HomeMy WebLinkAboutCity Council Resolution 2023-057
C ITY OF P LYMOUTH
R ESOLUTION N O. 2023-057
R ESOLUTION A PPROVING P RELIMINARY AND F INAL P LAT, S ITE P LAN, AND V ARIANCES
FOR H AMPTON C OMPANIES, LLC FOR AN A SSISTED L IVING/M EMORY C ARE
H OME IN THE WEST PORTION OF 4325 Z ACHARY L ANE (2022 080)
WHEREAS, Hampton Companies, LLC has requested approval of a preliminary and final plat, site
plan, and variances to allow a new one-story, 32-unit assisted living/memory care home on the 4.87-
acre Pilgrim United Methodist Church site located at 4325 Zachary Lane, which is presently legally
described as follows:
That part of the Northeast Quarter of the Northeast Quarter of Section 14, Township 118,
Range 22, Hennepin County, Minnesota described as follows: Beginning at a point on the
east line of said Northeast Quarter of the Northeast Quarter distant 661.25 feet southerly
from the northeast corner of said Northeast Quarter of the Northeast Quarter; thence
southerly 436.33 feet along said east line; thence northwesterly 572.37 feet, deflecting right
95 degrees 45 minutes; thence northerly 378.99 feet, parallel with said east line; thence
easterly 569.49 feet, at right angles to the point of beginning. (Hennepin County Property
Identification Number 14-118-22-11-0004.)
WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting
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 preliminary and final plat, site plan, and
variances for Hampton Companies, LLC for property located at 4325 Zachary Lane, subject to the
following conditions:
1. A preliminary and final plat is approved to subdivide the site into two lots; one lot for the existing
church (which would remain) and one lot for an assisted living/memory care home, in accordance
with preliminary and final plat received by the City on December 22, 2022, except as may be
amended by this resolution.
2. A site plan is approved to allow construction of a one-story, 32-unit assisted living/memory care
home and related site improvements, in accordance with the plans received by the City on
December 22, 2022, except as may be amended by this resolution.
3. Variances are approved to allow: 1) Lot 2 to contain 1.854 acres where the code otherwise specifies
a minimum lot area of 2 acres for residential care facilities; and 2) creation of Lot 2 with no direct
access to a public street, based upon the findings that all applicable variance standards are met.
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4. Prior to recording of the final plat, 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. Provide private perpetual easements in recordable form for access, sanitary sewer, storm sewer
and watermain to allow such features to pass through Lot 1 (church site) for the benefit of Lot 2
(assisted living/memory care site). These easements must be recorded with the final plat.
b. Pay the park dedication fee in lieu of land dedication based on acreage of Lot 2, in accordance
with Section 528 of the City Code.
5. Building permits are required prior to commencement of the project.
6. Prior to issuance of any grading or building permits, 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. Install silt fence prior to any grading or construction work on the site.
c. Obtain any required permits and/or approvals from the watershed district.
d. Obtain approval of the storm water pollution protection plan (SWPPP), and of a national
pollutant discharge elimination system (NPDES) permit if required.
e. Provide a storm water maintenance agreement in recordable form for the drainage system.
f. Obtain approval of an agreement to address grading on the Zachary Playfield site for installation
of a trail segment to connect the sidewalk north of the assisted living/memory care building to
an existing trail on the Zachary Playfield site. The agreement shall also address use rights and
maintenance responsibilities related to the trail segment.
g. Provide the City’s standard detail plate for trails in the plan set.
h. The maximum slope of five percent (1:20) for accessible routes must be identified on the plans
from accessible parking spaces to the accessible building entrance.
i. Provide a revised lighting plan indicating compliance with the City’s lighting regulations,
including but not limited to those for maximum lumens per square foot of hardscape, fixture
height, house-side shielding, correlated color temperature, BUG rating, and curfew.
j. Complete a site improvement performance agreement (SIPA) and submit the related financial
sureties.
7. Prior to installation of any emergency back-up generator on the site, the applicant shall provide
additional information showing that the generator would comply with City noise regulations and
screening requirements.
8. The address for the existing Pilgrim United Methodist Church on Lot 1 would remain 4325 Zachary
Lane North. The address for the new assisted living/memory care home on Lot 2 would become
4335 Zachary Lane North.
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9. Provide Park Boundary markers (as supplied by the city and installed by the developer) at the
southwest, northwest, and northeast corners of Lot 2.
10. The city, Pilgrim United Methodist Church representatives, and the owners of the assisted
living/memory care site shall continue discussions relating to an easement for use of the church
parking lot as overflow parking by the Zachary Playfield site. The parties shall work together and
make a good faith effort regarding such an agreement.
11. Standard Conditions:
a. Any signage shall comply with Section 21155 of the zoning ordinance and shall receive prior
approval of sign permits.
b. Any visible rooftop or ground-mounted mechanical equipment shall be painted or screened to
match the building.
c. The following fire code requirements shall apply to the assisted living/memory care home:
1) The entire building must be protected by fire sprinklers.
2) Fire standpipes must be provided by interior exits at vest 222, lounge 200, dining room
rear exit, lounge 100, and corridor 128 exit.
3) Indicate location of fire sprinkler riser in the storage room off the main building
entrance.
4) If a combination fire sprinkler/domestic water supply line is to be used, a solenoid is
required so domestic water could be shut off in the event of a fire.
5) Fire department lock boxes would be required at main entrance and south entrance.
6) Twelve-inch-high (minimum) address numbers are required on address side of the
building. The numbers must contrast with the background. The Fire Inspector shall
designate location.
7) “No Parking -- Fire Lane” signage must be provided in locations as designated by the Fire
Inspector.
8) A full fire alarm system is required. If main fire panel is not located in main lobby, a key-
operated annunciator shall be required.
9) Fire alarm pull stations will be required at the nursing stations only; covers are required
on pull stations.
d. The following building code requirements shall apply to the assisted living/memory care home:
1) Building code-related items will be addressed at the time of building permit application
submittal.
2) Sewer Availability Charge (SAC) determination letter is required.
3) Health Department letter of approval is required for any commercial kitchen and food
service.
4) This facility will need to be licensed by the MN Department of Health.
5) Retaining walls over four feet in height require a separate building permit and design by
a structural engineer.
e. The applicant would need to repair any damage that occurs to existing trails abutting the site, in
accordance with City standards.
f. The applicant shall remove any diseased or hazardous trees.
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g. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
h. The approvals 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 510, 21045.09 and 21030.06, respectively, of the
city code.
APPROVED by the City Council on this 14th day of February, 2023.
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
February 14, 2023, 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
___________________, _________.
__________________________________
Jodi M. Gallup, City Clerk