HomeMy WebLinkAboutCity Council Resolution 2008-314CITY OF PLYMOUTH
RESOLUTION 2008-314
APPROVING A PRELIMINARY PLAT FOR LCS, LLC FOR REVISIONS TO "TRILLIUM
WOODS," A SUBDIVISION FOR A CONTINUING CARE RETIREMENT COMM[_]NITY
LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COUNTY
ROAD 47 AND JUNEAU LANE (2008085)
WHEREAS, LCS, LLC has requested approval of revisions to a preliminary plat for "Trillium
Woods," a plat to create two lots for a continuing care retirement community and four outlots for
parks and open space on 54.05 acres located at the southeast corner of the intersection of County
Road 47 and Juneau Lane; and
WHEREAS, the property is legally described as follows:
Parcel 1:
That portion of the Southeast Quarter of the Northeast Quarter (SE '/4 of the NE '/4) of
Section 4, Township 118, Range 22, lying Southerly of Hennepin County Highway 47,
except for the following tracts of land:
Tract 1:
The East 200 feet of the Southeast Quarter of the Northeast Quarter (SE '/4 of the NE '/4)
of Section 4, Township 118, Range 22 lying Southerly of Hennepin County Highway No.
47; and
Tract 2:
That part of the East Half of the Northeast Quarter (E '/z of the NE '/4) of Section 4,
Township 118 North, Range 22 West, Hennepin County, Minnesota, described as
beginning at the point of intersection of the center line of County Road No. 47 and a line
parallel with and 223.00 feet Easterly, as measured at right angles, from the West line of
the East Half of said Northeast Quarter (E '/z of said NE '/4); thence South along said
parallel line a distance of 162.34 feet; thence deflecting to the left 90 degrees 00 minutes,
a distance of 190.00 feet; thence deflecting to the left 90 degrees 00 minutes, a distance of
165.25 feet to the center line of County Road 47; thence West along said center line to the
point of beginning.
Parcel 2:
That part of the East Half of the Northeast Quarter (E '/z of the NE '/4) of Section 4,
Township 118, Range 22 West, Hennepin County, Minnesota, described as beginning at
the point of intersection of the center line of County Road 47 and a line parallel with and
223.00 feet Easterly, as measured at right angels, from the West line of the East Half of
said Northeast Quarter (E '/z of the NE '/4); thence South along said parallel line a distance
Resolution 2008-314
Preliminary Plat (2008085)
Page 2
of 162.34 feet; thence deflecting to the left 90 degrees 00 minutes, a distance of 190.00
feet; thence deflecting to the left 90 degrees 00 minutes, a distance of 165.25 feet to the
center line of County Road No. 47; thence West along said center line to the point of
beginning.
Along with:
The North 600 feet of Government Lot 1, Section 4, Township 118, Range 22, Hennepin
County Minnesota, except the East 150.00 feet thereof.
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 LCS,
LLC for revisions to a preliminary plat for "Trillium Woods," subject to the following conditions:
1. Approval of the preliminary plat is contingent upon approval of the wetland mitigation plan.
2. This preliminary plat approves two lots for a continuing care retirement community
development and four outlots for parks and open space purposes, in accordance with the plans
received by the City on August 28, 2008 and supplemental information received on September
11, 18, and 22, 2008, except as amended by this Resolution.
3. Prior to demolition of any existing structure or construction of any new structures, the
applicant shall obtain all necessary permits.
4. No grading permit shall be approved prior to approval of the PUD final plan and the
final plat.
5. As part of the final plat and PUD final plan application, the applicant shall revise the plans
in conformance with the Zoning Ordinance, City Code and the Engineering Guidelines (most
recent version) and submit the following information:
a. Revise the plans consistent with the concept drawings dated October 23 and 25, 2008
showing 1) a revised location for the townhouses on the south side of the development
and 2) the revised building elevations.
b. Submit a revised lighting plan consistent with Section 21105.06 and as follows: 1) install
house side shields on all fixtures within 300 feet of adjacent residential properties
consistent with the Zoning Ordinance; and 2) submit fixture details for fixtures S5, S6,
S7, and S8.
C. Include the Three Rivers property in the final plat.
d. Combine outlots C and D on the final plat.
e. Revise the landscaping plan as follows: 1) keep trees 10 feet from the shoulders for
County Road 47; 2) add trees in the area west of the southerly townhouses and on the
Resolution 2008-314
Preliminary Plat (2008085)
Page 3
west side of the care center wing; 3) relocate the street trees proposed on the north side
of 57"' Avenue and on both sides of 59"' Avenue to the opposite side of the sidewalk so
that they are not in the public right-of-way; 4) indicate that the overstory street trees in
the Cheshire Parkway right-of-way are 2.5 caliper inches at planting; 5) relocate the
trees proposed to be planted within 10 feet of a water, storm or sewer main; and 6) add
three-foot shrubs around the transformers on 57"' and 59"' Avenues to screen from view
of the public right-of-way.
f. Revise the grading plan to remove retaining walls out of the wetland buffers. Retaining
walls between wetlands and fire lanes, trails or Cheshire Parkway may be permitted
within the required buffers.
g. Revise the width of the regional trail to be ten feet.
h. Submit a sound source control plan for back-up generators and mechanical equipment.
i. Provide an exceptional -quality wetland buffer around the exceptional -quality wetland.
j. Show the wetland buffer monuments on the grading plan consistent with the Zoning
Ordinance requirements.
k. Submit the area of all outlots to be dedicated to the City as park dedication, less any
area within designated wetlands or newly created wetlands and areas below the high
water level of new treatment ponds.
1. Add/relocate trees to the west side of the care center and the west side of the
townhouses on the south side of the property.
M. Add a formal boundary of woodchips or other materials around the prairie plantings
areas to give them a pronounced and identifiable edge.
n. Add and/or relocate hydrants to approved locations, specifically add one hydrant on the
north side of 57"' Avenue 400 feet from the intersection of 57"' Avenue and the fire lane
on the west side of the main building.
o. Locate all sides of the buildings to be within 150 feet of a street or fire lane measured
around the building or request a variance.
p. Add fire lane signs in approved locations on all fire lanes, private drives and at Siamese
connections on fire- sprinklered buildings.
q. Submit fire flow calculations for the two highest elevation hydrants simultaneously. The
calculations must include each hydrant flowing 1500 gpm at 20 psi residual pressure.
r. Identify the buildings with NFPA13, 13R, and 131) fire sprinkler systems in a separate
exhibit or narrative.
S. Add fire department lock boxes at the main entry door locations, fire department
connections and post indicator valves will also be required for buildings with NFPA 13
and 13R systems.
t. Fire lanes and private drives with dead ends that exceed 150 feet must have an approved
turnaround configuration and dimension per the Fire Department policy or the applicant
must request a variance.
U. Fire lanes shall be constricted to the minimum requirements of 20 feet in width
(unobstructed) measured face of curb to face of curb, paved and be constricted with a
seven -ton capacity. Submit the structural specifications for the area proposed to be
surfaced with pervious pavers or request a variance to the seven -ton requirement.
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Preliminary Plat (2008085)
Page 4
V. Submit the turning radius evaluations from any streets to private drives and fire lanes.
The information must prove that the fire apparatus do not come in contact with any
objects or extend into parking spaces.
W. Submit the bollard design for use in the fire lanes on the west side must be approved by
the Fire Inspector.
X. Submit the interior and exterior signage needed to direct guests and emergency
personnel to different buildings or access areas.
y. Provide the following easements/agreements/rights-of-way:
1) Standard drainage and utility easements (on the plat): a) ten feet adjacent to all
rights-of-way, six feet adjacent to side and rear property lines, and to the 100 -year
high water elevation for all ponds and wetlands; b) 20 -foot drainage and utility
easements (on the plat) centered over all utilities that are not constricted in rights-
of-way; and c) a drainage and utility easement (on the plat) up to the 100 -year high
water elevation for all N [_]RP ponds and wetlands.
2) Access easements (as a separate document) 15 feet in width to all private sanitary
sewer manholes and N [_]RP ponds. The grade in the access area shall not exceed 10
percent and no plantings are permitted in the area.
3) Copies of all easements/agreements for disturbance on the Nagel, Engstrom and
Three Rivers properties, including slope easements, drainage and utility easements,
and temporary constriction easements.
4) Copies of the easement for Cheshire Parkway across the Nagel property.
5) A 33 -foot half right-of-way for Juneau Lane from 59'11 Avenue to the south plat
boundary.
Z. Vacate the existing road easement for Juneau Lane north of 59'11 Avenue upon
completion of the project.
aa. Provide the following permits: DNR, Hennepin County, MPCA, Minnesota Department
of Health, Wetland Conservation Act, Elm and Shingle Creek Watersheds, Army Corp
of Engineers, NPDES, and City of Plymouth Engineering Department permit to work in
the right-of-way.
bb. Indicate the size and type of material proposed in the utility systems on the utility plans.
cc. Indicate hydrant valves at all hydrants.
dd. Indicate sanitary sewer services and clean -outs for all buildings.
ee. Indicate concrete curb and gutter type on plans. 136/18 is required for all public streets.
ff. Provide a westbound left turn lane on County Road 47.
gg. Provide a traffic light, crosswalks and improved geometrics at the intersection of County
Road 47 and Cheshire Parkway. The applicant shall be reimbursed for one-quarter of
the cost of the signal.
hh. Indicate that all street improvements at the intersection of 59'11 Avenue and Juneau Lane
shall be constricted within the dedicated right-of-way.
ii. Add the lowest floor elevation for each building on the grading and utility plans.
jj. All plans must be signed by the applicable registered professional (engineer, surveyor,
architect).
kk. Show the tops and bottom elevations for all retaining walls.
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Preliminary Plat (2008085)
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ll. Revise median island noses per detail STRT-5.
mm. Revise plans to indicate that all pedestrian ramps are consistent with details STRT-6 &
7.
nn. Revise the second utility note on Sheet C3.0 to read "Unless otherwise noted... shall
conform to the City of Plymouth Standard Engineering Specifications."
oo. Include the plan and profile (on the same sheet) for the sanitary sewer, watermain,
streets and storm sewer.
pp. Provide a separate street signing and striping plan.
qq. Include all applicable City of Plymouth standard details on the plans and the Engineering
Guideline standard specifications in the contract documents.
rr. The proposed 18 -inch watermain can be reduced to a 12 -inch watermain.
ss. Provide a gate valve next to the plug on the left side of Sheet C3.2.
tt. Revise the plans to show the watermain a minimum of 10 feet from proposed buildings,
patios and retaining walls.
uu. Provide erosion control blankets on all slopes of 3:1 or greater.
vv. Indicate a concrete wash-out station on the grading or erosion control plans.
ww. Indicate location of a rock constriction entrance.
xx. Revise plans to indicate a minimum swale slope of 1.75 percent.
yy. Indicate armoring at all emergency overflows.
zz. Indicate the location of the 15 -foot water quality pond access at all N [_]RP ponds.
aaa. Note all gate valves 10 feet from all storm sewer pipe.
bbb. On Sheet C4.4 (Residential Street Section) use standard detail STRT-2.
ccc. Provide irrigation for the landscaping in the Cheshire Parkway boulevards and medians.
Show any connections for irrigation services on the utility plan and provide a detail on
the detail sheets. Although irrigation of the Cheshire Parkway boulevards and medians
is required, conduit crossing under public roads for irrigation lines is allowed in sleeves.
ddd. Maximum street grades in Cheshire Parkway shall be six percent.
eee. Identify draintile in a typical section for Cheshire Parkway.
ff. Revise plans to relocate any storm sewer or sanitary sewer pipe currently shown under
retaining walls.
ggg. On sheet C3.1, locate the fire hydrant so it will not interfere with future driveway
installation.
hhh. Indicate 45 -degree bends in lieu of the 90 -degree bends in the watermains.
iii. Add the following notes to the plans: 1) "All new storm sewers shall be inspected by the
Engineering Division. Call 763-509-5500 a minimum of 48 hours in advance to schedule
an inspection." 2) "All new main line storm sewers shall be video inspected at the
owner's expense, and a CD/DVD shall be provided to the City." 3) "Place all below
grade nuts and bolts to comply with the American Society for Testing and Materials
(ASTM) F593 Type 316 stainless steel for all fittings, hydrants and gate valves. Refer to
City Specifications. This may be a special order for the hydrants and gate valves." 4)
"Compression fitting required for all copper services. Refer to City Specifications." 5)
"Record Plans are required. Refer to City Specifications for details." and 6) "Watermain
shall be C900 or C905 PVC pipe."
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Preliminary Plat (2008085)
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jjj. High density polyethylene extruded (HDPE) adjusting rings are required for all
strictures.
kkk. All rip -rap shall be granite, and have filter fabric placed below the rock.
lll. Revise plans to indicate that no trash guards shall be installed on storm sewer flared end
sections (FES) smaller than 24 inches in diameter.
mmm. Cast iron yellow coated truncated dome panels shall be used for all pedestrian
ramps. Provide City detail STRT-6 and/or STRT-7.
mm. Demonstrate compliance with the City's Water Resources Plan policies, as follows:
1) Describe how the constricted detention pond would limit run-off to pre -
development rates and control downstream flooding where feasible. The pond is
also subject to City and Watershed approval.
2) Describe how the increased volumes of runoff due to development will be minimized
by limiting impervious cover and encouraging infiltration of storm water where soil
conditions are appropriate and show on the grading plan.
3) Describe the use of alternative landscape techniques and materials used to reduce
rates and volumes of runoff and show on the grading plan.
4) Identify the steps the landowner will take to avoid water quality impacts and mitigate
with appropriate best management practices (BMPs) to prevent water quality in
receiving waters from falling below established standards and show on the grading
plan.
6. The following area assessments shall be incorporated into the development contract or
assessed to the property:
a. Watermain area charges of $3,525 per net acre (excludes existing wetlands).
b. Sanitary sewer area charges of $950 per acre (excludes existing wetlands).
7. The applicant shall constrict Cheshire Lane (including the 20 -inch watermain), 57"' Avenue
(including the 12 -inch watermain and the sanitary sewer) and 59"' Avenue in their entirety as
part of the first phase of the development. A signal shall be installed and improvements made
to the intersection of Cheshire Parkway and County Road 47.
8. The lowest floor elevations shall be a minimum of two feet higher than the 100 -year high
water levels for adjacent ponds or wetlands. In addition, the lowest building opening (door or
window) shall be a minimum of 18 inches higher than the emergency overland overflow.
9. Development standards shall be as required by the resolution approving the PUD General
Plan.
10. Standard Conditions:
a. All hazardous trees shall be removed from the property at the owner's expense.
b. Park dedication shall be paid prior to the recording the final plat. The fees shall be
calculated based on the adopted rates at that time.
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Preliminary Plat (2008085)
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c. No building permits shall be issued until the final plat, deeds for the outlots dedicated as
parkland and all separate easements and agreements are filed with Hennepin County and
proof of recording is submitted to the City.
d. Prior to issuance of a certificate of occupancy, an 8'/z by I I inch site/building as -built plan
and preplan data sheet are required for each building and for the entire development.
e. Any retaining walls located within any right-of-way or drainage and utility easement and
located on property to be dedicated to the City shall be designed and reviewed as part of
the public improvements, regardless of the height. As with any public improvement,
financial guarantees shall be required.
f. Any wall over four feet in height requires a separate building permit and a three-foot fence
installed on top, except that the wall adjacent to the service area shall require a six-foot
fence or a six-foot hedge installed.
g. Prior to the issuance of a grading permit, the applicant shall install tree preservation
fencing and such fencing shall be inspected and approved by City staff.
h. Prior to issuance of building permits, the applicant must install the required permanent
wetland buffer monuments pursuant to ordinance requirements and the final grading plan.
i. Prior to the release of financial guarantees, the applicant shall submit mylar prints of the
sanitary sewer, water service, storm sewer, pond as-builts, and a fire protection plan.
j. Mechanical equipment shall be screened consistent with the Zoning Ordinance.
k. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
1. Addresses shall be clearly displayed on all buildings in a contrasting color to the building.
Interior units shall also be clearly numbered.
m. Signs shall require separate permits prior to installation.
n. This approval 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 Section 510 of City Code.
Approved by the City Council on October 14, 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 October 14, 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
Resolution 2008-314
Preliminary Plat (2008085)
Page 8
City Clerk