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.
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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
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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
------------------
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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
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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
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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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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 -
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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 -
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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
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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
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12-118-22-34
12-118-22-43
12-118-22-44
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13-118-22-tQ1
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13-118- 2-21
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rd Road
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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
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Four Season's Mall Redevelopment Traffic Study
City of Plymouth
0169345
December 2018
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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.
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(.un<uffing'u,�. Four Season's Mall Redevelopment Traffic Study Figure 3
0189345 City of Plymouth
December 2016
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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 �~
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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.
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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)