HomeMy WebLinkAboutCity Council Resolution 2017-022
C ITY OF P LYMOUTH
R ESOLUTION N O. 2017-022
R ESOLUTION A PPROVING A PUD G ENERAL P LAN AND P RELIMINARY P LAT FOR “A GORA”
FOR ROUGHLY 17.3 ACRES LOCATED AT 4200 L ANCASTER L ANE (2016075)
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:
th
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
th
Westerly right-of-way of Lancaster Lane, as platted Plymouth Plaza 4 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 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.
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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.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Rock Hill Management, LLC for a
PUD general plan and preliminary plat, subject to the following conditions:
1. 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, 2016, 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).
3. Development standards for the PUD shall be as indicated on the plans received by the City on
December 9, 2016, except as may be amended by this resolution.
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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.
5. Prior to issuance of building permits, the applicant shall: 1) 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.
6. 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.
8. Prior to recording the final plat, the applicant shall:
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 PUD 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 conjunction 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.
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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. The exception is that the senior
housing building would be allowed occupancy provided that the on-site ponding system is
constructed, and that all parking shown under the senior housing building and on senior housing site
is constructed.
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, with the
exception that a farmer’s market is allowable upon issuance of an administrative permit.
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. The tint of window glazing for all buildings shall be complementary.
d. Painted block is prohibited.
e. All building elevations shall receive equal or nearly equal treatment and visual qualities.
f. Building colors shall be harmonious throughout the development.
g. Any parapets visible from the back shall be treated to match the building.
h. 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.
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i. 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.
j. Architecture shall be appropriate to the pedestrian scale on office and retail structures.
k. Uniform materials shall be incorporated on all structures. The use of varied textures is
encouraged.
l. 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. Six free-standing signs shall be allowed, as follows: 1) two 35-foot high, 150-square foot pylon
signs along Highway 169; 2) one 35-foot high, 125-square foot pylon sign along County Road 9; 3)
two 12-foot high, 100 square foot monument signs along Lancaster Lane – one near each main
driveway entrance to the site; and 4) one 60-square foot monument sign for the senior housing
building.
d. Wall signage shall be allowable, except that no wall signage shall be allowable on Building 7 (senior
housing building).
e. Wall signs shall not cover more than eight percent of the wall area.
f. 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.
g. 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.
h. 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.
i. Wall signs shall not extend more than eight inches beyond the face to which the sign is mounted.
j. 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 fifty-six inches in height. The wall signage
for Building Two (Aloft Hotel) shall not face south or west.
k. Back-lit awnings are prohibited.
l. Inflatable advertising devices and searchlights are prohibited.
m. Temporary signage shall comply with Zoning Ordinance requirements.
n. Directional signage shall comply with Zoning Ordinance requirements.
o. Unless otherwise approved, exposed neon tubing for signage or accent purposes is prohibited.
p. 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.
q. Signage facing toward, or readily visible from, Lancaster Lane shall not be lighted.
r. The monument signage along Lancaster Lane shall be finished with the same exterior materials as
used on Building 5 (retail/office).
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s. 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.
23. In conjunction 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.
3. Show profile view for all public utilities and clearly label structures.
4. Utility structure schedules and structure builds: See detail ST-6 for approved castings.
Minimum builds shall be 4.0 feet.
5. Show how storm water would be conveyed in parking lots.
6. Clearly indicate public and private utilities on all applicable plan sheets.
7. Show existing and proposed easements on utility plan.
8. 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 whether
all 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 all applicable City of Plymouth details on plan, including seeding. 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 tile as rigid perforated pipe. Add cleanouts for the drain tile 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, BWSR 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.
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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.
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 sheets
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.
l. 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.
l. 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 ½- 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.
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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.
ADOPTED by the Plymouth City Council this 17th day of January, 2017.
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
January 17, 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