near the driveway on 32nd Avenue. The applicant proposes the smaller sign to improve wayfinding from the intersection of 32°d Avenue and Vicksburg Lane. Staff finds that the shape of the underlying property limits visibility to the site from 32" .3 Avenue and limits the visibility of the driveway from Vicksburg Lane. These issues are unique to this property and not generally applicable to other properties zoned C-2. Staff included a condition in the attached resolution that no other permanent freestanding signage be permitted on the subject properties as the signs proposed include information for each of the tenants proposed in the development. Staff also included a condition that the covenants for shared maintenance of the property include maintenance of the signage. Wall: Section 21155.06 subd. 4 of the zoning ordinance allows wall signage to be installed on one wall per street frontage. If the property were not proposed for subdivision, the applicant would be allowed to have signage on three walls of each building as they indicate on their architectural renderings. (Wall signage includes both permanent signs and windows graphics.) The following table identifies how much signage ten percent would allow. File 2015037 Page 10 Ret I Building: Coffee Sha North/Souk = 330 sq. ft. 43 sq. ft. East/West:, 534 sq. ft. 144 sq. ft. Staff finds that the applicant's proposal would be a reasonable for an integrated development with shared maintenance, access and circulation, but located on three separate lots. This issue is unique to this property and not generally applicable to other properties zoned C-2. Staff however, finds that the proposal would not be the minimum action necessary to alleviate the practical difficulties on the site and something less than 10 percent wall signage on the three walls may be more appropriate based on the site layout and the lack of doors into tenant spaces on the north and south sides. Consequently, staff recommends that wall signage on the retail building be limited to eight percent of the facade area on three sides of the building, similar to the limitation on tenant spaces in the retail buildings in the Shoppes at Plymouth Creek (Lowe's development). Side -Yard Setback Section 21460.13 of the zoning ordinance requires a 15 -foot setback along the lot line separating the grocery store and Goodwill. Unlike residential properties, without a variance or a planned tacit development, the zoning ordinance has no exception for the construction of buildings along common lot lines. Consequently, the applicant has requested the variance, citing the layout as more efficient than if the tenant spaces were separated by 30 feet. Staff concurs and finds that the variance criteria are satisfied. Building to Parking Setback Section 21135.07 subd 5 requires a 10 -foot separation between principal buildings and parking or drive -aisle spaces. The applicant has proposed eight spaces that vary from six to eight feet from the building in the northwest corner of the site. Staff finds the reduced setback is unlikely to impact pedestrian circulation as the spaces are remote from the entrance to the building and will likely be employee parking spaces rather than customer parking spaces, Additionally, the angled shape of the lot pinches this corner of the site so the applicant cannot shift the parking spaces farther from the building without requesting a variance for drive -aisle setback. Consequently, staff finds that the applicant has practical difficulties meeting the ordinance requirement and that the request is the minimum action necessary to alleviate the practical difficulties. PRELIMINARY PLAT Lot,4rrangenient/Subdivision Variance The applicant proposes to subdivide the property into three lots, one for each of the three uses proposed. The three tenants on the site would be responsible for maintaining all the shared improvements including the plaza, landscaping, and parking. The following table summarizes the C-2 requirements for the lots. With one exception, the applicant's proposal meets the city's requirements. Lot 3 is under the minimum lot size, but the applicant has indicated they have adequate lot area to expand the lot. Staff included a condition in the attached resolution requiring the applicant increase the area of the lot. File 2015037 Page 11 Section 524.03 of the subdivision regulations requires that all lots abut and have direct access to an improved street. Lot 1 abuts both Vicksburg Lane and State Highway 55, but has no direct access. The applicant proposes to access this lot using cross access easements and has requested a variance to the requirement. Staff reviewed the variance request according to the subdivision variance review criteria listed in section 516.05 of the subdivision regulations as follows: In keeping the spirit and intent of the requirement: The intent of the requirement is to prevent the creation of unbuildable lots. The applicant has indicated that they would be able to provide access to the property using easements. Unusual hardship: The property is located adj acent to two miner arterial roadways and is too close to the intersection for safe, direct access. Injurious to nearby properties: The properties within the adjacent commercial subdivisions have similar designs, and the lot arrangement would have no injurious impact on any adjacent property. (Refer to the photo to the right.) Minimum_action to alleviate the hardship: Staff finds the action the minimum necessary to alleviate the hardship. Tree Preservot on Lowe ;s lotsshownn rabove were created tivlthout direct access to an improvedpublic street. This development is subject to the city's tree preservation regulations. The regulations require preservation of at least 25 percent of the caliper inches of significant trees for commercial development sites, or reforestation and/or monetary restitution for any removal in excess of that threshold. A significant tree is defined as one being eight inches or larger in diameter for deciduous trees, and four inches or larger in diameter for coniferous trees. The applicant has inventoried 660 inches of significant trees and proposes to removed 77 percent of the total inches on the site. Consequently, they are required to plant a minimum of 16.25 inches as restitution. The applicant's plan indicates the equivalent of 75 new trees, which exceeds the requirement. RECOMMENDATION: Community Development Department staff recommends approval of the following resolutions for Vicksburg Marketplace" for Larkin IIoffman Attorneys: a) A resolution approving the conditional use permits, site plan and zoning ordinance variances; and b) A resolution approving the preliminary plat and subdivision variance. File 2015037 Page 12 ATTACHMENTS: 1. Draft resolution approving the conditional use permits, site plan and variances 2. Draft resolution approving the preliminary plat and subdivision variance 3. SRF Traffic Study 4. Applicant's Narrative with Spack Technical Memorandum 5. C (Commercial) Excerpt (Comprehensive Plan) 6, Screening Exhibit 7. Conditional Use Permit Standards 8. Variance Standards 9. Location Map 10. Aerial Photo 11. Notification Area Map 12. Site Graphics r uI—i.r, nPpl m .-U0 isuo 13037 VUh-g Mukc pla. rr Fr sr cur vnarco.— D -TC r poaU— CITY OF PLYMOUTH RESOLUTION N0. 2015- A RESOLUTION APPROVING CONDITIONAL USE PERMITS, A SITE PLAN AND VARIANCES FOR VICKSBURG MARKETPLACE FOR LARKIN HOFFMAN ATTORNEYS AT THE SOUTHEAST CORNER OF VICKSBURG LANE AND STATE HIGHWAY 55 (201 5037) WHEREAS, Larkin Hoffman Attorneys, on behalf of Oppidan Investment Company, has requested approval of conditional use permits, a site plan and variances to allow construction of a commercial development in the C-2 (neighborhood commercial) zoning district for the property presently legally described as follows: Lot 3, Block 1, Playhouse Industrial Park, except that part of the west 484.96 feet of said Lot 3 that lies southerly of a fine running from a point in the east line of the west 484.96 feet of said Lot 3 therein distant 160.00 feet north of the south line of said Lot 3 to a point in the west line of said Lot 3 therein distant 210.00 feet north of the southwest corner of said Lot 3. 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 Larkin Hoffman Attorneys for conditional use permits, a site plan, and variances for a commercial development to be called "Vicksburg Marketplace," subject to the following conditions: 1. Conditional use permits are approved to allow the following: 1) a supermarket and 2) drive-through service window accessory to a coffee shop in accordance with the plans received by the city on April 27 and 28, 2015 and May 4 and 7, 2015, with the finding that the proposal complies with all applicable conditional use permit standards, except as may be amended by this resolution. 2. A site plan is approved to allow construction of two commercial buildings and related site improvements, in accordance with the plans received by the city on April 7, 27 and 28, 2015 and May 4 and 7, 2015, except as amended by this resolution. Variances are approved to allow 1) two freestanding signs advertising all three tenants, one with 100 square feet of surface area and one with 39 square feet of surface area; 2) wall signage on three sides of each building, with the size of the wall signs on the supermarket/Goodwill building limited to eight percent of the total fagade area of the wall to which it is attached; 3) a reduced building to parking setback of six to eight feet for eight parking spaces at the northeast corner of the supermarket; and 4) reduced setbacks along a common lot line between the supermarket and the Goodwill store, in accordance with the plans received by the city on April 27 and 28, 2015 and May 4 and 7, 2015, with the finding that the proposal complies with all applicable variance criteria, except as may be a amended by this resolution. Resolution 2015 - File 2015037 Page 2 4. With the exception of the two freestanding signs and the area identification signage, no additional permanent freestanding signage is permitted on any of the parcels. 5. All signage shall require separate permits. With the exception of the variances, all signs shall be in conformance with the sign regulations in section 21155 of city code. 6. Approval of the conditional use permits, site plan, and variance is contingent on approval of the preliminary plat. 7. A separate bLdIcling permit is required prior to construction of the proiect. 8. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit the required information, and revise the plans as indicated below, consistent with the applicable city code, zoning ordinance, and engineering guidelines: a. Execute a site improvement performance agreement and submit a financial guarantee pursuant to section 21045.10 of the zoning ordinance. b. Submit for city review, execute and record a maintenance agreement for the underground vaults and infiltration basin. c. Provide proof of recording for the final plat and all easements and agreements. d. Obtain any required permits from other agencies including, but not limited to, MnDOT and the watershed district. e. Obtain city approval of final construction plans. f. Revise the plans to indicate the following improvements: 1) show the west access as a right -in only access; 2) show a channelized right -turn lane with wayfinding signage at the west access; 3) restripe the 32nd Avenue westbound approach to include a shared through and right -turn lane and a dedicated left -turn lane; 4) install a no U-turn sign on southbound Vicksburg Lane at the 32nd Avenue intersection; and 5) modify the signal to include protective/permissive left turn phasing. g. Submit revised fire flow calculations flowing the two dead-end, remote hydrants to 20 psi residual pressure. h. Revise the plans to include a 10 -foot solid fence or wall to be installed as shown in the Screening Exhibit and substitute 3 -inch (caliper) deciduous trees for three of the coniferous trees. The fence or wall shall be installed no further from the curb than two feet. If a wall installed, the applicant shall use the same materials and colors as used for the building. i. Revise the plans to indicate trash and recycling storage for the supermarket/Goodwill building in conformance with section 21120 of the zoning ordinance and an internal trash and recycling room for the coffee shop building. j. Submit final floor plans for the coffee shop building and confirm the parking count for the site. Add any additional parking spaces that may be required. k. Revise the lighting plan as necessary for conformance with the BUG requirements and relocate the fixture shown installed in the public trail. 1. Consider adding traffic calming features, such as mild speed humps, to reduce speeding on the long drive -aisle. 9. The applicant shall use the same primary color brick for the coffee shop as for the retail building. Resolution 2015 - File 2015037 Page 3 10. All rooftop and mechanical equipment shall be screened as required by section 21130.05. 11. No trucks may be parked, unloaded or stored in the loading area that block required fire lanes. 12. The hours of operation for the grocery store shall be 6:00 AM to 11:00 PM daily. The hours of operation for the drive-through service window shall be 6:00 AM to 10:00 PM daily. 13. Silt fence shall be installed prior to any construction on the site. 14. The site shall remain in conformance with section 2025 of city code regarding noise regulations. 15. Fire lane signage shall be provided in locations to be field identified by the fire inspector. 16. No alcoholic beverages may be sold or served in the drive-through lane. 17. Resolution 2010-027 approving previous sign variances for the property is hereby rescinded. 18. Standard Conditions: a. The applicant shall remove any diseased or hazardous trees. b. No trees may be planted in the public right-of-way. c. Compliance with the city's lighting regulations. d. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. e. The conditional use permits, site plan 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 expiration date for up to one additional year, as regulated under sections 21015.07, 21045.09 and 21030.06 respectively, of the zoning ordinance. ADOPTED by the Plymouth City Council on xx, 2015. 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 xx, 2015, 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 CITY OF PLYMOUTH RESOLUTION No. 2015- A RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE TO SUBDIVISION REGULATIONS FOR LARKIN HOFFMAN ATTORNEYS FOR "DON GENE ADDITION" FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF VICKSBURG LANE AND STATE HIGHWAY 55 (2015037) WHEREAS, Larkin Hoffman Attorneys, on behalf of Oppidan Investment Company, has requested approval of a preliminary plat and variance to subdivision regulations for the roughly 6.6 -acre parcel presently legally described as follows: Lot 3, Block 1, Playhouse Industrial Park, except that part of the west 484.96 feet of said Lot 3 that lies southerly of a line running from a point in the east line of the west 484.96 feet of said Lot 3 therein distant 160.00 feet north of the south line of said Lot 3 to a point in the west line of said Lot 3 therein distant 210.00 feet north of the southwest corner of said Lot 3. 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 Larkin Hoffman Attorneys for a preliminary plat and variance to subdivision regulations for "Don Gene Addition", subject to the following conditions: 1. A preliminary plat is approved to allow the property located at the southeast corner of Vicksburg Lane and State Highway 55 to be subdivided to create three lots, in accordance with the application and plans received by the city on April 27 and 28, 2015 and May 4 and 7, 2015, except as may be amended by this resolution. 2. A variance to the subdivision regulations is hereby approved to allow Lot 1 to be created with no direct access to an improved public street, in accordance with the application and plans received by the city on April 27 and 28, 2015 and May 4 and 7, 2015, with the finding that the proposal complies with the applicable variance criteria, except as may be amended by this resolution. 3. Prior to recording the final plat, the applicant shall fulfill the requirements, submit the required information, and revise the plans as indicated below, consistent with the applicable city code, zoning ordinance, and engineering guidelines: a. Submit final construction plans for the development. b. Submit private easements regarding cross access, parking, and utilities and covenants regarding shared maintenance of all common property including signage. The easements shall include cross access easement to the property to the east should that property redevelop for retail Res. 2015 - File 2015037 Page 2 purposes. These documents shall be recorded against the property and proof of recording shall be submitted to the city prior to issuance of any building permits. c. Submit a trail easement extending from Vicksburg Lane right-of-way to the easternmost extent of the trail pavement across the full length of the property along Vicksburg Lane. d. Revise the plat to dedicate the easement area identified in document number 4745079 at the corner of Vicksburg Lane and State Highway 55 as right-of-way. e. Vacate document number 4745079. f. Revise the plat to increase the size of Lot 3 to one acre. 4. This approval shall expire one year after the date of approval, unless the applicant has filed a complete application for the final plat, 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 section 510 of city code. ADOPTED by the City Council on xx. 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 July 9, 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 E'NGIrrrERS PLANNERS F) EStGNFRS Consulting Group, 111c. Memorandum SAF No. 0148741 To: Marie Darling, AICP, Senior Planner City of Plymouth From: Matt Pacyna, PE, Senior Associate Jordan Schwarze, PE, Senior Engineer Date: March 27, 2015 Subject: Vicksburg Village Traffic Study Introduction SRF has completed a traffic study for the proposed Vicksburg VilLagc development located in the southeast quadrant of the Trunk Highway 55 (TH 55)/Vicksburg Lane intersection in the City of Plymouth (see Figure 1: Project Location). The main objectives of this study are to evaluate the existing operations within the study area, identify any traffic impacts to the adjacent roadway network, and recommend improvements to address any issues. The following sections provide the assumptions, analysis, and study conclusions/recommendations offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes peak period intersection turning movement counts, field observations, historical traffic volume and crash data reviews, and an intersection capacity analysis. Data Collection Peak period turning movement counts were collected by SRF during the week of January 26, 2015 at the following study intersections: TH 55 and Vicksburg Lane TH 55 and Ranchview Lane Vicksburg Lane and 32nd Avenue Ranchview Lane and 32nd Avenue Note: Turning movement counts were also collected at the site access locations of the existing land arses. Historical annual average daily traffic (AAD' volumes within the study area were provided by the Minnesota Department of'I'ransportation (MnDOt). ONE, CARLSON PARKWAY, SUITE 150 1 MINNFAYOLIs, MN 55447 1 763.475.0010 1 WWW.SIWCONSULTING.COM w - _ y\§ tom \ xv- Marie Darling, AICP, Senior Planner March 27, 2015 City of Plymouth Page 3 In addition to the intersection turning movement counts, observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Currently, TH 55 is a four -lane divided roadway with a posted speed limit of 55 miles per hour (mph). Vicksburg Lane is also a four -lane divided roadway, but with a posted speed limit of 45 mph. 32nd Avenue and Ranchview Lane are two-lane roadways with no posted speed limit. The TH 55/Vicksburg Lane and Vicksburg Lane/32nd Avenue intersections are signalized, while the TH 55/Ranchview Lane and Ranchview Lane/32nd Avenue intersections are side -street stop controlled. It should be noted that TH 55 is functionally classified as a principal arterial while Vicksburg Lane is functionally classified as a minor arterial. Other study roadways are functionally classified as local streets. Existing geometrics, traffic controls, and volumes within the study area are shown in Figure 2. Crash Review A review of crash records available from the Minnesota Department of Public Safety via the MnDOT Minnesota Crash Mapping Analysis Tool was completed over a 10 -year period from 2004 to 2013. Crashes were identified within the study area, particularly at the signalized intersections of TII 55/Vicksburg Lane and Vicksburg Lane/32nd Avenue. It should be noted that these crashes were typical of signalized intersections and that mitigation of such crashes goes beyond the scope of this study. The crash review did not identify any crash issues or trends at existing access locations for the proposed development site. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed using Synchro/SimTraffic software (V$.0) to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities area. Table 1. Level of Service Criteria for Signalized and Unsignaliized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized intersection Average Delay/Vehicle (seconds) A 10 10 B 10-20 10-15 C 20-35 15-25 D 35 - 55 25-35 F 55 - 80 35 - 50 F 80 50 this; Marie Darling, AICP, Senior Planner City of Plymouth March 27, 2015 Page 5 For side -street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. Results of the existing intersection capacity analysis shown in Table 2 indicate the following: All study intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours, except the TH 55/Vicksburg Lane intersection. o Significant side -street delays (LOS F) were observed at the TH 55/Ranchview Lane intersection during the a.m. peak hour due to limited gaps in eastbound TH 55 mainline traffic. However, no side -street queueing issues were observed, as northbound approach traffic volumes were relatively low. It should be noted that eastbound TH 55 mainline queues from the downstream TH 55/Niagara Lane/Plymouth Boulevard intersection were occasionally observed to extend through the TH 55/Ranchview Lane intersection. The TH 55/Vicksburg Lane intersection currently operates at an unacceptable overall LOSE during the a.m, and p.m. peak hours. o Lengthy green times are necessary to accommodate significant eastbound TH 55 traffic volumes during the a.m. peak hour and significant westbound TH 55 traffic volumes during the p.m. peak hour. The TH 55 mainline green times result in significant delay for the northbound/southbound intersection approaches. Northbound Vicksburg Lane queues in excess of 400 feet were occasionally observed during the p.m. peak hour. However, these queues were not observed to block the existing southernmost site access along Vicksburg Lane. o TI -I 55 mainline through movement queues occasionally block access to the eastbound right- and left -turn lanes during the a.m. peak hour and the westbound right- and left -turn lanes during the p.m. peak hour. The delay and/or queuing issues identified at the TH 55/Vicksburg Lane and TH 55/ Ranchview Lane intersections are existing issues and not related to the proposed development. o To improve operations along TH 55, a six --lane facility would be necessary. However, to help quantify the impacts of the proposed development, no improvements were assumed. Marie Darling, AICP, Senior Planner City of Plymouth Table 2. Existing Intersection Capacity Analysis Intersection A.M. Peak Hour LOS I Delay March 27, 2015 Page 6 P.M. Peak Hour L®5 I Delay TH 55 and Vicksburg Lane E 67 sec. E 59 sec. TH 55 and Ranchview Laneil' C/F 71 sea. A/B 13 sec. Vicksburg Lane and 32nd Avenue B 15 sec. B 15 sec. Ranchview Lane Efnd 32nd Avenue(l) A/A 2 sec. A/A 5 sec. 1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Proposed Development The proposed Vicksburg Village development is located in the southeast quadrant of the TII 55/ Vicksburg Lane intersection in the City of Plymouth. The site is currently occupied by a tile/ countertop showroom and warehouse as well as an audio/video technology business. The existing land uses are planned to be replaced by the proposed development, which is expected to be complete in the year 2016. The current development proposal (shown in Figure 3) consists of approximately 50,000 square feet of retail space. A Fresh Thyme grocery store, a Goodwill retail store, and a Starbucks coffee shop are anticipated tenants. Access to the development is proposed at the following locations: Vicksburg Lane approximately 250 feet north of 32nd Avenue (West Access). o The proposed West Access is expected to replace an existing site access and provide right-in/right-out access. The proposed West Access is located approximately 30 feet south of the existing site access. o A second existing site access approximately 650 feet north of 32nd Avenue is expected to be eliminated. 32nd Avenue approximately 600 feet east of Vicksburg Lane (South Access). o The proposed South Access is expected to replace an existing site access at approximately the same location and provide full -access. Further discussion regarding site access is documented later in this study. To help determine impacts associated with the proposed development, traffic forecasts were developed for year 2017 conditions (i.e. one year after expected completion). Year 2017 conditions take into account general area background growth and traffic generated by the proposed development. The evaluation of year 2017 conditions includes details on the traffic forecasts and an intersection capacity analysis. a ..... ., T -- T_ _ 3F _-_ 3 vP - g,. ._ _ r._...... ...._ - a 7 E 4!N:........._._._._._....... .. _ 0 T- 3 sc f. Es'-- ': _.= rte-.cr: Marie Darling, AICP, Senior Planner City of Plymouth Year 2017 Traffic Forecasts March 27, 2015 Page 8 To account for general background growth in the area, an annual growth rate of one percent was applied to the existing peak hour traffic volumes to develop year 2017 background traffic forecasts. This growth rate is consistent with historical growth in the study area (based on MnDOT AADT volumes). Trip generation estimates for the existing land uses were developed based on field observations. These estimates are provided in order to compare the trip generations between existing and proposed land uses and to determine the approximate number of net new roadway system trips. To account for traffic impacts associated with the proposed development, trip generation estimates were developed for the a.m, and p.m. peak hours and a daily basis. These estimates, shown in Table 3, were developed using historical trip data from existing Goodwill retail stores and the ITE Trip Generation Manual, Ninth Edition. It should be noted that existing Twin Cities area Goodwill retail stores open at 9:00 a.m., thus the proposed Goodwill location is not expected to generate trips during the a.m. peak hour, Table 3. Trip Generation Estimates Land Use Type (ITE Code) Existing Land Uses A.M. Peak P. W Peak Size Hour Trips Hour TripsDaily Trips Tile Showroom/Warehouse and NSA 9 2 7 6 174 AV Technology Businesst1= (N/A) Proposed Land Uses Discount Storet2i (315) 20,600 Square Feet 67 71 1,179 Supermarket (850) 27,600 Square Feet 58 36 133 128 2,822 Coffee Shop with Drive -Through (937) 2,000 Square Feet 103 98 43 43 1,637 Subtotal 161 134 243 242 5,638 Multi -Use Trip Reduction (10%) 16) 13) 24) 24) 564) Total Site Trips 145 121 219 218 5,074 Pass -Cly Trip Reduction 96) 96) 87) 87) 2.406) Existing Trip Reduction 9) 2) 7) 6) 174) Net New System Trips 40 1 23 125 1 1.25 2,494 0) Trip generation estimates based on field observations. 2) A combination of historical data and ITE Trip Generation Manual rates was uscd to estimate trips for the proposed Goodwill retail store. Marie Darling, AICD, Senior Planner March 27, 2015 City of Plymouth Page 9 Results of the trip generation estimates indicate the proposed development is expected to generate approximately 266 a.m. peak hour, 437 p.m. peak hour, and 5,074 daily trips. These trip generation estimates include a 10 percent multi -use reduction (based on the methodology described in the ITE Trip Generation Manual, Ninth Edition), which was applied to account for vehicles utilizing more than one land use. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgment. It should be noted that a portion of the development trips are expected to be from vehicles already traveling along TH 55 or Vicksburg Lane that will now divert their trip to the proposed development before continuing on to their destination (i.e. pass --by trips). Pass -by percentages for each land use from the Il F Trip Generation Manual, Ninth Edition were utilized. Taking into account these pass -by trip reductions, as well as the existing site trips, the resultant net new traffic volume impact to the adjacent roadway network is approximately 63 a.m. peak hour, 250 p.m. peak hour and 2,494 daily trips. The resultant year 2017 peak hour traffic forecasts, which include general background growth and traffic generated by the proposed development, are shown in Figure 5. Year 2017 intersection Capacity Analysis To determine how the adjacent roadway network will accommodate the year 2017 traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2017 intersection capacity analysis shown in Table 4 indicate the following: All study intersections and site access locations are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours with the existing geometric layout and traffic control, except the TH 55/Vicksburg Lane intersection. o Significant side -street delays (LOS F) are expected to continue at the TII 55/ Ranchview Lane intersection during the a.m. peak hour due to limited gaps in eastbound TH 55 mainline traffic. However, no side -street queueing issues were identified, as northbound approach traffic volumes are expected to remain relatively low. o Southbound left -turn queues at the Vicksburg Lane/32nd Avenue intersection are expected to extend approximately 190 feet during the p.m. peak hour. Although there is adequate left -turn lane storage, the queues should be monitored to determine if improvements are warranted. The TH 55/Vicksburg Lane intersection is expected to continue operating at an unacceptable overall LOS E during the a.m. and p.m. peak hours. The change in overall intersection delay ranges from five to ten seconds. As noted previously, the poor intersection operations are an existing issue that would warrant a six -lane facility along TH 55 to improve operations. o Northbound Vicksburg Lane queues are expected to extend approximately 450 feet during the p.m. peak hour. At this distance, the northbound Vicksburg Lane queues are not expected to block the proposed West Access. IN Year 2011 Conditions Figure 5 CJ„5WINgGroup, lw- Vicksburg Village Traffic Study 0158741 Plymouth, MN March 2015 Maxie Darlin& &ICP, Senior Planner City of Plymouth Table 4. Year 20:17 Intersection Capacity Analysis March 27, 2015 Page 12 Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay TH 55 and Vicksburg Lane E 72 sec. E 69 sec. TH 55 and Ranchview Lanel1j D/>= 75 sec. A/B 14 sec. Vicksburg Lane and West Access(l) A/A 4 ser,. A/B 14 sec. Vicksburg Lane and 32nd Avenue B 18 sec. C 24 sec. 32nd Avenue and South Accessil-) A/A 3 sec. A/A 4 sec. Ranchview Lane and 32nd Avenue(') A/A 2 sec. A/A 5 sec. 1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Recommended Improvements To address potential operational and safety issues, the following recommended improvements should be considered: Vicksburg Lane/West Access Intersection The West Access of the proposed development is expected to see a significant increase in utilization as compared to the existing site access in the same vicinity. Given the anticipated increase in northbound right -turn maneuvers at the West Access, an increased potential for conflicts between northbound through and right -turning vehicles could arise. Considering this, a number of potential access alternatives at the West Access including pros/cons. are presented in Table 5. Table 5. West Access Alternatives Summary Intersection Alternative Pros Cons a Maintains two points of entry for Increases potential for northbound emergency vehicles rear -end conflicts Right-In/Right-Out - a Maintains right-of-way along No improvements Vicksburg Lane for trail improvements south to 32nd Avenue Right-In/Right-Out - With Right -Turn Lane Maintains two points of entry for emergency vehicles Minimizes potential for northbound rear -end conflicts Note: Table 5 continued on the following page. Minimizes right-of-way along Vicksburg Lane for trail improvements south to 32nd Avenue increases potential for Dight -angle conflicts if right -turn lane is improperly designed Marie Darling, AICP, Senior Planner City of Plymouth Table 5. West Access Alternatives Summary (Continued) Right -In Only - No Improvements Maintains two points of entry for emergency vehicles Maintains right-of-way along Vicksburg Lane for trail improvements south to 32nd Avenue March 27, 2015 Page 13 Increases potential for northbound rear -end conflicts Increases potential for westbound improvements at the Vicksburg Lane/32nd Avenue intersection to acromr73odate outbound development traffic Maintains two points of entry for a Minimizes right-of-way along emergency vehicles Vicksburg Lane for trail Minimizes potential for northbound improvements south to Right -in Only - rear -end conflicts 32nd Avenue Increases potential for westbound With Right Turn Lane improvements at the Vicksburg Lane/32nd Avenue intersection to accommodate outbound development traffic Access Closure Maintains right -of --way along Vicksburg Lane for trail improvements south to 32nd Avenue Eliminates second point of entry for emergency vehicles Increases potential for westbound improvements at the Vicksburg Lane/32nd Avenue intersection to accommodate outbound development traffic Given the pros/cons of the various West Access alternatives, the right -in only with right -turn lane alternative appears to be the safest alternative which still maintains two points of access for emergency vehicles. Therefore, the right -in only with right --turn lane alternative is recommended for the proposed development West Access. An appropriate design is likely to include a channelized northbound right -turn lane and delineation/wayfinding signing to avoid the perception of a continuous right -turn lane along northbound Vicksburg Lane through the West Access approaching TH 55. Vicksburg Lane/32nd Avenue intersection The proposed development would be expected to produce a number of southbound to northbound U-turns at the Vicksburg Lane/32nd Avenue intersection. The existing intersection can accommodate these U-turn maneuvers considering the presence of a dedicated southbound left -turn lane, protective southbound left -turn phasing, and adequate turning radius for passenger vehicles to enter the northbound travel lanes. However, in order to minimize potential conflicts between the southbound to northbound U-turn maneuvers and westbound right -turns, prohibiting the U-turn maneuvers is recommended. Also recommended is restriping the westbound intersection approach to include a shared through/right-turn lane and a dedicated left -turn lane to better accommodate outbound proposed development traffic. Maxie Darling, AICP, Senior Planner March 27, 2015 City of Plymouth Page 14 As noted previously, southbound left -turn storage at the Vicksburg Lane/32nd Avenue intersection is expected to be adequate under forecasted year 2017 conditions. However, southbound left -turn queues should be monitored to determine if future improvements are warranted. Should southbound left -turn queues become an issue under future conditions, traffic signal retiming to allow more southbound left -turn green time may be warranted. The Vicksburg Lane/32nd Avenue intersection would also likely benefit from the future implementation of protective/ permissive left -turn phasing i.e. permissive flashing yellow arrow) in the northbound/southbound directions. However, it is recommended that protective left -turn phasing continue to be utilized during the a.m. and p.m. peak periods in the northbound/southbound directions due to significant Vicksburg Lane mainline traffic volumes. Through discussions with project staff, it was learned that future implementation of protective/permissive left -turn phasing at the Vicksburg Lane/32nd Avenue intersection has been under consideration by the City of Plymouth. A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to sight distance, pedestrian/bicyclist facilities, site access, traffic circulation, and the parking layout. Based on this review, the following issues were identified that should be discussed further prior to implementation of improvements: Sight Distance Based on field observations, there is adequate sight distance at the study intersections and proposed access locations to clearly identify approaching vehicles. Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. Pedestrian/Bicyclist Facilities The proposed site plan includes a path along the east side of Vicksburg Lane for the extent of the property limits as well as a connected path along the northern edge of the parking lot. The paths have connections to proposed businesses on site as well as existing pedestrian accommodations at the TH 55/Vicksburg Lane intersection. If possible, the path along Vicksburg Lane should be extended to the Vicksburg Lane/32nd Avenue intersection in order to reach a logical terminus. This extension corresponds with long --term City of Plymouth bicycle/pedestrian plans. if the path is extended to 32nd Avenue, a crosswalk should be included on the northern leg of the Vicksburg Lane/ 32nd Avenue intersection to provide a connection between the proposed development and commercial/residential properties along the west side of Vicksburg Lane. The inclusion of pedestrian phasing in the east/west directions is not expected to have a significant impact on traffic operations at the Vicksburg Lane/32nd Avenue intersection. Marie Darling, AICP, Senior Planner City of Plymouth Site Access Match 27, 2015 Page 15 Access to the development is proposed in approximately the same location as an existing site access along 32nd Avenue. Along Vicksburg Lane, one existing site access near the TH 55 intersection is expected to be eliminated while a second existing site access further south is expected to be replaced. For the purpose of emergency access, two points of access are recommended for the proposed development. Given access restrictions along TH 55 and the desire to limit access near the TH 55/ Vicksburg Lane intersection due to significant queuing, the proposed access locations are appropriate. However, it is recommended that the proposed West Access be converted to a right -in only with right -turn lane access to minimize potential vehicle conflicts. Traffic Circulation The majority of heavy trucks are expected to enter the proposed development via the South Access. Therefore, truck turning movements should be reviewed to ensure that heavy trucks have adequate accommodations to negotiate internal roadways, especially the movements required for heavy trucks to reach loading docks from the South Access. Furthermore, tenants should coordinate with delivery companies to reduce potential onsite impacts. The movement of general passenger vehicles within the proposed development is not expected to be an issue. The following should be considered when designing internal traffic controls: Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Unifonm Traffic Control Deulces (MUTCD). o In particular, it is important to identify traffic controls at intersections between internal roadways/ driveways to minimize vehicular conflicts and driver confusion. Parking Layout No issues were identified with the proposed parking lot layout. Marie Darling, AICP, Senior Planner City of Plymouth Summary and Conclusions March 27, 2415 Page 16 The following study conclusions and recommendations are offered for your consideration: Results of the existing intersection capacity analysis indicate the following; o All study intersections currently operate at an acceptable overall LOS C or better during the a.m, and p.m. peak hours, except the TH 55/Vicksburg Lane intersection. The side -street approach of the TH 55/Ranchview Lane intersection currently operates at a LOS F during the a.m. peak hour, but with minimal queueing. o The TH 55/Vicksburg Lane intersection currently operates at an unacceptable overall LOS E during the a.m. and p.m. peak hours, primarily due to significant mainline TH 55 traffic volumes. Northbound Vicksburg Lane queues in excess of 400 feet were occasionally observed during the p.m. peak hour. However, these queues were not observed to block the existing southernmost site access along Vicksburg Lane. o The delay and/or queuing issues identified at the TH 55 study Intersectons are existing issues and not related to the proposed development. To improve operations along TH 55, a six -lane facility is necessary. However, to help quantify the impacts of the proposed development, no improvements were assumed. The proposed Vicksburg Village development is located in the southeast quadrant of the TH 55/Vicksburg Lane intersection in the City of Plymouth. Existing land uses are planned to be replaced by the proposed development, which is expected to be complete in the year 2016. Access to the Vicksburg Village development is proposed at the following locations: o Vicksburg Lane approximately 250 feet north of 32nd Avenue (West Access). The proposed West Access is expected to replace an existing site access and provide right-in/right--out access. The proposed West Access is located approximately 30 feet south of the existing site access. A second existing site access along Vicksburg Lane is expected to be eliminated. o 32nd Avenue approximately 600 feet east of Vicksburg Lane (South Access). The proposed South Access is expected to replace an existing site access at approximately the same location and provide full -access. To account for general background growth in the area, an annual growth rate of one percent was applied to the existing peak hour traffic volumes to develop year 2017 (i.e. one year after construction) background traffic forecasts. The proposed development is expected to generate approximately 266 a.m. peak hour, 437 p.m. peak hour, and 5,074 daily trips. o Taking into account trips generated by existing land uses which are already distributed to the adjacent roadway network, as well as pass -by trips, the resultant net new traffic volume impact is approximately 63 a.m. peak hour, 250 p.m. peak hour and 2,494 daily trips. Marie Darling, AICP, Senior Planner City of Plymouth March 27, 2015 Page 17 Results of the year 2017 intersection capacity analysis indicate the following: o All study intersections and site access locations are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours with the existing geometric layout and traffic control, except the TH 55/Vicksburg Lane intersection. The side -street approach of the TH 55/Ranchview Lane intersection is expected to continue operating at a LOS F during the a.m. peak hour, but with minimal queuing. Southbound left -turn queues at the Vicksburg Lane/32nd Avenue intersection are expected to extend approximately 1.90 feet during the p.m. peak hour, but remain within the available turn lane storage. o The TH 55/Vicksburg Lane intersection is expected to continue operating at an unacceptable overall LOS E during the a.m. and p.m. peak hours. Northbound Vicksburg Lane queues are expected to extend approximately 450 feet during the p.m. peak hour. At this distance, the northbound Vicksburg Lane queues are not expected to block the proposed West Access. The following recommended operational and safety improvements should be considered: o At the Vicksburg Lane/West Access intersection, a right -in onlywith right -turn lane access is recommended to minimize potential vehicle conflicts. o At the Vicksburg Lane/32nd Avenue intersection, prohibiting southbound to northbound U-turn maneuvers is recommended to minimize potential conflicts with westbound right -turns. Also recommended is restriping the westbound intersection approach to include a shared through/right--turn lane and a dedicated left -turn lane to better accommodate outbound proposed development traffic. If southbound left -turn storage becomes a future issue, traffic signal retiming should be considered. Key site plan recommendations and considerations include the following: o Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. o If possible, the path proposed along Vicksburg Lane should be extended to 32nd Avenue in order to reach a logical terminus. If the path is extended, a crosswalk should be included on the northern leg of the Vicksburg Lane/32nd Avenue intersection. o For emergency access, two points of access are recommended for the proposed development. o Truck turning movements should be reviewed to ensure that heavy trucks have adequate accommodations to negotiate internal roadways and reach loading docks. Furthermore, tenants should coordinate with delivery companies to reduce potential onsite impacts. o Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Uniform Trafc Control Devices (NfLTTCD). H:\Ymjecu\8741\TS\Repan!\874P—VicrburgT1d1ggeTS_150327.don- Larkin Hojjma r ATTORNEYS April 27, 2015 City of Plymouth Attn. Marie Darling Plymouth Planning Department 3400 Plymouth Boulevard Plymouth, Minnesota 55447 Re: Vicksburg Village Dear Ms. Darling: Larkin Hoffman 8300 Norman Center Drive Suite 1000 Minneapolis, Minnesota 55437-1060 GENERAL: 952.-835-3800 FAX: 952-896-3333 WEB: www.farkinhoffman.com This letter is written on behalf of Oppidan Investment Co. ("Oppidan") for its proposed Vicksburg Village 48,108 sq, ft, retail center at the southeast quadrant of T.H. 55 and Vicksburg Lane ("the Site") in the City of Plymouth, Minnesota. Enclosed with this letter please find a project application and narrative seeking approval of Preliminary and Final Plat; Site Plan; Conditional Use Permits (grocery and drive-through); Variances. The 6.52 -acre Site currently is used for commercial/industrial uses. Access to the Site is from Vicksburg Lane (2 access points) and from 32nd Avenue North. Oppidan proposes to redevelop the Site for a 27,514 sf. ft. grocery (Fresh Thyme Farmers Market), a 20,594 sq. ft. Goodwill retail store and a 2,000 sq. ft. Starbucks Coffee Shop. The uses are allowed on the Site, subject to the approvals referenced above. 2030 Land Use Plan State law and the City Code require all zoning regulations to be consistent with the City's adopted Comprehensive Plan (the "Comp Plan"). Minn. Stat. § 473.858, subd. 1. The Comp Plan contains the 2030 Land Use Plan, which designates each property in the City with a future land use designation. The Site is guided for Commercial (C) uses and includes the following narrative direction: The coi-nmercial (C) guiding designation allows a wide variety of uses including those for convenience -oriented, neighborhood -oriented, highway -oriented, community -oriented and bulls retail -oriented markets and consumers. These Marie Darling April 27, 2015 Paae 2 areas provide a wide range of goods and services to serve many of the shopping needs of people who live or work in the city. Certain commercial uses, such as those devoted to motor vehicle -oriented retail or service activities (e.g., vehicle service and fuel sales, drive-through businesses and sales of motor vehicles), depend on access to major transportation routes.... Comp_ Plan, Appendix 3C at 10. The City's Comp Plan supports the proposed retail and drive- through uses. These uses will provide a wide range of goods and services both for the immediate neighborhood and the larger community, including those transiting by the Site along T.H. 55 and Vicksburg Lane. The Comp Plan designates three of the four quadrants of the Vicksburg Lane/Highway 55 intersection with the same Commercial designation. This includes the southeast quadrant including the Site), the southwest quadrant, and most of the northwest quadrant. Both the southwest and northwest quadrants are currently developed as neighborhood- and commimity- scale shopping centers, including a mix of both free-standing structures and strip mall type multi - tenant shopping centers. The development in the southwest quadrant, west of the Site, includes at least two freestanding uses with drive-through access (Walgreens and BMO Harris Bank). Zoning Ordinance The Site is zoned C-2 Neighborhood Commercial District. The purpose of the C-2 District is "to provide for low to moderately intense retail or service outlets which deal directly with the customer for whom the goods or services are furnished," City Code § 21460.01. 1) Proposed Use: Fresh Thyme The Fresh Thyme use is classified as a "Grocery, Supermarket" under the City Code, and further defined as: A retail establishment having a gross floor area containing at least 7,500 square feet but less than 55,000 square feet, the primary function of which is to offer food products for sale. Grocery supermarkets commonly also offer household items and other goods associated with the same. Grocery supermarkets may include subordinate uses such as pharmacies, delicatessens, and snack bars. Grocery supermarkets are intended to draw customers on a neighborhood or community scale. City Code § 21005.02. A grocery supermarket is a conditional use in the C-2 District. City Code § 21460.07, subd. 10. Marie Darling April 27, 2015 2) Proposed Use: Goodwill The Goodwill use is classified as a general retail use that deals in the sale of general goods. The proposed 20,600 square -foot Goodwill store is a "variety store" under the City Code, which is defined as follows: An establishment having a gross floor area containing less than 55,000 square feet, which is primarily engaged in retail sale of a variety of general merchandise, typically in the low and popular price ranges. These stores do not generally carry a complete line of merchandise, and may or may not be departmentalized. Variety stores are intended to draw customers on a neighborhood or community scale. City Code § 21005.02. A variety store is a permitted use in the C-2 District. City Code § 21460.03, subd. 44. 3) Proposed Use: Starbucks Coffee Shop The proposed Starbucks use is a 2,000 square -foot stand-alone building with drive-through access. The Starbucks is a permitted use as a "delicatessen/coffee house...." City Code § 21460.03, subd. 13 The drive-through component is a conditional use as an accessory to the permitted use. City Code § 21460.07, subd. 6. The drive-through will have no impact on adjacent residential properties and is consistent with the Commercial land use designation. Starbucks is requesting to open its drive-through at 6am vs. the City's policy of lam. Conditional Use Permit Standard: A municipality's review of a conditional use permit (CUP) is a quasi-judicial review, requiring both a factual determination about the proposed use and an exercise of discretion in determining whether to permit the use. Shetka v. Aitkin County, 541 N.W.2d 349, 352 (Mimi. App. 1995). The courts will reverse a city's denial of a CUP where the denial is arbitrary. Zylka v. City of Crystal, 167 N.W.2d 45, 49 (Minn. 1969). Denial of a CUP is arbitrary when the applicant establishes that "all of the standards specified by the ordinance as a condition to granting the permit have been met." Id. This standard is in contrast to zoning matters that are legislative in nature (enacting zoning ordinances or rezoning) where the city is "formulating public policy, so the inquiry focuses on whether the proposed use promotes the public welfare." Honn v. City of Coon Rapids, 313 N.W.2d 409, 417 (Minn. 1981). In quasi-judicial zoning decisions, such as a CUP, "public policy has already been established and the inquiry focuses on whether the proposed use is contrary to the general welfare as already established in the zoning ordinance." Id. Accordingly, the reasonableness of a CUP decision is determined with reference to the applicable ordinance. Id. The proposed grocery store and coffee shop drive-through are permitted uses, subject to City approval of a CUP. The City's legislative policy authorizes them assuming reasonable City conditions of approval are satisfied by the applicant. Maric Darling April 27, 2015 Paye 4 Variance Requests Oppidan is seeking several variances to support its project. One is an internal lot -line variance between the Fresh Thyme grocery store and the Goodwill store. Oppidan is proposing that the buildings be constructed on their respective interior lot lines to make the most efficient use of the Site. A second variance relates to the proximity of the north face of the grocery building to the proposed parking stalls butting up to the building; the separation is 8 feet vs the City standard of 10 feet. A third variance will allow the grocery store to access public right-of-way via a private easement through the center. It is normal practice to give multi -tenant projects reciprocal easements to ensure full utilization of parking and to facilitate circulation. The fourth variance relates to the project signage for Vicksburg Village. Oppidan has created signage which is appropriate to the Site and consistent with other signage in the City. Variance Standard: Under Minnesota law, variances may be approved when they are "in harmony with the general purpose and intent of the ordinance and when the ordinances are consistent with the comprehensive plan." Minn. Stat. § 462.357, subd. 6(2). A variance request must be predicated on "practical difficulties" in meeting the municipality's ordinance standards. This can be shown by: (1) the applicant proposes to use the subject property in a reasonable manner not permitted by the zoning ordinance; (2) the condition giving rise to the variance is due to a unique circumstance relating to the subject property; and, (3) if granted, the variance will not alter the essential character of the locality. Oppidan's proposed uses, and the variances referenced above, are consistent with the spirit and intent of the City's Ordinances and the Comp Plan. There is no adverse impact on adjoining properties arising from any of the variances. The variances, if granted, will allow Oppidan to develop the best possible project for the Site. City Center Guidelines The City has established an additional set of design policies, called the "City Center Guidelines," which are applicable to property located in the northeast quadrant, and a small portion of the northwest quadrant. Notwithstanding that the Site is neither zoned nor designated with the City Center designation, City staff is recommending that it be developed in a manner consistent with the City Center design principles. The City Center Guidelines consist of prescriptive regulations that govern development including: pedestrian movement, signage, lighting, landscaping, storrnwater improvements, and additional amenities. The intent is to create a cohesive pedestrian-fiiendly development. However, many of the City Center regulations are specific to the City Center zoning districts and the specified geographic features of the City Center area only and do not directly translate to the Site. Nonetheless Oppidan has incorporated City Center principles relating to stormwater improvements, on-site lighting and signage, increased landscaping, including perimeter and interior parking areas, and additional amenities, including benches, trash receptacles, bike racks, and other pedestrian improvements. Marie Darling April 27, 2015 Traffic Analvsis A traffic analysis of the Site and the proposed redevelopment was completed by the City's traffic consultant, SRF. The study documented existing conditions as well as conditions projected after the redevelopment of Site. The Site Plan depicts a full access to the Site via 32nd Avenue West; and a right-in/right-out access from Vicksburg Lane (a second access point further north is proposed to be closed). Notably, while the study noted existing background traffic concerns, it did not identify any specific concerns with the Site that would preclude its redevelopment. The study draft initially raised a concern about traffic conflict on Vicksburg for northbound vehicles, including those accessing the Site at the western access point and suggested it be monitored in the event a dedicated right -turn lane to the Site might be needed in the future. Oppidan accepted that recommendation. A subsequent draft of the study switched the "monitor" recommendation as to the northbound Vicksburg concern into a recommendation that the right -turn lane be constructed with the Oppidan project given the opportunity. Based on the prior draft's tentative condition, Oppidan objected to the "new" condition for the right -turn lane given the apparent lack of demonstrated need for it, coupled with the substantial cost of constructing it. Nonetheless, Oppidan ultimately accepted the condition. When the "final" version of the traffic study was released, with no notice to nor discussion with Oppidan, the recommendation for the west Site access was altered once again to now recommend no fight -out from the Site. This new recommendation is a severe and, we believe, unjustified limitation on the Site. From our review of the SRF study, it does not appear that any new data was brought forward to support either the drive -lane condition or the right -out restriction. Oppidan engaged its own consultant to review the SRF study. The conclusion of Spack Consulting (included with this submission) is that the fight -out restriction is unwarranted and unsupported by any discernable Site analysis. More specifically, Spack Consulting found: The TIS follows the same approach we would take to this study. The findings of the TIS match with the Synchro/Sim Traffic inputs and outputs and are based upon the specific facts of the existing site and proposed development. We find no issues with the overall process, how the traffic was analyzed, or the reported findings. However, the recommended conclusions are not supported by the findings in our professional opinion. The study described potential operational and safety issues" as justification for limiting access at the west access and prohibiting U-turns at the Vi cksbuf g Lane/32nd Avenue intersection. Yet the report itself noted: No crash history suggesting existing safety issues Marie Darling April 27, 2015 Page 6 No queuing issues based on the peak hour analysis of the projected volumes Clear sight lines at the study intersections These results and findings do not indicate potential operational or safety issues to justify the recommended restrictions. Furthermore, a similar situation exists to the cast of this site on Niagara Lane. On that road, the right in/right out to a business is provided approximately 370 feet from the intersection with Highway 55. At the nearby intersection to the south of this right in/right out access, only trucks are prohibited from U-turn movements. We would therefore recommend that the west access be allowed for right in/right out movements and U-turns be allowed at the Vicksburg Lane/32nd Avenue intersection. Trucks could be prohibited from the U-turn movement since those movements were either not reviewed or were not able to complete the turn on the pavement provided. Based on the lack of evidence supporting the severe access restriction (removal of the right -out movement from the Site), we urge the City not to adopt the recommendation of SRF as to that point. In all other respects, Oppidan is prepared to incorporate the recommended conditions, including construction of the dedicated right -turn lane to the Site. Oppidan Investment Co. is proud to propose the Vicksburg Village development to the City of Plymouth. We urge support of the Site Plan, the Preliminary and Final Plat, the necessary Conditional Use Pen -nits and Variances based on the standards in the City Code. S' Peter J. Coyle, for LARKIN HOFFMAN Cc: Oppidan Investment Co. Encl. 4832-5509-5075, v. 1 W Q N W N h Z/T-ZI 8/E 6L 8/E 6i 8/E 6I All AITT NN w z o z _ 2 i2 SDack THE TRAFFIC STUDY COMPANY Technical Memorandum To: Patrick Barrett, Oppidan Investment Company From: Bryant Ficek, P.E., P.T.O.E. Date: April 23, 2015 Re: Vicksburg Village Traffic Impact Study— Report Review A Traffic Impact Study (TIS) for the proposed Vicksburg Village development was completed in March 2015. The primary recommendations from that study included the reduction to a right in only for the access on the west side of the development on Vicksburg Lane and the banning of the southbound to northbound U-turn movement on Vicksburg Lane at 32"d Avenue. This technical memorandum provides a review of the TIS and those recommendations. TIS Process/Methodology The proposed Vicksburg Village development is located in the southeast quadrant of the Highway 55/Vicksburg Lane intersection. The TIS for this proposed development evaluated traffic operations around the site to identify impacts and recommend mitigation to address issues. The traffic studyfollows the standard methodology, examining existing conditions before moving onto the proposed conditions. The basic assumptions, forecasting, and analysis all appear to follow industry norms. TIS Findings The report detailed the following findings of the study: The proposed development concept plan will close an existing site access to/from Vicksburg Lane. This access is located approximately 650 feet north of the 32nd Avenue intersection and approximately 180 feet south of the Highway 55 intersection. The proposed development concept plan will provide a full access intersection south to connect with 32nd Avenue and a right in/right out intersection west to connect with Vicksburg Lane. Both access driveways currently operate for the existing development on the site. The existing and proposed west access, located approximately 250 feet north of 32"d Avenue and 485 feet south of Highway 55, did not identify any crash issues associated with this current right in/right out access. Based on projected traffic volumes, the 95th percentile queues for the northbound Vicksburg Lane approach to Highway 55 during the a.m. and p.m. peak hours were approximately 170 feet and 450 feet, respectively. As stated in the report, "the northbound Vicksburg Lane queues are not expected to block the proposed West Access." Based on projected traffic volumes, the traffic exiting the west access during the a.m. and p.m. peak hours would expect average delays of 4 seconds and 14 seconds, respectively, before having an acceptable gap to turn onto Vicksburg Lane. Spock Consulting 2 of 2 Vicksburg Village Traffic impact Study Report Review Based upon field observations, the traffic at all the study intersections will have adequate sight distance "to clearly identify approaching vehicles." The Vicksburg Lane/32nd Avenue intersection can accommodate passenger vehicles completing a southbound to northbound U-turn movement considering the exclusive left turn lane, left turn phasing, and an adequate turning radius. TIS Recommendations With the above findings in mind, the traffic study then recommended the following based on potential operational and safety issues": Right in only for the west alternative with a right -turn lane Prohibiting U-turns for the southbound to northbound movement at the Vicksburg Lane/32nd Avenue intersection Conclusions The TIS follows the same approach we would take to this study. The findings of the TIS match with the Synchro/SimTraffic inputs and outputs and are based upon the specific facts of the existing site and proposed development. We find no issues with the overall process, how the traffic was analyzed, or the reported findings. However, the recommended conclusions are not supported by the findings in our professional opinion. The study described "potential operational and safety issues" as justification for limiting access at the west access and prohibiting U-turns at the Vicksburg L2ne/32nd Avenue intersection. Yet the report itself noted: No crash history suggesting existing safety issues No queuing issues based on the peak hour analysis of the projected volumes Clear sight lines at the study intersections These results and findings do not indicate potential operational or safety issues to justify the recommended restrictions. Furthermore, a similar situation exists to the east of this site on Niagara Lane. On that road, the right in/right out to a business is provided approximately 370 feet from the intersection with Highway 55. At the nearby intersection to the south of this right in/right out access, only trucks are prohibited from U-turn movements. We would therefore recommend that the west access be allowed for right in/right out movements and U-turns be allowed at the Vicksburg Lane/32nd Avenue intersection. Trucks could be prohibited from the U-turn movement since those movements were either not reviewed or were not able to complete the turn on the pavement provided. Please contact me with any questions or comments regarding this information at bficek@spackconsulting.com or 1--888-232-5512. Vicksburg Marketplace Plymouth, MN Submitted By Larkin HAI Ho, man — AiYQIS"`Y} OPPIDAN April 27, 2015 Vicksburg Marketplace OPPIDAN PI,ymouth, MN Introduction Vicksburg Marketplace redevelopment will complete the final corner of Plymouth's most prominent retail corridor at Highway 55 and Vicksburg Lane. Currently, the SE quadrant of 55 and Vicksburg has a non-descript single story office -warehouse building that was constructed in the 19505. The site is absent storm water treatment facilities and has no gateway elements, no pedestrian connectivity, nor offers any significant site or architectural features. The proposed Vicksburg Marketplace will provide the community retail goods and services, a public plaza for pedestrians to gather, rich landscaping, and serve as a gateway element to this area. Oppi{Inn 5125 Count} Road 1[}1• tiuill 101) 1 Minnetonka. ININ 55345 OPPIDAN 11352) 294.11353 OPPIDAN a i x z:. y x Oppi{Inn 5125 Count} Road 1[}1• tiuill 101) 1 Minnetonka. ININ 55345 OPPIDAN 11352) 294.11353 OPPIDAN Vicksburg Marketplace OPP.I.DAN Plymouth, MNI . , . Vicksburg Marketplace Site Plan Oppidan 5125 Coutl(y Road 101. Suite 100 1 Minnetonka. NINN 55345 952) 294-0353 11 Vicksburg Marketplace OPPFdANF1ymouth, MN Vicksburg Marketplace is a 6.52 acre site on the 5E quadrant of Highway 55 and Vicksburg Lane N. A 98,000 SF multi -tenant building sits in the middle of the site that was originally built in 1958. The other corners of Hwy. 55 and Vicksburg all have multi -tenant retail developments. South of the site is a multi - tenant office/showroom building, and to the East is an industrial building. The site is zoned C2 Neighborhood Commercial and the proposed use is allowed under current zoning. Presently the site is approximately 70% impervious surface and storm water run-off is not being treated before it leaves the site. No significant trees, landscaping, or pedestrian features exist on the site. Access is a right-in/right- out from northbound Vicksburg and southbound traffic from Vicksburg must turn left on 32nd Ave and then make another left into the site. Yppidan ii)'iCounty Road 101- Suite 101) 1 MinneionA-a. [ 55345 OPPIDAM (932) 294-0353 EiPPIPAN Vicksburg Marketplace OPPIDAN Plymouth, MN Development Schedule Vicksburg Marketplace will develop in a single phase with demo and site work beginning mid -summer 2015. Tenant openings may be staggered, but occupancy is expected late spring of 2016. Tenants Fresh Thvme Farmer's Market Fresh Thyme is a new grocer to the market that features fresh and organic offerings: fresh picked produce, much of it sourced from local farms and coops, natural, hormone -free meat department, bakery selection baked fresh in the store, deli and cheese shop, vitamins and body care, as well as more traditional grocery store offerings. Their store at Vicksburg Marketplace will be their 3rd in the Metro market and part of 11 existing stores nationally. Fresh Thyme's growth projections will add a total of 29 stores over the next two years. Their footprint is approximately 27,000 SF and in addition to selling groceries, they will offer a beer and wine store. Currently, their standard hours of operation are 7:00 AM to 10:00 PM; seven days a week and their liquor store will follow state statute on operating hours. Goodwill - Easter Seals Minnesota The Plymouth Goodwill will be the 261h metro -area location for the national non-profit organization. Other metro -area goodwill locations include Woodbury, Maple Grove, Champlin, Minnetonka, Chanhassen, Monticello, and Eagan. Goodwill stores in Minnesota self clothing, shoes, household goods and furniture to raise funds to provide employment and other services for people with disabilities and other barriers. Goodwill is more than a retail store. They are dedicated to helping each and every employee, from job preparation and skills training, to family strengthening and support services. Goodwill's mission statement is "To assist people with barriers to education, employment and independence in achieving their goals. We prepare people for work." Their footprint is approximately 20,600 SF and tenant will utilize the facility for retailing purposes with the hours of operation being Monday -Friday from 7:30 a.m. to 10:00 p.m. Saturday from 8:30 a.m. to 7:00 p.m. and Sunday from 10:00 a.m. to 7:00 p.m. Goodwill would employ up to 30 employees along with 8-12 participants which are engaging in career training programs. In 2014, Goodwill served 22,165 individuals, provided 35,891 services, made 880 job placements with 113 individuals advancing in their careers and generated over 17 million in taxable income by participants who gained employment. Starbucks Coffee Starbucks Coffee will occupy a free-standing building on the West side of the site. The building will be approximately 2,000 SF and include a patio and a drive-thru. In addition to serving customers visiting Fresh Thyme and Goodwill, they will primarily serve the commuter and resident passing through the corridor. s ppidal, 5125 Couiih 1 old 101. Salle loll 1 Alinnewaka. MN 5534-5 vii ionra 952) 294-0353 OPPf OA f Vicksburg Marketplace Plymouth, MN Sustainable Design Features & Environmental Impact Both the building and site design will incorporate sustainable design features. Fresh Thyme will have a building energy management system (EMS) drastically lowering energy costs compared to a standard, roof top unit only system. Bike racks and bike landing pads will be provided at designated locations. Stormwater runoff will be managed on-site in accordance with the City of Plymouth and Minnehaha Creek Watershed District rules and regulations through the use of pre-treatment structures and underground sand filtration systems. Parking lot lighting will have energy efficient LED light fixtures mounted on 22 -foot standards throughout the parking lot. The lighting plan is in compliance with the City of Plymouth code requirements. 5125 Counly Road 161, %i,ile 166 1 Mim,ckmka. MN 55345 OPPIDAN (952) 294-0353 OPP3DAN E Vicksburg Marketplace OPPIDAN Plymouth, MN Architectural Design Vicksburg Marketplace uses a mix of class one materials that result in a building that is timeless and upscale. Materials vary in texture and color creating interest while maintaining a uniform classic theme all anchored in the russet brick that is the base building material. The materials used on the exterior surfaces of the buildings include brick, cultured stone and glass. Variations of the building in both the horizontal and vertical plane are provided by bumped -out columns and a band of colored brick. The second story faux -windows provide massing and context to make the site feel less suburban. t )ppidan 5125 Cuuni% Load tpt. Suite 100 1 Minnetonka. NEN 55345 QPPIDANq (952) 294.0353 OPPEOAIJ t OPPIDAN Plaza Features Vicksburg Marketplace Plymouth, MN A focal point of the site is the pedestrian plaza located near the corner of Hwy 55 and Vicksburg. The plaza serves as a welcoming gateway to the intersection, softens the transition to the parking field, and most importantly provides a spot that allows pedestrians to gather. The plaza is connected to the retail storefront by a cross walk and a side walk that runs parallel to Hwy 55. Ornamental trees and evergreens provide a back -drop for the sign and provide screening of the plaza from the intersection. A circular planting bed anchors the plaza with flowering perennials. Adjacent to the plaza is an open lawn panel framed by rows of flowering shrubs and ornamental grasses. Examples of current Plvmouth Plaza Features ir 20, 1 51VIVI Oppidan 5125 County Road 101. Suite 100 1 Minnounka, \1\ 55345 Of+AIOP.N (952) 294-1135 OPPIDAN i.— HU OPPIDAN Proposed Plaza Vicksburg Marketplace Plymouth, MN Oppldan 5125 Cou my Hand 1411. Suite 100 1 Minnetonka, 41N -)5,148 QPPIDAN 1052; 294.0353 OPP1DAN 00dabb.- MH 11 Vicksburg Marketplace OPPIDAN Plymouth, MN Landscape Features Shade trees and evergreens are concentrated at the north-east corner of the site, intended to screen the service areas of the building. Some existing trees are also preserved to contribute to screening in this area. More intensely planted areas are also located on the west side of the property, which will screen parked cars, and limit headlights from projecting into the Vicksburg Lane right-of-way. The landscape islands are planted with a combination of evergreen shrubs, deciduous shrubs and ornamental grasses that are tough and hardy. Located directly south of Retail Building 2 is a stormwater filtration basin, which will be covered in a short -grass native seed mix. wumue(vF4Fx0 l! j[ E y - O P P I PA_ N I i -777 14711 ( VICKSBURG ri l:,r\ _._ .s 'ona.vacecx ... MARKETPLACE h t locallan c F- J rrm _- _ PLYMOUTH, n--= MINNESOTA 9 K. s.. ., e., eeNHicallon Lim I 1 u A E - LANDSCAPE PLAN Sh"LN.. Remh l ppida11{ I 512'1 Counly Road 101. SHitc hill 1 Idimmooka. MN 55:,45 HIMM QPf'lDAN f 9521 294-0353 OPPIDAN OPPIDAN Project Signage Vicksburg Marketplace Plymouth, j ILN As part of the Planned Unit Development, Oppidan is proposing a Project Sign Criteria that will govern the development. The goals of the Project Signage Criteria is to be as attractive and accommodating of Tenant's branding, while maintaining a quality environment and aesthetic for the shopping center and community. The Project will have a 25' high pylon sign located along Hwy 55. The sign will have three tenant panels. To aid in wayfinding for shoppers entering the site, a 9.5' high monument sign will be located near the entrance from 32"d Ave North. All freestanding signs will be designed with similar materials as the buildings and will compliment the building architecture. r-FUR HATHYME ERS MARKET Goodwill EN Indontrlea International. Ing DRIVE THRUM 1 FRESHATHYME FARMERS MARKET GoodwillInd—trlas Internationot. Inc. DRIVE THRU. 01311441" 5125 C ounh Road 101. Suite 100 1 N- innutonka.MN 55345 OPPIPPN (952) 291-0353 OPPIOAN NIYICKS6URG MflRKfTPLflCf FRESHATHYME FARMERS MARKET GoodwillInd—trlas Internationot. Inc. DRIVE THRU. 01311441" 5125 C ounh Road 101. Suite 100 1 N- innutonka.MN 55345 OPPIPPN (952) 291-0353 OPPIOAN Vicksburg Marketplace OPPIdAN Plymouth, MN Stormwater Design Stormwater runoff from the existing site drain untreated to the Highway 55 ditch, Vicksburg Lane and 32nd Avenue North. Stormwater runoff for the proposed site will be directed to one of two stormwater treatment units. The treatment units will consist of pre-treatment structures such as an ecoStorm® structure and/or SAFL Baffles to remove heavy sediments and debris from the parking areas prior to filtering the stormwater through two underground filtration systems consisting of detention chambers, washed rock and perforated drain tile. Additionally, a vegetated swale filtration system will be located in the green space south of Goodwill. The combination of the pre -treatments structures and sand filtrations systems allow the proposed development to comply with the City of Plymouth's and the Minnehaha Creek Watershed District's stormwater rules and regulations and significantly improve the quality of the stormwater runoff from the current conditions of this site. Restrictive Covenants Vicksburg Marketplace will be controlled by an Operational and Easement Agreement "OEA" — which is common practice for multi -tenant developments. Among other items, the OEA will provide important covenants to both the retailers and developers, such as: exclusive -use provisions, no -build areas, protected parking areas, common drives, view corridors, and rules governing signage and future building design compatibility. The OEA will be recorded against the property, conditional on project approval. Variance Request Justification We are requesting 3 separate variances for this project. 1. Vicksburg Marketplace will be split into 3 lots. Lots 1,2,3, Block 1, Don 3 en Addition Plat — which is common practice for multi -tenant developments. Lot 2 requires a variance due to the lot hot having an access point. The OEA will have an easement in place for parking and access to Lot 2. 2. The monument sign on 32nd avenue is greater than 32 square feet. We have limited the Tenants names to 32 square feet. However, we are requesting the project identification signage to be allowed on the sign which would cause the need for the variance. 3. The third variance request is for a two foot parking set -back variance in the parking lot near the loading area. Since this area of the project is a low traffic use, we are requesting relief from the City set back of ten feet to eight feet from the edge of the building to the edge of the parking stall. Oppidan 5125 C'ow31} Roel 1[11. tiuile 100 1 Nilimiclonka. 41\ 55345 UPPIDAN (952) 794-11351 4PP7onN OPPIDAN Vicksburg Marketplace Plymouth, MN 4. The use of a zero lot line between the grocery and GW buildings. In commercial projects such as we are proposing, it is commonplace to reduce or minimize interior setback standards when doing so creates no adverse impact on the balance of the site or on surrounding properties. The interior lot line variance allows for a more efficient use of the Site. Conditional Use Justification If approved by the City of Plymouth, the proposed development would improve the existing site conditions by: o Replacing an older building with attractive architecture and retail offerings not currently in Plymouth o Showcasing Plymouth with a gateway plaza o Treating stormwater for quality and rate o Incorporate sustainable design features for both building and site o Providing needed goods and services to neighboring houses and businesses o Increasing the number of trees, adding walking trails - over 700 LF, and cohesive landscaping o Increasing the City and County tax base As a part of the CUP, the project requires a drive-through for Starbucks Coffee. Given the location of the site along a busy highway corridor, the proximity to other fast food restaurants with drive-thrus and banks with drive-thrus, we believe a Starbucks with a drive through is a responsible and appropriate use in the context of the surrounding area. Further, by pulling the Starbuck's building off the hard corner, placed the drive-thru in a less focal location, so the view corridor could focus on the plaza and the building architecture. 7iipidcnt 5125Comily Road 101. Suite 100 1 Minnctonka. VIN 553.15 OPMDAN (917) 294.0353 OPAloAN r I •r^- i • y{' } I r ; - _-: foes _ _ - ,u r { 111!1; z 1, ,• n11 r 5 i aznc''nvo r ty :...`yC.S ••"S\5 ,`- If' 3 .', .i.r. Y•.. ' ,.. lam: . a:a t. x. :h Vicksburg Marketplace OPPIDAN Plymouth, MN Sign Criteria — Vicksburg Marketplace Design Intent The Sign Criteria for Vicksburg Marketplace is intended to allow all Tenants to display signage in an imaginative and quality format, while conforming to the approved Plan Unit Development. The Sign Criteria will be comprehensive and address the details for pylon, monument, directional, building and temporary signage. All signage will be designed to aid in Tenant identification, multi -modal wayfinding, and compliment the development's architectural character. Free -Standing Sign Criteria 1. Two free-standing signs (not including small directional signs for Goodwill and Starbucks) will be erected within the development (see narrative): a. Pylon sign along Hwy 55 b. Monument sign at 32n1 Ave North 2. All Tenant signage permitted on free-standing signs is at Landlord's discretion and subject to Landlord's approval. Landlord will provide sign design and construction and Tenant is responsible for their graphic install within the assigned sign panel. Building Sign Criteria 1. Prohibited Types of Signs and Sign Components a. Moving or rotating, including inflatable signs b. Flashing or rotating light signs, including search lights c. Sign cabinets, exposed electrical transformers or exposed ballasts d. Signs with painted or non -illuminated letters e. Noise making signs f. Rooftop signs g. Painted or applied directly to building (except on windows and doors) h. Freestanding signs not permitted or described above L Neon signs or neon tubing 2. Procedure for Landlord's Approval of Tenant Signage E)ppi lpF 5125 L'ount} Road ]O1. Suite 100 1 Minnelonka. NIN 55345 OPPIDAN (952)2N-0353 6PPIDAN Vicksburg Marketplace OPPiIDAN Plymouth, MN a. Within 10 days of the lease execution, Tenant will submit three color copies of their proposed signage, and shop drawings of the sign components and install/attachment details and procedures. Drawings will show tenant's proposed sign location on the building elevation(s), and all drawings will be to scale. b. Within 5 business days, Landlord will approve by signing plans, or provide written comments for changes required for approval. c. Any city sign permits required in addition to Landlord approval are the responsibility of the Tenant. No signage install can occur until both the city and Landlord have approved Tenant's signage plans. Oppidan 5125 Couutl Road 101. Suite 100 1 A7innetunka, -NIN 55345 Or'1'iD'AfJ (452) 244.0353 aPPloAhi J COMMERCIAL (C) The commercial (C) guiding designation allows a wide variety of uses including those for convenience -oriented, neighborhood -oriented, highway -oriented, community -oriented and bulk retail -oriented markets and consumers. These areas provide a wide range of goods and services to serve many of the shopping needs of people who live or work in the city. A regional -oriented shopping center is not expected to be built in Plymouth; Plymouth has a limited supply of suitable land; and the city is within the trade area of existing regional centers in other communities. Certain commercial uses, such as those devoted to motor vehicle -oriented retail or service activities (e.g., vehicle service and fuel sales, drive-through businesses and sales of motor vehicles), depend on access to major transportation routes and often have characteristics that are incompatible with residential areas. Other commercial uses, such as those involving wholesale and retail trade of large volume or bulk commercial items, storage and warehousing, may have both commercial and industrial characteristics. Page I I of 18 Appendix 3C Plymouth Land Use PInn — April 14, 2009 Guidelines and Criteria Minimum Area: • One acre for convenience retail and highway commercial Five acres for neighborhood and community shopping centers and for commercial warehouse uses City Utilities: Required in all areas CotTesponding Zoning Districts: • C-1 (Convenience Commercial District) C-2 (Neighborhood Commercial District) C-3 (Highway Commercial District) C-4 (Community Commercial District) C -S (Commercial/Industrial District) Other zoning districts as may be appropriate Limited Scale Commercial Types of Development: • Limited -scale neighborhood centers which offer basic convenience -type goods and services to the immediately surrounding areas in which they are located Development Location • May be adjacent to low density residential areas Criteria: • At intersection of streets classified as at least collectors Neighborhood/Community Commercial Types of Development: • Neighborhood- and community -scale shopping center providing retail goods and/or services Development Location • Intersections of arterials and major collectors Criteria: • Locations that provide appropriate transitions between the commercial uses and residential neighborhoods Highway Commercial Types of Development: Services and limited retail uses primarily oriented toward the motorist, requiring high volumes of traffic, expanded hours of operation and more intense site lighting Development Location • Near arterial access points Criteria: • Adjoining other business or industrial areas Location with effective buffering and careful transition to uses of less intensity Page 12 of 19 Appendix 3C Plymouth Land Use Plan — April 14, 2009 Commercialllndustrial Types of Development: . Wholesale and retail trade establishments for large volume or bulk commercial items (such as lumber yards or motor vehicles), office showrooms and small businesses that have both commercial and industrial characteristics Development Location . Near arterial access points Criteria: . In transition areas between commercial and industrial areas Page 13 of 18 Appendix 3C Plymouth land Use Plan — April 14, 2009 ZONING ORDINANCE CONDITIONAL USE PERMIT STANDARDS 21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an application for a conditional use permit shall be approved or denied within sixty(60) days from the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. If applicable, processing of the application through required state or federal agencies shall extend the review and decision-making period an additional sixty60) days unless this limitation is waived by the applicant. Subd.5. The Planning Commission shall consider possible adverse effects of the proposed conditional use. Its judgment shall be based upon (but not limited to) the following factors; 1. Compliance with and effect upon the Comprehensive Plan, includingpublicfacilitiesandcapitalimprovementplans. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. 3 The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values withintheneighborhood. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for usespermittedinthedistrict. 5. Adequate public facilities and services am available or can be reasonablyprovidedtoaccommodatetheusewhichisproposed. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. Section 21015 -Plymouth Zoning Ordinance forms/cupsta) 2015031=- Aerial Photo rp) City of Plymouth, Minnesota 300 150 0 300 600 Feet r..j [. l,1 M Notification Area Map Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Department Date: 1213012014 Hllde t; 20=11-8-22-41 -°V. 20-118-22-41 Iq t4 32 10EDINA RC. -AD Buffer Size: 750 feet 0 120 240 480 ft Map Comments: 4 15831 STATE HIGHWAY 55, PLYMOUTH MN 55447 21-118-22-23-0012 yL For more information contact: Hennepin County GIS Division FEBt r1C11 F 300 6th Street South J 201 Minneapolis, MN 55487 gis.info@hennepin.us r m 0 a sc 0 0 E a a f. 0oco w t F' FfA 4 IISH FH FH i Imo• 111. m 0 a sc 0 0 E a a 3 0 0 E 1 FL rr r s xx 00 3'o UVu Y'.1 s xx 00 3'o UVu Q _ _ A t rt 4 i A y F i t"SSNW'Hinov Id Wy Lw W LL. LL V scccd lR3ra LL o LA u o C2 Ln Q WIr r E) ljneSAOIA V 59 AMH MISS W MINE i Lw W LL. LL V LL o LA u SEEN i C2 Ln Q NONE MISS I MINE W LL LL Q V NONE NONE Q ME SEES 1— 0 ZIIVSS NW HMONAld Z owsSAOIA V 9S; "HLi 3sn NotionmISNOD 2161 630N3INI ION AINO IN3WdOl3A30 NDJS30 LU LU) - af2< 3R2z:27 2f p$ 2 V i LJ sit ;I ! /£ FL 6Z F cn O C W y NLAJP4 0 NE j LAM C i iLL L s3 T X `' I F ial 2 ' J _ I a o gn tI 6Z. Na LLJ1..r e F C N b jO 7 3 ly o m Lu i C O W l6 f j L o g z Sa C" d{7 1- O G 1 ii Vl Y O Z aZ u O Z OJ m E n oae5gc F- to Z m W u o U ¢ o a i crOi h a s v a z d a` cn s vsi w u vii a 30 g g a z33'a E xit aeg- sa L_ fin E $ ih s - -11H SCcYva 5 S3 '@ #—^• FE`S mu. 8Z .'o^e'n53a a 9a ®A Z za 3 2' ... --`Fit E = S _ 6>t 3 .lu u'yiu j a3'3 `r s o ='$' = E $^ s g.s 3 Tiii"Y - a = 0539 fob a Y 1! I f I Fag4 a i; sas I [III -dig '" 5 of is aE =e _ty9lalbba5 a; b s EaSedces9aaa __e 'sa i r e` gy"- o5-3F P= fg II a 3'Es'? N -sq-y O 6€ iJ Z z s Je I , Jul,¢,,/,f r1r'ii. y\Va I'11. Ilitll :': r Jl!!i a ® no d yyy 1 y ` x11/111! 1 lJ ` — ,`• -+_' _= ---40\ r/1 if 115 r xv hI 1 1 1 RNR 4 i y I \ rlr 11 I , j S 1 r Irrsi,rsf rj+ rrlilt,f, lif1rrlu-i: IIrtJ I 1r 11 - rcI 111 f I I din 9 °eL' = -- ~_'•? `_ ~- l ,- mss'-}='" -- 8 ;. ., 4 dao 3NV"IEW18SX]IA-- r..r. I X% 0 w ; f 3 o Off., r% pit 0-. lrlf/® \L v` vvvv vv vvv vvv ` v v` v vvv vvv vvv vvv vvv I I l`" \ Jl ljilflllz- t LU IR 1 gO a 0 o 17 g w 14 3 Ii. Q P LL D p S y- 4 c r1aYCCUQQ K V s I X% 0 w ; f 3 o Off., r% pit 0-. lrlf/® \L v` vvvv vv vvv vvv ` v v` v vvv vvv vvv vvv vvv I I l`" \ Jl ljilflllz- t IR 1 3Ell ' a6 PH -M-I r a,9& Ii. Q P 2 K rrjr 1}+ y- 4 Qs --Y-N i N. Ir] C) 8 efi s 3li a OSSc. 1W LU gz i aS rII, IIr J' w. Yc/ u E d 7 9a m7o SSR NCI aa al aaN d lL f?45 N ott 55 VL1 ID. Ln a I X% 0 w ; f 3 o Off., r% pit 0-. lrlf/® \L v` vvvv vv vvv vvv ` v v` v vvv vvv vvv vvv vvv I I l`" \ Jl ljilflllz- t IR 1 d a6 PH -M-I r a,9& Ii. K rrjr 1}+ M E'a tcaR I- LLQ= g e R lr7, lr; I- dbw rII, IIr i- 111- FaGf V' 2Caz IR p. SW- e2'F° z e= Ga'S F' Y s`3 3__3 dg Y 1 g cb s a`! a= nd= 3e n is =Hs' 51 gzjo4e ledl®1IIII 3 s HE 51 W _ Z q3 os9€ z A. 6=, O iH is C AF" 43 SZs2s zys^ $ $ ss Y2 = nsZ3 _ J' e 1=,. u B 2 S 2 - Y SGYsESeet.,E uBE HUM E Mg O Fie" a= 5 a' II poen i't d<q•• II € $ :? c a=e S. IW— YEy: ems Y$ _ n €:Gates. rig 3r= II I X% 0 w ; f 3 o Off., r% pit 0-. lrlf/® \L v` vvvv vv vvv vvv ` v v` v vvv vvv vvv vvv vvv I I l`" \ Jl ljilflllz- t 1 d l1rflf rrjr 1}+ M E'a tcaR I- lr7, lr; I- rII, IIr i- os 1lir' Illlr II m flf 7g I s 1 if i Ir II! ' I- i s ggy9 s 6 Z2 n/ w I e esa u i W H.5 w a C a y w iCid36L, C6 w w m00 Gljf' sO a 4: a 5 ciWZ ® E$e i `; pip, a£'. mR ae F- z w N yNg i Lm akS GCS sf ,Ja w .o vi H d a L f I_ 5555 - 'g 535 7 $fie I esa u i W H.5 W uFci C a w iogs a 5 3sg6 E$e pip, 5 i 5; Mx sf ,Ja a$ h. ae W a e W attc;9 sas.,ssax aa E aa a a6 osou v q y gg F a I_ 5555 - 'g 535 7 $fie I i I I I I I u i W H.5 W uFci C a w iogs a 5 3sg6 E$e pip, 5 i 5; Mx sf ,Ja I i I I I I 3NVl oanumm f — I i 3NVl oanumm f — LU E LLJ t ELL m y OQ W ui$3 (i a Iu O x Z mW= sl yi d U Q > ` m s s 'oa 0- 2 7 u- z - _; 'n m CC. -ss tiYU YLi, b 3NVI gxnHSADIA e LE112 u C k t G}' c•'-u 2z; 'F a 3 1 in `g = I=u3 VK v g 3x 3_ 1 2 ? 1 II935 i mHz II M a i Sm I I 3NVI gxnHSADIA e yq my MWEENT U 4 x3 a t 3 9 ill cIYCh WOMEN H to m a .xQJ qsq z 5 a v 2IL l E F 7 b" $ Osub S 9 E U ad 1 O man q a ns r I 3NV1 minasniA 4l x3 a t 3 1 P F qsqz I1 7 rF. i` I I. Se o RR g$ ? Z g a a z MEMO=w QidE 2 U44 C L~ jS LL, Z ® Z LLZ L < a g CO x dro J OC u d C U aaa f:_d uJ Q r Id CO J op R a a z Q s 2 U44 C L~ jS LL, Z ® Z LLZ L < a g IcJFe tT( C dro J d C U aaa f:_d r/la a fYz F. r E 1 I } I ra 3NVI ganOSADIn 1-- 0z Q s dcw OCL~ rY H fl Q Z ® Z LLZ L < a g a a f d m o' - z o I - i; , I_.I. 11 ._ mn,o,oa JT F o, J I lel I O _ a a I F4 F 1 I x f xl- a: i i. ri a m t f i IIg rh E f f I fiI fI I pyg A Y` i 3NV- )mn85)I31n s s a te / Y v 0- n Lu a a}I cc j- g r a= a LPLLj-iLLJ Y W v `` a u LO FLL z 2 wm - r C Ap LU y av O j wz s4s3€ L f Nd a' a"a +,LLzZ G S U Oua a 0—J egJ sRa s_ two s- C'L) a t! aa3avg: a s- of nota LnH C n m o' - z o I - i; , I_.I. 11 ._ mn,o,oa JT F o, J I lel I O _ a a I F4 F 1 I x f xl- a: i i. ri a m t f i IIg rh E f f I fiI fI I pyg A Y` i 3NV- )mn85)I31n s s 5 3.,= sad, e@ - $ OR _ ='sa s g °- eg "a e A _ $ a a Ala s3 R x a- e e Ye'z3 ss a ='=sari a ss a°• cox i = $a =8 _ es$ a _ a ai s' s:Xee1 9 =3 P" ;9 €_ g a n%P,3H_ya a -"'a ; 1 A "a_ a4o :gz Q Ro = a -'q r9 HEV e a° - -°s- rya I- df3a - Rea 'ay3"' 9 `a"mac. v Y' ,= 2 _ is 6°=s `Y d e a figs - Yo >; a ,_ x3,4 . a.. figszS° sE= N —5 [8i _EG=3 .gig .io ny S-" _ F - #- 3 "f -23 C Yak y==g CEPS =u[6.. $a= S.,s 9_ey-e _ 9ip5 42 - Me "=gig@tea ' a=' 30=. `H =b oa 5's i se`'Ni e; "s = - i Vis: `LtB „s i - 3a _ i s M. s g S'o 5 W Y= yin _ = p sa _ 'a sacs`-' "' s = 's se= '_ : sg= " s€ a ="a E Fee Asa ° a -= a 4 `a6 - i -a3e _ kgsg= a g3c -aie_€e =, -esacl:=W= = a== - a psi .-3s - e c ' ° o`vd" g 9 :d= _"= .. Y'a g"==s.. J 8= s 3 '6'`g` 9 _ V 8 6 n = _- " _ 4=E - a:3=- as =Ey £ 3= =-3 4 _ a_y s 3s xc_:`, g i -y! aa iEva a 3 @= . ae x _ ,E a3s - ash -e4'c -_ a 9# Es axs _cge if ? _ _;g `J` °e aaq = a = Wg`g a'a pas _a a 26"olar 9E° - ' r sx =3'o a.a3 G4 sE3u g - c ev a z r Y e 3e , she#6a gy Y=_ c ` y o 34a z $--9_E 9Vaeo`aM4€ a = E= oa6r=say §, €, "ase j4gg = s- -_sez a __ a _-"I•._'- Eek;;U ,. €., §# a HI - =s ' d'a c= a saz Ec sa= = Ern- Vi=aa.,3 = _ v'=q aE a W a 4 $_ _ gee 5hzs "gy ns a2 „e °= z_ $ moo= - a" a z _ aY7b'i 8ic^ zy alp e B ..s_ a'a'sc`S '- ra.° _:' iQaa=e F €ssr ^€e zao=soee zr o s =1 = €_ a"$ ze; =a = gene a 3 s.8. y asrr u ` iPM-" r "a 2 f 3_-a_ £s_ y -e- € -5;n d 3a3oa.. ear f 3G S a"a2 a`s E_a esoo= e= - i= F 'ate E - 3V` _ - $$ a4t BE aa 0=¢ ` L e 6G33 8 3 9. f==- a2 c:a° i x3 -E s's _'-' Ey ae^-` a _ _ i _i.= a 3 M3sc":"t ?33F - =eo, - ai= a 3 s ca_ =a =xav a sus "e:a $e e se =n uk 9kFOX '= y?' u-".3feo H = o' -= x ax°. ; s: E_ 5e €F idso €a a a w snzJ a o W I. f "r a aI _- 1 Oh. r - - - _ f MINI i nswl i tA+Onr •' I . L ! y 1 . Yt Fa IL i • - - /,- N $ ^ 9 0. I o $ ' 001 y . _ z i aS¢ V;'1!:"Ill': NO S LLT e i u €,, e L= s= z ¢ N CL CL 3 molom R l/ILLJ Es _a_3 u m ]CLLJ OQ z 4&, / 9 `7 i z O Q z a 6L` O9 N U_ eQ epi ec y_y . i b dys o' sF e9 = ' cm 7 gid ` Nom,; 3 ¢c L gyp' U d > C J d C > U e aeE -a Vl oda C^z° S/lV V4 y 5 3.,= sad, e@ - $ OR _ ='sa s g °- eg "a e A _ $ a a Ala s3 R x a- e e Ye'z3 ss a ='=sari a ss a°• cox i = $a =8 _ es$ a _ a ai s' s:Xee1 9 =3 P" ;9 €_ g a n%P,3H_ya a -"'a ; 1 A "a_ a4o :gz Q Ro = a -'q r9 HEV e a° - -°s- rya I- df3a - Rea 'ay3"' 9 `a"mac. v Y' ,= 2 _ is 6°=s `Y d e a figs - Yo >; a ,_ x3,4 . a.. figszS° sE= N —5 [8i _EG=3 .gig .io ny S-" _ F - #- 3 "f -23 C Yak y==g CEPS =u[6.. $a= S.,s 9_ey-e _ 9ip5 42 - Me "=gig@tea ' a=' 30=. `H =b oa 5's i se`'Ni e; "s = - i Vis: `LtB „s i - 3a _ i s M. s g S'o 5 W Y= yin _ = p sa _ 'a sacs`-' "' s = 's se= '_ : sg= " s€ a ="a E Fee Asa ° a -= a 4 `a6 - i -a3e _ kgsg= a g3c -aie_€e =, -esacl:=W= = a== - a psi .-3s - e c ' ° o`vd" g 9 :d= _"= .. Y'a g"==s.. J 8= s 3 '6'`g` 9 _ V 8 6 n = _- " _ 4=E - a:3=- as =Ey £ 3= =-3 4 _ a_y s 3s xc_:`, g i -y! aa iEva a 3 @= . ae x _ ,E a3s - ash -e4'c -_ a 9# Es axs _cge if ? _ _;g `J` °e aaq = a = Wg`g a'a pas _a a 26"olar 9E° - ' r sx =3'o a.a3 G4 sE3u g - c ev a z r Y e 3e , she#6a gy Y=_ c ` y o 34a z $--9_E 9Vaeo`aM4€ a = E= oa6r=say §, €, "ase j4gg = s- -_sez a __ a _-"I•._'- Eek;;U ,. €., §# a HI - =s ' d'a c= a saz Ec sa= = Ern- Vi=aa.,3 = _ v'=q aE a W a 4 $_ _ gee 5hzs "gy ns a2 „e °= z_ $ moo= - a" a z _ aY7b'i 8ic^ zy alp e B ..s_ a'a'sc`S '- ra.° _:' iQaa=e F €ssr ^€e zao=soee zr o s =1 = €_ a"$ ze; =a = gene a 3 s.8. y asrr u ` iPM-" r "a 2 f 3_-a_ £s_ y -e- € -5;n d 3a3oa.. ear f 3G S a"a2 a`s E_a esoo= e= - i= F 'ate E - 3V` _ - $$ a4t BE aa 0=¢ ` L e 6G33 8 3 9. f==- a2 c:a° i x3 -E s's _'-' Ey ae^-` a _ _ i _i.= a 3 M3sc":"t ?33F - =eo, - ai= a 3 s ca_ =a =xav a sus "e:a $e e se =n uk 9kFOX '= y?' u-".3feo H = o' -= x ax°. ; s: E_ 5e €F idso €a a a w snzJ a o W I. f "r a aI _- 1 Oh. r - - - _ f MINI i nswl i tA+Onr •' I . L ! y 1 . Yt Fa IL i • - - /,- N $ ^ 9 0. I o $ ' 001 y . _ z i aS¢ V;'1!:"Ill': NO S e LU Q LL o LU a a a Y OG a W 7- 00 W u -H F F a> e W a a 00 W u -H F F 3a m t o, W) ZA Z z° J Ca U=eaea is s V18<`s d'z°°-- fAW V1 U En y 9q s ti J rA O o21 a = JZZ j r a a 0 LU 0~O ® Cz p p y 4>t1 o wU 0 9 Q S 3 8Id cSsd s i3 LnmL[QW C z Y-3 g 5f mulmsmd Y rr Z E f F m a sm 7 u_, . g;.d Ina C Z G ti J rA O o21 a = JZZ j r a a 0 LU 0~O ® Cz yd Z Y p y 4>t1 Ud In wLu 044u d 0 a j B gs a w - IN 2 Boom<o €E£; O a € 3 o a C7 J 2 C m a it M'R Uzi 00 LU Mif C; O Q CL V Z m 3 5 s E 9 N ^' a S C {il J SIvu } r3.=£ E ge a '-, € d— m CDo'a7 a 5 u =a= oaY v as sl— = V oSaI;; In = ccz vrD U a` IIr li -i LA Un`A£e3y=$c G- Y Ss e9"5"= s o5 wg.ak fi`o Rw ;-;uii °45 s-'a 6o p ssgs W6= Via sx a9ea 8 aarz Wwg'u 'Hir `a `$3=SV ,ys lsF -g am `°Rsaa9gz 3, doW -— a _=p sof£;9-9 s= o _=^ =3W W e` esa C` 3a: go goW `s =a =3sa==[y= c sa a y"-odCaWx :a CaoFb KEii„ o° "3 g s ash 9"' - o Qa -*n w ° sem'='>' 9da5S2=i 90 e -7:b X03°- SEG„^ 55g5„ s e ee.,LLo5s VM F LL 3r c5a88:dHd as a I 53z I. 77 ya5 R v r M3a3b :- F LL 3r c5a88:dHd aI 8 I. 77 R v r M3a3b :- 4' " za 32x5 zT yo w rsaiF 3r c5a88:dHd aI 8 I. 77 R M3a3b :- 32x5 3a w rsaiF 3r c5a88:dHd a 8 77 R M3a3b :- Se 6 EU a LU U cr il° {k' g gJ ZNam cc 0 L 0m E Emp MECWIM E a 5o tQi va aj p no 2 ai u a 5e 888 Ass83_ee "84. -Um d '3 d z 3 AIII N X - _ 3e m.MRR a.'. tae Fh" x:16 - w A$AAAR E;QFo B r ry RA8_ "`"3f 033^ _ ____m'm Ysssislssag s"vase- - a^ - o -a - -se S E32 n Foo: Q"a mammmm fmk m dSdddddddddddd 3d83d da 5= g c L mmd avassa I S Fo C i p 3 7-- s ESV m LU WgE E o a 11: eIna C Hp MMIEW M. CC Y wOc 3 l=il a n` J sO 0 _; Q u J cJ1CdC G W o a3 11: ec s-C' 0 3 ,' Y mz a M. y a l=il ctrl n` Ah la m oF¢ V aotx 5SY". 4 f - 0 3 I II l /f (y o W o a3 11: ec s-C' 0 3 ,' Y mz a M. y a l=il ctrl n` as m o W o as H v1 z mz a y a l=il ctrl n` as m oF¢ V aotx 5SY". I555. RE Q o W o as H v1 z mz a y a l=il ctrl n` C n WRQaj LU M S Zz:uLnzLLJ =d a ao Qz=Pz® z HE fll W33 M1n m74 I o. VI d Z A CGflw3 M z er uzku rNSL' u UEs 0' LJ Q a > w 3 gg oa:: 7 no "L uoo Y,e000n Ju a o ® 0 a eon ..... ie; 0®®00 Gc• eaoo•ooaocao•0000 In C n WRQaj M S Zz:uLnzLLJ =d a ao Qz=Pz® z HE fll W m m74 I o. VI d Z 2M C Gflw3 M z er uzku r u'r UEs V> Era bs[£ 3 gg oa:: 7 no "L uoo Y,e000n Ju a o ® 0 a eon ..... ie; 0®®00 Gc• eaoo•ooaocao•0000 In C n WRQaj M S Zz:uLnzLLJ =d a ao Qz=Pz® z aizJao J m74 I o. VI d Z a oao 2 - 33p 5 5A' e8000 e u fl 006, A 1 VR F LL, cs k t Doo o,o - ooaoo o DO00 - oa I a c _ C. c. 1 a• C. DOE000 0000 o•oD: DD o DOD 000 - Q601 IIjj 00 0 0000 J ' LLI 4,- 000 a3RT. 000 00o efbo - 00 N, N, ' D ED C Unm J n n o W Q LU a ai 0 o. Ln LUccaQW I Z O i 0 r' O e fiv e E r1 o m 1 g - g r u 34,Cts LLQ ai ! s Mm o,< 2sU Ld AIM Z saVloaroCza A 1 VR F LL, cs k t Doo o,o - ooaoo o DO00 - oa I a c _ C. c. 1 a• C. DOE000 0000 o•oD: DD o DOD 000 - Q601 IIjj 00 0 0000 J ' LLI 4,- 000 a3RT. 000 00o efbo - 00 N, N, ' D ED C Unm J n n o W Q y a ai 0 o. Ln LUccaQW I Z O i 0 r' O e fiv e Eq. O ) W u 34,Cts sE R A 50- Mm o,< 3 Jo Ld AIM Z saVloaroCz maA G}foM A 1 VR F LL, cs k t Doo o,o - ooaoo o DO00 - oa I a c _ C. c. 1 a• C. DOE000 0000 o•oD: DD o DOD 000 - Q601 IIjj 00 0 0000 J ' LLI 4,- 000 a3RT. 000 00o efbo - 00 N, N, ' D ED C Unm J n n o W Q y a ai 0 o. Ln LUccaQW I Z Z d a Q N r4 Llm 3qe 5 ysyi F 3 H G HV I o e e o z u II 006)