Loading...
HomeMy WebLinkAboutCity Council Packet 06-23-2015 SpecialCITY OF PLYMOUTH AGENDA SPECIAL COUNCIL MEETING JUNE 23, 2015, 5:30 p.m. MEDICINE LAKE CONFERENCE ROOM 1. CALL TO ORDER 2. TOPICS A. Four Seasons Mall site B. Set Future Study Sessions C. Laserfiche training 3. ADJOURN Special Council Meeting 1 of 1 June 23, 2015 2A rp)City of To: Dave Callister, City ManagerPlymouth AddingQQ..i[y1.Life From: Steve Juetten, Community Development Director Memorandum Date: June 23, 2015 Item: Four Seasons Mall On November 17, 2011, the City Council accepted the redevelopment study that was completed for the Four Seasons Mall site. The study included: 1) a market analysis prepared by Bonestroo; 2) guiding principles developed by Hoisington Koegler Group, Inc. (HKGi); 3) Illustrative site designs created by HKGi; 4) traffic analysis completed by SRF Consulting; and 5) a brief storm water management review completed by Bolton & Menk, Inc. The study was intended to provide guidance to prospective developers of the Four Seasons Mall site, not definitive development options. Based on the decision by Walmart to market the property for sale, the recent interest in the property from developers, the age of the redevelopment study and the fact that a few on the City Council were not part of the discussions and acceptance of the redevelopment study, the City Council set a study session to review the document to determine if it still provides the appropriate guidance to staff and prospective developers. The entire document can be found in DropBox under Reports and Studies. However, for an overview, staff has attached copies of the market study executive summary, guiding principles, illustrative plans, excerpts from the traffic analysis and storm water management memo. Areas of discussion where direction could be provided and would be helpful when having discussions with interested developers: Market Analysis Guiding Principles Traffic Uses Park and Ride Lot Phasing of a Development Financial Assistance Page 1 CITY OF PLYMOUTH — FOUR SEASONS MALL MARKET STUDY Executive Summary This market study analyzed the near- and long-term development potentia[ of the Four Seasons Mall in Plymouth, Minnesota. According to the City of Plymouth's comprehensive plan, the Site is guided commercial but could be mixed use. Therefore, as a potential mixed use site, this study evaluated [and uses that often can be complementary when on the same site, namely housing — particularly senior housing — retail, and office uses. The following is a summary of major findings, conclusions, and recommendations contained in this report, SITE ANALYSIS The Site is located in the southwest quadrant of the intersection of Highway 169 and Rockford Road (County Road 9). It is approximately 21 acres in size. The Site currently contains the Four Seasons Mall, a 197Os vintage shopping center with approximately 117,000 square feet of retail space that is experiencing high rates of vacancy. Based on visibility, accessibility, and surrounding land uses, t[ie Site would be an appropriate location for each of the potential land uses evaluated In this study. This determination is based on the following: Average daily traffic volumes on Highway 169 are approximately 83,000 and along Rockford Road (County Road 9) it is 28,500 Surrounding the Site are a mix of small commercial buildings, market rate apartments, and single-family homes, none of which would negatively impact the market potential to support senior housing, retail, or office uses Despite the appropriateness of the Site, there are constraints which will affect the form and amount of development that can be supported. The following are important concerns that will need to be taken into consideration with any new development concept: The intersection with Rockford Road and Lancaster Lane, which provides direct access to the Site, currently operates poorly under certain traffic conditions and a more intense use of the Site would increase traffic at the intersection The Site is somewhat oblong and may have difficulty accommodating certain uses that require a depth beyond 600 feet The southern portion of the Site is a wetland Proximity to an established residential neighborhood DEMOGRAPHIC ANALYSIS A variety of regional and local demographic data were analyzed to understand the drivers of demand for the potential uses on the Site. Key findings regarding demographic conditions and trends are as follows: Forecasted population and household growth in the Trade Areas surrounding the Site is modest because of the lack of available land for development The region and the Trade Area, in particular, are aging rapidly Homeownership rates, after years of increases, are beginning to fall because of more stringent home mortgage standards and declining home values Household types are continuing a decades long shift to more non-traditional family households, such as couples without children and single -parent families Household size is decreasing City of Plymouth, MN Page 3 Four Seasons Mall Market Study Bdnestroo 000070-11168-0 Page 49 Page 3 Although Plymouth is generally an affluent community compared to the rest of the region, the Trade Area surrounding the Site tends to have households with incomes that are much more in-line with metro averages MARKET ANALYSIS Data was collected on the current and forecasted condition of the market for each potential use. This included an examination of vacancy rates, rental rates, and the profile of competitive properties. The following were key findings of the analysis for each potential use: SENIOR HOUSING There are over 30 senior housing facilities in or near the Trade Area with a combined total of 3,900 units The nearby supply of senior housing is concentrated in market rate independent living buildings that cater to younger, more active seniors who have made a lifestyle choice A great deal of the independent living buildings are standalone facilities that are older, and verging on obsolescence because they do not have the kinds of features and amenities desired by today's market Assisted living and memory care facilities are outperforming other types of senior housing The continuum of care concept, which features a range of senior housing options in one building or on a campus, performs better than standalone facilities RETAIL The retail market has experienced rising vacancies and declining rents in recent years as a result of the recession Retail centers in the Northwest Metro, where the Site is located, have vacancy rates that are above the metro rate and rents that are similar to the metro rate There are five retail districts located within one to 1.5 miles of the Site; none of these districts features amenities or a mixture of uses that creates a distinctive position in the market The New Hope Town Center is the nearest competitive center and it has struggled in recent years with deferred maintenance, high vacancies, and a poor mix of tenants Rock Ridge Center, located just north of the Site, has one of the lowest vacancy rates among all of the retail districts analyzed OFFICE The office market, like the retail market, has experienced rising vacancies and declining rents in recent years as a result of the recession The office Trade Area is one of the strongest performing submarkets in the metro area with vacancy rates one to two percentage points below the metro rate Office jobs in the Trade Area are forecasted to grow by 6,000 in the next 10 years MEDICAL OFFICE Healthcare related jobs are forecasted to have the highest rate of growth in the next 10 years At around 60%, medical office buildings in the Trade Area have vacancy rates that are significantly below that of the metro area average, which is more than 20% CONCLUSIONS AND RECOMMENDATIONS Based on forecasted growth in the household base, household income, spending patterns, employment, and the supply of competitive product, demand for each potential use was City of Plymouth, MN Page 4 Four Seasons Mall Market StudyqF Banegr©0 000070-11168-0 Page 50 Page 4 quantified and assessed for its "ripeness" in the marketplace. Below are the conclusions for each potential use: SENIOR HORSING The Site would be we[[ suited for a variety of senior housing options. The accessibility and visibility of the site would work well for assisted living and memory care since these facilities often prefer centralized locations due to frequent visits from family and friends, staff needed for personal care, and higher turnover rates among the resident population. The overall market for assisted living and memory care has been performing well in recent years as these product types have matured and become an acceptable alternative to skilled nursing care. Although calculated demand within the Housing Trade Area is not particularly large for either product type, there does appear to be somewhat of a lack of facilities within 1 to 2 miles of the Site, which would enhance the ability of a project to capture maximum market share. Assisted living and memory care can function as standalone facilities, but the trend in the marketplace is to provide these services as part of a continuum of care. A continuum not only provides residents some assurance of access to personal care as they age in place, but also helps operas -or ^a defray expenses by offering a variety services. Moreover, a standalone assisted living or memory care facility would only utilize a small portion of the Site. As a possible single use option, there would have to be a full continuum of care on the Site. This means that in addition to assisted living and memory care, a project would also have to include independent living. As previously noted, there is a glut of independent living projects in the Trade Area, which is putting a drag on demand but much of this product is older and verging on obsolescence. Therefore, a project designed to meet the needs of today's seniors, such as units with universal living standards (i.e., fully accessible bathrooms and kitchens), could not only capture a high proportion of new demand but may attract residents from existing buildings. Despite the advantages a newer project may have competing against older product, the effect of the recession and the impact on the for -sale housing market is still negatively affecting independent living. Therefore, it may be three to five years until a market for new independent living can be supported. Independent living is a lifestyle choice, and for now, many in the target market are choosing to delay a move because of the recent decline in their home values. Because independent living is a lifestyle, the ability to introduce amenity to a project or site will enhance market interest and acceptance. Amenity can come in the form of architecture, natural areas, attractive public realm, a continuum of care, or nearby complementary services, such as medical clinic, drug store, restaurants or access to transit. Independent living market demand is between 60 and 80 units. However, this market is likely not going to develop until after 2015 and we would recommend that any attempt to develop a large number of independent living units should be developed as part of a continuum of care concept. Assisted living market demand is between 25 and 50 units. The assisted living market is strong enough to develop a standalone facility. However, assisted living units would also perform better in a continuum of care concept. Memory care market demand is between 10 and 25 units, This is not enough demand to develop a standalone memory care facility. However, it would be feasible as part of a continuum of care concept. City of Plymouth, MN Page 5 Four Seasons Mall Market Studysoriestroo 000070-11168-0 Page 51 Page 5 RETAIL Calculations for retail demand indicated that there is minimal Trade Area demand for a community-based retail center that would support a user or users dependent on a 3 to 5 mile Trade Area. This does not necessarily preclude the potential for a successful retailer to locate on the Site. It just means that to be successful they would like[y have to steal significant market share from existing retail districts which can cause other negative community impacts. In contrast, there appears to be demand for neighborhood -oriented retail that would draw customers from a smaller Trade Area. There is not enough neighborhood -oriented demand to Fill the entire Site however and the size of the Site exceeds what would normally be expected in a neighborhood oriented center. This is further an issue in the long term because of the fact that current demand is calculated to shrink because of decreased spending power due to an aging household base. Although the retail use should be scaled back from its current size, we would not recommend turning its back completely from the highway. A strength of the Site is its access and visibility from Highway 169 and Rockford Road. This would need to be preserved in some manner in order to maintain a competitive advantage in the marketplace. One way to carve out a successful market niche is the potential to introduce an amenity that is distinctive from the other competitive retail districts. No other retail district in either the neighborhood or community Trade Areas, with the exception of the Winnetka Avenue and Highway 55 center, has a public space or realm that encourages any non -motorized activity. Amenities can invite users to interact with the public space and create a competitive advantage. Unmet neighborhood retail demand is between 30,000 square feet and 50,000 square feet. Restaurants will likely be one of the strongest retail concepts with two sit down restaurants as a possibility in addition to smaller, quick service restaurant concepts. The general grocery market has been almost fully absorbed by the new Cub store and therefore any additional grocery would need to be a small, niche concept. There is market for a drug store at this location which would occupy approximately 12,000 — 15,000 square feet in size. Specialty retail could include uses such as coffee shop, liquor stores, cellular phones and sports/recreation. OFFICE Highway visibility and accessibility make the Site appropriate for an office use. Although calculated demand indicates that there may be sufficient demand to eventually support an office building, this demand won't be realized until there is sufficient employment growth, especially among office -based occupations, and absorption of existing excess supply. Although the Site is appropriate for an office use, it should be noted that it is not necessarily appropriate for a large Class A building. The Office Trade Area has a large supply of these types of Class A buildings and the Site does not have enough nearby attractions to have the kind of character that warrants the premium rents. Nonetheless, it is a highly accessible Site in the middle of a strong submarket that has traditionally been a center for offices. Smaller multi -tenant facilities are the most likely possibility for meeting this demand either as part of a single use structure or combined with other uses in a mixed use format. CGLy of Plymouth, MN Page 6 Four Seasons Mall Market Study - AL- BonestraoAlf000070-11168-0 Page 52 Page 6 One possibility for a single use office site is the potential of attracting a large single user who would build a corporate or regional headquarters building. Plymouth has many examples of corporate or regional headquarters and there are very few sites remaining with such highly visible locations along major highways. However, no one can predict when this can happen because regional and corporate headquarters are few and far between. Therefore, basing a land use plan with that specific use in mind would be problematic because of the likelihood that it may never occur. New office building market demand is between 30,000 and 100,000 square feet. Due to the current strain in the office market, it is anticipated that this market will not be recovered to the point of large scale new office construction until 2014. Smaller amounts of office would be expected to be develop in the near term as part of a mixed use scenario on a tenant by tenant basis (such as insurance agent, tax preparation, etc.) because this type of tenant operates more like a retail use and is not as affected by the overall office market. MEDICAL OFFICE Demand for medical office space in the Trade Area is strong relative to other parts of the metro area and growth projections, both demographic and employment, suggest that this market will continue to grow in the short and long-term. The Site would be well positioned for a medical office building. The Trade Area is aging and much of the area has enough affluence to be strong consumers of medical services. Furthermore, there is an existing medical office building located nearby just north of Rockford Road, which could serve as a basis to cluster medical uses. Although there may be enough demand for medical office to use the entire Site, there would be a lot of synergy with other complementary uses including senior housing, and certain retail uses, particularly medical retail, such as drug stores, wellness centers, fitness centers, etc. For this Site, it is anticipated that the medical office market demand is between 10,000 and 50,000 square feet. The medical office demand is impacted less by the recession and therefore, development of new medical office space can occur in the short term. MIXED-USE SCENARIOS Successful mixed use projects require not only a mixture of uses and key design elements, but also an interrelationship between those uses. The mixture of uses needs to be complementary and mutually supportive. The surrounding residents and employees should feel an emotional tie to the development and be frequent customers. This synergy is key to achieving to developing a market that is greater than the sum of its parts. One example of this synergy is to find uses that have parking needs at very different times of the day so that they can share parking and reduce the overall parking lot footprint. Transit is often a good use to support mixed use projects because it brings additional customer traffic, but also has parking needs that occur at different times as other large park uses, such as restaurants. A good example of this type of development is the Southwest Station site in Eden Prairie. One of the attractive features of the Site for mixed use development is that one key component for success can already be considered to be in place, namely multi -family housing. This kind of existing density creates an opportunity for mixed use development if the redevelopment design can build upon the existing residential development patterns. The key will be to form literal, visual and emotional connections with the surrounding residential neighborhoods so that the City of Plymouth, MNqy Page 7 Four Seasons Mall Market Study "gip i3srintroo 000070-11168-0 Page 53 Page 7 entire area (both old and new) serves as one compatible, connected commercial and residential mixed use district. More than with other development formats, market demand alone is not sufficient to achieve success with a mixed use development. Design, tenant mix, and execution are every bit as important to a mixed use development's chance for success as the market itself. A successful mixed used development needs to have a "sense of place". When this is achieved, the impact can be an expansion of market reach and increased growth of both residential and commercial property values. Key elements that lead to success in mixed unit developments include the following: High level of design including pedestrian scale details and the public realm Massing of structures to facilitate walking between uses If uses are stacked vertically, non-residential spaces should have sufficient structural flexibility to reconfigure over time Minimizing parking footprint, often with structured parking Actively seeking tenants that create the most synergy with existing uses Enhancing the "sense of place" by tying the development to the site history or natural features The previous analysis identifies several promising uses including senior housing, neighborhood - oriented retail, office, and medical office, although each use has at least one limitation which does not make it strong enough use to occupy the Site by itself. However, these are desirable uses for a mixed use development, since they provide opportunities for achieving synergy. There is enough market potential in each use that should provide significant design flexibility for the creation of concept plans. Some likely successful scenarios would be as follows: Continuum care senior housing with a neighborhood -oriented retail component A balance between neighborhood -oriented retail, small office, and assisted or memory care senior facility. Office, medical office and neighborhood -oriented retail either mixed vertically or horizontally. City of Plymouth, MN Page 8 Four Seasons Mall Market Study- 8onestroo 000070-11168-0 Page 54 Page 8 GUIDING PRINCIPLES ARCHITECTURAL 9. ValidIinnsinrooliiIlesofparapetsshallbeusedto1educeIhescaleofcumrnercialbuildings.Buulsite,shape,marerlal,totalandslopeshallhecoordinatedwill1he stale and theme of the building. I Building materials and colors shall be consistent and complementary throughout the site. lwprMfafnurcmfrNjrlNtoolshaftudllyderfurruunenvnnairarrurrrrrurnunnarmrrnnnrrnrnersnrAatiltMl.whe^rrnaruerdwtwyw+ra+on with alhrrmafelrmrnts,prapersshnihoryruhrxlnrnailhdrra6wVleJJejdhurhwpinplrnmefs. 2. Building materials shall be timeless, rather than based or) curi fj5filoti to limit design that becomes outdated with age. d.>fuihhn rwrrirs+©pigmonsnarr ndadrmulnprrpNnrs, i. All facades, including back and side elevations of a building generally visible from public view or adlacem to residential uses, shall be archneriuwlly treated and 10lummeicial buildings adlacent to existing residential uses shall incotporate lower scale elements and/or greater setbacks to the neighborhood. relitetobutriotovelwhefrntheneighborhuudAlleleviiiiyeneaallyvluhletrompubhtviewshilliellmi[heuvtnalldesiyn,colorsandtexhuesusedonthefrout I 1.5eivice and "it dollis shall be Integrated Ifito the ar(hileclure of publicly visible elevmlons. farads. 4. for all buildings, at least Iwo of the following elements shall repeat horizontally Buildings with fatatles greater than 100 feet In length shall Include at least three of the following elements, repeated at appropriate Intervals, either horizontally or verllcally d (obrdwnge.ArrognUaldr.barrror!hnrrglyranaasriny. ri rrrfumthange nr. hiurelalrhungr. v Aritn[xrardronHyonlmre±eilfarauyhertrangrmpinnrsuhasortinkrrvr0r,,archwaysar7iloerfinpfibs, e Wall plane pmjecirmrsorretesses. 5. Building elevations shall incorporate architectural features and patterns that include a pedestrian stale. 6. Reduction of building mass maybe achieved by asingacombination ofthe following techniques: i ponoi nil rooBiee and lain) o. Int afgroundlewJaxadei ondrnveredarem in Useolprotected and reressedeniner r UsrolyrmlounredwallplanrametsorxlprolerRons V UcrofhsralpumisanJsrnaolacrrrrrs P. frxlashnafwmdawsmrefrvanwnhnrngsrrrrrsanJpth-Olunareas tri Arrnrnmgotkardrsnrurmnben"enroofCndyandhaseorbulyding 7. Desired materials include: I. hfairnahrharufrnrulymamralnrstduatMrJndamorraevrrlastdnranrnfey ,Ono lhrview ofupedesrrh±nonasidewalk) h. Mulenahthat how inonrosrwepaaera,Imlim,andguaGlyderailing Ni. &rix, sronra haiaguai±rrplr-wsr rarrcrrle lidarrd mrJ lrxfwrd7 w Mtlalsrhurwrmarrhrushandneubalureaarhranernrabr:nrrrohthat weasedfor exrr±rarwalls should have rrsrdhiMdoingsand nln+ r Irampurrnr grass rr, talllYlSaWVINrg9 S. Undesired materials include: I Nan-duramesr4rymdrermGsurhusplywaa (arrogated uxralo±bhergrus alamttmweriarslharderayrapM!•wlimtkpasedraFile elemrnn a Marrriohthat Wwnoprrrrrrnornrkf,e-per±arhwhen rhosenwretsihare applied wlwgewalluvfarh lir smrlmedborA or none n, ks'uad.exfWasurceunwrerwherinrlrn±rant4firruueyrorniswrhother deslreilmoienuh V Mawvrdglass,esprrrollyrnohuedghrssrnalfausan(KI MPONI mureer w Matrnuhfexdadmilv9nolha7rpnsenrrwpaatetnWsparternsorrradrnwrks vu &ughUyrolureamelorlwohngaran:dors wa. conrrefe thar Is nor'rnhanrdios t0ramdaeder RksardMarrrwh,"rsprrraeypmtasL nh-ap w0i IX Synfr efltawningL efpriwnyaWlllrlgimranl is br dlamllwlyd r1M11 wJhNr 12.Trash and recydlng storage shall be internal to buildings. LAND USE / URBAN DESIGN I the use or nlix of uses shall fill market needs 2. The stale and Imensity of use shall respect and complemem the state of adJarent tesldenhal and office cammertldl development, as ieltened its a g. bulling and parking setbacks, bts1ding height, building bulk. 3. Useable, Inviting outdoor spaces shall he Ihtegraled into the development, 4. Patkhtg shall he screened from Lancaster lane with landscaping and where appropriate, wish fencing and/or berming. Service areas shall be screened from all views, S. I Ight hxturesal walkways, gatheting spares, hmldiny foci and enrrtr i shall be ltadnstiiars-s(ulvl (nn higher than 15 feel) 6. Individul signage lot a mixed use development shall be (onslstent with a comprehensive sign plan that provides overall (ontinuity of signage throughout the development. 7, Outside sturage and display of goods and/or merchandise shall riot be allowed, TRANSPORTATION / CONNECTIVITY I liirtanPoicydetoutes/connections/facilities (eq. benches, playas, bKyde racks) will be a key on and off-sdeelement. Rails and sidewalks will facilitate pedestrian rnovemeot wlllun the site ("Park Unit and Walk") and will ronrlect the site to the adjoining neighborhood. 2. Site access points shall be limited tocurrent locations 3. Tianslt fadhiles shall be considered in fonjmlcnml with plamiIny for site parking. 4. Devellpiriem shall not ex(eed the capaclly of the existing roadway hi unless implovemenis can be made to maillralfl [he exislaig level of service. STORM WATER TREATMENT TECHNIQUES 1. Site deveftytmetishall lesulrnless impefdoussurface coverage. 1. Solullo(is for the 1136611o3 of sialm water shall, l) be amenlly-driven; 21 tecognive both patinal dratnduye pal lents and sail umoations oil the she; and 3) result In an Improvement hl an -site water quality treatment 3. Poltions of (he site may have the ability 10IWO dddhunal stonnwater 00111 up sUeanl, nlf•site duds Page 24 Four Seasons Mail Redevelopment Guiding Principles ARCHITECTRUAL 1) Building materials and colors shall be consistent and complementary throughout the site. 2) Building materials shall be timeless, rather than based on current fashion to limit design that becomes outdated with age. 3) All facades, including back and side elevations of a building generally visible from public view or adjacent to residential uses, shall be architecturally treated and relate to but not overwhelm the neighborhood. All elevations generally visible from public view shall reflect the overall design, colors and textures used on the front fagade. 4) For all buildings, at least two of the following elements shall repeat horizontally. Buildings with facades greater than 100 feet in length shall include at least three of the following elements, repeated at appropriate intervals, either horizontally or vertically: a. Color change. Recognizable, but not strongly contrasting. b. Texture change. c. Material change. d. Architectural variety and interest through a change in plane such us offsets, reveals, archways, or projecting ribs. e. Wall plane projections or recesses. 5) Building elevations shall incorporate architectural features and patterns that include a pedestrian scale. 6) Reduction of building mass may be achieved by using a combination of the following techniques: a. Variations in roofline and form. b. Use of ground level arcades and covered areas. c. Use of protected and recessed entries. d. Use of pronounced wall plane offsets and projections. e. Use of focal points and vertical accents. f. Inclusion of windows on elevations facing streets and pedestrian areas. g. Retaining a clear distinction between roof, body and base of building. 7) Desired materials include: a. Materials that are easily maintained, durable and attractive at close distances (e.g. from the view of a pedestrian on a sidewalk). b. Materials that have on attractive pattern, texture, and quality detailing. c. Brick, stone or high quality pre -cast concrete (colored and textured). d. Metals that are matt finish and neutral or earth tone in color,- metals that are used for exterior walls should have visible corner molding and trim. e. Tronsporent glass. f. Canvas Awnings, 8) Undesired materials include: a. Non-duroble siding materials such as plywood, corrugated metal or fiberglass or other materials that decoy rapidly when exposed to the elements. b. Materials that have no pattern or relief, especially when those materials are applied to large wall surfaces. c. Simulated brick or stone. Page 10 d. Wood, except as accent materials or in elements that are integrated with other desired materials. e. Mirrored gloss, especially mirrored glass that faces an active pedestrian street. f Materials (excluding signs) that represent corporate colors, patterns or trademarks. g. Brightly colored metal roofing or conopies. h. Concrete that is not enhanced as indicated under "Desired Materials," especially pre- cast, tilt -up walls. i. Synthetic awnings, especially awnings meant to be illuminated from within. 9) Variations in rooflines or parapets shall be used to reduce the scale of commercial buildings. Roof size, shape, material, color and slope shall be coordinated with the scale and theme of the building. a. Parapets for concealing flat roofs shall include three dimensional cornice treatments of the ends or corners of buildings. Where not used in conjunction with other roof elements, parapets shall vary in height and have o finished depth at building corners. b. Buildings with sloping roofs shall include multiple planes. 10) Commercial buildings adjacent to existing residential uses shall incorporate lower scale elements and/or greater setbacks to the neighborhood. 11) Service and exit doors shall be integrated into the architecture of publicly visible elevations. 12) Trash and recycling storage shall be internal to buildings. LAND USE/ URBAN DESIGN 1) The use or mix of uses shall fill market needs 2) The scale and intensity of use shall respect and complement the scale of adjacent residential and office commercial development, as reflected in e.g. building and parking setbacks, building height, building bulk. 3) Useable, inviting outdoor spaces shall be integrated into the development. 4) Parking shall be screened from Lancaster Lane with landscaping and where appropriate, with fencing and/or berming. Service areas shall be screened from all views. 5) Light fixtures at walkways, gathering spaces, building fronts and entries shall be pedestrian - scaled (no higher that 15 feet). 6) Individual signage for a mixed use development shall be consistent with a comprehensive sign plan that provides overall continuity of signage throughout the development. 7) Outside storage and display of goods and/or merchandise shall not be allowed. TRANSPORTATION / CONNECTIVITY 1) Pedestrian/bicycle routes/connections/facilities (e.g. benches, plazas, bicycle racks) will be a key on and off-site element, Trails and sidewalks will facilitate pedestrian movement within the site ("Park Once and Walk") and will connect the site to the adjoining neighborhood. 2) Site access points shall be limited to current locations. 3) Transit facilities shall be considered in conjunction with planning for site parking. 4) Development shall not exceed the capacity of the existing roadway network, unless improvements can be made to maintain the existing level of service. Page 11 STORMWATER TREATEMENT 1) Site development shall result in less impervious surface coverage. 2) Solutions for the handling of storm water shall. 1) be amenity -driven; 2) recognize both natural drainage patterns and soil limitations on the site; and 3) result in an improvement in on-site water quality treatment. 3) Portions of the site may have the ability to treat additional stormwater from up -stream, off-site areas. Page 12 Key Elements: Single Retail User One building facing Lancaster Cane with service and loading against Highway 169 Transit (Park and Ride) located on northern portion of site Rainwater Garden amenity, buffer and trail run along Lancaster Lane Development Yield: LAND USE PATTERN ANCA POUNI UtVLLUVMLNI PARKING ACHE$) MIX MAGNITUDE IAL T _ ' COMMERCOTAL 89.000 8F 1,274 1 I , GRAND TDTAL 17132 AC 100% 80,000 8F 600 SPACES Rockford Road (County Road 9) w , hridwlthFoui I 1 PARK AND,. RIDE Permeable Paving Oppontinily Areas +l 135 statis •, Inhumed hansit She9ter & I'laaa Spare4. ,. tAaiuiain [nlsiing Auess l Y 44 Stalls Rain Qtden' lylival y y r sY +1. 193 stalls ((l Legend: Packing `• _ ' 4 i1ill Building I and%iliei llll (flied bee Stonnwatel Pend Li Rain Garden rfi Plaid Sidewalk w' aPl.`desn ldll walk funnel 110115 lu Reiall Inhanoed I'edesnian Gossnlys at linersectio; ar l- 144 stalls 1 93 slabs zq' 4i 0 tM Q 1Ctt e 471 y Il rY li fRd lIIIF PI dAi AA!!4 IlJr dinnaim is lharr,nivumnanuo emlic nnrrrn nnu iLrfunrnumnnr ulna Landsraping Q Screen wall 0 Loading Area Page 29 Key Elements: Senior Housing predominant use on site Neighborhood Retail and Mixed Use are integrated at northern portion of site Transit (Park and Ride) relocated to the northern portion of the site with the transit stop adjacent to retail uses Rain Garden amenity, buffer and multi -use trait along Lancaster Cane Development Yield: UURRIDUR PERCENT DEVELOPMENTLANDUSEPATTERNAREAMIXACHES) MAGNITUDE PARKING tl Building landscapelTurlArea Tree Sconnwale[ Pun(1 RESIDENTIAL TOTAL 9.07 AC 62 155 UNITS 2096 Plata Sidewalk t t r 1 COMMERCIAL TOTAL 2.91 AC 1796 96,6008E 16GSPACES Transil 3.7 AC 16% _ 117 spaces 51.5B AC 9% nd 1.06 AC 646 Rockford Road (County Road 9) R;un Garden, Ippiral' : ARK AN RIOT 00064 ' +1.114stal 4 Transu Slop MaimalnEMlsVtingAcress t MulikuseTrail MIXED USE l O STO -4 1- 88 stalls 1- 90 slalls OOU Stormwalre Pond 4, Rainwater Garden, Typical Legend: Parking tl Building landscapelTurlArea Tree Sconnwale[ Pun(1 Rani Garden Plata Sidewalk SENIOR HOUSIM 1 .`,.ITWO-IRRE{ STORY) S 1 uuNs ll•1-, kdrndl 80 units ),I 1 42 stalls +l 22 sial all i N0F 1 22 staffs Maintain FXlsdng Access Tnllaur d I a•dcs toff 1 35 s4 Oussings et hm ser nun r qNN LLUS1RA11Vf PLAN 0N1Y this diagram is Nusttative in nature and is nm an actual redevelopment prat. Rain Garden Landscaping s undaryU1Up01i75e1vicr y. l'curd Fi+istiwlgWttlanJ i.. Page 30 Rockford Road {County Road 9) ieV 43 stairs % l-$2Stalls rP l l '.• ContlnuousPrdesulanMEDICALRealminfrontRainCiarden0FWE otoftire Key Elements:l'TO arxl'sRYl Mix of Senior Hauling, Medica! Office and Neighborhood Retail uses Mall 11 alll fainting Access --.--rte r .............. , , ' Rain GarJen Adaptive re-use of portions of existing building u du Rainwater Garden amenity with outdoor seating and gathering areas +1175 starts A( , runs through center of sites, r 5r star! +l- 28 stalls 5tormwalerAmendyRunning Restaurant and Senior Housing focus on water amenity Through Center of Site ? ESTAURA t Utilizes existing transit stop on Lancaster Lane with surface Park and. "+ W sr Ride immediately adjacent MultV-userrall R + r 3s stairs, Rain Garden Polrtl'. 0 t 4U S!a!!sa. Rain GalJrn Development Yield: Legend: +/• s4 Stalls PARKINGLANDPATTERN a Parking SrniurBesaJennarMrrnury[are _ _2Sunils __ ,, Senior ResidenUal:MsMedtivin SUurnts 3EN1oR HDUSI FiEfIr a t Building ;f (TWO stENTIALoRY} R 1P94 Stalls5 Attars y ce a rbu r51] A»istadtiv+4ro orifi Nei hboihood Re¢ail4140 41,109 SF 199 spaces landsrapellurf Area Maintain Existing Access ARK AND Medea!(lfice 3.9 At 7% 3UWSF 117s aces RIDE rG . r r r r• i r Tree' M +/- fGG StaEnhancedPsxle4rlan GfOSSIIIrJS al hlreri@rhOn Transit 1.16A( 1% 114 s aces Starmwater Pond tina 0 enS are_ 1.58AC 996 s7Stap Wetland l.U6 AC 6% 1\ Rain Garden e a r100%' O Enhanced Bus Sheller r Plata Sidewalk 11105TRARVC PIAN ONLY lull diagram is iNustrative in nature and is nor an atfiwl redevelorm nt yfao the diagram has been treated to showarr example ofhow rhe GuiJ,ngPnnrlples may be imolemewred. y Page 31 r f 2 I.65 Stalls Key Elements: u_ _ _ Mix of Neighborhood Retail and Office uses Adaptive re -use of portions of existing building Structured Parking for office and retail uses at north end of site Utilizes existing transit stop on Lancaster Lane with surface Park and Ride immediately adjacent Central Green amenity adjacent to retail and office uses Plaza spaces overlooking pond adjacent to restaurant and medical office uses Development Yield: Neighborhood Retail Rockford Road (County Road 9) a.. _ r• 4 c r r • 5 Iii i: p, S s n' rt 17 1 4. r a i ,: nr 100Spam— acepSS i Neighborhood Mixed Use RetailNeighborhood Sidewalk 15,500 SF 3 39 AC 20% r f 2 I.65 Stalls Key Elements: u_ _ _ Mix of Neighborhood Retail and Office uses Adaptive re -use of portions of existing building Structured Parking for office and retail uses at north end of site Utilizes existing transit stop on Lancaster Lane with surface Park and Ride immediately adjacent Central Green amenity adjacent to retail and office uses Plaza spaces overlooking pond adjacent to restaurant and medical office uses Development Yield: Neighborhood Retail 6.26 AC 36% 36,000 SF 223 s aces Medical Me 3.35 AC 19% 25,000 SF 100Spam— acepSS i Neighborhood Mixed Use RetailNeighborhood Sidewalk 15,500 SF 3 39 AC 20% 228 spares Mixed Use General afftce 3q Oa2 SF 1 1 1..14 SIF 551 8PACES 1.75 AC 10'k 100 s aceskTransii S ace 1.58 AC 996 nd 1.06 A{ 696 UQ M Malnialn LxiS669 Acros Rain Garden l 110 Stalls Multi -use frail tInk, Raln Garden Legend: Parkingl Building d Iandstapr/hufArea bee 5torrnwater Pond Rain Garden r Plata Sidewalk SF PARKING I /- Poo stalls w +1- V Stalls oe Maintain Existing Access Enhanced Pedestrian Crossings at lnteisecuon k Landscaping/Screening OFFICE d' :t {TWO S rOr1YF ao,oull ' 411 ITP lid alo OFFGE 1 100 Stalls, 5, SP AM ARK ANQ RI 100 Slails Transit Slop Fnllanced Transft Shelter i'laza Space W •. - f 111115TRAT1V IANONIY, this daxyomr sllivarrauveinnmwreand n oranacilli re evelopmeptplaq Me divaram has been treated to shave an exanmle of how rhe Guido w Princtr>les maybe irnuhmenred Page 32 J r '/. Ms. Barbara Thomson, AICP City of Plymouth TRAFFIC FORECASTS September 29, 2011 Page 9 Since the potential redevelopment of the Four Seasons Mall is assumed to be constructed in the year 2012, future no build and build traffic volumes were developed for the year 2012. Year 2012 No Build Traffic Volumes Future year 2012 no build conditions assume the existing Four Seasons Mall continues to function under its current land uses and occupancy rate that existed in the fall of 2010. Year 2012 no build traffic volumes were developed by applying a one -percent yearly growth rate to the existing traffic volumes. This one -percent growth rate was used to account for growth in background traffic volumes on all roadways within the study area, which is consistent with past studies in the area. The resultant year 2012 no build traffic volumes are shown in Figure 6. Year 2012 Build Traffic Volumes For each concept, the future year 2012 build conditions assume that the existing Four Seasons Mall is removed and the park and ride facility is relocated from Cub Foods to the redevelopment site. Year 2012 build traffic volumes were developed by first removing the existing traffic generated by the current Four Seasons Mall and Cub Foods park and ride transit station from the year 2012 no build traffic volumes, and then adding the redevelopment -related traffic to the adjacent roadway system. The traffic associated with potential redevelopment was determined using ITE trip generation estimates for the varying land uses and sizes for each concept. Trip Generation Trip generation estimates for the a.m. and p.m. peak periods and on a daily basis were calculated for each concept. The trip generation estimates were generated based on the land use type and size using the 2008 Institute of Transportation Engineers (ITE) Trip Generation report. For each concept, multi-purpose trip reduction and pass-by/diverted link trip reductions were applied to the land uses when appropriate. The pass -by and diverted link trip reduction account for vehicle trips already using Rockford Road and Lancaster Lane. Because each concept's land uses varied, the reduction rates are different for each concept. These reductions were applied to the trip generation rates developed from 2008 ITE Trip Generation report and are shown in Tables 1 through 4 for Concepts 1 through 4, respectively. Table 1 Trip Generation Estimates — Concept 1 Land Use Size Daily Trips A.M. Peak In Out P.M. Peak In Out Free -Standing Discount Superstore 89 KSF 4,729 83 65 201 209 Park and Ride lot with Bus Service 135 spaces 608 79 18 19 64 Total 5,337 162 83 1 220 273 KS F represents 1,000 square feet. Page 131 Page 17 IVIS. Barbara Thomson, AICP September 29, 2011 City of Plymouth Page 11 As shown in Table 1, Concept 1 would generate approximately 5,337 trips on an average weekday, 245 trips during the a.m. peak hour (with 162 inbound and 83 outbound trips), and 493 trips during the p.m. peak hour (with 220 inbound and 273 outbound trips) using the 2008 ITE trip generation rates. No multiuse reduction was assumed for the free standing discount superstore and the park and ride transit facility. Since the potential redevelopment consists of retail uses, a pass -by trip reduction was applied to account for vehicles already on the adjacent roadways that would stop at the site. Based on information from the 2004 ITE Trip Generation Handbook and recommended ITE practices, a pass -by reduction of 28 percent was applied to the trips generated by the free standing discount superstore (no pass -by reduction was applied to the park and ride transit station). Table 2 Trip Generation Estimates — Concept 2 Land Use Size Daily Trips A.M. Peals P.M. Peak In I Out In Out Senior Adult Housing 80 units 244 3 6 7 4 Assisted Living 50 units 121 5 2 7 6 Memory Care 25 units 50 3 1 2 4 ii Medical -Dental Office Building 12 KSF 382 19 5 10 27 Retail 24.5 KSF 928 13 9 39 41 Park and Ride lot with Bus Service 114 spaces 513 67 15 16 55 Total 2,238 110 38 81 1 136 KSF represents 1,000 square feet. Concept 2, as shown in Table 2, would generate approximately 2,238 trips on an average weekday, 148 trips during the a.m. peak hour (with 110 inbound and 38 outbound trips), and 217 trips during the p.m. peak hour (with 81 inbound and 136 outbound trips) using the 2008 ITE trip generation rates. For Concept 2, an average multi-purpose trip reduction of 12 percent was applied to the trip generation estimates in Table 2 (except the park and ride transit station) to account for internal trips that will be made between the various land uses on-site using the internal roadway system. Based on information from the 2004 ITE Trip Generation Handbook and recommended ITE practices, a pass -by reduction of 34 percent was applied to the trips generated by the local retail commercial development (no pass -by reduction was applied to the senior living facility, medical office, and park and ride transit station). Page 13 3 Page 18 Ms. Barbara Thomson, AICP City of Plymouth Table 3 Trip Generation Estimates — Concept 3 September 29, 2011 Page 12 Land Use Size Daily Trips A.M. Peak In TOut P.M. Peak In Out Assisted Living 50 units 112 5 2 7 6 Memory Care 25 units 48 2 1 2 3 Medical -Dental Office Building 30 KSF 889 45 12 23 62 Pharmacy/Drugstore 13 KSF 939 16 12 55 55 Retail 19.2 KSF 676 9 6 29 30 High -Turnover (Sit -Down) Restaurant 9 KSF 939 45 41 49 33 Park and Ride lot with Bus Service 100 spaces 450 58 14 14 48 Total 4,053 180 88 177 237 KSF represents 1,000 square feet. Results of the ITL` trip generation rates shown in Table 3 show Concept 3 would generate approximately 4,053 trips on an average weekday, 268 trips during the a.m. peak hour {with 180 inbound and 88 outbound trips), and 414 trips during the p.m. peak hour (with 177 inbound and 237 outbound trips). For Concept 3, an average multi-purpose trip reduction of 18 percent was applied to the trip generation estimates in Table 3 (except the park and ride transit station) to account for internal trips that will be made between the various land uses on-site using the internal roadway system. In addition, various pass -by and diverted link trip reductions were applied to the trips generated by the retail (34 percent), restaurant uses (25 percent) and pharmacy (49 percent) to account for vehicles already traveling along Rockford Road and Lancaster Lane that will stop at the site. No pass -by reduction was applied to trips generated by the senior living facility, medical office, or park and ride transit facility. Table 4 Trip Generation Estimates — Concept 4 Land Use Size Daily Trips A.M. Peak In I Out P.M. Peak In Out Specialty Grocery 12 KSF 1,020 21 14 53 51 General Office Building 30 KSF 274 34 5 6 31 Medical -Dental Office Building 25 KSF 750 38 10 19 52 Pharmacy/Drugstore 13 KSF 951 16 12 55 55 Retail 17.5 KSF 624 9 6 27 27 High -Turnover (Sit -Down) Restaurant 9 KSF 949 45 41 49 35 Park and Ride lot with Bus Service 100 spaces 450 58 14 14 48 Total 1 5,018 1 221_1 102 1 223 1 299 KSF represents 1,000 square feet. Page 134 Page 19 Ms. Barbara Thomson, AICP September 29, 2011 City of Plymouth Page 13 Results of the ITE trip generation rates shown in Table 4 show Concept 4 would generate approximately 5,018 trips on an average weekday, 323 trips during the a.m. peak hour (with 221 inbound and 102 outbound trips), and 522 trips during the p.m. peak hour (with 223inbound and 299 outbound trips). A multi-purpose trip reduction of 17 percent was applied to the Concept 4 trip generation estimates in Table 5 (no multi-purpose reduction was applied to the park and ride transit station). This reduction accounts for internal trips that will be made between the various land uses on-site using the internal roadway system. In addition, pass -by and diverted link trips were applied to the respective land uses. The reduction was applied to the various land uses, neighborhood retail commercial development (34 percent), restaurant (25 percent), pharmacy (49 percent), and supermarket (23 percent), to account for vehicles already traveling along Rockford Road and Lancaster Lane that will stop at the site. No pass -by reduction was applied to trips generated by the medical office or park and ride transit facility. The trips were assigned to the adiacent roadway system using the directional distribution shown in Figure 7. Three directional distributions were developed for the various land uses. The directional distributions were based on current local travel patterns in the study area and the expected travel patterns of trips generated to the site. A localized neighborhood distribution was developed for the land uses expected to generate traffic from the neighborhood population. This distribution was applied to neighborhood retail and the restaurants. A regional distribution was developed for land uses assumed to generate traffic on a community scale. This distribution was applied to the free standing discount superstore, senior living facilities, medical office building, and the pharmacy. The third distribution was developed for the park and ride transit facility. The park and ride trip distribution was developed from the Plymouth Transit Ridership (Spring 2010) provided by the City, which shows the current origin and destinations of transit users in the Plymouth area. For each concept, site -generated traffic is shown in Figures S through 11. The combination of year 2012 no build traffic volumes and site -generated traffic (minus the trips associated with the existing mall and the trips generated by the park and ride transit station at Cub Foods) results in the year 2012 build traffic volumes shown on Figures 12 through 15. Page 135 Page 20 R L Consulting Engineers & Surveyors 14 1960 Premier Drive Mankato, MN 56001-5900 Phone (507) 625-4171 - Fax (507) 625-4177 www.bolton-menk.com MEMORANDUM Date: November I6, 2011 To: Bryan Uarjes, RLA, LEER AP, l Gi From: William R. Douglass, P.E. Subject: Storm Wafer Management Four Seasons Mall Redevelopment Study City of Plymouth, Minnesota BMI Project No. 716.103540 Existing Conditions The existing 17.3 -acre Four Seasons Mall parcel is dominated by approximately 11.6 acres of impervious surfacing including the stores, a very large parking area and a back access roadway. The pervious areas are associated with narrow strips of turf defining the entrances and along the adjacent rights-of-way. The wetland to the south is beyond the southern property line of the Mall site. After reviewing the hydrologic conditions, it was .discovered that the existing site accepts very little off- site runoff. The only surface flows coming toward the site include two separate 12 -inch pipes serving the Rockford Road — Lancaster Lane intersection and a 24 inch culvert outlet that crosses Rockford Road. The runoff from these off site pipes stays in County/MnDOT right-of-way and flows around the north and east side of the site. Based on the limited flows these pipes can provide, there is no real opportunity to daylight a creek as an amenity for the redevelopment of this site. However, there is the potential to redirect offsite stormwater onto the site to augment any onsite system for both water quality improvements and amenity enhancement. For example, there are three areas where offsite runoff could be directed through the site. They are: 1. Excavating to expose the existing storm sewer serving Lancaster Lane in the northwest panhandle portion of the site. If there 'is enough room between the existing utilities in this location, there may be an opportunity to provide stormy sewer treatment in this vicinity. 2. The south entrance to the site at Pilgrim Lane could be designed to accept stormwater overflow to remove nuisance intersection flooding. 3. There may be an opportunity to divert some of the runoff onto the site from the Hwy 169 right-of- way ight-ofwaynearthesoutheasternpartofthesitetoprovidesomeadditionalflowattenuationand treatment. HAP LYM\T36103540111-16-115torm Memo.doc DESIGNING FOR A BETTER TOMORROW Botton & Menk is an equal opportunity employer Page 148 Page 21 Bryan Harjes November 16, 2011 Page 2 However, it should be noted that providing onsite treatment of diverted offsite runoff will require expansion of the BMPs serving them. The needed BMP expansion may be at the expense of building sites or onsite parking that may be needed to make the redevelopment successful. Proposed Conditions The general plan. for the Mall. site is to maximize the opportunity to install. on-site Best Management Practices (BMPs). to improve the quality and quantity of the runoff leaving the site. Eachdesignscenario was carefully coordinated to include_ sufficient space for design BMPs such. as rain gardens, filtration basins and tree trenches in the proposed green corridors. In addition, storage: for the reduction. of peak flows from the site will be accomplished as part of the proposed pond amenities. Each alternative includes a significant decrease in impervious surfacing ranging from 1.1 acres for Scenario 1 to 4.4 acres for Scenario 4. Urban drainage studies have shown that increases in impervious surfacing have a corresponding increase in storm water pollution. hence, the effort to decrease the impervious surfacing should decrease the amount of polluted runoff from the site. The proposed BMPs associated with each scenario are designed to capture and treat the "first flush" by capturing 1 -inch of runoff from the impervious areas of the site. This design meets the most stringent watershed and city development rules for new construction of an unimproved site. Each proposed green corridor has sufficient space to include a BMP runoff capture zone for the pavement and/or buildings in the contributing subwatershed. The general design is to disguise these BMP depressions with suitable salt tolerant and aesthetically pleasing plants so that the greenway remains an amenity. There is also sufficient space in the greenway corridors for planned walkways and sitting areas in addition to the planned BMPs. Because the area soils are not conducive to infiltration, the general design is to augment the rain gardens and/or tree trenches with an underdrain system to convey the treated runoff water to the proposed ponds. Raingardens with underdrains are often called bio -retention basins. If desired, the water from the underdrains could be re -used as part of a rainwater harvesting irrigation system for the green corridors. The proposed ponds are also designed to accommodate runoff without threatening the adjacent buildings. These are proposed to be permanently wet ponds, complete with fountains which will serve as an amenity. The fountains will also serve to aerate the water to combat stagnation. Summary The design concepts for the Four Seasons Mall redevelopment were reviewed by Bolton & Menk, Inc and several design considerations and recommendations were summarized. Hydraulic modeling shows that the proposed greenway corridors and pond network for each scenario can be fitted with BMPs that will fully mitigate the runoff leaving the site. Each proposed scenario provides sufficient corridor space and pond storage sited to provide water quality treatment of the "first flusb" 1 -inch of runoff from the proposed impervious surfaces of the site. H:\PLYM\T16103540\11-i6-11 Storm Memo.doc DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer Page 149 Page 22 rp)City of Plymouth Adding Quality to Life SPECIAL COUNCIL MEETING June 23, 2015 Agenda 2BNumber: To: Mayor and Council Prepared by: Dave Callister, City Manager Reviewed by: Item: Set Future Study Sessions Currently, there are no pending study session topics to be scheduled or other requests for study session topics. However, calendars are attached to assist with scheduling of study sessions if the Council desires to recommend topics. Page 1 r Plymouth Adding Quality to Life June 2015 Modified on 05127115 CHANGES ARE MADE IN RED Page 2 1 2 3 4 5 6 7:00 PM PLANNING COMMISSION MEETING Council Chambers 7 9 5:30 PM 10 11 12 13 SPECIAL COUNCIL 7:00 PM 7:00 PM MEETING ENVIRONMENTAL PARK & RECevelopmentlocatedon Juneau Lane south and QUALITY ADVISORY west of Trillium Woods COMMITTEE COMMISSION Medicine Lake Room EQC) MEETING PRAC) MEETING 7:00 PM Medicine Lake Room Plymouth Creek REGULAR COUNCIL Center MEETING Council Chambers 14 15 16 17 18 19 20 7:00 PM PLANNING FLAG DAY COMMISSION MEETING Council Chambers 21 22 23 24 25 26 275:30 PM SPECIAL COUNCIL 7:00 PM 8:00 AM MEETING HRA MEETING Music in Four Season's Mall Site Medicine Lake Room Plymouth 5K and Laserfiche Training Medicine Lake Room Fun Run Hilde 7:00 PM Performance REGULAR COUNCIL Center MEETING Council Chambers 28 29 30 Modified on 05127115 CHANGES ARE MADE IN RED Page 2 r Plymouth Adding Quality to Life July 2015 Modified on 05118115 CHANGES ARE MADE IN RED Page 3 1 2 3 4 INDEPENDENCE DAY INDEPENDENCE OBSERVED DAY 5:00 PM MUSIC IN CITY OFFICES PLYMOUTH CLOSED Hilde Performance Center 5 6 7 8 9 10 11 7:00 PM ENVIRONMENTAL QUALITY COMMITTEE EQC) MEETING Medicine Lake Room 12 13 14 15 16 17 18 7:00 PM PLANNING COMMISSION MEETING Council Chambers 19 20 21 22 23 24 25 7:00 PM HRA MEETING Medicine Lake Room 26 27 28 5:30 PM 29 30 31 SPECIAL COUNCIL MEETING Improvements require for developments Medicine Lake Room 7:00 PM REGULAR COUNCIL MEETING Council Chambers Modified on 05118115 CHANGES ARE MADE IN RED Page 3 r Plymouth Adding Quality to Life August 2015 Page 4 1 2 3 4 5 6 7 8 2:30-5:00 PM 7:00 PM Night to Unite PLANNING Kickoff COMMISSION TBD MEETING Council Chambers 6:30-9:30 PM Night to Unite 9 10 11 12 13 14 15 7:00 PM 7:00 PM REGULAR COUNCIL ENVIRONMENTAL MEETING QUALITY Council Chambers COMMITTEE EQC) MEETING Medicine Lake Room 16 17 18 19 20 21 22 5:30 PM 7:00 PM SPECIAL COUNCIL PLANNING MEETING COMMISSION 2016/2017 Budget Et MEETING2016-2020 Capital Improvement Council Chambers Program Medicine Lake Room 25 5:30 PM 26 27 28 29 SPECIAL COUNCIL 7:00 PM MEETING HRA MEETING 2016/2017 Budget Medicine Lake RoomZ30Y31MedicineLakeRoom 7:00 PM REGULAR COUNCIL MEETING Council Chambers IA...Ja:...l .... AG In—. A ki—C ADr Anr 1\I DCA Page 4 r Plymouth Adding Quality to Life September 2015 Modified on 01/07/ 15 CHANGES ARE MADE IN RED Page 5 1 2 3 4 5 7:00 PM PLANNING COMMISSION MEETING Council Chambers 6 7 8 9 10 11 12 7:00 PM 7:00 PM 7:00 PM REGULAR ENVIRONMENTAL PARK £t REC LABOR DAY COUNCIL MEETING QUALITY ADVISORY Council Chambers COMMITTEE COMMISSION CITY OFFICES EQC) MEETING PRAC) MEETING CLOSED Medicine Lake Room Park Maintenance 13 14 15 16 17 18 19 7:00 PM PLANNING COMMISSION MEETING Council Chambers ROSH HASHANAH Begins at Sunset 20 21 22 23 24 25 26 7:00 PM 7:00 PM 11:30 AM REGULAR COUN- HRA MEETING Plymouth on Parade CIL MEETING Council Chambers Celebration Council Chambers City Center Area YOM KIPPUR Begins at Sunset 27 28 29 30 Modified on 01/07/ 15 CHANGES ARE MADE IN RED Page 5