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HomeMy WebLinkAboutPlanning Commission Packet 01-04-2017PLANNING COMMISSION AGENDA WEDNESDAY, January 4, 2017 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 December 21, 2016 Planning Commission meeting minutes. 6. PUBLIC HEARINGS A. Wright Hennepin Cooperative Electric Association. Site plan amendment and conditional use permit amendment for an expansion to the existing substation and related site improvements for property located at 13700 Schmidt Lake Road. (2016097) B. Rock Hill Management, LLC. Rezoning, PUD general plan and preliminary plat for a redevelopment of the Four Seasons Mall site to be called "Agora" for property located at 4200 Lancaster Lane. (2016075) 7. NEW BUSINESS 8. ADJOURNMENT Proposed Minutes Planning Commission Meeting December 21, 2016 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Gary Goldetsky, Donovan Saba, Jim Kovach and David Witte MEMBERS ABSENT: Commissioner Julie Witt STAFF PRESENT: Planning Manager Barb Thomson, Planner Kip Berglund OTHERS PRESENT: Council Member Ned Carroll 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Anderson, seconded by Commissioner Goldetsky, to approve the December 21, 2016 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE DECEMBER 7, 2016 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Witte, seconded by Commissioner Kovach, to approve the consent agenda. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. TCO DESIGN (2016073) Chair Davis introduced the request by TCO Design for a site plan amendment and conditional use permit for an apartment building for property located at 3301 Highway 169. Planning Manager Thomson gave an overview of the staff report. Chair Davis introduced Todd Ofsthun, the applicant, who stated that the request is for an additional building on the east side of the complex between the existing complex and Highway Proposed Minutes 1 of 6 Meeting of December 21, 2016 169. He noted that the request would meet the zoning requirements and complies with the comprehensive plan. He stated that the building will not interfere with the wetland and additional trees will be planted to minimize the visual impact. Commissioner Anderson asked for details on the rent and how that would compare to the rent in the existing buildings. Mr. Ofsthun replied that the building owner could address that question. Commissioner Anderson asked if the third floor would have vaulted or flat ceilings. Mr. Ofsthun replied that they are planning flat roofs at this time. Commissioner Anderson stated that it appears the lower level windows are at grade and asked if theft or vandalism is a concern. Mr. Ofsthun confirmed the elevation, estimating there is about one foot between the ground and window level. He stated that there are other similar garden level windows in the existing complex, and they have not had any issues with vandalism or theft. Commissioner Witte referenced the drive aisle and asked for additional details on the width. Mr. Ofsthun replied that the proposed aisle width does not include the parking, noting that there will be at least 24 feet of driving space available. Gary Brummer, Plymouth Commons owner, stated that he believed the existing rents begin at $825 or $850 while the new rents would begin around $1,050 for a one -bedroom and $1,250 for a two-bedroom unit. Chair Davis opened the public hearing. Chair Davis introduced Karrie Peterson, 970134 th Avenue, who stated that she is concerned about construction noise. She referenced the fire lane and asked how that is different from the drive lane and the widths of both. She explained that she is concerned with the portion that runs adjacent to her property where there is currently a wooden fence. She asked how close the drive lane would come to the fence as she has approximately ten large trees that she would not want to see damaged during the widening of the roadway. She referenced a trash receptacle that currently sits in a parking lot near her property that is not included on the plans. She noted that there is trash pickup six days per week and stated that the trash pickup is quite loud for neighboring property owners. She noted that the trash receptacle is visible from the adjacent roadway, and therefore people living outside the complex often dump trash in the receptacle. She suggested that the trash receptacle be moved/screened. She referenced the police log she was provided for the complex and noted that there were 119 police calls during the past year alone, some of which were for serious issues. Chair Davis introduced Fred Stelter, 14505 43rd Avenue, who stated that he is concerned with the development in the northwest quadrant of the city, namely that the property is being developed Proposed Minutes 2 of 6 Meeting of December 21, 2016 solely with single family homes. He stated that he has also reviewed the Metropolitan Council goals for the community in regard to affordable housing and was unsure how the city would ever meet those goals without allowing infill projects such as this request. He noted that this project would also not require new infrastructure in order to provide this affordable housing. He stated that there has been no conclusive evidence that affordable housing leads to higher crime rates. He stated that the professionalism of the management and owner tends to correlate with police calls. He stated that Mr. Brummer has received awards from Brooklyn Park and Minneapolis for his ability to convert dilapidated apartment buildings into nice complexes. He asked that the commission and the city support the request. Chair Davis introduced Doug Tapio, 3215 Nathan Lane, who asked if this property is a Section 8 subsidized property. He stated the water drains through the wetlands and proceeds south towards Kilmer Lane and noted that there is no curb and gutter or storm sewer in that area near Kilmer Park, which causes the area to frequently flood. He stated that the problem was exacerbated when the townhome community was constructed and was concerned with the additional runoff this project would add. He said he wanted to ensure the city was aware of the problem and ask if there is a proposed solution for curb, gutter and storm sewer in that area. Chair Davis closed the public hearing. Mr. Ofsthun referenced the fire lane/drive aisle in the northwest corner that was mentioned and noted that this segment is not proposed to change as it is already the widest it can be because of the location of the building and the neighboring property line. He referenced the trash receptacle and stated that was not mentioned as that is part of the existing complex and not part of the new project. Mr. Brummer stated that the trash receptacle location is near the walkout to the garages and therefore is handy for the residents. He noted that he could speak with the trash company to see if they could come to the site later in the day. Planning Manager Thomson commented that the city has a rental program in which the applicant participates. Mr. Brummer stated he does not take Section 8 vouchers. He said that he follows a thorough background check process for tenants and acknowledged that there are still calls that occur, but that is similar to any property of this size. He stated that they do work with the police department and evict tenants that cause problems. Planning Manager Thomson stated that the city will require the applicant to meet all of the requirements for runoff in terms of quality, quantity and rate. Commissioner Witte asked where snow would be stored in the future. Mr. Brummer stated that there would still be more than enough room for snow storage, noting that he is familiar with the property as he and his crew plow the site. Proposed Minutes 3 of 6 Meeting of December 21, 2016 Mr. Ofsthun provided clarification that the fire lane/drive aisle will be widened, but to the east and not toward the neighboring property owner. Commissioner Anderson asked for clarification on the pervious pavement parking lot, and received clarification that the pavement is meant to absorb the water rather than allowing it to runoff. Planning Manager Thomson stated that this would not be the only pervious pavement parking lot in the city and believed that more requests to use this type of material would come forward. She noted that Engineering staff would be reviewing the plans to ensure that the stormwater requirements are met. Commissioner Goldetsky asked if the existing trash receptacle meets the zoning requirements. Planning Manager Thomson replied that she believed that the trash receptacle meets the requirements of the city. MOTION by Commissioner Witte, seconded by Commissioner Goldetsky, to approve the request by TCO Design for a site plan amendment and conditional use permit for an apartment building for property located at 3301 Highway 169. Vote. 6 Ayes. MOTION approved. B. MID -AMERICA REAL ESTATE (2016092) (Continued from the December 7, 2016 meeting.) Chair Davis introduced the request by Mid-America Real Estate for a site plan amendment, conditional use permit and variance for PCI Academy and related site improvements for property located at 4305 Peony Lane. Planner Berglund gave an overview of the staff report. Commissioner Anderson referenced the proposed number of students and staff and the proposed number of parking stalls. Planner Berglund stated that there is not a parking standard in the zoning ordinance that addresses trade schools, and therefore staff based the calculation on one space for every two students and the staff. He stated that the applicant could address the timing and turnover times. Commissioner Anderson referenced the drive aisle which is going to be converted to parking and the encroachment into the setback. Planner Berglund confirmed that the drive aisle does already encroach into the setback, and the only change would be that part of the drive aisle to be converted to parking stalls. Commissioner Witte asked how people would access the site without driving, and therefore each student would need a place to park, in addition to the members of the public that will be using the existing site. Proposed Minutes 4 of 6 Meeting of December 21, 2016 Chair Davis noted that there is a bus stop near that site. He referenced the removal of the canopy and asked if there are other items that would need to be removed as well, such as curb and the ATM. Planner Berglund confirmed that there are other items, such as the curb and ATM that will be removed as part of this project. Chair Davis introduced Genevieve Simonson, representing the applicant, who stated that the total number of students is the maximum number of students that would be present at any time. She stated that they developed the number of parking stalls based on the trade school parking requirement. She stated that the canopy and everything underneath will be removed to create a flat surface for parking. She noted that the ATM had already been removed. Chair Davis introduced Mary Lokken, majority stockholder for the school, who stated that this building will be classrooms and noted that different classes meet on different days. She provided a list of class schedules, noting that the students split between the classrooms and the lab, and that class sizes range from two students to 14 students per class. She stated that the additional classrooms are needed to focus on the increased demand for skincare. She stated that they are good neighbors and have worked with adjacent businesses when issues arise. Chair Davis continued the public hearing and closed the public hearing as there was no one present to speak on the item. Chair Davis stated that this would be a good use for the facility and is happy to see that the business is doing well. Commissioner Anderson stated that he is also happy to see a business growing in Plymouth. He noted that although he did not completely understand the parking calculation, he would think the applicant would have thought that through as insufficient parking would cause them problems. Ms. Lokken replied that the classes are split in the day, therefore the total number of students per day is split in half. Commissioner Goldetsky stated that he will be supporting the request but believed there is a parking problem. He stated that he is confident the applicant will figure out a way to handle the bigger events. MOTION by Commissioner Goldetsky, seconded by Commissioner Kovach, to approve the request by Mid-America Real Estate for a site plan amendment, conditional use permit and. variance for PCI Academy and related site improvements for property located at 4305 Peony Lane. Vote. 6 Ayes. MOTION approved. C. EXECUTIVE LEASING LLC (2016095) Chair Davis introduced the request by Executive Leasing LLC for a conditional use permit for limited motor vehicle sales or leasing within an existing industrial building located at 3650 Annapolis Lane. Proposed Minutes 5 of 6 Meeting of December 21, 2016 Planner Berglund gave an overview of the staff report. Commissioner Anderson asked for the definition of "vehicle." Planner Berglund replied that "vehicle" would include passenger vehicles and that it is based on a gross weight for vehicles. Commissioner Anderson asked for clarification on the use of "long-term." Chair Davis introduced Brian Hansen, representing the applicant, who stated that 90 percent of the vehicles are one ton vans or pickup trucks or smaller, typical passenger vehicles. He stated that there are a few clients that may have larger vehicles, but those vehicles would not come to this facility. He stated that the business currently operates at 9700 63rd Avenue North in Maple Grove. He noted with most of the transactions the vehicles are delivered directly from the supplier to the client. He stated there is a minimum of a four-month lease, and it is cost prohibitive to have a lower level lease and therefore the terms for usage are typically longer, such as 60 months. Chair Davis opened the public hearing and closed the public hearing as there was no one present to speak on the item. MOTION by Commissioner Saba, seconded by Commissioner Witte, to approve the request by Executive Leasing LLC for a conditional use permit for limited motor vehicle sales or leasing within an existing industrial building located at 3650 Annapolis Lane. Vote. 6 Ayes. MOTION approved. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 8:22 P.M. Proposed Minutes 6 of 6 Meeting of December 21, 2016 Agenda Number File 2016097 6A 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: January 4, 2017 APPLICANT: Wright Hennepin Cooperative Electric Association PROPOSAL: Site plan amendment and conditional use permit amendment for an expansion to the existing substation and related site improvements LOCATION: 13790 Schmidt Lake Road GUIDING: I-1 (Light Industrial) ZONING: IP (Planned Industrial) REVIEW DEADLINE: March 23, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of a site plan amendment and conditional use permit amendment to allow the expansion of the existing substation to the east. The project also includes some minor site changes, fencing and landscaping. 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. 2016097 Page 2 CONTEXT: Surrounding Land Uses Natural Characteristics of Site The site is Iocated within the Shingle Creek Drainage District. A portion of the property (northern third) is located within the shoreland overlay district for Bass Creek. The site does not include any flood plain or wetland. Previous Actions Affecting Site In 1992, the City Council approved a site plan and conditional use permit for the substation and 100 -foot radio tower. In 1998, an administrative site plan amendment was approvers for the construction of a 136 -foot monopole and equipment enclosure for the co -location of two sets of antennas. The 130 -foot monopole replaced the previously approved 104 -foot tower. In 2011, 2012 and 2015, updates to the antennas and related equipment located on the monopole were approved though administrative permits. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposed project complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must then approve the site plan amendment. The city's discretion in approving or denying a conditional use pen -nit 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. Adjacent Land Use Guiding Zoning North (across Soo Stoneleigh Apartments LA -3 PUD Line RR) water treatment pond East (across 1-494) High quality wetland on Beautiful Savior Church PIl PII site South and West Industrial use -- Plymouth )P PUD Technology Park Natural Characteristics of Site The site is Iocated within the Shingle Creek Drainage District. A portion of the property (northern third) is located within the shoreland overlay district for Bass Creek. The site does not include any flood plain or wetland. Previous Actions Affecting Site In 1992, the City Council approved a site plan and conditional use permit for the substation and 100 -foot radio tower. In 1998, an administrative site plan amendment was approvers for the construction of a 136 -foot monopole and equipment enclosure for the co -location of two sets of antennas. The 130 -foot monopole replaced the previously approved 104 -foot tower. In 2011, 2012 and 2015, updates to the antennas and related equipment located on the monopole were approved though administrative permits. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposed project complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must then approve the site plan amendment. The city's discretion in approving or denying a conditional use pen -nit 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. 2016097 Page 3 ANALYSIS OF REQUEST: Site Plan Amendment The applicant is requesting approval of a site plan amendment to allow the expansion of the existing substation. The applicant states that the proposed expansion would provide electrical needs for the growing northwest section of Plymouth. The second enclosed transformer area would be 66 feet by 203 feet and would be designed similar to the existing enclosed transformer area. The equipment would be built over an existing gravel surface. Pea rock, or three-quarter inch clean granite, would be spread over the grid for insulation purposes. The applicant describes the expansion as a duplication of the internal equipment of the existing transformer area. The project also includes continuing the eight -foot high fencing to enclose the new transformer area and landscaping. £XDVT1G SUWrA70GfV %qeM A 62 -foot pole would be constructed at the north end of the transformer and a 70 -foot pole would be constructed at the south end. An overhead static (support) line would connect the two poles at 60 feet high. The new transformer would utilize the adjacent existing transmission line. A new pole, with conductor, would be installed in line with the existing poles that run north and south along Interstate 494. The zoning ordinance contains specific standards for approval of a site plan amendment. Staff has reviewed the application with these standards and summarized them as follows: Impervious Surface As previously mentioned, a portion (roughly the northern third) of the property is located within the shoreland overlay district for Bass Creek. The shoreland overlay district is measured 300 feet from the tributary stream. The subject property contains 2.10 acres. Section 21665.03, subd. 1 of the zoning ordinance states that in cases where a parcel of land is located partially within the shoreland management overlay district and contains greater than two acres, the provisions shall apply only to that 2016097 Page 4 portion of the parcel lying within the shoreland management overlay district. Therefore, the northern third of the property is limited to a maximum of 25 percent impervious surface. That portion of the site currently contains roughly 25.3 percent impervious surface. Tlie applicant has submitted a revised site plan that identifies the proposed amount of additional impervious surface in the northeast comer of the existing gravel area (425 square feet) and the removal of the same amount as proposed to be added in the northwest corner. Therefore, the overall proposed impervious surface on the portion of the property within the shoreland overlay district would remain the same and would meet zoning ordinance requirements. Setbacks The proposed transformer and enclosed area would ineet the setback requirements for sturctures located in the I-1 zoning district. The proposed expansion area would be built to the east of the existing transformer. The enclosure would be set hack 57 feet from the east property line where 15 feet is required. The enclosure would be 60 feet from the south property line where 15 feet is required. The setback requirement to residential properties is 75 feet. The enclosure would be 85 feet from the north property line (Soo Line Railroad right-of-way). The 100 -foot wide railroad right-of-way is adjacent to a water treatment pond for the Stoneleigh Apartments, which is a residentially guided property, Storm Water Ponding Best management practices (BMP's) are required for both the City of Plymouth and the Shingle Creek Watershed Management Commission if over one acre of area is being disturbed. This application is exempt fi•om both City of Plymouth and watershed review because Iess than one acre is being disturbed (0.25 acres of disturbance), Landscaping Section 21130.03, subd. 2 (c) (2) of the zoning states that for non-residential uses, expansion of existing non-residential developments or uses shall require at a minimum one new overstory tree per 1,000 square feet of expanded gross floor area. The new transfonner equipment area is roughly 4,500 square feet. Therefore, a total of five overstory trees would be required to be added. Staff would recommend using coniferous trees to further help screen the substation from adjacent properties. The applicant has submitted a landscape plan showing the addition of five overstory coniferous trees thus meeting the zoning ordinance requirements for landscaping. 2016097 Page 5 Conditional Use Permit The zoning ordinance defines essential service structures as structures and buildings necessary for the operation of essential services, including but not limited to: telephone buildings, gas regulator stations, substations, electrical stations, water tanks and lift stations. Essential services are permitted in the 1-1 zoning district as permitted uses. However, section 21160.03 of the zoning ordinance states that all transmission pipelines and overhead and underground transmission and substation lines in excess of 33KV shall require issuance of a conditional use permit. The overhead transmission line Ieading to the substation line is 115 KV. As previously stated, the subject property received approval of a conditional use permit in 1992. However, section 21015.06 of the zoning ordinance states that no significant changes in the circumstances or scope of the permitted use shall be undertaken without approval of those amendments by the city. Significant changes include expansion of structures and/or premises. Therefore, a conditional use permit amendment is required for the expansion of the existing substation. The proposed expansion would allow Wright Hennepin to continue to serve the area during non -nal and emergency conditions. The Planning Commission must review the requested conditional use permit for compliance with the standards Iisted in the zoning ordinance. A copy of the standards is attached. Staff used these standards to review the request and finds it would meet all of the applicable standards. Specifically, the proposed use: 1) would be consistent with the comprehensive plan as substations may be allowed in IP (planned industrial) areas; 2) would not endanger the public health or safety; 3) would not be injurious to other properties in the vicinity or to the city as a whole; and 4) would not impede the orderly development of surrounding properties. RECOMMENDATION: Community Development Department staff recommends approval of the site plan amendment and conditional use permit amendment for the substation expansion, for property located at 13700 Schmidt Lake Road, 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: Draft Resolution Approving Site Plan Amendment and CUP Amendment CLIP Standards Location Map Aerial Photo Notification Area Map Applicant's Narrative and Site Graphics P.M1P1.0 PwkR A[1Ian10 011 M24161M Wriijil Humipm Maimfi FA CVPAICmad ehNPi xigp IIH-IN-17 Www CITY OF PLYMOUTH RESOLUTION NO. 2017 - RESOLUTION APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT AMENDMENT FOR PROPERTY LOCATED AT 13700 SCHMIDT LAKE ROAD (2016097) WHEREAS, Wright Hennepin Cooperative Electric Association has requested approval of a site plan amendment and conditional use permit amendment to allow expansion of the existing substation and related site improvements in orderto provide for the electrical needs of the surrounding area for the property presently legally described as follows: Certificate of Title No. 786826 That part of the Southeast Quarter of the Northwest Quarter of Section 10, Township 118, Range 22 lying South of a line drawn parallel with and 50 feet Southerly (measured at right angles) from a line extending from a point on the East line of the said Southeast Quarter of the Northwest Quarter distant 1150.08 feet North from the Southeast corner thereof to a point on the West line of Government Lot 2, Section 9, Township 118, Range 22 distant 972.4 feet North from the Southwest corner of said Government Lot 2 and lies Westerly of the following described fine: Beginning at a point 40.00 feet South along a line perpendicular to the South line of said Southeast Quarter of the Northwest quarter from a point on said South line 650.00 feet West from the Southeast corner of said Southeast Quarter of the Northwest Quarter; thence Northerly to a point 468.00 feet South along a line perpendicular to the North line of said Southeast Quarter of the Northwest Quarter from a point on said North line 647.00 feet West from the Northeast corner of said Southeast Quarter of the Northwest Quarter; thence Northeasterly to a point 211.00 feet North along a line perpendicular to said North line from a point on said North line 559.00 feet West from the Northeast corner of said Southeast Quarter of the Northwest Quarter and there terminating, and which also lies Northerly of the Southerly 711.61 feet, and Easterly of the Westerly 425.59 feet thereof, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Wright Hennepin Cooperative Electric Association for a site plan amendment and conditional use permit amendment for expansion of the existing substation and related site improvements, subject to the following conditions: 1. A site plan amendment is approved to allow an approximately 66 -foot by 203 -foot expansion of the transformer area of the existing substation, enclosed by an eight foot high chain-link fence, and related site improvements, in accordance with the plans received by the city on November 23, 2016, and December 29, 2016, except as amended by this resolution. Resolution 2017 File 2016097 Page 2 2. A conditional use permit amendment is approved to allow the expansion of an existing substation located in the 1-1 (general industrial) zoning district with the finding that the proposal complies with all applicable conditional use permit standards. 3. The project is exempt from City of Plymouth building and electrical permitting requirements. 4. A separate grading permit is required prior to the commencement of the project. 5. Prior to issuance of a grading 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. Obtain city approval of final construction plans. b, Revise the plans as follows: i. On the grading plan show the protection of the flared end section on the northeast corner of the site with silt fence barrier or other approved protection. ii. On the grading plan, the rock construction entrance shall be 50 feet minimum per Engineering specifications. iii. On the grading plan, install inlet protection in all catch basins that could receive tracking/sediment as a result of the project. iv. On the grading plan, add note to the grading and erosion notes stating: stabilize the exposed soils on site within 14 days of last activity. v. identify existing hydrant locations on the utility plan and work with the fire inspector on additional hydrant location if needed. Access to hydrants shall not be obstructed at any time and not be located within the fenced enclosure. 6. Fire lane signage shall be provided in locations as approved and field identified by the fire inspector. 7. Fire Department access into the enclosed fenced area shall not be obstructed at any time. 8. Any new proposed exterior lighting fixtures shall meet current zoning ordinance standards pursuant to section 21105.06. 9. Standard Conditions: a. Silt fence shall be installed prior to any construction on the site. b. Retaining walls over four feet require issuance of a building permit and a minimum three- foot fence installed on top. c. Any signage shall receive separate sign permits and comply with section 21155 of the zoning ordinance. d. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. e. The site plan amendment and conditional use permit amendment shall expire one year after the date of approval, unless the property owner or applicant has started the project, or unless the applicant, with the consent of the property owner, has received prior Resolution 2017 File 2016097 Page 3 approval from the city to extend the expiration date for up to one additional year, as regulated under sections 21045.09 and 21015.07, respectively, of the zoning ordinance. APPROVED by the City Council on this ******* 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 ZONING ORDINANCE CONTDITIQNAL 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 sixty (60) days unless this limitation is waived by the applicant. Subd.S. 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, includin2 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. 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 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. 5. 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. The conditional use complies with the generat and specific performance standards as specified by this Section and this Chapter. Section 21015-Plyniouth Zoning Ordinance { ,ormslc;upsta) 2016097 i------------------- Wright Hennepin Cooperative Electric Association C, Comerciai ------------------ �� U l l l CC, City Center ® CO, Commercial Office Request for a Conditional Use Permit and ® IP, Planned Industrial Site Plan Amendment 0 LA -1, Living Area 7 SITEM LA -3, Living Area 3 ® LA -4, Living Area a 375 187,5 0 375 750 LA -R tLA-R2 Feet rPity ® LA -R3 Of LA -RT Plymouth, Minfx-rota ® P -I, Put]llclSemi-Put)llcJinstllutlonal MYAIMIM Rem, I ,Me 2016097 Legend Wright Hennepin Cooperative Electric Association C, Comerciai 13700 Schmidt Lake Road �� U l l l CC, City Center ® CO, Commercial Office Request for a Conditional Use Permit and ® IP, Planned Industrial Site Plan Amendment 0 LA -1, Living Area 7 LA -2, Living Area 7 LA -3, Living Area 3 ® LA -4, Living Area a 375 187,5 0 375 750 LA -R tLA-R2 Feet rPity ® LA -R3 Of LA -RT Plymouth, Minfx-rota ® P -I, Put]llclSemi-Put)llcJinstllutlonal Aerial Photograph - 2016997 city of Plymouth, Minnesota 175 87.5 0 175 350 Feet 'IVI(Vo I i Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Date: 9!612016 Buffer Size: 500 feet 0 120 240 480 ft Map Comments: UNITED POWER ASSOC 13700 Schmidt Lake Road Plymouth, MN 55446 For more information contact: Hennepin County GIS Office 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us Conditional Use Permit — Legible_ Written Description Wright -Hennepin Cooperative Electric Association (WH) is proposing to construct an expansion to its existing Plymouth substation site located near 1-494 at 13700 Schmidt Lake Road. This expansion will provide electrical needs for the growing northwest section of Plymouth, including recent developments such as Maple Creek, Pines at Elm Creek, New Wayzata Elementary School, and several others. This addition to our existing Plymouth substation will allow Wright -Hennepin to continue to serve the consistent reliable power during normal and emergency conditions. The current Plymouth site has an existing substation enclosed by a fence that will be expanded to the east to accommodate the new equipment. The equipment required will be a duplication of the internal equipment we have on site today. Great River Energy, WH's transmission provider and owner of the property, will be installing one new transmission structure and associated conductors from the existing Great River Energy transmission line running just east of the substation property. During construction, public utilities and water hydrant access will be maintained at all times. Phase one of construction is site preparation and will require some minimal grading to prepare it for the new expansion and to meet any City requirements. Existing parking will be utilized and will not interfere with public streets or traffic. Routine visits to the substation will follow as WH is currently doing. WH has contacted Alidade, the owner of business development adjacent to the site, to make them aware of the proposed construction project and ensure any potential interruptions to their business are minimized. 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I-,] XQz , O / 101 C lk ��a w LLJ > ❑ 0' H lu 7 u¢ Cil Es <o N o L) a Z Q 0 az W EMI =,I --]Hu— 3.n =-o a-c— olm a g 'H p 161 o --]Hu— 3.n =-o a-c— olm Agenda Number File 2016075 bo 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: January 4, 2017 APPLICANT: Rock Hill Management, LLC PROPOSAL: Rezoning, PUD General Plan, and Preliminary Plat for a redevelopment of the Four Seasons Mall site to be called "Agora" LOCATION: 4200 Lancaster Lane (southwest of County Road 9 and Highway 169) GUIDING: C (commercial) CURRENT ZONING: C-2 (neighborhood commercial) SCHOOL DISTRICT: ISD 281 (Robbinsdale) REVIEW DEADLINE: May 3, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of the following items for the roughly 17.3 -acre site.- * ite: ■ rezoning from C-2 to PUD (planned unit development) r PUD general plan for a development including two hotels, a senior housing building, commercial uses, and a 339 -space parking ramp ■ preliminary plat for seven lots and one outlot File 2016075 Page 2 of 19 Notice of the public hearing was published in the City's official newspaper. Because the proposal involves a rezoning, two mailed notices were sent out to all property owners located within 750 feet of the site. One notice was sent upon receipt of the proposal, 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 site. CONTEXT: Surrounding Land Uses Natural Characteristics of Site The site is located in the Bassett Creek drainage district. The site is located in the shoreland management overlay district for Lost Creek, which is "exempt" from the shoreland regulations because it is contained in a pipe. There are no floodplain areas on the site. There is one wetland in the south portion of the site, and one DNR watercourse that flows through a portion of the wetland. Poor soils on the site required the previous mall building to be built on pilings. Previous Actions The Fours Seasons Shopping Mall was constructed in 1978, prior to current wetland regulations. The mall was shuttered about five years ago. The existing structure contains roughly 117,000 square feet in building area. The applicant has a purchase agreement to buy the site from Walmart, who was previously considering a 150,000 -square foot superstore for the site. An Environmental Assessment Worksheet (EAW) for the proposed redevelopment project was presented to the Planning Commission on December 7, 2016, and to the City Council on January 3, 20I 7. Adjacent Land Use Guiding Zoning Com nercial uses to the northwest: Holiday Gas Station, C and CO C-3 (highway North (across Burger King, Plymouth VIP (commercial office), commercial) and O Co. Rel. 9) Auto, Taco Bell, & Wendy's; respectively (office), respectively Office uses to the northeast East (across Single- and two-family homes Hwy.169) in New Hope Office Uses Co O South and West LA -4 RMF -4 (across Lancaster Lane) Townhomes (living area 4) (multi -family 4) Single-family homes LA -1 RSF-1 (living area 1) (single family 1) Natural Characteristics of Site The site is located in the Bassett Creek drainage district. The site is located in the shoreland management overlay district for Lost Creek, which is "exempt" from the shoreland regulations because it is contained in a pipe. There are no floodplain areas on the site. There is one wetland in the south portion of the site, and one DNR watercourse that flows through a portion of the wetland. Poor soils on the site required the previous mall building to be built on pilings. Previous Actions The Fours Seasons Shopping Mall was constructed in 1978, prior to current wetland regulations. The mall was shuttered about five years ago. The existing structure contains roughly 117,000 square feet in building area. The applicant has a purchase agreement to buy the site from Walmart, who was previously considering a 150,000 -square foot superstore for the site. An Environmental Assessment Worksheet (EAW) for the proposed redevelopment project was presented to the Planning Commission on December 7, 2016, and to the City Council on January 3, 20I 7. File 2016075 Page 3 of 19 LEVEL OF CITY DISCRETION IN DECISION-MAKING; The City has a relatively high level of discretion in approving or denying a rezoning application. This is because the rezoning of land is a "quasi -legislative" action (enactment of policy). The zoning ordinance and mala are the enforcement tools used to implement the goals and standards set by the comprehensive plan. The proposed zoning for a property must be consistent with the comprehensive plan. The City has a relatively high level of discretion in approving or denying a PUD general plan. 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 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. POLICY CONTEXT In 2010, Plymouth applied for and subsequently received Metropolitan Council Livable Communities Demonstration Account Pre -Development grant funds and Hennepin County funds to undertake a detailed analysis (market analysis, alternative site designs, traffic studies and storm waterlenviroinnental review and design) of the Four Seasons Mall site. These in-depth studies were intended to provide a prospective redeveloper the knowledge necessary to make an informed decision on what the City would be expecting in a proposed development. As part of the application, the City formed a partnership with Hennepin County and. the Bassett Creek Watershed Commission to analyze how to improve water quality and water amenities. Environmental improvements were looked at as a way of not only improving the immediate area, but also improving downstream water bodies in neighboring communities. The outcome of this effort was a set of Guiding Principles that address land use/urban design, architecture, transportation/connectivity, and storm water treatment. Each of these principles will be woven into the analysis that follows. Note that the principles were designed to guide redevelopment of the site, and they should not be construed as requirements unless re-formed as conditions of approval in the attached resolution. File 2016075 Page 4 of 19 TAX INCREMENT FINANCING The Plymouth City Council and Economic Development Authority (EDA) have started the process of establishing a tax increment financing (TIF) redevelopment district to assist with the extraordinary costs of site preparation related to soil conditions and building demolition. The Planning Commission will review the proposed TIF redevelopment district for compliance with the comprehensive plan on January 18, 2617. The City Council will consider the TIF proposal on January 24, 2017_ ANALYSIS OF REQUEST: Re_zonin� The applicant is requesting to rezone the roughly 17.3 -acre site from C-2 to PUD to accommodate the proposed redevelopment project. A PUD is a customized zoning district that provides the City with a high level of regulatory control. Chapter 462.357, Subd. 2 of State Statutes requires that the zoning map for each city be consistent with its adopted land use guide plan. Both the current C-2 zoning and the proposed PUD zoning are consistent with the C guiding of the site. The requested PUD zoning would allow commercial uses and senior housing on the site. The request to rezone the site to PUD would be appropriate, based on the following findings: 1. The proposed PUD zoning is consistent with the comprehensive plan and other city policies and plans. 2. The proposed PUD zoning would provide the City with a higher level of regulatory control than could be achieved under conventional zoning. 3. The proposed development would incorporate common elements in the design and materials for buildings, as well as for landscaping and the walkway system, in order to create a unified development. 4. Adequate infrastructure would be available to support the proposed development. S. The land uses proposed for the PUD would fill market needs, pursuant to the Guiding Principles established for redevelopment of the site. FUD General Plan A PUD zoning designation allows the City to require higher development standards and provides the City with a higher level of regulatory control than could be achieved under conventional zoning, with respect to allowable land uses, architecture, design, materials, signage, internal pedestrian circulation, and other site features. Because PUDs are customized zoning districts, they also provide for flexibility to the conventional zoning standards for items such as building setbacks and height. File 2016075 Page 5 of 19 Under the plan, the existing shopping mall building would be removed. As discussed below, the foundation would remain, The proposed PUD would include the following: • Building 1 — 9,860 square foot administrative office, two stories in height. • Building 2 — 95 -room hotel (Aloft) with no conference space; four stories in height. • Buildings 314 — 18,000 square feet of retail use; one story in height. • Building 5 — 43,875 square feet of commercial uses including a 5,400 square foot restaurant, 10,040 square foot administrative office, and 28,475 square feet of retail use; one and two stories in height. • Building 6 — 100 -room hotel (Town Place Suites) with an 8,000 square foot conference space; four stories in height. • Building 7 — 139 -units of senior housing (65 independent living apartments, 50 assisted living apartments, and 24 memory care rooms); four and five stories in height. • Building 9 — 339 -space parking ramp, of which up to 200 spaces would be for City park-and-ride bus service on weekdays during business hours; three levels. • Building 10 — 7,435 square feet of retail use; one story in height. • Building 1 I — 2,115 square foot hank; one story in height. As the project evolved, Buildings 8 and 12 were eliminated from the final site plan for the PUD. hi addition to the hotels and senior housing building, the site would total 81,286 square feet of commercial space, as follows: 51,426 square feet of retail space and 19,850 square feet of administrative office space. Due to poor soil conditions on the site and need for pilings to support building foundations, the applicant is proposing to re -use portions of the existing building foundation (which is already set on pilings) for Buildings 3, 4 and S. File 2016075 Page b of 19 Traffrc The Guiding Principles established for redevelopment of the site state that "development shall not exceed the capacity of the existing road network unless improvements can be made to maintain the existing level of service, " The City's traffic consultant for this development, SRF Consulting Group, recently conducted a traffic study in order to evaluate traffic impacts of the proposed development. (A copy of the traffic study is attached). The traffic study was based on a previous development plan which included more uses (including a freestanding coffee shop with drive-thru) and more square footage than is now being proposed. Based on the previous development plan, the traffic study estimated that the site would generate 6,845 average daily trips. (A round trip equal two trips.) With the reduction in uses and square footage pursuant to the current development plan, it is anticipated that the number of average daily trips would decrease accordingly. Note that the previous traffic study that was conducted in relation to a Walmart store on the site estimated 7,895 average daily trips. The capacity of nearby affected intersections was analyzed/modeled to identify the projected Level of Service (LOS) which indicates how well an intersection would function. Intersections are ranked from LOS A through LDS F. The LOS results are based on average delay per vehicle to get through an intersection. LOS A indicates the best traffic operation (10 seconds or less of delay), while LOS F indicates an intersection where demand exceeds capacity (over 80 seconds of delay at signalized intersections and over 50 seconds of delay at unsignalized intersections). LOS A though LOS D are generally considered acceptable in the Twin Cities area. The traffic study concluded that, with two changes, all of the nearby affected intersections would operate at a LOS C or better during the A.M. and P.M. peal: travel times. The two recommended changes include: ■ Optimization of the signal timing phases at the intersection of County Road 9 and Lancaster Lane/Nathan. Lane; and Extension of the westbound left turn lane on County Road 9 (to southbound Lancaster Lane) from roughly 200 feet in length to 300 feet in length. The applicant would be required to coordinate the signal timing adjustments with Hennepin County, and extend the westbound left turn lane on County Road 9. The attached resolution address these requirements, Site Access The Guiding Principals established for redevelopment of the site state that "site access points shall be limited to current locations." Proposed access points for the site would be via the two existing street connections to Lancaster Lane along the western boundary of the site. In addition, a new right-in/right-out only access would be provided along Lancaster Lane roughly 490 feet from its intersection with County Road 9. That proposed access driveway would align with the File 2015075 Page 7 of 19 Nathan Lane segment lying south of Lancaster Lane. Staff finds that the new right-inlright-out only access point would help to reduce the number of vehicles circulating the site internally, which would reduce vehicularlpedestdan conflicts within the parking lot. Cross -access easements would be recorded for all drive aisles within the development. The attached resolution addresses this matter. Parking The required number of parking spaces within a PUD is flexible and is established by the approved PUD general plan. Based on the land uses and square footages proposed, the standard number of parking spaces specified for this proposed development would be 916 without the City of Plymouth Metrolink park-and-ride facility, and 1,115 with the park-and-ride facility (as described in more detail below). The applicant is requesting PUD flexibility to allow a total of 941 parking spaces on the site. Of the 941 parking spaces proposed, 518 would be surface parking spaces, 339 would be in the parking ramp, and 84 would be under the senior building. The Guiding Principles established for redevelopment of the site state that "transit facilities shall be considered in conjunction with pla)717ing for• site parking." The parking ramp would provide shared parking spaces for both a City of Plymouth Metrolink park-and-ride facility and for the proposed development. The City anticipates that roughly 100 spaces in the parking ramp would be needed for the park-and-ride facility initially, and that up to 200 spaces in the parking ramp would be needed for the park-and-ride facility by 2030. (The parking ramp may be owned and operated by the City as public parking after the facility is complete.) The park-and-ride facility would be in operation weekdays during daytime hours. The parking spaces in the ramp that are not needed for the park-and-ride during weekday daytime hours (239 spaces initially and 139 spaces by 2030) would be available for development parking during the operating hours for the park-and-ride. Additionally, the parking ramp would be fully available for development parking during weekday evenings and on weekends. The applicant's parking consultant, KL] Engineering, prepared a parking analysis memorandum (copy attached) which concludes that 941 parking spaces would be sufficient to serve both the City park -and ride facility and the proposed development. KL]'s conclusion was based, in part, on the ITE (Institute of Traffic Engineer's) Parking Generation manual, which provides data for peak parking demand for various land uses based on field -collected data. The KLd analysis reviewed the time of day as well as the day of week (weekday versus weekend) that the peak parking demand occurs for each of the various land uses (i.e., office, retail, hotels, senior housing) within the proposed development. Staff concurs with the parking consultant's conclusion. Cross -parking easements would be recorded for the surface parking spaces, as required by the attached resolution, The parking spaces under the senior housing building would be for the exclusive use of that building. The spaces in the parking ramp would be managed via a separate development agreement between the City and the applicant. File 2016075 Page 8of19 Pedestrian Circulation The development would provide an internal pedestrian system consisting of a concrete walkway that varies in width fi-om six to eight feet. The walkway would also be concrete where it crosses drive aisles in order to snake it more identifiable to drivers and safer for pedestrians. The walkway would connect all of the various uses to each other, and could be extended in the future to tie into a possible future trail along the south side of County Road 9. There is an existing trail along Lancaster Lane that would remain. The development would also provide bicycle racks throughout the site in appropriate locations. Building Setbacks The minimum building setbacks within a PUD are flexible and are established by the approved PUD general plan. The standard front yard building setback specified for C-2 properties that abut non-residential property, or that abut residential property separated by a major collector or arterial roadway, is 35 feet. The standard side and rear yard building setback specified for C-2 properties that abut non-residential property, or that abut residential property separated by a major collector or arterial roadway, is 15 feet. The standard front, side, and rear yard building setback specified for C-2 properties that abut residential property, or that are separated from residential property by a local street or minor collector roadway, is 75 feet. (County Road 9 and State Highway 169 are arterial roadways; Lancaster Lane is a minor collector roadway.) The applicant is proposing the following building setbacks to the site perimeter: Building 1 (Office): ■ Front yard to north lot line (County Road 9): 15 feet's ■ Front yard to south lot line (Lancaster Lane): 35 feet ■ Side yard to west lot line (well house outlot): 26 feet 'SPUD flexibility is requested for a 15 -foot setback (versus 35 feet to the north lot line. Building 2 (Aloft Hotel): • Front yard to north lot line (County Road 9): 43 feet • Front yard to south lot line (Lancaster Lane): 13 feet at nearest point* `PUD flexibility) is requested for a 13 -foot setback (versus 35 fee) to the saartlr jai lime. Buildings 3 and 4 (Retail): ■ Front yard to north lot line (County Road 9): 107 feet and 82 feet, respectively Building 5 (Retail/Office): ■ Front yard to east lot line (Highway 169 ramp); 76 feet File 2016075 Page 9 of 19 Building 6 (Townplace Suites Hotel): ■ Front yard to east lot line (Highway 169 ramp): 101 feet • Side yard to lot line of apartment to the south.: 500 feet Building 7 (Senior Housing_): Front yard to west lot line (Lancaster Lane): 11 feet at nearest point* ■ Side yard to lot line of apartment to the south: 370 feet *PUD flexibility is requested for an I1 -foot setback (versus 75 feet] to the west lot line. Building 9 (Parking Ramp): ■ Front yard to west lot line (Lancaster Lane): 38 feet at nearest point Building 10 (Retail): ■ Front yard to west lot line (Lancaster Lane): 27 feet* *PUD flexibility is requested for- a ?7 foot setback (versus 3.5, feet) to the west lot line. Building 11 (Bank): ■ Front yard to west lot line (Lancaster Lane): 41 feet The applicant states that the requested PUD flexibility would aid in addressing the irregular shape of the site and their need to use the existing building foundation for Buildings 3, 4, and 5. Staff finds that the requested PUD flexibility for building setback would result in an efficient use of land and would not result in adverse affects on the neighboring properties or the City. Parking Lot Setbacks The minimum parking lot setbacks within a PUD are flexible and are established by the approved PUD general plan. The standard parking setback specified to the perimeter of a site is 20 feet. The standard drive aisle setback specified to the perimeter of the site is 10 feet, and the standard parking/drive aisle setback specified to a building (excludes drive-thru service lanes and drop-off areas) is 10 feet. File 2016075 Page 10 of 19 The applicant is proposing the following parking/drive aisle setbacks: Building 1 (Office): + Parking to north lot line(County Road 9): 17 feet* • Parking to south lot line (Lancaster Lane): 21 feet + Parking to east building wall: 7 feet** `PUD flexibility is requested for a 17foot parking setback (versus 2a feet) from the north lot line. **PUD flexibility is requested for a 7 -foot parking setback (versus 10 feet) frorn the east building wall. Building-Z(Aloft Hotel): + Parking to north lot line (County Road 9): 1 foot* • Drive aisle to north lot line (County Road 9): 17 feet ■ Parking to south lot line (Lancaster Lane): 21 feet • Drive aisle to north building wall: 0 feet** • Parking and drive aisle to west building wall: 8 feet" • Drive aisle to east building wall: 10 feet *PUD, flexibility is requested, for a 1. foot parking setback (versits 20 feet} from the north lot line. (The distance to the County Road 9 pavement is roughly 60 feet.) **PUD flexibility is requested.for a 0 -foot drive aisle setback from a 70fot section of the 230 -foot north building wall., and an 8 -foot parking and drive aisle setback -from the west building wall (versus 10 feet). Buildiniz 3 (Retail): ■ Parking to north lot line (County Road 9): 28 feet • Drive aisle to north building wall. 37 feet • Parking to west building wall: 4 feet** **PUD flexibility is requested for a 4 -foot parking setback (versals 10 feet),frorn the rt;est building wall. Building 4 (Retail): • Parking to north lot line (County Road 9): 16 feet* + Parking to north building wall: 6 feet** *PUD.flexibility is requested for a 16 foot parking setback (versus 20 feet), from tine north lot line, **PUD flexibility is requested far a 6 foot parking setback (versus IO feet} from the north building vt,all. File 2016075 Page 11 of 19 Building 5 (Retail/Office): • Parking to east lot line (Highway 169 ramp): 33 feet ■ Drive aisle to east lot line (Highway 169 ramp):49 feet • Parking to west building wall: 24 feet • Drive aisle to east building wall: 2 feet** • Parking to east building wall: 4 feet** • Parking to south building wall: 9 feet** *PUD flexibility is requested for a 2 -foot drive aisle setback from the east building wall, a 4 -foot parking setback from the east budding wall, and a 9 -Haat parking setback front the south building wall (vs, ]Oft.). BuildingTownplace Suites Hotel): + Parking to east lot line (Highway 169 ramp): 33 feet • Parking to lot line of apartment to the south: 455 feet ► Parking to north building wall: 6 feet** + Parking to west building wall: 4 feet** + Parking to east building wall: 3 feet" + Drive aisle to south building wall: 9 feet** **PUD flexibilitt, is requested for a 6 foot parking setback fi•oni the north building wall. a 4 -foot parking setback -from the west building wall, a 3 -foot parking setback_i•oan the east building wall, and a 9 foot drive aisle setback fi•onn the south building wall (versus 1 a feet). Building 7 (Senior Housing): ■ Parking to west lot line (Lancaster Lane }: 106 feet * Drive aisle to west lot line (Lancaster Lane): 65 feet + Drive aisle to lot line of apartment to the south: 383 feet ■ Parking to north building wall: 35 feet • Parking to east building wall: 15 feet Building 9 (Parking Ramp:): ■ Surface parking to west Iot line (Lancaster): 80 feet ■ Surface parking to east parking ramp wall: 15 feet ■ Surface parking to south parking ramp wall: 25 feet Buildine 10 (Retail): ■ Parking to west Iot line (Lancaster Lane): 30 feet • Drive aisle to west lot line (Lancaster Lane): 20 feet Parking to north building wall: 10 feet • Parking to east building wall: 52 feet File 2016075 Page 12 of 19 Buildinv- 11 (Bank): + Parking to west lot lime (Lancaster Lane): 20 feet • Drive aisle to north building wall: 15 feet ■ Parking to east building wall: 30 feet ■ Parking to south building wall: 10 feet The applicant states that the requested PUD flexibility would aid in addressing the irregular shape of the site and their need to use the existing building foundation for Buildings 3, 4, and 5. Staff finds that the requested PUD flexibility for park and drive aisle setbacks would result in an efficient use of land and would not result in adverse affects on the neighboring properties or the City. Drive Aisle Widths The minimum drive aisle widths within a PUD are flexible and are established by the approved PUD general plan. The standard drive aisle width specified between rows of parking is 26 feet. The two main driveway entrances into the site (from the existing Lancaster Lane curb cuts) would be 26 feet wide. The applicant is requesting FUD flexibility to allow other drive aisles to be 24 feet wide. The reduced width would still allow adequate access for fire department apparatus and other large emergency vehicles. Turning radius requirements are addressed in the attached resolution. .Drive -Through Stacking The drive-through stacking regulations within a PUD are flexible and are established by the approved PUD general plan. The proposal includes one building (Building 11, Bank) that would provide drive-through window service via two drive-through lanes. The standard number of stacking spaces specified for this drive-through is four per drive-through lane. The applicant is requesting PUD flexibility to allow two stacking spaces per drive through lane. Staff finds that the proposed stacking would be sufficient, given today's typical bank drive -though usage. Building Height The maximum building Heights within a PUD are flexible and are established by the approved PUD general plan. File 2016075 Page 13 of 19 The standard building height specified for C-2 properties is 30 feet. The applicant is proposing the following building heights: Building 1 (Office): two stories, 27 feet Building -2 (Aloft Hotel): four stories, 51.57 feet with a projecting parapet that extends to 61.5 feet* *PUD. lexibility is requested. Buildings 3 and 4 (Retail): one story, 22 feet Building 5 (Retail/Office): one and two stories + 24 feet for main level retail use 33 feet for second level office use* *PUD flexibility is requested. Building 5 Town lace Suites Hotel): four stories, 44 feet with a projecting parapet that extends to 52 feet* *PUD flexibility is requested. Building 7 (Senior Housing): four and five stories a 44 feet (four stories) for the building wing abutting Lancaster Lane* • 56 feet (five stories) for the remainder of the building* 'SPUD flexibiliol is requested. Building 9 (Parking p): three levels (lower level would be partially below grade), 22 feet Building 10 (Retail): one story, 22 feet Building 11 (Bank): one story, 18 feet The applicant is requesting PUD flexibility for the height of four buildings as follows: Building 2 (Aloft), Building 5 (retail/office), Building 5 (Townplace Suites Hotel), and Building 7 (senior housing). The applicant states that Buildings 2, 5, and 6 would be located near County Road 9 or the entrance ramp to State Highway 169, and that Building 7 would be located across Lancaster Lane from existing multi -family housing. Staff finds that the requested PUD flexibility for building height would result in an efficient use of land and would not result in adverse affects on the neighboring properties or the City. File 2016475 Page 14 of 19 Architectural Character The Guiding Principles established for redevelopment of the site incorporate elements that address architectural character. Staff has re-formed several of these principles as conditions of approval in the attached resolution. In addition, staff has expanded on the architectural standards, drawing from criteria applied to other PUDs in the City (PIymouth Station and Shops at Plymouth Creek). All buildings on the site would need to conform to the standards laid out in the resolution. As currently proposed, primary building materials include brick, split -face integral colored block, stucco and metal panels, including vertical ribbed panels on the Aloft Hotel, and more than one color of window glazing. The resolution includes a condition addressing acceptable building materials, noting that vertical ribbed panels are not acceptable. The resolution also includes a condition requiring the tint of window glazing for all buildings in the development to be complementary. The Guiding Principles call for senior housing to be no more than three stories in height with lower building heights adjacent to the existing neighborhood. As described earlier in this report, much of the proposed senior building would be live stories in height, however, the building wing that abuts Lancaster Lane (nearest existing residential uses) would be stepped down to four stories in height. The building elevation facing Lancaster Lane would also include wall change projections, balconies and a variety of materials, including wood -look fiber cement panels and lap siding. Staff finds that the combination of these elements Would compensate for the additional building height. The applicant has stated that the design, materials and colors used throughout the site are intended to be complelnentary and timeless. Staff is concerned that some of the architectural elements, notably the repeated use of horizontal elements in the retail buildings, could become dated. Staff has included conditions in the attached resolution addressing this concern and requiring all facades of all buildings to be four-sided and all buildings to use the same color palette and comparable range of materials. The architecture and materials would be reviewed administratively as part of the PUD final plan required for each building. Signage The Guiding Principles established for redevelopment of the site state that "individual signage for a mixed erre develowent shall be consistent with a comprehensive sign plan that provides ouerall continuity of signage throughout the development." The applicant states that they will submit a master sign plan in the future for city review and consideration, and that the signage would have a cohesive, coordinated design. In the meantime, the proposal indicates five freestanding signs, as follows: • Two 35 -foot high, 150 square foot pylon signs along the east side of the site bordering the State Highway 169 entrance ramp; File 2016075 Page 15 of 19 • One 35 -foot high, 125 square foot pylon sign along the north side of the site bordering County Road 9; and • Two 12 -foot high, 100 square foot monument signs along the west side of the site bordering Lancaster Lane — one near each of the two main driveway entrances to the site. Staff finds that the 35 -foot high, 125 square foot pylon sign along County Road 9 would be visible from residential properties to the southwest and should be eliminated from the plan. The attached resolution address this matter. The attached resolution also includes a number of conditions relating to signage that would need to be addressed in the master sign plan and met prior to issuance of sign permits. In addition to free-standing signage, wall signage would be allowed on all buildings except Building 7 (Senior Housing). Landscaping Based on the square footages proposed, the number of trees required for the proposed development would be 409. The proposal indicates planting the equivalent of 345 trees an the site. Of the 345 trees proposed, 252 would be deciduous trees, 70 would be evergreens, and 69 would be ornamentals (credited at 3 ornamentals equals i tree). Based on the current landscaping plan, the developer would be required to pay roughly $20,000 to the community planting fund to cover the shortfall in landscape trees (the attached resolution addresses this matter). Staff will, however, continue to work with the applicant to refine the landscaping — in conjunction with review of the PUD final plans — to install more trees on the site in a manner that provides additional buffering along Lancaster Lane. Ligh ting The applicant has not yet provided a lighting plan, but would be required to do so in conjunction with submission of the PUD final plans required for this development. The site is located in Lighting Zone 2 (LZ -2). The lighting plan would be required to comply with all of the City's LZ -2 regulations relating to maximum lighting allowance (lumens per square foot), BUG (backlightlupligl7tlglare) rating, and fixture mounting height. The attached resolution addresses this matter. The Guiding Principles established for the redevelopment of this site state that "lighting fixtures at walkways, gathering spaces, budding fronts and entries shall be pedestrian -scaled (no higher than I5 feet)." The attached resolution also addresses this matter. File 2016075 Page 16 of 19 Drainage/Treatment of Runoff' The Guiding Principles established for the redevelopment of this site state that "site development shall result in less impen?ious surface coverage." Roughly 78 percent of the site area is presently covered with impervious surfaces. The proposed plan would result in an impervious surface coverage of roughly 72 percent. The Guiding Principles established for the redevelopment of this site also state that "solaitions for the handling of storm water shall: 1) be amenity -driven; 2) recognize both natural drainage patterns and soil lindtations on the site; and 3) result in an improvement in on-site water quality treatment." Pursuant to the Minimal Impact Design Standards (MIDS) flexible treatment options, the site will be required to achieve rate control to match existing conditions, provide non -degradation of suspended solids, provide 60 percent phosphorus removal, and provide volume abstraction to the extent practicable due to the poor soil conditions. The proposed plan would meet the standards by enhancing the existing wetland. The wetland would be converted into a stormwater wetland feature with a forebay that includes an iron -enhanced sand filter bench, infiltration, filtration, and pollutant uptake and removal via wetland planting. In addition, the applicant is in discussions with Bassett Creek Watershed district to provide best management practices (BMPs) on the site that would result in improvements, including phosphorus reductions, to the quality of existing regional stonnwater in the area which flows to Northwood Lake in New Hope. The applicant would need to demonstrate compliance with City and watershed requirements pertaining to drainage and treatment of runoff. The attached resolution addresses this matter. Outside Storage/Displcky No outside storage or display of goods or merchandise would be allowed, in compliance with the Guiding Principles established for redevelopment of this site. The attached resolution addresses this matter. TrashlRecycling Trash and recyclables generated by this site would be stored inside the buildings, in compliance with the Guiding Principles established for redevelopment of this site. The attached resolution addresses this matter. Vacation of Right of -Way The developer would need to obtain prior City Council approval of their request to vacate an unused portion of Lancaster Lane right-of-way located south of Building 2 (Aloft Hotel): This request will be presented at the January 24, 2017 City Council meeting. The attached resolution addresses this matter. File 2016075 Page 17 of 19 Construction Tinting If the project is approved, the applicant states that building demolition and site preparation) infrastructure installation for the entire site would occur first. Upon completion of the site work, the applicant states that construction of the buildings would commence, and would occur simultaneously. Construction for the hotels is expected to take roughly 14 months, construction of the senior building is expected to take roughly 12 months, and construction of the commercial uses and parking ramp would take less than a year. It is anticipated that all construction would be completed by the end of 2018. The attached resolution requires that all parking (including the parking ramp) be installed prior to any occupancy of any of the buildings. Conclusion on the PUD General Plan If the City rezones the site to PUD, staff supports the requested PUD general plan with the findings that the proposal: 1) would be consistent with the comprehensive plan; 2) would redevelop a shuttered mall and provide housing options for seniors; and 3) would comply with the standards outlined in the zoning ordinance for establishment of a PUD. Preliminary Plat The applicant is requesting approval of a preliminary plat to establish seven lots and one outlot for this roughly 17.3 -acre site. An existing City well house is situated (via easement) in the northwest poi -tion of the site, on the area to be platted as Outlot A. Under the plan, ❑utlot A would be dedicated to the City. There are no new public streets proposed for this development. The existing trail running along the northeast side of Lancaster Lane would remain. File 2016475 Page 18 of 19 Lot Arrangement There is no minimum or maximum lot size requirement specified for PUDs. The following table indicates the lot size and proposed use for each lot; Lot Use Sq. Ft. (Acreage) Qutlot A Existing City Well House 9,679 (0.222) 1 Building 1 (Office) 28,102 (0.645) 2 Building 2 (Aloft) 78,062 (1.792) 3 Building 3 (Retail) 55,842 (1.282) 4 Building 11 (Bank) 23,544 (0.540) 5 Building 4 (Retail), Building 5 (Retail & Office), Building 9 (Parking Ramp), & Building 10 (Retail) 364,889 (8.377) 6 Building 7 (Senior Housing) 96,515 (2.215) 7 Building 6 (Town lace Suites) 1 96,784 2.222) Total: 1 753,413 17.295) If the City would ultimately have ownership interest in the parking ramp (which is presently shown on Lot 5 together with other buildings), the City may require that the parking ramp be placed on its own separate lot. This change would not affect the preliminary plat, and can be addressed when the final plat application is submitted to the City. The attached resolution addresses this matter. Park Dedication Park dedication has previously been satisfied for this site. As a result, no park dedication fee would be required in conjunction with this development. Conchision on Prelirninmy Plat The Development Review Committee has reviewed the proposed plat for consistency with the applicable standards outlined in the zoning ordinance and subdivision regulations, and finds that the proposed plat meets or exceeds all standards. Consequently, staff supports the requested preliminary plat application. File 2016075 Page 19 of 19 RECOMMENDATION: Community Development Department staff recommends approval of rezoning, PUD general plan, and preliminary plat for Rock Hill Management, LLC, subject to the findings and conditions listed in the attached resolutions and ordinance. If new information is brought forward at the public hearing, staff inay alter or reconsider its recommendation. ATTACHMENTS: 1. Draft Ordinance Approving Rezoning and Amending the Zoning Ordinance Text 2. Draft Resolution Approving Findings of Fact supporting the Zoning Amendments 3. Draft Resolution Approving PUD General Plan and Preliminary Plat 4. Location Map 5. Aerial Photo 6. Notification Area Map 7. Applicant's Narrative 8. Traffic Study 9. Parking Analysis Memorandum 10. Site Graphics CITY OF PLYMOUTH HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. 2017 - AN ORDINANCE AMENDING CHAPTER 21 (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 4200 LANCASTER LANE, AND TO ESTABLISH A PLANNED UNIT DEVELOPMENT DISTRICT (2010075) 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, 1996 as amended, is hereby amended by changing the classification on the City of Plymouth Zoning Map from C-2 (neighborhood commercial) to PUD (planned unit development) with respect to property currently legally described as follows: Parcel 1: All that part of Lot 1, Block 1, Plymouth Plaza 4" Addition lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32. Also: A 200 -foot by 200 -foot tract adjacent to the Northwesterly corner of Lot 1, Block 1, and labeled "EXCEPTION" on the plat of record of Plymouth Plaza 4th Addition, being described as follows: Commencing at the Northeast corner of Lot 1, Block 1, Plymouth Plaza Addition; thence Easterly along the Southerly line of County Road No. 9, a distance of 269.01 feet; thence at a right angle South a distance of 7 feet to the actual point of beginning of the tract of land to be described; thence continuing South along the last described course a distance of 103 feet; thence Southerly along a tangential curve to the left, with a radius of 834.3 feet, a distance of 97.23 feet; thence Easterly parallel with the Southerly line of County Road No. 9, a distance of 194.34 feet; thence at a right angle North a distance of 200 feet to a point 7 feet South of the Southerly line of County Road No. 9; thence Westerly parallel with Southerly line of County Road No. 9, a distance of 200 feet to the actual point of beginning. Also: The North 48 feet of Lot 1, Block 5, Plymouth Plaza 4th Addition. Also: The North 55 feet of Lot 1, Block 1, Plymouth Plaza Addition. Also: The North 55 feet of Lots 1, 2, and 3, Block 5, Plymouth Plaza 2nd Addition. Together with that part of Old Hennepin County Road No. 9 in that part of Section 13, Township 118, Range 22, Hennepin County, Minnesota, lying Westerly of the Northerly extension of the Westerly right-of-way of Lancaster Lane, as platted Plymouth Plaza 4`h Addition, and lying Easterly and Southerly of the following described line: Ordinance 2017- 2016075 Page 2 Beginning at a point on the Northerly lot line of Lot 4, Block 5, Plymouth Plaza 2nd Addition, distant 46.35 feet Westerly of the Northeast corner of said Lot 4 (said Northerly line has assumed bearing of North 88 degrees 26 minutes 06 seconds East); thence North 41 degrees 33 minutes 47 seconds East, a distance of 58.54 feet, more or less, to the South line of Hennepin County State Aid Highway No. 18, Plat 32; thence Easterly along said Southerly line of C.S.A.H. No. 18 to its intersection with the Northerly extension of the Westerly right-of-way of said Lancaster Lane and there terminating. Together with that part of County Road No. 9 (Rockford Road) lying Easterly of the Northeriy extension of the Westerly right-of-way of Lancaster Lane and Westerly of the Westerly right-of- way of County State Aid Highway No. 18, all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota as vacated public roadway. Together with that part of North 55 feet of Nathan Lane lying South of the South right-of-way line of County Road No. 9 in Section 13, Township 118, Range 22. Together with that part of Lancaster Lane described as; Beginning at the intersection of the Easterly right-of-way of Lancaster Lane and the Southerly right-of-way of County Road No. 9; thence Southerly along the Easterly right-of-way of Lancaster Lane a distance of 200.23 feet; thence Northwesterly to a point on the Westerly right-of-way of Lancaster Lane distant 48.00 feet Southerly of Southerly right-of-way of County Road No. 9; thence Northerly along Westerly right-of-way of Lancaster Lane to Southerly right-of-way of County Road No. 9; thence Easterly to point of beginning and there terminating; all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota. Parcel 2: That part of Lot 3, Block 1, Plymouth Plaza 4th Addition, according to the recorded plat thereof, Hennepin County, Minnesota, lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32 according to the recorded plat thereof and Northerly of the following described line: Commencing at the most Southwesterly corner of said Lot 3, Block 1, Plymouth Plaza 4th Addition, thence Northwesterly along the right-of-way line of Lancaster Lane, according to the recorded plat thereof, to the most Westerly corner of said Lot 3, Block 1; thence Northeasterly along a Northwesterly line of said Lot 3, Block 1, for a distance of 100.00 feet to the actual point of beginning of the line to be described; thence Easterly parallel with the South line of said Lot 3, Block 1, to the Westerly line of said Hennepin County State Aid Highway No. 18, Plat 32 and there terminating. Ordinance 2017- 2016075 Page 3 Section 2. Amendment of City Code, Chapter 21 of the City Code of the City of Plymouth, Minnesota, adopted December 18, 1996 as amended, is hereby amended to add Section 2:1655.65, as follows: 21655.65 AGORA PUD: Subd. 1. Legal Description, This PUD is currently legally described as follows: Parcel 1: All that part of Lot 1, Block 1, Plymouth Plaza 4"' Addition lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32. Also: A 200 -foot by 200 -foot tract adjacent to the Northwesterly corner of Lot 1, Block 1, and labeled "EXCEPTION" on the plat of record of Plymouth Plaza 4th Addition, being described as follows: Commencing at the Northeast corner of Lot 1, Block 1, Plymouth Plaza Addition; thence Easterly along the Southerly line of County Road No. 9, a distance of 269.01 feet; thence at a right angle South a distance of 7 feet to the actual point of beginning of the tract of land to be described; thence continuing South along the last described course a distance of 103 feet; thence Southerly along a tangential curve to the left, with a radius of 834.3 feet, a distance of 97.23 feet; thence Easterly parallel with the Southerly line of County Road No. 9, a distance of 194.34 feet; thence at a right angle North a distance of 240 feet to a point 7 feet South of the Southerly line of County Road No. 9; thence Westerly parallel with Southerly line of County Road No. 9, a distance of 200 feet to the actual point of beginning. Also: The North 48 feet of Lot 1, Block 5, Plymouth Plaza 4th Addition. Also: The North 55 feet of Lot 1, Block 1, Plymouth Plaza Addition. Also: The North 55 feet of Lots 1, 2, and 3, Block 5, Plymouth Plaza 2nd Addition. Together with that part of Old Hennepin County Road No. 9 in that part of Section 13, Township 118, Range 22, Hennepin County, Minnesota, lying Westerly of the Northerly extension of the Westerly right-of-way of Lancaster Lane, as platted Plymouth Plaza 4'h Addition, and lying Easterly and Southerly of the following described line: Beginning at a point on the Northerly lot line of Lot 4, Block 5, Plymouth Plaza 2nd Addition, distant 46.35 feet Westerly of the Northeast corner of said Lot 4 (said Northerly line has assumed bearing of North 88 degrees 26 minutes 06 seconds East); thence North 41 degrees 33 minutes 47 seconds East, a distance of 58.50 feet, more or less, to the South line of Hennepin County State Aid Highway No. 18, Plat 32; thence Easterly along said Southerly line of C.S.A.H. No. 18 to its intersection with the Northerly extension of the Westerly right-of-way of said Lancaster Lane and there terminating. Together with that pall of County Road No. 9 (Rockford Road) lying Easterly of the Northerly extension of the Westerly right-of-way of Lancaster Lane and Westerly of the Ordinance 2017- 2015075 Page 4 Westerly right-of-way of County State Aid Highway No. 18, all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota as vacated public roadway. Together with that part of North 55 feet of Nathan Lane lying South of the South right-of- way line of County Road No. 9 in Section 13, Township 1 I S. Range 22. Together with that part of Lancaster Lane described as; Beginning at the intersection of the Easterly right-of-way of Lancaster Lane and the Southerly right-of-way of County Road No. 9; thence Southerly along the Easterly right-of-way of Lancaster Lane a distance of 200.23 feet; thence Northwesterly to a point on the Westerly right-of-way of Lancaster Lane distant 48.00 feet Southerly of Southerly right-of-way of County Road No. 9; thence Northerly along Westerly right-of-way of Lancaster Lane to Southerly right-of-way of County Road No. 9; thence Easterly to point of beginning and there terminating; all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota. Parcel 2: That part of Lot 3, Block 1, Plymouth Plaza 4th Addition, according to the recorded plat thereof, Hennepin County, Minnesota, lying. Westerly of Hennepin County State Aid Highway No. 18, Plat 32 according to the recorded plat thereof and Northerly of the following described line: Commencing at the most Southwesterly corner of said Lot 3, Block 1, Plymouth Plaza 4th Addition; thence Northwesterly along the right-of-way line of Lancaster Lane, according to the recorded plat thereof, to the most Westerly corner of said Lot 3, Block 1; thence Northeasterly along a Northwesterly line of said Lot 3, Block 1, for a distance of 100.00 feet to the actual point of beginning of the line to be described; thence Easterly parallel with the South line of said Lot 3, Block: 1, to the Westerly line of said Hennepin County State Aid Highway No. 18, Plat 32 and there terminating. Subd. 2. Incorporated herein by reference are the Agora PUD plans received by the city on December 9, 2016, except as may be amended by City Council Resolution 2017 -_,on file in the office of the Zoning Administrator under File 2016075. Subd.3. Allowable Uses. The uses permitted in this PUD shall include the following: • Lot 1 — Administrative/commercial office uses. • Lot 2 — 95 -roam hotel without banquet/conference facilities. • Lots 3-5 — Retail uses including one brewpub, one dining restaurant, one delicatessen/coffee house without drive thru and all other uses listed as "permitted," "conditional:' and "uses by administrative pernit" listed in the C-2 zoning district, except for "Offices/clinics for medical, dental, or chiropractic services," and a parking ramp and park -and ride facility, • Lot 6 — 139 -unit senior housing facility. • Lot 7 — 100 -roam hotel with 8,000 square feet of banquet/conference space. Ordinance 2017- 2016075 Page 5 Sulbd, 4. Development Standards. Development standards shall be as indicated on the approved PUD general plan, except as may be amended by City Council Resolution 2017- ,, on file in the office of the Zoning Administrator under File 2016075. Section 3. Effective date. This amendment shall take effect immediately upon its passage, ADOPTED by the Plymouth City Council this ** day of ****, 2017. Kelli Slavik, Mayor ATTEST: Sandra R. Engdahl, City Clerk CITY OF PLYMOUTH RESOLUTION NO. 2017- A RESOLUTION APPROVING FINDINGS OF FACT FOR THE REZONING OF LAND LOCATED AT 4200 LANCASTER LANE (201 6075 ) WHEREAS, Rock Hill Management, LLC has requested reclassification of the zoning from C-2 (neighborhood commercial) to PUD (planned unit development) for roughly 17.3 acres located at 4200 Lancaster Lane ; and WHEREAS, the affected property is presently legally described as follows: Parcel 1: All that part of Lot 1, Block 1, Plymouth Plaza 0 Addition lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32. Also: A 200 -foot by 200 -foot tract adjacent to the Northwesterly corner of Lot 1, Block 1, and labeled "EXCEPTION" on the plat of record of Plymouth Plaza 4th Addition, being described as fol lows: Commencing at the Northeast corner of Lot 1, Block 1, Plymouth Plaza Addition; thence Easterly along the Southerly line of County Road No. 9, a distance of 259.01 feet; thence at a right angle South a distance of 7 feet to the actual point of beginning of the tract of land to be described; thence continuing South along the last described course a distance of 103 feet; thence Southerly along a tangential curve to the left, with a radius of 834.3 feet, a distance of 97.23 feet; thence Easterly parallel with the Southerly line of County Road No. 9, a distance of 194.34 feet; thence at a right angle North a distance of 200 feet to a point 7 feet South of the Southerly line of County Road No. 9; thence Westerly parallel with Southerly line of County Road No. 9, a distance of 200 feet to the actual point of beginning, Also: The North 48 feet of Lot 1, Block 5, Plymouth Plaza 4th Addition. Also: The North 55 feet of Lot 1, Block 1, Plymouth Plaza Addition. Also: The North 55 feet of Lots 1, 2, and 3, Block 5, Plymouth Plaza 2nd Addition. Together with that part of Old Hennepin County Road No. 9 in that part of Section 13, Township 118, Range 22, Hennepin County, Minnesota, lying Westerly of the Northerly extension of the Westerly right-of-way of Lancaster Lane, as platted Plymouth Plaza 4ih Addition, and lying Easterly and Southerly of the following described line: Beginning at a point on the Northerly lot line of Lot 4, Block 5, Plymouth Plaza 2nd Addition, distant 46.35 feet Westerly of the Northeast corner of said Lot 4 (said Northerly line has assumed bearing of North 88 degrees 25 minutes 06 seconds East); thence North 41 degrees 33 minutes 47 seconds East, a distance of 58.50 feet, more or less, to the South line of Hennepin County State Aid Highway No. 18, Plat 32; thence Easterly along said Southerly line of C.S.A.H. No. 18 to its intersection with the Northerly extension of the Westerly right-of-way of said Lancaster Lane and there terminating. Resolution 2017- (2016075) Page 2 Together with that part of County Road No. 9 (Rockford Road) lying Easterly of the Northerly extension of the Westerly right-of-way of Lancaster Lane and Westerly of the Westerly right-of- way of County State Aid Highway No. 18, all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota as vacated public roadway. Together with that part of North 55 feet of Nathan Lane lying South of the South right-of-way line of County Road No. 9 in Section 13, Township 118, Range 22. Together with that part of Lancaster Lane described as; Beginning at the intersection of the Easterly right-of-way of Lancaster Lane and the Southerly right-of-way of County Road No.. 9; thence Southerly along the Easterly right-of-way of Lancaster Lane a distance of 200.23 feet; thence Northwesterly to a point on the Westerly right-of-way of Lancaster Lane distant 48.00 feet Southerly of Southerly right-of-way of County Road No. 9; thence Northerly along Westerly right-of-way of Lancaster Lane to Southerly right-of-way of County Road No. 9; thence Easterly to point of beginning and there terminating; all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota. Parcel 2: That part of Lot 3, Block 1, Plymouth Plaza 4th Addition, according to the recorded plat thereof, Hennepin County, Minnesota, lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32 according to the recorded plat thereof and Northerly of the following described line:. Commencing at the most Southwesterly corner of said Lot 3, Block 1, Plymouth Plaza 4th Addition; thence Northwesterly along the right-of-way line of Lancaster Lane, according to the recorded plat thereof, to the most Westerly corner of said Lot 3, Black 1; thence Northeasterly along a Northwesterly line of said Lot 3, Block 1, for a distance of 100.00 feet to the actual point of beginning of the line to be described; thence Easterly parallel with the South line of said Lot 3, Block 1, to the Westerly line of said Hennepin County State Aid Highway No. 18, Plat 32 and there terminating. 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 rezoning the affected land from C-2 to •"l 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 far reclassification of the zoning from C-2 to PUD for roughly 17.3 acres legally described above, based on the following findings: 1. The proposed PUD zoning is consistent with comprehensive plan and other city policies and plans. 2. The proposed PUD zoning would provide the city with a higher level of regulatory control than could be achieved under conventional zoning. Resolution 2017- (2016075) Page 3 3. The proposed development would incorporate common elements in the design and materials for buildings, as well as for landscaping and the walkway system, in order to create a unified development. 4. Adequate infrastructure would be available to support the proposed development. 5. The land uses proposed for the PUD would fill market needs, pursuant to the Guiding Principles established for redevelopment of the site. ADOPTED by the Plymouth City Co unci! this ** day of ** 2017. STATE QE MINNESOTA) COUNTY OF HENNEPIN) SS. The undersigned, being the duly qualified and appointed City Cleric of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on , 2017 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. 2017- A RESOLUTION APPROVING A PUD GENERAL PLAN AND PRELIMINARY PLAT FOR "AGORA" FOR ROUGHLY 17.3 ACRES LOCATED AT 4200 LANCASTER LANE (201 6075) WHEREAS, Rock Hill Management, LLC has requested approval of a PUD general plan and preliminary plat for property presently legally described as follows: Parcel 1: All that part of Lot 1, Block 1, Plymouth Plaza 4`h Addition lying Westerly of Hennepin County State Aid Highway No. 18, Plat 32. Also: A 200 -foot by 200 -foot tract adjacent to the Northwesterly corner of Lot 1, Block 1, and labeled "EXCEPTION" on the plat of record of Plymouth Plaza 4th Addition, being described as follows: Commencing at the Northeast corner of Lot 1, Block 1, Plymouth Plaza Addition; thence Easterly along the Southerly line of County Road No. 9, a distance of 269.01 feet; thence at a right angle South a distance of 7 feet to the actual point of beginning of the tract of land to be described; thence continuing South along the last described course a distance of 103 feet; thence Southerly along a tangential curve to the left, with a radius of 834.3 feet, a distance of 97.23 feet; thence Easterly parallel with the Southerly line of County Road No. 9, a distance of 194.34 feet; thence at a right angle North a distance of 200 feet to a point 7 feet South of the Southerly line of County Road No. 9; thence Westerly parallel with Southerly line of County Road No. 9, a distance of 200 feet to the actual point of beginning. Also: The North 48 feet of Lot 1, Block 5, Plymouth Plaza 4th Addition. Also: The North 55 feet of Lot 1, Block 1, Plymouth Plaza Addition. Also: The North 55 feet of Lots 1, 2, and 3, Block 5, Plymouth Plaza 2nd Addition. Together with that part of Old Hennepin County Road No. 9 in that part of Section 13, Township 118, Range 22, Hennepin County, Minnesota, lying Westerly of the Northerly extension of the Westerly right-of-way of Lancaster Lane, as platted Plymouth Plaza 0 Addition, and lying Easterly and Southerly of the following described line: Beginning at a point on the Northerly lot line of Lot 4, Block 5, Plymouth Plaza 2nd Addition, distant 46.35 feet Westerly of the Northeast corner of said Lot 4 (said Northerly line has assumed bearing of North 88 degrees 26 minutes 06 seconds East); thence North 41 degrees 33 minutes 47 seconds East, a distance of 58.54 feet, more or less, to the South line of Hennepin County State Aid Highway No. 18, Plat 32; thence Easterly along said Southerly line of C.S.A.H. No. 18 to its intersection with the Northerly extension of the Westerly right-of-way of said Lancaster Lane and there terminating. Together with that part of County Road No. 9 (Rockford Road) lying Easterly of the Northerly extension of the Westerly right-of-way of Lancaster Lane and Westerly of the Westerly right-of- Resolution 2017 - File 2015075 Page 2 way of County State Aid Highway No. 18, all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota as vacated public roadway. Together with that part of North 55 feet of Nathan Lane lying South of the South right-of-way line of County Road No. 9 in Section 13, Township 118, Range 22. Together with that part of Lancaster Lane described as; Beginning at the intersection of the Easterly right-of-way of Lancaster Lane and the Southerly right-of-way of County Road No. 9; thence Southerly along the Easterly right-of-way of Lancaster Lane a distance of 200.23 feet; thence Northwesterly to a point on the Westerly right-of-way of Lancaster Lane distant 48.00 feet Southerly of Southerly right-of-way of County Road No. 9; thence Northerly along Westerly right-of-way of Lancaster Lane to Southerly right-of-way of County Road No. 9; thence Easterly to point of beginning and there terminating; all lying in Section 13, Township 118, Range 22, Hennepin County, Minnesota. Parcel 2: That part of Lot 3, Block 1, Plymouth Plaza 4th Addition, according to the recorded plat thereof, Hennepin County, Minnesota, lying Westerly of Hennepin County State Aid Highway No, 18, Plat 32 according to the recorded plat thereof and Northerly of the following described line: Commencing at the most Southwesterly corner of said Lot 3, Block 1, Plymouth Plaza 4th Addition; thence Northwesterly along the right-of-way line of Lancaster Lane, according to the recorded plat thereof, to the most Westerly corner of said Lot 3, Block 1; thence Northeasterly along a Northwesterly line of said Lot 3, Block 1, for a distance of 100.00 feet to the actual point of beginning of the line to be described; thence Easterly parallel with the South line of said Lot 3, Block 1, to the Westerly line of said Hennepin County State Aid Highway leo. 18, Plat 32 and there terminating. 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 OFTHE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Rock Hill Management, LLC for a PUD general plan and preliminary plat, subject to the following conditions: I. A PUD general plan and preliminary plat is approved to allow a development that includes two hotels, senior housing, commercial uses, and parking ramp with park-and-ride facility, in accordance with the plans received by the City on December 9, 2015, except as may be amended by this resolution. 2. Approval of the preliminary plat is contingent upon the applicant obtaining City Council approval of the request to vacate an unused portion of Lancaster Lane right-of-way located south of Building 2 (Aloft Hotel). Development standards for the PUD shall be as indicated on the plans received by the City on December 9, 2015, except as may be amended by this resolution. Resolution 2017 - File 2016075 Page 3 4. Prior to commencement of building removal, tree removal, grading, or other site preparation work, the developer shall install and request inspection of silt fencing. S. Prior to issuance of build in Perm its, the applicant shall; 1j submit and receive approval of the required final plat application; and 2) submit and receive approval of the required PUD final plan for the building. In conjunction with submission of the final plat application, the developer shall submit a copy of the declaration of easements, covenants, conditions, and restrictions [ECCR) for City review. The ECCR document shall address responsibilities for maintenance, repair, and replacement of developer -installed improvements including, but not limited to, sidewalks, water -quality features, signage, and other similar or common site features. 7. Prior to recording the final plat the applicant shall. 1) prepare recordable cross -access easements for City review and approval for the private drives for all lots within the development that will be recorded with the final plat; and 2) prepare recordable cross -parking easements for City review and approval for all surface parking spaces within the development that will be recorded with the final plat. Prior to recording the final plat, the applicant small: a. Receive City approval of final construction plans, including those related to drainage and treatment of runoff. b. Remove the existing structure from the site. Demolition permits are required for removal of the existing structure. c. Convey Outlot A (City well house) to the City by warranty deed, free and clear of any and all encumbrances. d. Revise the plat to create a separate lot for the parking ramp if required by the City. e. Revise/refine the overall landscaping plan to install additional plantings on the site in a manner that provides additional buffering along Lancaster Lane. f. Provide payment into the Community Planting Fund for any landscaping shortfall. 9. Prior to approval of the PUO final plans, the final landscaping plan for each building site shall be reviewed and approved by the City Forester and City planning staff. 10. In co Junction with submission of the first PUD final plan application, the applicant shall submit a lighting plan for the overall site that complies with the City's lighting regulations. Lighting shall be consistent throughout the development. Lighting fixtures at walkways, gathering spaces, building fronts and entries shall be pedestrian -scaled, decorative, and not higher than 15 feet above grade. 11, The applicant shall coordinate the signal timing adjustments with Hennepin County, and shall be responsible for 100 percent of the cost and construction to extend the westbound left turn lane on County Road 9, pursuant to the recommendations of the traffic study. The required traffic improvements shall be completed prior to occupancy of any buildings on the site. 12. Prior to occupancy of any buildings on the site, all parking spaces (including the parking ramp) shall be constructed, and the on-site ponding system shall be constructed. Resolution 2017 - File 2016075 Page 4 13. The applicant shall demonstrate compliance with City and watershed requirements pertaining to drainage and treatment of runoff. 14. No outside storage or display of goods or merchandise shall be allowed in this development. 15. Trash and recyclables generated by this site shall be stored inside the buildings. 16. The use of outdoor loudspeakers shall be limited. Any outdoor loudspeaker system shall be reviewed for compliance with the City's noise ordinance. 17. The existing trail shall be maintained along the south and west sides of Lancaster Lane. If the applicant needs to remove any segments of the trail to accommodate construction, the applicant would, in turn, be required to replace/relocate the trail. 18. If an on-site parking shortage is identified by the City, the applicant and the owner of Building 6 (Townplace Suites) shall provide a parking management plan within 30 days for City Council review and approval. 19. Construction parking for this development shall occur on the site. 20. The applicant shall enter into an assessment agreement with the City, so that if the development does not maintain the native plantings on the site, the City has the right to maintain them and assess the cost of such maintenance back to the development. 21. Structures shall comply with the following architectural design standards: a. All structures shall have high quality finishes and shall be constructed of durable materials. The major exterior surfaces shall include brick, split -face integral colored decorative block, stucco, metal panels, stone, or glass. b. Vertical ribbed panels are not acceptable on the Aloft Hotel building. c. Limit the repeated use of horizontal elements in the retail buildings, as those elements could become dated. d. The tint of window glazing for all buildings shall be complementary. e. Painted block is prohibited. F. All building elevations shall receive equal or nearly equal treatment and visual qualities. g. Building colors shall be harmonious throughout the development. h. Any parapets visible from the back shall be treated to match the building. i. Any visible rooftop or ground -mounted mechanical equipment shall be screened or painted to match the building. Materials for any screening walls shall be of the same materials as the primary structure. E. Buildings shall have varied and interesting detailing. The use of large unadorned walls unrelieved by architectural detailing, such as change in materials, change in color, offsets, or other significant visual relief shall be prohibited. k. Architecture shall be appropriate to the pedestrian scale on office and retail structures. Resolution 2017 - File 2015075 Page 5 1. uniform materials shall be incorporated on all structures. The use of varied textures is encouraged. in. Elevations of all sides of a proposed building shall be submitted with the required PUD Final Plan, for determination of compliance with the above requirements. 22. In conjunction with submission of the first PUD final plan application, that applicant shall submit a master sign plan for the overall site, in compliance with the following criteria: a. All signs shall conform to section 21155.05 (Signs - General Regulations and Restrictions) of the zoning ordinance, except as amended herein. b. Signs shall be designed and constructed in a uniform manner and, to the extent possible, as an integral part of the building's architecture. c. The 35 -foot high, 125 square foot pylon sign shown on the pians to be located along County Road 9 small be eliminated. d. Four free-standing signs shall be allowed, as follows: 1) two 35 -foot high, 150 -square foot pylons sign along Highway 159; and 2) two 12 -foot high, 100 square foot monument signs along Lancaster Lane — one near each main driveway entrance to the site. e. Wall signage shall be allowable, except that no wall signage shall be allowable on Building 7 (senior housing). f. Wall signs shall not cover more than eight percent of the wail area. g. All wall signs shall consist of individual dimensional letters and logos, and shall be architecturally compatible with the building and other signage in the development. li. Wall tenant signage shall consist of store/business identification only. Corporate logos, emblems, and similar identifying devices are permitted provided they are confined within the sign band and do not occupy more than fifteen percent of the sign area. i. Illuminated wall signs shall consist of channel letters with acrylic facing or reverse channel letters (halo lighted). Externally illuminated wall signs by a separate light source shall be prohibited. �. Wall signs shall not extend more than eight inches beyond the face to which the sign is mounted. k. Individual letters for wall signs shall not exceed thirty inches in height, except that individual letters for wall signs on the two hotels shall not exceed forty-eight inches in height. 1. Back -lit awnings are prohibited. in Inflatable advertising devices and searchlights are prohibited. n. Temporary signage shall comply with Zoning Ordinance requirements. o. NrectionaI signage shall comply with Zoning Ordinance requirements. p. Unless otherwise approved, exposed neon tubing for signage or accent purposes is prohibited. q. Window signs shall not cover more than twenty-five (25) percent of the window area in which they are located. Window signs shall not use neon paint, tape, chalk, or paper. r. Signage facing toward, or readily visible from, Lancaster Lane shall not be lighted. s. The monument signage along Lancaster Lane shat} be finished with the same exterior materials as used on Building S (retail office). t. Signage shall be shown on all elevations of a proposed building when the required PUD Final Plan is submitted, for determination of compliance with the above requirements. Resolution 2017 - File 2016075 Page 6 23. In coniunction with submission of the final plat application, the plans must be revised to address the following engineering -related items: a. Sheets C6.0-6.5: 1. Pipe material shall conform to Plymouth specifications, which uses PVC depending on depth. Revise pipe material on plans for public water and sewer. 2. Indicate pipe to be removed. 2. Show profile view for all public utilities and clearly label structures. 3. Utility structure schedules and structure builds: See detail ST -6 for approved castings. Minimum builds shall be 4.0 feet. 4: Show how storm water would be conveyed in parking lots. 5. Clearly indicate public and private utilities on all applicable plan sheets. 6. Show existing and proposed easements on utility plan. 7. Indicate the roadway patch on Lancaster Lane. It shall be 4 inches of asphalt, 8 inches of class 5 or 7 and 12 inches of select granular, or match existing, whichever is greater. Add note to sawcut the pavement. b. Sheet C6.1: 1. Some existing utilities are missing from plan sheet (sanitary sewer from the north). See City record drawing sheet B-29 as reference for missing pipes on the development plans. The major impact will be rerouting the 18 -inch sanitary sewer from the north_ Confirm whetherval# utilities are shown properly. 2. Existing storm sewer on bottom right-hand corner of plan sheet: Indicate whether any water would be directed to this pipe. If water would not be directed to the pipe, remove pipe up to catch basin. Call out on plan sheet. c. Sheet C6.5: 1. Existing watermain is PVC. Revise on plans. 2_ Provide cross-sections and details for basins and ponds. 3. Provide ail applicable City of Plymouth details on plan, including seeding. Note that native plantings are not allowed in basins or ponds. Details on sheet 7.0 are not Plymouth details, remove any duplicate ones including but not limited to hydrant assembly, storm sewer, rip rap, pipe bedding, curb and gutter, rock construction entrance and silt fence, to avoid confusion during construction. 4. Specify where the filtration/bio-filtration/infiltration basins are located on plans. Call out drain the as rigid perforated pipe. Add cleanouts for the drain the and note that the basins shall drain within 48 hours. d. Sheet C4.1: Culverts connecting to "wet area" in County right-of-way will need a permit from DNR. e. Sheet C4.5: Installation of pond in wetland will require permit approvals from Army Corps of Engineers, DNR, PWSR and Hennepin County. f. Maintenance agreements with the City will be required for the water BMPs such as basins, ponds, wetland walk and porous pavements. g. See sheets C2.0 to C2.5 for erosion control comments. 1. Add note that back row of double silt fence shall have metal stakes. 2. Do not place bio rolls in City roadway (install at edge of roadway). 3. Remove water and sewer lines from these sheets. 4. Make erosion control items more pronounced on these sheets. Resolution 2017 - File 2016075 Page 7 5. Add note to install silt fence around filtration basins once grading is Complete. h. Storm water review will be completed by Bassett Creek Watershed District. i. Show normal water level (NWL) and high water level (HWL) for ponds and basins. Some are missing this information. j. Basin P9: The HWL shall be a minimum of 2 feet below finished floor elevation (FFE) of adjacent building. k. The traffic study calls for turn lane extensions on County Road 9. Add to plan. I. Provide sanitary sewer flows to ensure there is capacity in downstream pipes and lift station. m. Show existing and proposed easements on utility plan, n. Add wetland restoration to the plan. o. Avoid planting trees and landscaping within 10 feet of public utilities. p. Add detail for porous pavement. q. Add note that there shall be no impacts, blocking or parking in City well house parking lot or City lift station parking lot. 24. Standard Conditions: a. No building permits shall be issued until the final plat is recorded with Hennepin County.. b. Any signage shall require a separate sign permit. c. Compliance with all fire codes, including those for hydrant location and fire lane signage. d. Compliance with the ordinance regarding the location of fire hydrants, post indicator valve, fire department connections, fire lanes, and fire lane signage. e. Approved signage is required on abandoned existing water mains under buildings to identify that the water mains are out of service and inactive. f. Submit turning radius evaluations for identified fire apparatus on all drive aisles from all directions. Contact with any objects or extension of apparatus into parking spaces is not allowed. g. Height clearance for fire apparatus into and through the parking structure is required. h. Built-in fire protection of the parking structure may be required. i. All fire plan review comments and requirements including fire flow calculations shall be approved by the Fire inspector prior to any building permit issuance. j. Removal of all hazardous trees from the property at the owner's expense. k. Trees planted in the boulevard shall be the responsibility of the abutting landowner. I. Prior to issuance of building permits, the developer shall enter into a Site Improvement Performance Agreement and shall provide the required financial guarantees. m. An 8 %- x 11 -inch "As Built" Fire Protection Plan shall be submitted prior to the release or reduction of any site improvement surety. n. The City will require reproducible prints of sanitary sewer, water service, storm sewer and pond "As-Builts" for the site prior to the financial guarantee being released. o. The preliminary plat approval shall expire one year after the date of approval, unless the property owner or applicant has applied for final plat approval, or unless the applicant, with the consent of the landowner, 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. ADOPTER by the Plymouth City Council this ** day of ****, 2017, Resolution 2017 - File 2015075 Page 8 STATE OF MINNESOTA) COUNTY OF HENNEPIN) S5 The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that 1 compared the foregoing resolution adopted at a meeting of the Plymouth City Council on 2017, 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 C C CO CO C ----v CO. RD. 9 LA -1 L 1 -- CO ~per C LA -1 �'� 3: LA -1 CO �2 Z P,L LA -4 A-1 LA -4 LA -4 Location Map - 2016575 Rock Mill Management 4200 Lancaster Lane -- Four Seasons Mall Rezoning, PUD General Plan, and Preliminary Plat City of Plymouth, Minnesota 500 300 0 600 1,200 1,800 Feet Aerial Photograph - 2016075 City of Plymouth, Minnesota 440 220 0 440 880 1,320 Feet NOTIFICATION AREA MAP Buffer Size: 750 feet Map Comments: WAL-MART REAL ESTATE BUS TR 4144 Lancaster Lane North Plymouth, MN 55441 0 245 490 980 ft For more information contact: Hennepin County GIS ❑f re 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us a't! ! U•-., ,::.r• 12-118-22-41 Rollin-. Hills Aarl - d. 12-118-22-34 12-118-22-43 12-118-22-44 a , 13-1 2-12 13-118-22-tQ1 18-118-21-22 13-118- 2-21 18--22-11 18-118-21-22 rd Road - - J • _ I - - 13-118-22- i s 13-11 -42 13- i6 _ 3-118-22-4 = 13-118-22-43 13-118-22-44 Buffer Size: 750 feet Map Comments: WAL-MART REAL ESTATE BUS TR 4144 Lancaster Lane North Plymouth, MN 55441 0 245 490 980 ft For more information contact: Hennepin County GIS ❑f re 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us Agora Development — Project Narrative Project Overview The Agora project is a redevelopment of the existing Four Seasons shopping mall at Rockford Road in Plymouth. Rock Hill Management's vision for the site is to create a vibrant and inspiring community where people can live, work, stay and play. The project will include retail, restaurants, two hotels, a senior housing apartment, administrative office space and a park & ride facility. Specific project data is included in the enclosed Project Data Summary table. A tremendous amount of thought and consideration has been given to the overall aesthetic for the project, keeping in mind goals of both the neighborhood and City of Plymouth. The development team has made great efforts to comply with the guiding principles from the Four Seasons Mall Redevelopment Study. The guidelines are addressed below: Architectural 1. Building materials and colors shall be consistent and complementary throughout the site. and 2, Building materials shall be timeless, rather than based on current fashion to limit design that becomes outdated with age. It is important that the proposed buildings relate to one another in a cohesive manner. The building materials, scale and articulation of elements will be contemporary in nature but work to reinforce a sense of place. Natural materials and colors are proposed for the building exteriors, giving them a timeless quality that is also warm and thoughtful. The architectural aesthetic will be compatible with surrounding properties and exterior materials will meet the city of Plymouth's zoning guidelines for this district. 3. All facades, including rack 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 averall design, colors and textures used on the front facade. Exterior elevations will have a consistent treatment throughout the site. Rear facades of the retail buildings will have windows and similar materials to the primary front elevations. 4. For all buildings, at least two of the following elements shall repeat horizontally. Buildings with facades greater than I00 feet in length shall include at least three of the following elements, repeated at appropriate intervols, either horizontally or vertically: i. Color change. Recognizable, but not strongly contrasting, ii. Texture change. iv. Architectural variety and interest through a change in plane such as offsets, reveals, archways or projecting ribs. v. Wall plane projections or recesses. A select palette of materials will populate the building facades. Materials will have both texture and color changes on each building exterior. Buildings throughout the site include varying roof lines, wall projections and entry recesses, vertical elements, canopy overhangs, expansive glass facades, roof terraces. 5. Building elevations shall incorporate architectural features and patterns that include a pedestrian scale. The buildings will have handsome exteriors and site design that will relate to the pedestrian and provide a warm and welcoming experience for users. Whenever possible, pedestrian -scaled features such as canopies, trellises and outdoor seating will be incorporated into the project. 6. Reduction of building mass may be achieved by using a combination of the fallowing techniques: i. Variations in roofline and form ii. Use of ground level arcades and covered areas iii. Use of protected and recessed entries iv. Use of pronounced wall plane offsets and projections v. Use of focal points and vertical accents vi. Inclusion of windows on elevations facing streets and pedestrian areas vii. Retaining a clear distinction between roof, body and base of building As stated above, buildings throughout the site include varying roof lines, wall projections and entry recesses, vertical elements, canopy overhangs, expansive glass facades, roof terraces. All of these design techniques help to provide variety and interest while reducing building massing. To reduce the mass of the senior living facility, the building's Lancaster Lane fagade will be stepped down from 5 stories to 4 and the top level will be set back from the face of the bump outs to reduce the perceived scale and further emphasize their 3 -story height. 7. Desired materials include: i. Materials that are easily maintained, durable and attractive at close distances (e.g. from the view of a pedestrian on a sidewalk) ii. Materials that have an attractive pattern, texture, and quality detailing N, Brick, stone or high quality pre -cost concrete (colored and textured) iv. Metals that are matt finish and neutral or earth tone in color, • metals that ore used for exterior walls should have visible corner moldings and trim v, Transparent glass vi. Canvas awnings The buildings will incorporate durable, attractive materials. Exterior materlats will consist of masonry, metal panel, stucco, composite siding, pre -cast panels, stone and glass. Land Use & Urban Design I. The use or mix of uses shall fill market needs. There is strong demand for hotel rooms in Plymouth, particularly Sunday thru Wednesday nights, as well as Saturdays throughout the summer. The closest hotel to this site is the Crowne Plaza, which is located approximately 4.5 miles away, which contains over 30,000 square feet of meeting space, primarily focuses on meeting and group demand. Building 5 will have meeting space of 10,000 total sf which will accommodate the demand within our northern trade area. Other hotels with the same amenities are in the Maple Grove area. Unaccommodated demand (demand that cannot be accommodated by area hotels due to lack of availability within the city or choose to stay elsewhere due to less than desirable accommodations) currently utilize hotels in Maple Grove, Minnetonka, and St. Louis Park. The Project Market Area (PMA) has a senior population that is projected to grow by 7.85 over the next five years. These factors are creating demand for senior housing on this site in Plymouth. After accounting for the increase in competitive supply from new properties in the development pipeline, total unmet demand in the PMA for the senior housing is projected for 364 units in 2021. 2. The scale and intensity of use shall respect and complement the stale of adjacent residential and office commercial development, as reflected in e.g, building and parking setbacks, building height, building bulk. The uses are compatible with nearby properties and will positively impact neighboring property values. Agora will achieve the City's vision for this high-profile site. This development will allow for a zoning use buffer between the Hwy 169/ Rockford Road corridor and adjacent single-family homes, by transitioning from office/retail to hotel to residential uses and properly scaling the massing to transition to the neighborhood. The project will include connections to the existing pedestrian network and other circulation nodes. The overall quality and convenience of the mixed-use buildings and site improvements will be a major benefit to area residents. The architectural design and massing of the proposed development carefully nestles a mixed-use development within the existing site and is respectful to its residential neighbors in terms of height, massing, public realm design and landscaping. As a mixed-use project, the development has a responsibility to enhance the activity an the street, while creating a livable and engaged community serving both residents on site and from nearby neighborhoods in the city of Plymouth. The proposed retail and office uses are designed as one and two story buildings, complementing the scale of the existing homes and commercial uses. The four story hotels are positioned closer to Rockford Road and Hwy 159, furthest away from adjacent residential uses. The senior housing building is positioned in the southeast corner of the site, nearest to adjacent mufti -family uses that are three stories in height. Adding resident dwelling units at this location naturally creates a safer location, as more people will be on-site 24 hours with eyes an the street to create an energetic, safe and people - friendly hub, in place of the existing conditions today, 3. Useoble, inviting outdoorspaces shall be integrated into the development. Throughout the site there will be places for area residents to gather, exercise and also relax. The project is designed on a "pedestrian first street" model that connects a series of pocket gathering spaces organized around a large central pedestrian plaza. The pocket gathering spaces could hold rest locations., creative storrnwater management technologies, play areas, outdoor dining and public art. These gathering spaces provide other opportunities for residents and the public to actively use the outdoor environment. The main central plaza acts as the organizing hub to the entire development. It is composed of specialty paved plaza, the Wetland Walk, outdoor programs, play area and a series of unique stormwater management features that celebrate storm water conservation and stewardship. The outdoor finishes will be constructed of durable materials that exemplify the natural environment. 4. Parking shall be screened from Lancaster Larne with landscaping and where appropriate, with fencing and/or berming. Service areas shall be screened from all views. The project incorporates landscaping and screening throughout the site. Tree and planting materials will be resistant and native (Quaking aspens, oaks, redbuds, grasses and pollinator perennials). 5. Light fixtures at walkways, gathering spaces, building fronts and entries shall be pedestrian -scaled ono higher than 15 feet). The project will incorporate attractive, Nigh -quality native landscaping, lighting and exterior signage. Exterior lighting fixtures will be pedestrian scale and decorative. Prior to issuance of any building permits, an overall site lighting plan will be submitted for approval, to confirm that all city requirements have been addressed. 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. The project will have a master sign plan. Signage will have a cohesive, coordinated design. a. Outside storage and display of goods andlor merchandise shall not be allowed. Project will comply. Tra nsporta ti❑ nlCon nectivity 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. Public seating and bike racks will be located throughout the site to encourage walking and Biking. The variety of walking spaces throughout the development will be welcoming to all and encourage walking instead of driving. The use of landscaping throughout the site will minimize the "Urban Heat island" effect and help regulate the temperature of the space for onsite and offsite advantages. Walking through the site will allow the users a "park like" setting regardless if they are there for a quick errand, staying for an event or for multiple days. 2. Site access points shall be limited to current locations. The two existing curb cuts an Lancaster Lane will be reused for the project Additionally, a curb cut is proposed near Building 1 in order to provide life/safety egress. Adjacent sidewalk conditions wi11 be improved, thus supporting nearby sites and encouraging area residents to walk to for their shopping and entertainment needs. 3. Transit facilities shall be considered in conjunction with planning for site parking. A Park & Ride facility is proposed to be included within the development. 4. Development shall not exceed the capacity of the existing roadway network, unless improvements can be made to maintain the existing level of service. The following conclusions and recommendations are from the SRF Traffic Study: ■ Results of the year 2019 build condition intersection capacity analysis indicate that the study intersections are expected to operate at an overall LOS C or better during the a.m. and p.m. peak hours. ■ Westbound left -turn queues at the Rockford Road and Lancaster Lane/Nathan Lane intersection are expected to extend beyond the available left -turn lane storage under both a.m. and p.m. peak hour conditions. To reduce these queues, the signal timing plans should be updated/optimized and the westbound left -turn lane should be extended by a minimum of 75 feet. A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to sight distance, ped est ria n/bicyclist facilities, traffic circulation, and the parking layout. a. 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. b. Turning movements should be reviewed to ensure that heavy commercial vehicles (i.e. trucks/buses) will have adequate accommodations to negotiate internal roadways. c. No major issues were identified with the proposed pedestrian/bicyclist facilities or the proposed parking lot layout. ■ A right-in/right-out access on Lancaster Lane located approximately 490 feet south of Rockford Road is being considered for the proposed development. No traffic or safety issues are expected if this access is constructed. Stormwater Treatment 1. Site development shall result in less impervious surface coverage. The proposed development will transform the current 78% impervious site and incorporate a wetland pond, walking paths, infiltration basins, native plantings, tree trenches and a central plaza that can accommodate larger events such as outdoor movies, concerts and weekly farmers' markets. The current site is 78% impervious. After the site improvements, the site will be approximately 68% impervious. 2. Solutions for the handling of storm water shall; a] be amenity -driven; b) recognize both natural drainage patterns and soil limitations on the site; and cj result in an improvement in on-site water quality treatment. Per the "Minimal Impact Design Standards (MIDS)" flexible treatment options, the site will be required to achieve rate control to match existing conditions, provide non -degradation of suspended solids, removal of 60% Phosphorus, and provide volume abstraction to the extent practicable due to the poor site soil conditions. The design plan will achieve these regulations by enhancing an existing wetland into a stormwater wetland feature with a forebaythat includes an iron -enhanced sand filter bench, infiltration practices at locations where applicable, filtration practices in swales and permeable pavements, and through pollutant uptake and removal via wetland planting and harvesting. Additionally, the project team is in discussions with Bassett Creek Watershed District to enhance stormwater Best Management Practices on-site to contribute to phosphorus reductions to regional systems including Northwood Lake. if a successful public/private partnership can be established, significant nutrient loading to the regional watershed can be achieved. Preliminary storm water modeling has been presented to Bassett Creek Watershed District during partnership discussions to demonstrate that the required Onsite Treatment would remove 13.7 pounds for phosphorus. With the additional features to enhance onsite stormwater combined with the project accepting anti treating stormwater from offsite drainage areas, modeling calculations show (60% of Loading) 91.55 pounds for phosphorus can be removed. Furthermore, the proposed enhanced stormwater features will create a foundation for place -making for the site, City and watershed that will draw people to gather and enjoy the outdoor spaces and be educated about the importance of our water cycles and associated ecosystems. Energy Efficiency Rock Hill Management's intent is to construct the buildings to LEED standards, although they may not seek LEER certification. They intend to include Energy Star -rated lighting, appliances and mechanical equipment. The hotels and apartment building will supply water efficient toilets, faucets and showerheads_ Senior Living The Agora Senior Housing project is proposed to consist of 139 units of independent living with services, assisted living and memory care. See enclosed unit matrix. Common area amenities are likely to include a commercial kitchen and dining rooms, a club room, coffee nook, library, theatre room, activity areas and an exercise/physical therapy space, This community will be staffed 0n a full-time basis by a licensed clinical care team overseen by the comprehensively licensed home healthcare provider "Gentle Touch Health". Park & Ride Facility Rock Hill Management is in discussions with the City of Plymouth regarding the scope, timing and management of the proposed park & ride ramp. Currently, 200 Stalls are being proposed for park & ride use. Further specifics are not available at this time. Signage No exterior signage proposal is included at this time. We will submit for a future Master Sign Plan approval, once tenants have been committed for most buildings. The signage will have a cohesive, coordinated design and comply with the following standards: a- Five free-standing monument signs shall be allowed on the site as follows: Two (2) 35 -foot high, 150 -square foot pylon signs along Highway 169 and one (1) 35 -foot, 125 -square foot sign along Rockford Road that would include the hotel names as well and other tenants yet to be determined; and two (2) 12 -foot high, 100 -square feet signs along Lancaster Lane at the driveway entrances to the site. Signs will be set back at least 10 feet from the property lot lines. b. Wall business signage shall be allowable on two elevations of each building. c, All wall signs shall consist of individual dimensional letters and logos, and shall be architecturally compatible with the building and other signage in the development. d. Tenant signage shall consist of store business identification only. Corporate logos, emblems, display messages, and similar identifying devices are permitted provided they are confined within the sign band and do not occupy more than fifteen (15) percent of the sign area. e. Illuminated wall signs shall consist of channel letters with acrylic facing or reverse channel letters (halo lighted). Externally illuminated wall signs by a separate light source shall be prohibited. f. Wall signs shall not extend more than eight inches beyond the face to which the sign is mounted. g. Inflatable advertising devices and searchlights are prohibited. h. Temporary signage shall comply with zoning Ordinance requirements. i. Directional signage shall comply with zoning Ordinance requirements. �. Area identification signage for the project shall be permitted, in accordance with Section 21155.03, Subd. 4 (d) of the Zoning Ordinance. k. Unless otherwise approved by this resolution, exposed neon tubing for signage or accent purposes is prohibited. I. Window signs shall not cover more than twenty-five (25) percent of the window area in which they are located. Window signs shall not use neon paint, tape, chalk, or paper. m, Signage shall be shown on all elevations of a proposed building when the required PUD Final Plan is submitted, for determination of compliance with the above requirements. Site Lighting The design for site lighting will meet all requirements of the City of Plymouth zoning ordinance. Once all exterior lighting fixtures have been selected for the development and prior to issuance of any building permits, an overall site lighting plan will be submitted for approval, to confirm that all city requirements have been addressed. Landscaping The project is designed on a "pedestrian first street" model that connects a series of pocket gathering spaces organized around a large central pedestrian plaza. The pocket gathering spaces could hold rest locations, creative storm water management technologies, play areas, outdoor terraces for dining and public art. These gathering spaces provide other opportunities for residents and the public to actively use the outdoor environment. The main central plaza acts as the organizing hub to the entire development. It is composed of specialty paved plaza, the Wetland Walk, outdoor programs, seating, play area and a series of unique stormwater management features that celebrate storm water conservation and stewardship. The outdoor finishes will be constructed of durable materials that exemplify the natural environment. The tree and planting materials will be mostly native or resistant cultivars of local plant species (Quaking aspens, oaks, redbucls, grasses and pollinator perennials), A focus will be placed on plant section the follow the principle of "So undscaping', selecting plants the produce positive ambient acoustics. The use of landscaping throughout the site will also minimize the "Urban Heat Island" effect and help regulate the temperature of the space for onsite and offsite advantages. Walking and driving through the site will allow the users a "park like" setting regardless if they are there for a quick errand, staying for an event or for multiple days, The variety of walking spaces throughout the landscape will be welcoming to all. Preliminary Plat The "Agora" preliminary plat proposes 7 Lots and 1 Dutlot. See enclosed files. Lot 1: 28,102 SF Lot 2: 78,052 SF Lot 3: 55,842 SF Lot 4: 23,544 SF Lot 5: 364,889 SF Lots 6: 95,515 SF Lot 7: 95,780 SF Outlot A. 9,679 SF Total: 753,413 SF Financial Assistance Financial Assistance is being requested for this redevelopment. This proposed project is burdened by extraordinary costs not present at other similar development sites, including the costs of stormwater Management, Transit Facility and Soil Conditions. The assistance requested by the Applicant is necessary for the Applicant to receive an adequate rate of return to undertake the fully developed Agora project, including the project costs for which financial assistance is being requested. Without the assistance being requested, the Applicant's proposed Agora project as described in this Application would not be as economically feasible and would not reasonably be expected to occur solely through private investment by the Applicant within the reasonably foreseeable future. Project Phasing Upon approval of the PUD, Rock Hill Management is prepared to commence construction of the retail buildings, once construction documents are complete and building permits are issued. Developers for the two hotels will be working simultaneously to secure construction documents and building permits for those structures. Construction for the hotels is expected to take 10 to 14 months. The senior housing project will break ground in May of 2017 and have a 12 -month construction schedule. It is anticipated that construction of the site improvements will start in Spring of 2017 and be completed by Winter of 2017/2018. Loading Loading zones for trucks and service vehicles will be provided along the east side of the site between the retail building and the property line adjacent to the Hwy 169 onramp. PUD Allowable Uses The following uses are allowed within the development: • Administrative/Commercial offices • Hotels • Senior Housing and Care ■ All uses listed as "permitted", "conditional", and "uses by administrative permit" in the C-2 toning district, except for "Off ices/cl1nics for medical, dental, or chiropractic services • Brewpubs • Dining Restaurants ■ Park & Ride Required PUD Approvals Rock bill Management is respectfully requesting approval of a Planned Unit Development for the site. See enclosed table for a summary of the proposed building heights, building setbacks, parking stalls, parking setbacks to lot lines, {parking setbacks to buildings, parking stalls size, drive aisle widths and number of drive-thru window stacking spaces. Building Heights The C-2 zoning ordinance allows buildings up to 30 feet in height. There are four proposed buildings that will exceed the 30 feet height limit. Building 2 is proposed at 51'-8" with a projecting parapet that extends to 61'-6", Building 5 will have a portion of the structure that extends to 33', Building 6 will have a 44 -foot -tali structure (there is a small portion of the building that extends to 52 feet for a signage opportunity) and Building 7 will have heights of 45 and 56 feet. These tatler buildings are positioned either to the east of the site near the highway or in the southern corner of the site, adjacent to existing multi -family buildings. Building Setbacks The C-2 zoning ordinance requires a 35 -foot front yard setback and a 15 -foot setback for rear and side yards. Due to the irregular parcel configuration and the need to use the existing foundations of the retail building, the applicant is asking for some flexibility of the setback requirements. Parking Setbacks The applicant requests approval of drive aisles that provide less than the required 10 feet of setback and parking areas that provide less than the required 20 feet of setback. See enclosed table for parking setback dimensions. On the east side of the site, the applicant is reusing the existing foundations of the retail building because of very poor soils. These existing conditions do not allow parking and drive aisles to be provided, unless the setback from the building to the parking can be reduced. On the northwest portion of the site, the parcel shape is very irregular and would be very difficult to use if deviations from setback requirements were not granted. The applicant is trying to reuse the "panhandle" part of the site fora hotel use. The parking areas will beset back less than 10 feet from the north property line, due to the very narrow shape of the site. Shared Parking A summary of the anticipated hours of operation of each use is included in the enclosed table. The hotel uses will have heave parking use in the early mornings and late evenings. The retail and office uses will have heavy parking use during the mid-day which will offset nicely with the hotel uses. The senior housing building will have a very low parking demand due to the resident population and will accommodate its own parking needs within the building. It is expected that the coffee shop use will require very limited parking, as most patrons will use the drive-through facility. The proposing total parking stalls provided on the Agora site is will adequately accommodate all uses, especially considering that many nearby residents who frequent the businesses are likely to walls or hike to the site. Fire Code - Access Road Alternate Design Chapter 5, section 503 in the 2012 International Fire Code indicates that fire apparatus roads shall extend within 150' of all portions of the exterior walls of the building. The Exception indicates that the fire code official is authorized to increase the dimension when a sprinkler system is installed. We are proposing a mixed-use building consisting of Group 5-2 parking at the sub -level, Groups 1-1, A-2, A-3, and R-2 on level 1, and Groups 1-1 and R-2 on levels 2 through S. We are utilizing the 510,2 special provision and separating the construction type at the level 2 floor framing. The building will be fully sprinkled per NFPA 13. We are assuming the rest of the site design will provide afire apparatus access road to the interior of the larger site. We are providing 13`-5" clear for fire truck access under the porte cochere, and the site civil will coordinate hydrant locations with the fire department. �� I E N G I N E E R S PLAt, NER5 ❑ ESIGNER5 Memorandum Cgnsullin& Group, InC. SRF- No` 0169345 To: Steve]uetten, Community Development Director City of Plymouth From: Emily Gross, PE, Senior Engineer Matt Pacyna, PE, Senior Associate Date: December 14, 2016 Subject: Four Seasons Mall Redevelopment Traffic Study Introduction SRF has completed a traffic study for the proposed Four Seasons Niall Redevelopment located in the southeast quadrant of the Rockford Road (County Road 9) and Nathan Lane/Lancaster Lane intersection in the City of Plymouth (see Figure 1: Project Location). This study is an update to the Faun Seasons ll+la!! Trafie Stip: tuting Conditions Analysis (dated January 2011) and the Tra(jic Study oJ* tbe Illustratme Redetvelopment Scenarios of the Fonr Seasons !ball Site (dated September 2011). The main objectives of this study are to review existing operations within the study area, evaluate traffic impacts of the proposed development, and recommend any necessary improvements to accommodate the proposed development. The following information provides the assumptions, analysis, and 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 intersection turning movement counts, field observations, and an intersection capacity analysis. Data Collection Peak period turning movement counts were collected by SRF on Tuesday, August 2, 2016 at the following study intersections; • Lancaster Lane and Existing Four Seasons Mall North Access • Lancaster Lane and Pilgrim Lane/Existing Four Seasons Mall South Access • 36th Avenue and Lancaster Lane 19 36th Avenue and K�il.mer Lane ONE C1LUSON PARKWAY, St117'i-. 150 1 MINNLA1101.I5, AIN 53447 1 763.475.0010 1 z 169 Z7. 7, -4 A W#- - ---------- iAl Project Location Y owl J� E E fA, V:�I Project Location Com 11 i ng C.—up, J Four Season's Mall Redevelopment Traffic Study City of Plymouth 0169345 December 2018 6e W* 411 M-1 Figure 1 Steve Juetten, City of Plymouth December 14, 2016 Four Seasons MAH Redevelopment T'rafFic Study Page 3 Recently collected turning movement counts at the remaining study intersections were utilized at the Rockford Road and Lancaster Lane/Nathan Lane, the Nathan Lane and Frontage Road, and the 36th Avenue and TH 169 interchange intersections. These counts were collected in March/April 2016 and include traffic generated by the schools near the study area. Since school traffic influences area study intersection operations, the August 2014 traffic volumes were adjusted to represent existing year 2016 conditions with school in session. In addition, historical annual average daily traffic (AADT) volumes within the study area were provided by the lfinnesota Department of Transportation (MnDOT). Observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed litnits, and traffic controls). Currently, Rockford Road is a four -lane divided roadway with a posted speed limit of 45 miles per hour (mph). Lancaster Lane is a four -lane divided roadway that transitions to a two-lane undivided roadway south of Pilgrim Lane. The posted speed limit along Lancaster Lane is 30 mph. 35th Avenue is a two-lane undivided roadway west of the study area and transitions to a four -lane undivided roadway east of Lancaster Lane. The posted speed limit along 36th Avenue is 30 mph. Pilgrim Lane and Kilmer Lane are two-lane roadways with no posted speed limit The Rockford Road and Lancaster Lane/Nathan Lane, Nathan Lane and Frontage Road, and the 36th Avenue and TH 169 interchange intersections are signalized, while all other study interscctions are side -street stop controlled. It should be noted that TH 169 is Functionally classified as a principal arterial, Rockford Road is functionally classified as a minor arterial, and 36th Avenue is functionally classified as a major collector. Lancaster Lane and Pilgrim Lane are both classified as nunor collectors. Existing geometrics, traffic controls, and volumes within the study area are shown in Figure 2. Existing Intersection Capacity Analysis .An existing intersection capacity analysis was completed using Synchro/SimTraFfic software (V9.0) to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Sm ice (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LDS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table L LDS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LDS A though LOS D is generally considered acceptable in the Twin Cities area. Table 1. Level of Service Criteria far Signalized and Unslgnalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle (seconds) Average Delay/Vehicle lsecondsy A 5 10 LC 10 6 X10-20 X10-15 C >20-35 X15-25 D >35-55 X25-35 E X55-80 X35-50 F > 80 > 50 16gLEGEND Or XX - A.M. Peak Hour Traffic Volumes r- (XX)- P.M. Peak Hour Traffic Volumes 26 38 { �, 0 tit Signalized Intersection 137 (187) Side -Street Stop Control Intersection pwkinq Lot Access ,,i4`:'.-' - �_N110 FX1- Existing Average Daily Traffic PF N Frontage Rd '—/.F (187) 92 T T. 3 27,500. Z 3, 200 ._ AtT A m cwi+ L253 (4 34) 9�.• i .d. S X725(737)t a'a�.' y1 '�:-•.. r�►_ - C Fi ~ 68 (102) `e,. MH9 _ i (185)174- (684)603- §(6144) 485)174 (684)603(64) 21OF LX f N y 0 (a) +0 (o) Orlverra o ss (4) ° (0} )0 { p� r P, 7�9$ j[� ry•sf1 i •.� `.4 `91�� �� 94,800 ! 44 {220} +`�. r ,;,� � S 251 (154} r �-- 367 (285) 334 (334) 36th Ave N+ (9) 36- - N (100) 162 0 {293} 541 4 401 (463) rn w326 (439} {411 } 618 N s (.M; 41 (91) { 120 (92) w o 2 361h Aire 36th Ave 44 N (369) 629_-.P v ► (284) 486 - (34) 40 o „ (147) 197 �► JIF 2 LA W ►� I Existing Conditions La su111ns Groups Inc. Four Season's Mall Redevelopment Traffic Study 0169345 City of Plymouth December 2016 Figure 2 Steve Juetten, City of Plymouth December 14. 2016 Four Seasons Nb1i Redevelopment Traffic Study 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 that all study intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours with the existing traffic controls and geometry. No significant queues or side -street delay were observed in the field or traffic simulation. It should be noted that during both the a.m. and p.m. peak hours, the southbound 95th percentile queues at the Rockford Road and Lancaster Lane/Nathan Lane intersection extend approxarnately 200 feet and 180 feet, respectively. These queues occasionally (i.e. less than five percent of the peak hour) impact the Nathan Lane and Frontage Road intersection. Table 2. Existing Intersection Capacity Analysis Intersection A.M. Peak Hout P.M. Peak Hour L05 Delay LOS Delay Nathan Lane and Frontage Road R 5 sec. A 6 sec. Rockford Road and Lancaster Lane/Nathan Lane C 24 sec. C 26 sec. Lancaster Lane and North Access") AIA 2 sec. A/A 7 sec. Lancaster Lane and Pilgrim Lane/South Access 11) AIA 6 sec. AIA 6 sec. 36th Avenge and Lancaster Lane i} A/C 17 sec. A/A 8 sec. 36th Avenue and Kilmer Lane f1) A/A 7 sec. AIA 8 sec. 36th Avenue at West TH 169 Ramps B 16 sec. B 11 sec. 36th Avenue at Fast TH 165 Ramps A 8 sec. A 9 sec. i I. Indicates an unsignahzed 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. Year 2019 No guild Conditions To understand how general background growth and area planned developments are expected to impact the s tudy intersections, year 2019 no build conditions were reviewed. The year 2019 represents one year post construction of the proposed development. The evaluation of the year 2019 no build condition includes traffic forecast development and an intersection capacity analysis. Steve]uetten, City of Plymouth Pour Seasons Mall Redevelopment TrafGC Study Year 2019 No Build Traffic Forecasts December 14, 2016 Page G To account for general background growth in the area, an annual growth rate of one (1) percent was applied to the existing peak hour traffic volumes to develop year 2019 background traffic forecasts. This growth, rate is consistent with recent traffic studies and historical ADT growth in the study area. In addition to general background growth, there are plans to reopen Pilgrim Elementary School as a magnet (K-3) school in the year 2017. Due to the proximity of the school (located along Pilgrim Lane between 37th Avenue and 38th Avenue), trip estimates for the school were generated and distributed throughout the study area. At the time of this study, detailed information regarding school hours, student enrollment, and student address information was not available. However, school hours are expected to start during the a.m, peak hour and end during the afternoon before the p.m. peak hour of the adjacent roadways. Based on historical student enrollment data at the elementary school prior to closing and discussion with City staff, approximately 400 students were assumed to be enrolled at the school in the year 2019. Trip generation estimates were developed Eor the a.m. and p.m. peak hours and a daily basis. The estimates shown in Table 3 were developed using the fnstiti►te of Tranportatiarr Engisrrrs (=-) Trip Generation Manual, Ninth Edition. Results of the trip generation estimate indicate the school is expected to generate approximately 180 a.m. peak hour, 60 p.m. peak hour, and 516 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 3, Which was developed based on existing travel patterns and engineering judgment. Resultant year 2019 no build condition traffic volumes are shown in Figure 4. Table 3. Trip Generation Estimates A.M. Peak P.M. Peak Land Use Type (ITE Code) Size Hour Trips Nota "trips Daily In Out In Gut Trips Elenientaiy School (520) 400 Students 99 81 29 31 516 Year 2419 No Build Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate the year 2019 no build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraFfic software. Results of the intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to operate at an overall LOS C or better during the a.m. and p.m. peak hours with the existing traffic controls and geometry. It should be noted that during both the a.m. and p.m. peak hours, the southbound 95th percentile queues at the Rockford Road and Lancaster Lane/Nathan Lane intersection extend approximately 205 feet. These queues occasionally (i.e. less than five percent of the peak hour) impact the Nathan Lane and Frontage Road intersection. .F + • .��. .. _ �s � I - • �q b Ser � �,�,,,r, i ' � c . • + 169 `` ' ► ,�' IT i 4' : •, ' 1�.ir" till. ` _ _ a y r Projects .r Location IftAr f %_ e k• �� Y IJ fit, '► Residential `� :�! �'� ►� :. r. Neighborhood' i' Yc'� +.■ s _" rte, ,. r, 10% ���� sr 1. - i,~ �j1c• '�. `a � �' Pilgrim Lane { Elementary School _+fir ,i �� ■ � i. '►err" � � ' `... r��l �r E + � � � ��i i VWC � �'� r r Fes' .�I�}�. f� •x�`� f� f� + l �.*, �� r, t 169 Zvi IV m Y i IWW Sir V IK1 I School Directional Distribution (.un<uffing'u,�. Four Season's Mall Redevelopment Traffic Study Figure 3 0189345 City of Plymouth December 2016 a C O G U a m' z CA JlPla!rkinq 7�� 169LEGEND i_ D s• XXYear 2{)19 Estimated A.M. Peak Hour `�' Traffic Volumes L 25 {40){XX) - Year 2019 Estimated P.M. Peak Hour 140 (195) ''' ' # Traffic Volumes :;� ., '' .• - B - Signalized Intersection M Frontage Rd -�/ _ f F'0.. - , ,.� x`r Q - Side -Street Stop Control Intersection (195} 95 T F i ; Year 2019 No Build Condition w , Estimated Average Daily Traffic ovrry m 9t 260 (445) CO 0 O a� 745 (760) till x 900 (115) AEis (0) 0 (190)180 `T, rim J (705} 620 0 l o (7 0) 35 r_ th a a ovrry m 1 r, 0(Ol o (a) (5) 0 ♦� (0) 0► 44 4 (0) 0 a rn `T, rim J rr l o rte.. 3 v te�.'r`r-FR O Cj m 3 LO w L",a 'L 45 (225) �— 400 (300) Ave (10) 35 {310}575 28,50V 3,600 - er �• _. `x,01 tk4,i� 1L, . 435 (465) 40 (95) (385) 665 (35) 40� L, a cn xv Year 209 No Build Conditions �,'�ng ;,.' Four Season's Mall Redevelopment Traffic Study 0169345 City of Plymouth December 2016 of Y 'braj i mm F 95,400 r N = O A LNTI CWIi 355 (460) 44 4 125 (95) s `T, rim J l o �• _. `x,01 tk4,i� 1L, . 435 (465) 40 (95) (385) 665 (35) 40� L, a cn xv Year 209 No Build Conditions �,'�ng ;,.' Four Season's Mall Redevelopment Traffic Study 0169345 City of Plymouth December 2016 of Y 'braj i mm F 95,400 r N = O A LNTI CWIi 355 (460) 44 4 125 (95) Avg (295) 510 —1; (155) 210 zwr i T 260 (160) Ave 355 (345) (105) 165 (425) 645 ry a Vr 4 av � V � Figure 4 Steve]uetten, City of Pivirnnouth Four Seasons Mall Redevelopment Traffic Study Table 4. Year 2019 No Build intersection Cauacity Analvsis December 14, 2016 Page 9 Intersection A.M. Peak dour P.M. Peak Hour LOS Delay LOS Delay Nathan Lane and Frontage Road A 5 sec. A 7 sec. Rochford Road and Lancaster Lane/Nathan Lane C 25 sec. C 27 sec. Lancaster Lane and North Accesslli A/A 2 sec, A/A 7 sec. Lancaster Lane and Pilgrim Lane/South Access U, A/A 6 sec. A/A 6 sec, 36th Avenue and Lancaster Lane,lp A/C 20 sec. A/A 9 sec. 36th Avenue and Filmer Lane+ri A/A 7 sec. A/A 9 sec. 36th Avenue at West TH 169 Ramps 8 18 sec. 6 11 sec. 36th Avenue at East TH 169 Ramps 6 10 sec. B 10 sec. X11 Indicates an tinsignalized intersection with side -street stop control. where the Overall LOS is shown followed by the worst approach LRS. The delay shown represents the worst side -street approach delay,. Proposed Development The proposed Four Seasons Nlall Redevelopment is located in the southeast quadrant of the Rockford Road and Nathan Lane/Lancaster Lane intersection in the City of Plymouth. The site is currently a vacant neighborhood shopping center. Up until 2008, the former Four Season's Mall parking lot was utilized as a park -and -nide. Since 2008, the site has continued to informally operate as a park-and-ride. A 100 -space transit park-and-ridewill be incorporated in the development plans and will coincide with the full closure of the Nathan Lane Park -and -Ride, located north of Cub Foods. As previously mentioned, the site is expected to be fully built by year 2018. Therefore the proposed development was evaluated under year 2019 conditions (one year post construction). The current development proposal (shown in Figure 5) consists of two hotels (one 95 -room and one 100 -xoom), approximately 77,967 square feet of retail space (including restaurant, coffee shop, bank, and general retail uses), and 19,864 square feet of office space. A 139 -unit senior housing development is also planned for this site, but will be built by a separate developer. It should be noted that based on discussions with City staff, 65 -units were assumed to be independent living and 74 -units were assumed to be for assisted living/memory care. For purposes of this study, the senior housing development was assumed to be built under year 2019 conditions. Year 2019 Build Conditions To help determine impacts associated with the proposed development, traffic forecasts were developed for year 2019 conditions (i.e. one year after expected completion). Year 2019 build condition traffic forecasts are the resultant of the year 2019 no build traffic forecasts and traffic generated by the proposed development. The evaluation of the year 2019 build condition includes traffic forecast development and an intersection capacity analysis. Lw4 Pj !j Site Plan 'IJ ft' Four Season's Mall Redevelopment Traffic Study 6159345 City of Plymoulh December 2016 Figure 5 � ''li I !■! 4P�ln�RifpGf � 'II! �� f4�CrW�3 f I<RS olrt0.�d1 ■ •pNMH+W� 11� ' ` V ® ��_�r.•�_�v_—ter_. Lw4 Pj !j Site Plan 'IJ ft' Four Season's Mall Redevelopment Traffic Study 6159345 City of Plymoulh December 2016 Figure 5 Sreve]uetten, City of Plymouth Four treasons Nfall Redevelopment'T'raf6c Study Year 2019 Traffic Forecasts December 14, 2016 Page 11 To account for traffic impacts associated with the proposed development, trip generation estirna.tes were developed for the a.m. and p.m. peak hours and a daily basis. The estimates were developed using the ITE Trip Generation Manual, Arinth Edition, except for the park-and-ride trip estimates, which were based on local data collected at park-and-ride transit facilities in the Twin Cities area. Trip generation estimates were also identified for the existing site for comparison purposes and to understand the net new system trips. As shown in Table 5, results of the trip generation estimates indicate the proposed development is expected to generate approximately 500 a.m. peak hour, 573 p.m. peak hour, and 6,970 daily trips. These trip generation estimates include a 20 percent multi -use reduction based on the methodology described in the ITF, Trip Generation Manvai, Nin1h Edition. This approach was applied to account for vehicles utilizing more than one land use. Taking into account the existing site trips, the resultant net new driveway counts are approximately 481 a.m. peak hour, 555 p.m. peak hour and 6,845 daily trips. Table 5. Trip Generation Estimates Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips Daily Trips In Out In but Existing Actual Driveway Counts "I N/A 18 1 5 13 125 Proposed ,a} Hotel (310) 100 rooms 25 17 24 24 654 Hotel (311) 95 rooms 16 13 14 17 372 High -Turnover Restaurant (932)1 16,409 SF 78 64 78 52 1,669 Coffee/ Don Gt Shop (912) 1.696 SF 75 72 28 28 1,375 Drive -In Bank (912) 2 drive-thru lanes 9 6 26 27 223 General Retail (820) 57,746 SF 27 17 82 89 1,973 Office (710) 19,860 SF 22 3 4 20 175 Park -and -Ride{ -31 100 spaces 35 2 3 31 193 Senior Housing (252) 65 units 4 "r 7 1 6 179 Assisted Living (254) 74 beds 5 3 5 7 157 Subtotal 296 204 272 301 6,970 Existing Trips (-18) (-1) (-5) (-13) (-125) Net New System Trips 278 203 267 288 6,845 t11 Based on a con) hination or actual driveway counts collected in August 2016 and ITE Estimates (daily only). 12; A 20•percent muitkise trip reOuction was applied to the proposed land use trip gelleratjon estimates. 13:l Park-and-ride trips were generated based on data collected at other Twin -Cities park-and-ride transit facilities. Steve _]uetten, City of Plymouth December 14, 2016 Four Seasons Mall Redevelopment Traffic Studd- Page 12 A portion of the development trips are expected to be from vehicles already traveling along Rochford Road or Tl -1 169 that will now divert their trip to the proposed development before continuing on to their destination (i.e. pass -by trips). Pass -fay percentages for each land use from the fl F Trip Generation Alanual, Arinlli Edition were utilized as well as engineering judgment. Pass -by trips were applied to trips generated by restaurant (23 percent), coffee shop (70 percent), bank (32 percent), and retail (34 percent) uses. No pass -by percentages were applied to trips generated by the hotel, office, seruox housing, or park-and-ride transit facility. To determine how vehicles are expected to travel throughout the study network, a directional distribution was developed for the proposed development. The proposed land uses are expected to have unique directional distributions based on the type of patrons expected (regional, local, or park- and-ride trip). In general office, hotel, and residential land uses are expected to have a regional directional distribution since patrons typically travel farther distances to these types of uses. Retail, restaurant, coffee shop, and bank patrons are expected to have a local /community based directional distribution due to the proximity to their residences. The park-and-ride directional distribution is based on rider information provided by Metro Transit. The trips generated were distributed throughout the area based on the directional distributions shown in Figure 6, which was developed based on existing travel patterns, ridership data, and engineering judgment. The resultant year 2019 }weal: hour traffic forecasts, which includes the general background growth and traffic generated by the planned Pilgrim Elementary School and proposed development, are shown in Figure 7. It should be noted that the year 2019 build traffic volumes account for the closure of the existing Nathan Lane Park -and -Ride. Year 2019 1Mersectlon Capacity Analysis To detcrxninc how the adjacent roadway network will accommodate the year 2019 traffic forecasts, an intersection capacity analysis was completed. Results of the year 2019 intersection capacity analysis shown in Table 6 indicate that the study intersections are expected to operate at an overall LOS C or better during the a.m. and p.m. peak hours with the existing traffic controls and geometry, except at the Rockford Road and Lancaster Lane/Nathan Lane intersection, which is expected to operate at an overall LOS E during the p.m, peak hour. To address the operational issues the signal timing splits were optimized at the Rockford Road and Lancaster Lane/Nathan Lane intersection, As shown in Table 6 with the signal timing improvements, the Rockford Road and Lancaster Lane/Nathan Lane intersection is expected to operate at an overall LCIS C during both the a.m. and p.m. peak hours. W, Z ti - 2010 [10%] cow •. CC � • r'q�•'• �'�`r+a � t 15/a M t 01j � ity '` =z. ^ q� 15°10 [25%] .f �yror �" ' I c 15 /a �.. (20%�: r` r r (2o°oa) .1!. 10% fy M. AT, ti �i + Project Location .• ' ' • i`'_ '� • '� [10%] f16iy? L s :Y b /}ijt.�•s►� "1 tt1�. dry lJa�t �. C � yJr. ��,� •� 1 WK .#'-• [ 7 0 10 (10°In) 'r* _ s ^� K• �4�[ri tl ''S 15% _" '` ,�� � _ � ice." ". f ,..- _� _• r� �, � - � -- -- � 5O10 r fes' - �' ryl •�� � � 1 i 20%-_iie COI .rte � � � � •ivy 'k= .Ts i:.• �j_ ��1�{��- + n 'may• .l,• , �. �. .•. r C f * `." �ii,++ t 3L i (1 0%) _ i" • �� � ■mow., LL tz LEGEND r �• '�•�, w XX% - Regional Traffic Distribution ' •r �r. (XX%) -Local Traffic Distribution - ,�,-: k �i ;� •,, {sr . rt '. d [XX%] - Park and Ride Traffic Distribution "`' W Oc� I Directional Distribution Figure fi Consult"s roup. Inc Four Season's Mall Redevelopment Traffic Study olsssas City of Plymouth December 2016 169 LEGEND 1= w m XX - Year 2019 Estimated A.M. Peak Hour z v r 9pp Traffic Volumes 25 {afl} ., { y (XX) - Year 2019 Estimated P.M. Peak Hour Traffic Volumes l� ly 14D {195) $ - Signalized Intersection y Parki LotAocess _„ N Frontage Rd _ - r►-..� I G - Side -Street Stop Control Intersection {195} 95 y:,r•t ,j : ; FX1xW Year 2019 Build Condition Estimated Average Daily Traffic Cil N .' s� � 7 r 1 _r .• • -i` ,! '� bi fRl Vii 4 -•. .—.. �'�� �� '�.*�-- � `�`r� aY 4�j�., 39,200 24,ODU' r_ - i , " ! -^ is [l1 CJs m 5 r i s a W 260 (455) a o y 720(7 5) : %4>f�•. = - �' �! x 225 (240) % i' 3 »;� Fj:� s• -t (190} 170 i Y s .,3 .+ ti�K y �',i" ='r ► . i $ � (880] 595 ; IN ?� y. E {130} 105 � � � • ; ! � �� !�, O O v [ = _ %7 $ V - �, ' ,{•. 3 tit _ e N � W � � Y e ' ■ . 4 Ch110 (155} ri r� ��� 65 ���� Orivewa co Fh' �"c �' NOrm 56 •F.� (5) 0 Mir t ` �T•{� '_" - s r.�.. _ rs po rn L 16,00 is • �'L:�lel--S- -r' .! _ - .+1�� � f' � � •,xf�'`.�:".. .fir•.- ANN 0 260 (160) 75 (255) t+ 36th Ave 375 (365) !-- 400 (300) N o h Ave c 6 v (105) 165 20) {310] 575 460 {510} o 01 385 (485) (445} 660-0U-40 (95) 4 J - 125 (95) y' N 4� C)' 36th Ave 36th Ave N (410) 675 Fye {315} 520 f„ (35) 40 o L" (155) 210 .3 Year 2019 Build Conditions Four Season's Mall Redevelopment Traffic Study Figure l 0169345 City of Plymouth December 2016 Steve Juetten, City of Phmouth Four Seasons Mall Redevelopment Traffic Study Table 6. Year 2019 Build Intersection Capacity Analysis December 14, 2016 Page 15 Intersection A.M. Peak Hour P.M. Peak Noor No Improvements Signal Timing Improvements No Improvements Signal Timing improvements LDS (Delay) LOS (Delay) LOS (Delay) LOS (Delay) Nathan Lane and Frontage road A (5 sec.) A (5 sec.) A 17 sec.l A (7 sec.y Rockford Road and Lancaster Lane/Nathan Lane C (29 sec.) C (28 sec.) E {67 serf C (31 sec.) Lancaster Lane and North Access''' A/A (6 sec.) A/A (5 sec.) A/A (11 sec.) A/C (15 sec.) Lancaster Lane and Pilgrim Lane/South Access °' AIA (8 sec.) A/A (9 sec.) A/A (9 sec.) A/A (8 sec.) 36th Avenue and Lancaster Lane I A/C (22 sec,) A/C (24 sec. A/A (9 sec,) A/A (9 sec.) 36th Aventie and Kilmer Lane I" A/A (9 sec.) A/A (9 sec.) A/B (11 sec.) A/B (14 sec.) 36th Avenue at West TH 169 Ramps B {18 sec.) B (18 sec.j B 111 sec.) B (11 sec.) 36th Avenue at East T .169 Ramps A (9 sec.) A (9 sec.) B (10 sec.) 6 (10 sec.) While no significant queues or side -street delay are expected under year 2019 build conditions once the signal timing improvements have been implemented, the Following should be noted at the Rochford Road and Lancaster Lane/Nathan Lane intersection: Southbound queues are expected to extend approximately 200 feet during the a.m. and p.m. peak hours respectively (also occurs under existing and year 2019 no build conditions). These queues occasionally (i.e. less than five percent of the peak hour) impact the Nathan Lane and f=rontage Road intersection. 0 Westbound left -turn queues are expected to extend beyond the available left -turn lane storage under both a.m. and p.m. peak hour conditions (95th percentile queues estimated to be 240 feet and 260 feet during the a.m. and p.m. peak hours, respectively). The existing westbound left -tum lane has approximately 200 feet of storage. To reduce these queues the westbound left -turn lane should be extended by a minimum of 100 feet (total of 300 feet of storage). Year 2036 Conditions To understand the long -tern traffic operations in the study area year 2036 conditions were reviewed (year 2036 represents 20 -year forecasts). The evaluation of the year 2036 no build and build condition includes traffic forecast dev elopment and an intersection capacity analysis. Year 2036 Traffic Forecasts To account for long-term general background growth in the area, an annual growth rate of one-half (0.5) percent was applied to the year 2019 no build peak hour traffic volumes to develop year 2036 background traffic forecasts. This growth rate was developed based on a review of the historical traffic volumes (trend line analysis), Hennepin County Forecasted Year 2030 average Daily Traffic (ADT), and year 2040 traffic forecasts developed for the Slue Line Light Rail Transit (BLR-1) study. Steve luetten, City of Plymouth December 14, 2016 Four Seasons Mall Redevelopment Traffic. Study Page 16 In addition to background traffic growth, the year 2036 traffic forecasts includes trips generated by the planned Pilgrim Elementary School (no build and build conditions) and the proposed development (build conditions only). Resultant year 2036 no build and build condition traffic volumes axe shown in Figure 8 and Figure 9, respectively. Year 2436 Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2036 no build and build traffic forecasts, an intersection capacity analysis Nvas completed using Synchro/SimTraffic software. It should be noted that the signal timing and westbound left -turn lane improvements at the Rockford Road and Lancaster Lane/Nathan Lane intersection were assumed to be implemented under year 2036 build conditions. Signal timing optimization was also assumed at the 36th Avenue and TH 169 interchange intersections under year 2036 conditions. Results of the intersection capacity analysis shown in Table 7 indicate that all study intersections are expected to operate at an overall LDS C or better during the a.m. and p.m. peak hours with the existing traffic controls and geometry. No significant queues or side -street delay are expected under year 2036 conditions. However, it should be noted that during the p.m. peak hour under year 2036 build conditions, westbound left -turn queues are expected to extend approximately 300 feet. Furthermore, the southbound queues identified under existing and year 2019 conditions at the Rockford Road and Lancaster Lane/Nathan Lane intersection are expected to increase under year 2436 conditions for both no build and build conditions. The increase is expected to be approximately 10 to 15 feet. Table 7. Year 2433 Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour No Build Bulld No Build Build LOS (Delay) LOS (Delay) LOS (Delay) LOS (Delay) Nathan Lane and Frontage Road A (6 sec.) A(6 sec.) A (7 sec.) A (8 sec_) Rockford Road and Lancaster Lane/Nathan Lane C (27 sec.) C (27 sec.) C (28 sec.) C (33 sec.) Lancaster Lane and North Accessi A/A (2 sec.) A/A (6 sec.) A/A (9 sec.) A/C (15 sec.) Lancaster Lane and Pilgrim Lane/South Access A/A (6 sec.) A/A (9 sec.) A/A (7 sec.) A/B (10 sec.) 36th Avenue and Lancaster Lane"' A/❑ (26 sec.) A/€} (29 sec.) A/A (9 sec.) A/B (13 sec.) 36th Avenue and Kilmer Lane l A/6 (11 sec.) A/C (17 sec.) A/B (1.2 sec.) A/C (15 sec.) 36th Avenue at West TH 169 Ramps C (22 sec.) C (23 sec.) B (12 sec.) B (12 sec.) 36th Avenue at East TH 169 Ramps B (14 sec.) B (14 sec.) B (10 sec.) 8 (10 sec.) S1) Indicates an unsignaIized intersect;on wars side -street stop control, where She overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay t~rte"� LEGEND Z 169 o — ^a f " t, XX - Year 2036 Estimated A. M. Peak Hour r 0 Traffic Volumes { =: v °� L 30 (�.':�� (XX) - Year 2036 Estimated P.M. Peak Hour j 155 {2211Q) Traffic Volumes r... �. � i i 7 r _ _ .,,. ` Parkin Lot Access _� F 1 - Signalized Intersection N Frontage Rd ' -!� +: O - Side -Street Stop Control Intersection (210) 105 r - Year 2036 Build Condition Estimated Average Daily Traffic 00 o [n ih N X• h• 39,000 - f s • tir ^. t . i -r` r 4 3i 904 rn m o L 285 {485},'' o cn 8 815 {825} ♦ • ,... ti L �` r" 1 � r 1 Q5 {125} ' �K f` ►�'yy � � 'r � xi: -���' ( 210) 195 `� '" �j t 0 (765) 675---*' {75) 40-� 41 vO v kf 441 MO I(uo) ra eS� J [, ❑ `4J1 5y 4 .;lr- •i Drirewa Q ( 0) 9 Access 1�►, (5) 0 (0) 0 o v w �� 4 rz5, T� Cn (0) 0 i V w r:� ` CD 96,700 n f r 3 m r S ,r c w 280 (175) oCnL 50 {245} N" H 835 {375} Z 430 (325) W 36th Are N 361h Av4 w m (110) 180 i � (10) 44 (465)100 u' o {335) 62Q ►— 470 (525) o to o q�� 385 (500) �6 45 (100) J 135(10,9) N Q -4 2 tj v o 36th Ave 36th Are r (420) 720—. f r► (320) 555 (40) 45� � o (165) 230 �► � ' h x -v R 004 Year 2436 No Build Conditions E.,,,tuieF„5'Uil.,,, . Four Season's Mall Redevelopment Traffic Study Figure $ 0769345 City of Plymouth December 2016 Rd ro" w Z d � L 285 (485) c" "' 83 785 (800) 0 oY f~— r 230 (250) s � ut cn o 30 (40) (745) 650 155 (210) firking Lot Access Ad N (�40) 11a� N Frontage R (210} 105 Tr�- N O u0°i c°°n r 'aCn O Ctt cvNn - ro" w W 7Z v ov Cq 4j[ Ch I4 ■ Y flnvewa � L 285 (485) c" "' 83 785 (800) Fi 1 f~— r 230 (250) s � (205) 185Ir �W� cn (745) 650 I `n i 8 o (�40) 11a� cro - 4 C�AfI ry - L9y� r 65 ,,yl CS .�O irgSf 'q - ` 97,300 �r ` • 17 A-- 500 (555) *;--45 (100) 36th Ava W 7Z v ov Cq 4j[ Ch I4 ■ Y flnvewa 9 110 (755} + fl (0} 15 (20} N (440) 735 (5) 0 North AcloAaw IF (40) 45--j� (a) a � (0)a �W� cn - V `n i cro fi N O r 'aCn O Ctt n �~ "' cn t 75 (275) m 430 {325} CO 36th Ave cl qw0 (20} 50 � (335) 620 ry - L9y� r 65 ,,yl CS .�O irgSf 'q - ` 97,300 �r ` • 17 A-- 500 (555) *;--45 (100) 36th Ava (485) 715 bp N (440) 735 Zn rn (40) 45--j� Q � o v � a - V 2 S r Year 2036 Build Conditions Lor�� ( p7 Four Season's Mall Redevelopment Traffic Study 0169345 City of Plymouth December 2016 XX - Year 2036 Estimated A. M. Peak Hour Traffic Volumes (XX) - Year 2036 Estimated P.M. Peak Hour Traffic Volumes 9 - Signalized Intersection Q -Side Street Stop Control Intersection - Year 2036 Build Condition Estimated Average Daily Traffic �Iry l eiff y�Jrr � i z•' �rs± s: W N = o � n W rs o 9 w 415 (525) Ave 4 155 (105) (345) 565 (165} 230 ' 280 (175) Ave 404 (395) (110) 185- (485) 715 bp o Zn rn o � a Figure S Steve ]uetten, City of Plymouth Four Seasons Mail Redevelopment "Traffic Study Site Plan Review December 14, 2016 Page '19 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, 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 There is an existing trail along the east side of Lancaster Lane between Rockford Road and 36th Avenue. The proposed site plan includes a path along the east side of Lancaster Lane for the extent of the property limit, which will provide connections to the proposed land uses. Sidewalks paths connecting parking areas to proposed land uses are also indicated on the site plan. Traffic Circulation Heavy commercial vehicles (i.e. trucks/buses) are expected to enter the proposed development via both the north and south access locations. Turning movements should be reviewed to ensure that these vehicles will have adequate accommodations to negotiate internal roadways. 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. Parking Layout No issues were identified with the proposed parking lot Iayout.. Alternative Access Review .A right-in/right-out access on Lancaster Lane located approximately 490 feet south of Rockford Road is being considered for the proposed development. A review of this access alternative indicates the following: • The access would primarily serve the office building located in the northwest corner of the proposed development. The access would reduce the number of vehicles circulating the site internally, which would reduce pedestrian/vehicular conflicts in the parking lot. • This access is expected to generatea low voluine of trips. Vehicles are not expected to experience traffic operational issues entering exiting the driveway. Steve juetten, City of Piymouth Four Seasons Mall Redevelopment Traffic Stud} December 14, 2016 Page 20 • Northbound queues from the Rockford Road/Lancaster Lane intersection were reviewed during the peak hour to determine the likelihood of queues extending to the proposed right-in/right-out access. Based on this review, the Northbound queues along Lancaster Lane are expected to extend approximately 250 feet, which does not impact the alternative access. • The accesswas also reviewed for safety. Based on the proposed location, vehicles entering/exiting the driveway are expected to have adequate sight distance. Summary and Conclusions The following study conclusions and recommendations are offered for your consideration: 1. Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours. No significant qucues or side -street delay were identified. 2. Year 2019 no build condition traffic Forecasts account for general background growth as well as trips generated by the Pilgrim Elementary School, which plans to reopen in the year 2017. 3. Results of the year 2019 no build condition intersection capacity analysis indicate that all study intersections are expected to operate at an overall LCIS C or better during the a.m. and p.m. peak hours. No significant queues or side -street delay are expected. 4. The current development proposal consists of two hotels, approximately 77,967 square feet of retail space (including restaurant, coffee- shop, bank, and general retail uses), and 19,860 square feet of office space. a. A 139 -unit senior housing development is also planned for this site. b. A 100 -space transit park-and-ride will be incorporated in the development Plans and will coincide with the full closure of the Nathan Lane Park -and -Ride, located north of Cub Foods. 5. The Proposed development plans to utilize the two existing access locations on Lancaster Lane to the former Four Season's Mall. 6. Results of the trip generation estimates indicate the proposed development is expected to generate approximately 500 a.m. peak hour, 573 p.m. peak hour, and 6,970 daily trips. These trip generation estimates include a 20 percent multi -use reduction. Taking into account the existing site trips, the resultant net new driveway counts are approximately 481 a.m. peak hour, 555 p.m. peak hour and 6,845 daily trips. Results of the year 2019 build condition intersection capacity analysis indicate that the study intersections are expected to operate at an overall Las C or better during the a.m. and p.m. peak hours except at the Rockford Road and Lancaster Lane/Nathan Lane intersection, which is expected to operate at an overall LOS E during the p.m. peak hour. Steve juetter, Ciry of Plymouth Four Seasons Nlali Redevelopment Traffic Study December 14, 2016 Pnge 21 a. To address the operational issues the signal timing splits should be optimized at the Rockford Road and Lancaster Lane/Nathan Lane intersection. With the signal timing modifications, the intersection is expected to operate at an overall LDS C. b. Westbound left -turn queues at the Rockford Road and Lancaster Lane/Nathan Lane intersection are expected to extend beyond the available left -turn lane storage under both a.m. and p.m. peak hour conditions. To reduce the likelihood of queues impacting through traffic, the westbound left -turn lane should be extended by a minimum of 100 feet for a total storage of 300 feet. 8. Year 2036 no build and build condition traffic forecasts were developed to understand the long- term traffic operations in the study area. 9. Results of the year 2036 no build and build condition intersection capacity analysis indicate that the study intersections are expected to operate at an overall LOS C or better during the a.m. and p.m. peak hours. No significant queues or side -street delay are expected under year 2036 conditions. 10. 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, traffic circulation, and the parking layout. a. There is adequate sight distance at the study intersections and proposed access locations to clearly identify approaching vehicles. Special consideration should be made to lianit any sight distance impacts from future strictures, landscaping, and signing. b. Turning movements should be rei-iewed to ensure that heavy commercial vehicles (i.e. trucks/ muses) will have adequate accommodations to negotiate internal roadways. c. No major issues were identified with the proposed pedestrian/bicyclist facilities or the proposed parking lot layout. 1'1. A right-in/right-out access on Lancaster Lane located approximately 490 feet south of Rockford Road is being considered for the proposed development. No traffic or safety issues are expected if this access is constructed. I1AP1*mvjVJ"XA934J\TS%fioorAFlA ll. - M 201C\994 Sea M#, hlrd XvIr,rkpmv TLIr, 01214.rlm_y <<KLJ Memorandum Bate: 12/27/2016 To: John Hink - Solution Blue Copy: Apurva Patel - Rock Hit! Management; Shawn Drill, AICP - City of Plymouth From: Kevin Mackey, PE RE: Agora Site Parking Anatysis - Plymouth, MN Agora Proposed Site Parking Requirement Evaluation Executive Summary This memorandum was completed to document parking analysis for the proposed Agora site in Plymouth, Minnesota. Analysis described in this memorandum indicates that the proposed 941 parking spaces shown on the project site plan is sufficient. The 941 proposed spaces are less than the 1,116 spaces required by City ordinance, however it is estimated that peak parking demand at the site would be between 779 and 1,035 vehicles, with the higher end estimate being conservative. This is conservative since different land uses have peak parking demand at different times of the day. Parking Analysis Parking analyses completed for the Agora site include: • Number of parking spaces indicated on site plan • Parking requirements per City of Plymouth Zoning Ordinance • Estimation of actual peak parking demand Number of Spaces Provided on Site Plan As proposed, the site would have 941 parking spaces. < KLJ City Parking Requirements Based on land uses on the proposed site layout (see Attachment A), the City zoning Ordinance requires 1,116 parking spaces. This is more than the proposed 941 parking spaces shown on the site layout. For this reason, KLJ was asked to analyze parking generation data to estimate actual parking demand at the site. Parking requirements per the City zoning Ordinance for each land use within the site and the totat parking requirements Can be seen in Table i at the end of this memorandum. Shared Parking Cities often allow a reduction in the number of required parking spaces if multiple land uses use a shared parking area. The rationale for this is that Users may park in one location within the site, then walk to different uses within the site (i.e. park their vehicle, enter a store, walk to a restaurant, then return to their car). The City of Plymouth allows for a 10 percent reduction in the number of required stalls for shared parking. The 1,116 space requirement described above takes this 10 percent reduction into consideration (1, 217 spaces required without shared parking reduction). This is higher than the 941 spaces shown on the site layout. Parking requirements by land use that are adjusted down for shared parking can be seen in Table 1. Parking Dernand Analysis To estimate peak parking demand for the proposed site, KLJ analyzed data in the Institute of Transportation Engineers Parking Generation manual. ITE Parking Generation provides data for peak parking demand generated by various land uses. This data is based on field-coltected data and is presented in terms of the peak number of parking spaces occupied by people at a given land use. Based on ITE Parking Generation, the site would have 779 parked vehicles under peak conditions. This is less than the 941 parking spaces shown on the site plan. Parking generation analysis assumes the peak parkin; generation for each land use, then sums these totals for an overall number of parked vehicles throughout the site at the peak. Note that parking demand analysis assumes that 200 spaces in the parking ramp (339 total spaces in ramp) will be occupied by park and ride users, based on information in the Four Seasons Mal( Park and Fide Study. It should be noted that no specific parking generation data was available for the meeting space use in Building 6 (hotel), however ITE Parking Generation acknowledges that many hotels have such conference/meeting spaces. This is further addressed in a section below. Estimated parking generation by land use can be seen in Table 1. KL] Notable Differences Between Parking Generation Data and City Requirements As seen in Table 1, Buildings 6 and 7 were found to have the largest discrepancies between the estimated parking generation and City parking requirements. For Building 6 (140 room hotel with 8,000 sq. ft. of conference space), ITE Parking Generation indicates 195 fewer occupied parking spaces than required by the City. This difference is primarily attributable to the City Zoning Ordinance requiring one parking space per 40 square feet of conference/ meeting space. For Building 7 (independent senior living, assisted senior living and memory care), ITE Parking Generation indicates 99 fewer occupied parking spaces than required by the City. KLJ finds the ITE estimated parking generation is reasonable since this is based on field -collected data. Lodgement -Based Adjustments to ITE Parking Generation KLJ adjusted parking generation estimates for the hotel land uses to address the discrepancies discussed above (especially for Building 6). Adjustments were made as follows. Building 2 - 95 room hotel Adjust up to 98 parking spaces (76 spaces estimated using ITE data) ■ Assume one space per hotel room and three spaces for employees Building 6 - 100 room hotel with 8,000 square feet of conference/meeting space Adjust up to 316 parking spaces (80 spaces estimated using ITE data) ■ Assume one space per hotel room and five spaces for employees ■ Assume maximum occupancy of 400 people in conference/ meeting space • Assume 1.9 people per vehicle (based on data in 2009 National Household Travel Survey) Adjusted ITE Parking Generation -based estimates result in an overall totat of 1036 occupied spaces. Summary of Parking Analysis The 941 proposed spaces are less than the 1,116 spaces required by City ordinance, however it is estimated that peak parking demand at the site would be between 779 and 1,036 vehicles, with the higher end estimate being conservative. This is conservative due to shared parking between land uses and the fact that different land uses have peak parking demand at different times of the day, especially given the presence of the park-and-ride which will typically only be used during working hours on weekdays (see Attachment B for details). As such, the 941 proposed parking spaces are sufficient for the proposed site. Estimated parking demand, City parking requirements and the number of proposed parking spaces on the site layout can be seen in Table 1 below. Mi w 4 �i m N x a m •'3 v n Q p N is ^N"l C4n �'o g m m _E mLD i to C d u D M E � ❑ ft E v m m M r l� n m l`nn ", A g n a E N � w m m u ro M H N N M B 3 rq pl n lxl vni N +� m N 2� N a N m p NN Q, u Q Ill C L ml N •� m c z ym N n n N pppp m lij � pp m N o 3tl� C d N ~O X y a x a C °p E fY 00 cc° o .y N l,•l .r a M n w � a n � o 0 .2 'S q - `a -f.3 b L c I 4a ti a E :9 40 w a 0 v cc M m Y ❑ m � lu Q a S X 2 �0 c p lr m _ wl � .l C Nba � Z Y a n m 2 ti �i m N x a m •'3 v n Q p c a 4 0 O E O` a r d to C d u D M E � ❑ ft E v m � M r Q •� m a m v a E N � w m m u ro M H N N M B 3 m3 4 o E ❑ +� N a n a a d s -Cc a � p NN Q, u Q Ill C L � N •� m c z ym uu u iu .i W G W a L 7 �a 3tl� C d N ~O X y a x a C °p E E uCL i° C � a a cc° o .y N l,•l .r a M n � a n ¢ e ?z 7 m = P99 nL 7: p i 1V �0 `� r•ti � 4 two moii r ; C� --. .--5No f - 1 77 j y� QPM R ft N HH7 [s a� pX 4p Qg fes!! E y = y f [s a� pX 4p Qg fes!! Attachment B — Estimated Parking Occupancy by Time Period Building Use Proposed Sqft Baseline Required Stalls Required Stalls (Without 10% After 10% Parking Parking Reduction Reduction Applied) Estimated Occupied Parking Weekday 7AM to 5PM Estimated Occupied Parking Weekday SPM to 7AM Estimated Estimated Parking Parking Occupied Occupied Weekend Weekend 7AM to 5PM SPM to 7AM Buildin 1 Office 9960 36 32 36 2 0 0 Building 2 Hotel 95 Rooms 108 97 30 98 7.08 98 Buildings 3 & 4 Retail 18000 81 73 81 81 81 81 Building 5.1 Restaurant 5400 99 90 92 99 99 99 Building 5.2 Office 10000 36 33 36 10 0 0 Building 5.3 1 Retail 28475 128 115 110 1 128 128 128 Building 6.1 Hotel -2 100 Rooms 126 113 40 100 103 103 Building 6.2 Meeting Area 8000 180 162 100 150 250 250 Building 7-1 Senior Independent 65 Units 98 88 98 92 92 92 Building 7-2 Senior Assisted SO units 75 68 75 75 75 75 Building 7-3 Senior Memory 24 Units 8 7 8 8 8 8 Building 9 Parking Structure 339 Stalls 200 200 200 0 0 0 Building 10 Retail 7435 34 31 31 34 34 34 Building 11 Bank 2116 8 7 8 8 8 8 Total Required - 1217 1116 945 SSS 986 976 Total Provided on Site - 941 941 941 941 941 941 Difference - -175 1 -4 56 -45 -35 Hotel Cross Use with Meeting Use (Hotel Guests using the meeting room.) 25 10 75 75 Difference After Considering Hotel Gass Use U fib 30 40 Assumptions: Proposed Square Footage o Based on site plan Baseline Required Stalls o From City of Plymouth Ordinance (prior to application of 10%shared parking reduction) ■ Estimated Parking Occupancy ❑ Professional judgement used to estimate parking occupancy by time period, using city parking requirements as a baseline to be conservative (limited data available since ITE data tends to apply to peak hour, not necessarily large time periods) ■ Hotel parking occupancy reduced during working hours on business days ■ Limited office parking occupancy during evenings weekends ■ Park and ride spaces not occupied on evenings weekends ■ Meeting space parking occupancy highest on weekends and evenings (when park and ride and office parking occupancy is limited) • Hotel Cross Use o Number of hotel guests also using meeting space based on engineering judgement (no available data)