HomeMy WebLinkAboutCity Council Resolution 2007-440CITY OF PLYMOUTH
RESOLUTION 2007-440
APPROVING A PRELIMINARY PLAT FOR LCS, LLC FOR "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 (2007066)
WHEREAS, LCS, LLC has requested approval of a preliminary plat for "Trillium Woods", a plat
to create 3 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 16234 feet; thence deflecting to the left 90 degrees 00 minutes,
Resolution 2007-440
Preliminary Plat (2007066)
Page 2
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
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 a preliminary plat for "Trillium Woods", subject to the following conditions:
1. Approval of the preliminary plat is contingent upon City approval of the rezoning of the site to
PUD (Planned Unit Development) and P -I and approval of the wetland mitigation plan.
2. This preliminary plat approves three 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, 2007, 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. As part of any grading permit application, the applicant shall submit revised plans
consistent with City Code, the Engineering Guidelines (applicable version at the time of
permit), Water Resources Plan policies, and submit all applicable permits by other
governmental agencies, required financial guarantees for grading, erosion control and tree
preservation, and a street sweeping contract.
Resolution 2007-440
Preliminary Plat (2007066)
Page 3
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 as may follow or submit the following information:
a. Revise the lighting plan to move the fixture located near the southwest side of the entry
drive adjacent to the easternmost multiple -family building and install house side shielding
on the south side of the fixture.
b. Install house side shields on all fixtures within 300 feet of adjacent residential properties
consistent with the Zoning Ordinance.
C. Submit fixture details for fixtures S5, S6 and S7.
d. Include the Three Rivers property in the final plat.
e. Move two retaining walls and a parking area out of the wetland buffers and move two
townhouses strictures out of the wetland buffer setbacks. Retaining walls between
wetlands and fire lanes, trails or Cheshire Parkway may be permitted within the required
buffers.
f. Provide wetland buffers around the mitigated wetlands.
g. Show the wetland buffer monuments on the grading plan consistent with the Zoning
Ordinance requirements.
h. 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.
i. Include a concept plan of the parking area proposed for the Three Rivers property.
j. Add two additional overstory trees to the landscaping plan and add/relocate trees to the
west side of the care center and the west and south sides of the multiple -family
buildings.
k. Relocate trees shown on driveways to conforming locations (refer to item j.).
1. Add a formal boundary of woodchips or other materials around the prairie plantings
areas to give them a pronounced and identifiable edge.
M. All townhouse driveways shall be 22 feet in length as measured from the face of the
garages to the back of the curb.
n. Provide handicapped accessible parking spaces and accessible routes to buildings and
public ways consistent with the building code.
o. Add/relocate hydrants to approved locations.
p. Submit fire flow calculations for the remote two highest elevation hydrants and the last
two hydrants on 57'11 Avenue. Each separate sets of hydrant must be capable of flowing
a minimum of 1500 GPM at 20 PSI residual pressure simultaneously.
q. Show fire lane signs on the plans in approved locations on all private drives and at
Siamese connections on buildings with fire -sprinkler systems.
r. Identify the siamese connection at the Main entry drive on the east side of the Main
building and at the multiple family buildings on the south side of the development.
S. Revise the turning radius evaluation plan for the intersection of Juneau Lane at the
service entry and the main entry drive on the east side of the property to add the radii for
all City rigs from all directions.
Resolution 2007-440
Preliminary Plat (2007066)
Page 4
t. Revise the fire lane design to indicate that fire lanes shall be constricted to the minimum
seven -ton capacity or request a variance.
U. Indicate the dimension of the fire lane to be 20 feet in width as measured from the face
of the curbs.
V. Provide the following easements:
1) Standard drainage and utility easements (on the plan): 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.
2) Twenty -foot drainage and utility easements (on the plan) centered over all utilities
that are not constricted in the rigts-of-way.
3) Fifteen -foot access easements (as a separate document) to all private sanitary sewer
manholes and N [_]RP ponds. The grade in the access area shall not exceed 15
percent and no plantings are permitted in the area.
4) Copies of all slope easements, drainage and utility easement and temporary
constriction easements and agreements for disturbance on the Nagel, Engstrom and
Three Rivers properties.
5) Copies of drainage easements from the affected property owners adjacent to the
wetland mitigation near Juneau Lane.
6) Copies of the easement for Cheshire Parkway across the Nagel property.
W. Vacate the existing road easement for Juneau Lane north of 59t11 Avenue upon
completion of the project.
X. Include a 33 -foot half right-of-way for Juneau Lane from 59'11 Avenue to the south plat
boundary.
y. 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 street right-of-way.
Z. Provide a westbound left turn lane on County Road 47.
aa. 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.
bb. Indicate that all street improvements at the intersection of 59'11 Avenue and Juneau Lane
shall be constricted within the dedicated right-of-way.
cc. Add the lowest floor elevation for each building on the grading and utility plans.
dd. Include the plan and profile (on the same sheet) for the sewer and water, as well as the
street and storm sewer. A separate street signing and striping plan is also required.
ee. Show all sanitary sewer and water services and provide sewer Wye stations and end of
service elevations for the sanitary sewer.
ff. Extend sanitary sewer and watermain in 57'11 Avenue to Juneau Lane.
gg. 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, no conduit crossing under public roads for irrigation lines will be allowed.
Resolution 2007-440
Preliminary Plat (2007066)
Page 5
hh. Provide the following street dimensions: 1) the right-of-way for 59"' Avenue shall be 50
feet in width and 2) the street width for 57t1' Avenue shall be 32 -feet wide measured
from back of curb.
ii. Add concrete aprons for all private drives and standard detail STRT-13.
jj. Wetland mitigation areas shall be graded to provide hydrology.
k k. Provide documentation showing the total suspend solids and phosphorus removal
efficiency for the N [_]RP ponds consistent with City requirements.
ll. Provide the 100 year high water elevation for all existing wetlands and include on the
grading plan.
mm. Account for the offsite drainage in the southeasterly portion of the property in the
drainage plans and calculations.
nn. Hydrologic soil Type C shall be used for all drainage calculations.
oo. The minimum swale slope grade shall be 1.75%.
pp. Revise and clarify the HWL elevation for Pond 4 on sheet C4.1. Elevation 968.2 is
shown for the high water elevation but drainage calculations state that it should be
968.33.
qq. Use Plymouth Engineering Standard Details for the grading and utility plans with the
unmodified plate backgrounds.
rr. Revise the pipe locations or modify the pond slopes as the inlet and outlet pipes are too
close in Pond 2 causing a "short circuit' of the treatment process.
ss. Identify all N[_]RP ponds with numbers for reference purposes.
tt. 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. Prior to issuance of a building permit, the applicant shall submit the following information
consistent with City Code:
a. Identify the buildings with NFPA 13, 13R and 131) fire sprinkler systems.
b. Identify the location of the fire department lock boxes at the main entry door locations on
buildings with NFPA 13 and 13R fire sprinkler systems.
c. Identify an approved bollard design for the fire lane.
d. Indicate the interior and exterior signage needed to direct guests and emergency personnel
to different buildings or access areas.
Resolution 2007-440
Preliminary Plat (2007066)
Page 6
7. The following area assessments shall be incorporated into the development contract or
assessed to the property:
a. Watermain area changes of $3,525 per net acre, (excludes existing wetlands),
b. Sanitary sewer area charges of $950 per acre, (excludes existing wetlands), and,
c. Future reconstruction of a sidewalk for Juneau Lane. The subject property will be
assessed for the roadway improvements to Juneau Lane with the improvement project.
8. The applicant shall constrict Cheshire Lane (including the 20 -inch watermain), 57"' Avenue
(including the 18 -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.
9. 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.
10. Development standards shall be as required by the resolution approving the PUD General
Plan.
11. 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.
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 11 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 for this item. 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 installed on top.
f. 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.
g. 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.
h. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
Resolution 2007-440
Preliminary Plat (2007066)
Page 7
i. Addresses shall be clearly displayed on all buildings in a contrasting color to the building.
Interior units shall also be clearly numbered.
j. Signs shall require separate permits prior to installation.
k. 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 9, 2007.
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 9, 2007, 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