HomeMy WebLinkAboutCity Council Resolution 2017-175CITY OF PLYMOUTH
RESOLUTION No. 2017-175
RESOLUTION APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCES FOR
PLYMOUTH HOTEL GROUP, LLC FOR PROPERTY LOCATED AT
3000 HARBOR LANE NORTH (2017019)
WHEREAS, Plymouth Hotel Group, LLC, has requested approval of a site plan, conditional use
permit and variances to allow construction of a hotel in the C-3 (highway commercial) zoning district for
the property presently legally described as follows:
Parcel 1:
Lot 1, Block 1, Plymouth Freeway Center 2nd Addition, Hennepin County, Minnesota.
Parcel 2:
That part of Outlot A, Elwell Miley and Quinn Addition lying Southerly of the Easterly extension of
the North line of Lot 1, Block 1, Plymouth Freeway Center 2nd Addition, Hennepin County,
Minnesota; and
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and does approve the request by Plymouth Hotel Group, LLC, for a site plan,
conditional use permit and variances to allow construction of a hotel, subject to the following conditions:
1. A site plan is approved to allow construction of a five -story, 102 -unit, 62,807 -square -foot hotel and
related site improvements, in accordance with the plans received by the city on February 22 and 28,
2017 and April 12 and 13, 2017, except as amended by this resolution.
2. A conditional use permit is approved to allow a building to exceed 45 feet in height in the C-3 district
with the finding that the proposal complies with all applicable conditional use permit standards.
3. Variances are approved to allow 1) an existing monument sign to remain in place advertising a
business that would no longer be located on the property (an off-site monument sign); and 2) drive
aisles that would be 24 feet in width where 26 feet is required for a portion of the parking lot, with
the finding that the proposal complies with all applicable variance criteria.
4. With the exception of the existing off-site freestanding monument sign located near the intersection
of Empire Lane and Harbor Lane on the southwest corner of Lot 2, Block 1, Timm Plymouth Addition,
no additional permanent freestanding signage is permitted in that area.
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5. One additional freestanding sign is permitted on the new hotel property Lot 2, Block 1, Timm
Plymouth Addition, pursuant section 21155 of the zoning ordinance.
6. With exception to a relocated Comfort Inn entrance monument sign, and existing freestanding sign
along 1-494, no additional freestanding signage is permitted on Lot 1, Block 1, Timm Plymouth
Addition.
7. All signage shall require separate permits. With the exception of the variances, all signs shall be in
conformance with the sign regulations in section 21155 of zoning ordinance.
8. Approval of the site plan, conditional use permit and variances is contingent on approval of the
preliminary plat.
9. A separate building permit is required prior to construction of the project.
10. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit the
required information, and revise the plans as indicated below, consistent with the applicable city
code, zoning ordinance, and engineering guidelines:
a. Execute a site improvement performance agreement and submit a financial guarantee pursuant
to section 21045.10 of the zoning ordinance.
b. Submit for city review, execute and record a maintenance agreement for the detention ponds and
infiltration basin.
c. Pay the required park dedication fee.
d. Provide proof of recording for the final plat and all easements and agreements.
e. Obtain the required right-of-way permits from the City of Plymouth engineering division for any
work in the Empire Lane or Harbor Lane right-of-way.
f. Obtain any required permits from other agencies including, but not limited to, MnDOT and the
watershed district.
g. Obtain city approval of final construction plans.
h. Revise the lighting plan pursuant to section 21105 of the zoning ordinance in conformance to the
exterior lighting requirements for the Light Zone 2 (LZ -2). The plan shall include the proposed
lumens per square foott of hardscape (maximum 2.5 lumen per square foot of hardscape).
i. Provide exterior lighting fixture details that include the backlight, uplight and glare (B.U.G) ratings,
color rendering index (CRI) and correlated color temperature (CCT).
j. Revise the tree inventory plan to list details of all the significant trees including the species and
diameter of the tree and indication whether the tree will be preserved or removed as a result of
the project.
k. Revise the tree inventory plan to identify the proposed disturbance zone and proposed location
and details of the required tree protection fencing.
I. Revise the landscaping plan to: 1) include at least 25 percent of the required overstory trees being
coniferous (no more than 25 percent of the overstory trees shall be any one species); and 2)
remove the northern pin oak from the landscape islands and replace with a different species.
m. Revise the plans to meet fire code requirements as follows:
n. Identify the main entrance location to the building.
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o. Identify the fire department connection and post indicator valve locations. The fire department
connection is required in an approved location in the immediate area of the main entrance
location.
p. Submit fire apparatus turning evaluations on all drive aisles on all sides of the building. The
apparatus shall not come in contact with any objects or extend into parking spaces.
q. Show additional hydrants as required in approved locations on the final plans.
r. Submit fire flow calculations flowing the two highest elevation hydrants individually and
simultaneously to 20 psi residual pressure at each hydrant with the total gpm at each hydrant.
s. Show fire lane signs locations on the final plans.
t. Show an approved solenoid valve as required on the combination water supply line for fire and
domestic use.
u. Provide approved cross easement agreements for unobstructed access and water supply as
required for the property and the property to the north of the site.
v. Revise the plans to meet engineering requirements as follows:
w. Add typical City of Plymouth detail STRT-11 for concrete apron. Add note to sheet C200 that
aprons shall be constructed to detail.
x. Sheet C300 and C301:
1. Add NWL and HWL elevations to plan sheet for infiltration basin and ponds.
2. Recommend using City standard outlet control structure detail.
3. Add FFE for existing building.
4. Storm pipe into northern pond will be submerged. Recommend raising pipe elevation.
5. Add note that infiltration basin shall drain within 48 hours.
6. Recommend adding pipe from outlet control structure to southeastern pond.
7. A detail on sheet C604 is referenced, however is not part of the plan set. Add to plans.
8. Install new storm sewer casting west of the existing driveway. The existing casting is
damaged and appears it will be impacted with the project.
9. Clarify note "See detail on Sheet C6XX" (sheet C301).
10. Recommend using reinforced concrete pipe.
11. Identify whether JB#8 will connect to the existing storm pipe or to a new pipe. If a new
pipe to the north, add plan sheets showing the new pipe.
12. Note that native plantings are not allowed in BMPs. Use turf seed mixture in
basin/ponds as necessary.
y. Sheet C500
1. Add inlet protection to catch basins in Empire and Harbor Lanes
2. Add inlet protection to catch basin southwest of northern pond.
3. Identify whether "Erosion Matting" blanket is being used or another product. Identify
other product if applicable.
4. Recommend installing biology or rock bag at three curb cuts on the east side of the
parking lot to slow the flow during construction and seed establishment.
z. Storm Water Management:
1. Add MIDS calculator to submittal.
2. Identify sand depth for borings 7 and 9 where ponds will be.
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3. For proposed pond infiltration, contact MPCA and MnDNR to determine if permits are
required.
11. All construction parking shall be located on-site.
12. All rooftop and mechanical equipment shall be screened as required by section 21130.05 of the zoning
ordinance.
13. Silt fence shall be installed prior to any grading or construction on the site.
14. Fire lane signage shall be provided in locations to be field identified by the fire inspector.
15. Standard Conditions:
a. The applicant shall remove any diseased or hazardous trees.
b. The site shall remain in conformance with section 2025 of the city code regarding noise
regulations.
c. No trees may be planted in the public right-of-way.
d. Compliance with the city's lighting regulations.
e. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
16. The conditional use permit, site plan and variances shall expire one year after the date of approval,
unless the property owner or applicant has started the project, or unless the applicant, with the
consent of the property owner, has received prior approval from the city to extend the expiration
date for up to one additional year, as regulated under sections 21015.07, 21045.09 and 21030.06
respectively, of the zoning ordinance.
ADOPTED by the City Council this 9th day of May, 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
May 9, 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