HomeMy WebLinkAboutCity Council Resolution 2008-297CITY OF PLYMOUTH
RESOLUTION 2008-297
APPROVING A SITE PLAN AND CONDITIONAL USE PERMITS FOR SUNRISE
DEVELOPMENT, INC. FOR AN ASSISTED -LIVING NURSING CARE FACILITY FOR
PROPERTY LOCATED AT 3855 COUNTY ROAD 101 (2008037)
WHEREAS, Sunrise Development, Inc. has requested approval of a site plan and conditional use
permits to allow constriction of an assisted -living nursing care facility with 75 -rooms in three
one-story buildings on the roughly 7.5 -acre parcel located at 3855 County Road 101, legally
described as follows:
The east 290 feet of the south 402 feet of the north 632 feet of the South Half of the
Northwest Quarter of the Southeast Quarter of Section 18, Township 118 North,
Range 22 West of the 5th Principal Meridian, Hennepin County.
Also, the east 480 feet of the north 230 feet of the South Half of the Northwest
Quarter of the Southeast Quarter of Section 18, Township 118, Range 22, Hennepin
County.
Also, that part of the west 420 feet of the east 710 feet of the South Half of the
Northwest Quarter of the Southeast Quarter of Section 18, Township 118, Range 22,
Hennepin County, lying south of the north 230 feet thereof, and north of the
following described line: Commencing at the southeast corner of the Southwest
Quarter of said Southeast Quarter; thence north along the east line thereof 704 feet;
thence deflecting left 55 degrees 50 minutes to the southerly extension of the east line
of said west 420 feet; thence north along said southerly extension of said east line a
distance of 553.2 feet to the point of beginning of the line to be described; thence
deflecting left 88 degrees 06 minutes to the west line of said east 710 feet; and there
ending.
WHEREAS, the Planning Commission has reviewed the 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 Sunrise
Development, Inc. for a site plan and conditional use permits for the roughly 7.5 -acre parcel
located at 3855 County road 101, subject to the following conditions:
1. The site plan and conditional use permits allowing constriction of an assisting -living nursing
care facility are hereby approved, in accordance with the plans received by the City on
September 15, 2008, except as may be amended by this resolution.
Resolution 2008-297
(2008037)
Page 2
2. The conditional use permit requested to allow a residential care facility in the RMF -1 district
is approved, based on the finding that all applicable general and specific conditional use
standards have been met.
3. The conditional use permit requested to allow three principal buildings on the site is
approved, based on the finding that all applicable conditional use standards have been met.
4. Mechanical equipment shall be screened in compliance with the Zoning Ordinance.
5. Trash and recycling storage shall be in compliance with the Zoning Ordinance.
6. Any signage shall be in compliance with the City's sign regulations, and shall receive prior
approval of the appropriate sign permit.
7. The site plan approves a natural preserve on the site, in accordance with Section 811 of the
City Code. The developer may need to modify Plan L-1.7.
8. An emergency backup generator is approved as shown on Plan P-2.0 received by the City on
August 13, 2008. Prior to installation of the generator, the applicant shall demonstrate that
the generator would comply with the City's noise regulations, as outlined in Section 2025 of
the City Code.
9. A separate grading permit is required for the site, and sewer and water permits are required
for each of the three buildings.
10. Prior to issuance of building permits, the following items shall be completed:
a. The applicant shall execute a Site Improvement Performance Agreement (SIPA) and
shall submit the related Financial Guarantee as required by the City. The SIPA shall
address exterior site improvements including, but not limited to, installation of the private
drive, emergency access trial, landscaping, and natural preserve.
b. The applicant shall provide a maintenance agreement for the natural preserve.
c. The applicant shall pay the park dedication fee in lieu of land dedication, in accordance
with the Dedication Ordinance in effect at the time of building permit issuance.
11. Prior to issuance of building permits the following engineering -related items shall be
addressed and/or completed:
a. Include the City of Plymouth's Engineering Guidelines & Standard Detail Specifications
in the constriction documents. Provide all pertinent updated City details.
b. A 20 -foot wide drainage and utility easement is required for the storm sewer outlet pipes
from the water quality pond to the existing wetland, lying ten feet on each side of the
pipe. An additional easement from homeowners in the Walnut Grove Pond Subdivision
shall be obtained by the developer if the necessary ten -foot easement required on each
Resolution 2008-297
(2008037)
Page 3
side of the pipe is not met. In addition, a 20 -foot wide easement is required for the
watermain loop from County Road 101 to the connection in 39th Avenue. A 20 -foot wide
easement is required for the sanitary sewer mainline from 39th Avenue to the dead end
manhole in the private drive (individual services are privately maintained). Also, the
sanitary sewer shall be extended to serve the property to the south (Jordan property) and a
20 -foot wide easement is required for it.
c. A drainage and utility easement is required up to the 100 -year high water level for the
water quality pond. Also, a separate unobstructed access easement is required to get to
the inlet and outlet of the water quality pond. This includes access along the storm sewer
pipe to its discharge point into the wetland. The access must originate from a public
street, be 15 feet wide (with a 12 -foot wide driving surface capable of supporting heavy
maintenance vehicles), have a vertical slope of less than ten percent, and have a
horizontal slope less than three percent.
d. A maintenance agreement with the City is required for the rain garden. This is a city -
prepared document.
e. A separate street right-of-way easement is required along the west side of County Road
101 to the property line to increase the distance from the centerline to 60 feet.
f. A right -turn lane (deceleration lane) is required on southbound County Road 101 at the
access point. That access point shall be a right -in/ right -out only. No median break is
allowed in County Road 101.
g. B612 concrete curb and gutter is required for the private drive.
h. The lowest floor elevation shall be two feet higher than adjacent ponds. In addition, there
must be 18 inches of freeboard between the lowest building opening where water may
enter (door or window) and the emergency overland overflow.
i. Cast iron charcoal gray (changed from yellow) coated truncated dome panels shall be
used for all pedestrian ramps. Provide City detail STRT-6 and reference that for both
sides of the driveway entrance along County Road 101. Correct the note on page P-2.0
adjacent to County Road 101, and Note 6 under General Notes.
j. Revise Note 3 under General Notes on page P-2.0 to read "All constriction shall be in
accordance with the City of Plymouth's current standard specifications and guidelines."
k. Add notes to the utility plan on page P-4.0 to: 1) core drill with ribber boot the sanitary
manhole in 39th Avenue; 2) state that the watermain connection in 39th Avenue shall have
12" x 8" tapping sleeve and gate valve; 3) state that 39th Ave. street restoration must be
completed within 72 hours; 4) show storm sewer trash guards for all 24 -inch pipe,
provide city detail ST -3 and ST -4; 5) state that the last 6 pipe joints of all 24 -inch pipe
shall be tied; and 6) revise Note 17 under General Utility Notes to include Auto Cad
drawings are required in addition to the Mylar prints for the as -built drawings.
1. Provide plan and profiles for all utilities for City review. Additional utility information is
needed (top and invert elevation, grade, and length of pipe). Review utility crossings for
possible conflicts.
m. Provide a detail of the water quality pond outlet control stricture, with elevations.
n. Label which utilities are public and which are private on the utility plan.
Resolution 2008-297
(2008037)
Page 4
o. Provide updated drainage calculations/hydrograph report. Show the time of
concentration and soil type. Demonstrate/explain how total suspended solids (TSS) and
phosphorus (P) removal meet N[_]RP standards.
p. Provide a planting plan for the rain garden to include type of plugs (or larger plantings) to
be planted, quantity, location, and cross section.
q. Grades and drainage swales that are 1.75 percent or flatter require drain tile or storm
sewer.
r. Add a storm water pollution prevention plan (SWPPP) to the plan set.
s. Erosion control plan and notes shall: 1) provide storm sewer inlet protection and identify
all locations on the plan; 2) show the location for a concrete trick wash-out area; 3)
extend silt fence along County Road 101 north of the entrance; and 4) address temporary
erosion control during constriction of the utility connections in 39t1' Avenue.
t. The applicant is responsible for all design, costs, and permits required to constrict the
deceleration turn -lane on County Highway 101, associated utility work (such as
relocating the existing storm sewer inlets), and for reconstructing the bituminous trail in
the right-of-way. All constriction plans for the turn lane and utility relocation shall
conform to the requirements of Hennepin County. However, the repair of County Road
101 and new turn lane shall be constricted to match existing conditions, which include:
two inches bituminous wear course over 8'/2 inches bituminous base course, over six
inches Class 5 aggregate, over 14 inches select granular borrow.
u. Paving of the relocated trail along County Road 101 shall be done at the same time as
paving the turn lane, or sooner. The trail must be constricted to existing conditions,
which include: four inches of bituminous over six inches of Class 5 aggregate. Note this
on the plans. Provide signage advising pedestrians of trail closure.
v. Show on the Grading and Utility plan the existing off-site pond, wetland, contours, and
utilities for the storm sewer run from the proposed pond to the existing wetland. Include
pipe sizes, invert elevations, pond and wetland normal and high water elevations.
w. Show a stabilized emergency overflow and elevation (EOF) for the proposed water
quality pond. The berm height around the pond shall be a minimum of 0.5 feet higher
than the EOF elevation. The outlet pipes for the water quality pond shall be designed for
twin 100 -year back to back rain events. Demonstrate that the pond will not cause
subsurface back-up water problems for the existing homes to the north and west.
x. Demonstrate that existing lowest floor elevations on neighboring properties will not be
impacted by the placement of the N [_]RP pond and its emergency overland overflow.
y. The overland overflow elevation of 1012.5 between CB 13 and CB 14 shall be lowered
one foot to elevation 1011.5. Install drain tile into the strictures. Lower the overflow to
the private drive or 39th Avenue to provide a minimum of one foot of freeboard to the
existing house.
z. Proposed storm sewer constriction along Lots 9, 10, 11, and 12 of Block 1, Walnut
Grove Pond may damage existing drain tile and native plantings. All disturbed areas
shall be repaired or replaced in-kind. Verify if rear property irons exist for these lots.
Existing irons that are disturbed shall be replaced.
aa. Notification shall be provided to existing neighboring property owners in advance of
grading or utility work performed in a drainage and utility easement if it impacts their
Resolution 2008-297
(2008037)
Page 5
property. Where applicable, all disturbed property shall be restored to like conditions or
better.
bb. The curb cut for the existing driveway on County Road 101 shall be removed, and new
curb and gutter installed, the road repaired, and the boulevard restored.
cc. The developer or any subsequent owner of the site shall be responsible for repair or
replacement of any site improvements (sidewalk, asphalt, curb and gutter) that may
become damaged as a result of possible future work to the public sanitary sewer or
watermain. A note shall be placed on the utility plan indicating this requirement, and a
document in recordable format acceptable to the City is required. This document shall be
recorded at Hennepin County, Minnesota.
dd. The developer shall obtain the necessary permits and approvals as follows: Elm Creek
Watershed District, Minnesota Department of Health for water mains and capping the
well, Minnesota Pollution Control Agency for extending the sanitary sewer, Hennepin
County for new access to County Road 101, working in the right-of-way, constricting the
right turn lane, related storm sewer work, and for abandoning the septic system, and
NPDES.
ee. The storm sewer pipes shall not have standing water in them when the N[_]RP pond is at
the normal water elevation. This may require lowering the pond.
12. Prior to issuance of building permits the following fire -related items shall be addressed
and/or completed:
a. All fire lanes and drive aisles must be constricted to the city fire lane constriction
requirements: paved, 7 ton capacity, and 20 feet wide. Brick pavers are not allowed, and
shall be replaced with decorative stamped concrete.
b. Standpipes are required for connecting links between the buildings.
c. Fire lane signs are required in approved locations on both sides of the private drive and
fire lanes that are less than 24 feet wide. The Fire Inspector will identify the sign
locations on the site plan.
d. Submit fire apparatus turning radius evaluations for the entry drives of the Terrace Club
(TC) building and Assisted Living (AL) building. The evaluations must demonstrate that
the apparatus do not come in contact with objects or extend into parking spaces. The
minimum vertical clearance must be 13.5 feet.
e. Identify the post -indicator valve locations for each building.
f. Wall hydrants are required in approved locations on the south side of all buildings.
Signage is required at all hydrant locations. Hydrants must be a minimum of 4 inches in
diameter with two 2.5 -inch diameter connections with a control valve.
g. Fire Department Connection signs are required at all fire department connection
locations.
h. Submit fire flow calculations flowing the two remote, highest elevation hydrants
simultaneously. Each hydrant must flow a minimum 1,500 gallons per minute at 20
pounds per square inch residual pressure.
Resolution 2008-297
(2008037)
Page 6
13. Standard Conditions:
a. The applicant shall submit a reproducible 8 1/2 x 11 inch "As Built" Fire Protection Plan
prior to the release or reduction of any financial guarantees.
b. The applicant shall submit reproducible mylar prints of sanitary sewer, water service,
storm sewer, and pond As-Builts for the site prior to the release or reduction of any
financial guarantees.
c. The site plan and conditional use permits shall expire one year after the date of approval,
unless the property owner or applicant has substantially started constriction of the
project, or unless the landowner or applicant has received prior 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.
ADOPTED by the City Council on September 23, 2008.
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 September 23, 2008 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