HomeMy WebLinkAboutCity Council Resolution 2012-156CITY OF PLYMOUTH
RESOLUTION No. 2012-156
A RESOLUTION APPROVING A REVISED FINAL PLAT AND DEVELOPMENT CONTRACT
FOR "CROSSROADS COMMONS" FOR PROPERTY LOCATED SOUTHEAST
OF HIGHWAY 55 AND COTTONWOOD LANE (2011014-F)
WHEREAS, on January 24, 2012, the Plymouth City Council adopted Resolution No.
2012-028 approving a final plat and development contract for KTJ 198, LLC for Crossroads
Commons; and
WHEREAS, on April 30, 2012, KTJ 198, LLC requested approval of a revised final plat
and development contract for Crossroads Commons; and
WHEREAS, the roughly 19 -acre Crossroads Commons site is presently legally described
as follows:
(Torrens Property)
Tracts A and B, Registered Land Survey No. 1676, Hennepin County, Minnesota.
Together with:
(Abstract Property)
That part of the Southeast Quarter of the Northeast Quarter of Section 35, Township 118, Range
22, Hennepin County, Minnesota, described as follows:
Commencing at the Southwest corner of the Southeast Quarter of the Northeast Quarter,
Section 35, Township 118, Range 22; thence North along the West line thereof 805 feet;
thence East parallel to the South line of said quarter -quarter 683.20 feet to the point of
beginning; thence continuing East along said parallel line 100 feet; thence Northeasterly,
deflecting to the left 81 degrees 49 minutes a distance of 108.3 feet, more or less to the
Southerly right-of-way line of State Think Highway No. 55; thence Northwesterly along
the Southerly right-of-way line of said Highway 97.99 feet; thence Southwesterly 136.74
feet, more or less, to the point of beginning.
Together with:
That part of the Southeast Quarter of the Northeast Quarter of Section 35, Township 118, Range
22, Hennepin County, Minnesota, lying northerly of the southerly right of way line of Think
Highway No. 55 as now located and established and southerly and easterly of the following
described line: Commencing at the east quarter corner of said Section 35; thence northerly on an
assumed bearing of North 00 degrees 05 minutes 28 seconds East along the east line thereof for
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210.30 feet; thence South 89 degrees 24 minutes 32 seconds East for 9.00 feet; thence North 34
degrees 01 minutes 22 seconds East for 358.70 feet; thence North 57 degrees 24 minutes 08
seconds West for 248.10 feet, more of less, to an intersection with said east line of Section 35;
thence North 00 degrees 05 minutes 28 seconds East along said east section line for 78.26 feet to
the point of beginning of the line to be described; thence North 57 degrees 24 minutes 08 seconds
West for 170.69 feet; thence North 73 degrees 41 minutes 34 seconds West for 5.81 feet; thence
North 73 degrees 41 minutes 41 seconds West for 1018.11 feet; thence South 16 degrees 18
minutes 28 seconds West for 29.81 feet, more or less, to an intersection with the southerly right
of way line of said Think Highway No. 55 and there terminating.
Together with:
That part of the Southwest Quarter of the Northwest Quarter of Section 36, Township 118,
Range 22, Hennepin County, Minnesota, lying Southwesterly of the Southwesterly line of Old
County Road No. 6 and described as beginning at the intersection of the West line of said Section
36 with the Southwesterly line of Old County Road 6, thence Southerly along the West line of
said Section 36, a distance of 313.50 feet; thence Northeasterly to a point on the Southwesterly
line of Old County Road No. 6, distant 173.10 feet Southeasterly of the point of beginning; thence
Northwesterly along the Southwesterly line of Old County Road No. 6, a distance of 173.10 feet
to the point of beginning.
Together with:
That part of the Southwest Quarter of the Northwest Quarter of Section 36, Township 118,
Range 22, Hennepin County, Minnesota, lying Southwesterly of the Southwesterly line of Old
County Road No. 6, and described as commencing at the Southwest corner of the Northwest
Quarter of said Section 36, thence Northerly along the West line of said Section 36, a distance of
210.30 feet to the point of beginning; thence deflect to the right at an angle of 90 degrees 30
minutes, a distance of 9.00 feet; thence Northeasterly 358.30 feet to a point on the Southwesterly
line of Old County Road No. 6, distant 248.10 feet Southeasterly of the intersection of said
Southwesterly line with the West line of said Section 36; thence Northwesterly along the
Southwesterly line of Old County Road No. 6, a distance of 75.00 feet; thence Southwesterly to a
point on the West line of said Section 36, distant 122.10 feet Northerly of the point of beginning;
thence Southerly 122.10 feet along the West line of said Section 36 to the point of beginning.
WHEREAS, KTJ 198, LLC recently discovered they do not have ownership control over
Tract C (Cottonwood Lane), including the 0.25 -acre parcel of vacated right-of-way shown as
Outlot D on the previously approved final plat; and
WHEREAS, elimination of Tract C and Outlot D would have no impact on the overall
"Crossroads Commons PUD" redevelopment project; and
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WHEREAS, the requested revision would eliminate reference to Tract C and Outlot D
from the final plat and development contract.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does
approve the request by KTJ 198, LLC for a revised final plat and development contract for
Crossroads Commons; and
FURTHER, that the revised development contract for said plat be approved, and that
upon prior execution of the development contract by the developer, the mayor and city manager
be authorized to execute the development contract on behalf of the city; and
FURTHER, that the following conditions be met prior to recording of, and related to said
plat:
1. The final plat for Crossroads Commons is approved in accordance with the final plat drawing
received by the city on April '10, 2012, except as may be amended by this resolution.
2. Prior to recording the final plat, the applicant shall execute a development contract for the
public and private improvements, and shall submit the financial guarantees required by it.
3. Prior to recording the final plat, the applicant shall fiilfill 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. Right-of-way/ easement/ agreement/ permit requirements:
(1) Verify that quit claim of a portion of Highway 55 right-of-way will be approved by
Mn/DOT. If the redevelopment project does not go forward, the applicant hereby
agrees that such area would, in turn, be quit claim deeded to the city.
(2) Separate unobstructed maintenance access easements are required for sanitary
sewer and storm sewer manholes outside street right of way. The access
easements must be 15 feet wide and must have a slope of less than ten percent with
a 12 -foot wide driving surface capable of supporting maintenance equipment.
(3) Drainage and utility easements are required over the storm water vault 1,
infiltration basin A, wetlands, and ponds.
(4) A 40 -foot by 36 -foot street and snow storage easement or right-of-way is required
for the hammerhead turn -around on the end of Cottonwood Lane.
(5) A five-foot wide sidewalk easement shall be provided along the south boundary of
the frontage road right-of-way.
(6) A drainage and utility easement is required for storm sewer piping across the
westerly 60 feet of the Exception parcel, which is located northeast of the north
plat boundary.
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(7) A permanent driveway easement for the benefit of the property located at 11009
State Highway 55, as presented by the Developer at the July 20, 2011 Planning
Commission meeting, shall be provided.
(8) A maintenance agreement is required for storm water vault 1 for the first five years
after all utility work has been accepted by the City.
(9) The applicant shall obtain the necessary permits and approvals as follows: MPCA,
Minnesota Department of Health, Bassett Creek Watershed Organization, NPDES,
DNR, Hennepin County, Mn/DOT, and City of Plymouth.
b. Grading and erosion control plans: Call out inlet protection for all catch basins on the
erosion control plan.
c. Street and utility plans:
(1) The traffic study conducted by SRF recommends dual left turn lanes for
northbound County Road 73 at Highway 55. Hennepin County has indicated that
in the future they may instead prefer to extend the existing median southerly,
effectively converting the frontage road entrance at County Road 73 to a right -in,
right -out access. The applicant should work with Hennepin County to develop a
preferred solution and to determine the timing of such improvements.
(2) Confirm that proposed geometrics for West Medicine Lake Drive line up with
existing geometrics on the north side of Highway 55. Show the existing lane
striping configuration for West Medicine Lake Drive on the north side of Highway
55.
(3) Confirm the westbound left turn movement on Highway 55 to southbound West
Medicine Lake Drive can be made without modifying the existing median.
(4) Confirm the eastbound left turn movement from the frontage road to West
Medicine Lake Drive fiinctions as shown. Consider extending pavement markings
to improve turning movement.
(5) Add a pedestrian ramp on the trail in the southeast radius of West Medicine Lake
Drive at Highway 55.
(6) Add a right turn lane sign at eastbound frontage road approach to County Road
73.
(7) Provide a single inlet and outlet for storm water vault 1, or provide design details
showing no short circuiting with the two proposed inlets. Eliminate Nyloplast
strictures and substitute concrete manhole risers at inlet, outlet, and at each end of
the isolator row and manifold. Show detail of how the underdrain connects to the
outlet riser in storm water vault 1.
(8) Confirm that filter media particle sizes are sufficient to provide required reductions
for Total Suspended Solids (TSS) and Total Phosphorous (TP) in storm water
vault 1.
(9) Cover the surface of storm water vault 1 with bituminous pavement to protect the
stricture, or cordon this area off until a permanent cover can be provided.
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(10) Eliminate the storm sewer stub out of catch basin manhole 6.
(11) Make the westerly connection to the existing 12 -inch water main with two 45 -
degree bends and a 12- inch gate valve.
(12) Abandon the existing 12 -inch water main along Highway 55 between the two
connection points. The pipe may be abandoned in place and does not need to be
filled with sand.
(13) Confirm phase I & 2 constriction limits for sanitary sewer and water main
constriction.
(14) Directional bore the new traffic signal conduits at West Medicine Lake Drive and
at County Road 73, if needed.
(15) To address concerns of traffic sight lines and related safety at the intersection of
Cottonwood Lane and the south frontage road of Highway 55, the Developer
shall: 1) widen the eastern side of the north end of Cottonwood Lane; and 2)
review the design of the landscaping plan to ensure there are no obstructions to
visibility at this intersection. Detailed plans shall be provided to address this
requirement.
d. Water resource plan: Indicate correct wetland buffers and setbacks adjacent to wetland
areas shown.
e. Fire plan:
(1) Turning radii to main entrances must comply with City standards.
(2) Fire lane signs are required in approved locations in the areas without
designated parking, and at the hammerhead turnaround at the end of
Cottonwood Lane.
(3) The fire department connections must be relocated to approved locations
near the main entrance door for each building.
(4) Relocate hydrants to approved locations, as designated by the fire
inspector.
(5) The minimum required vertical clearance of the main entry canopy for the
senior housing building is 13.5 feet.
4. Prior to issuance of a grading permit or any grading activities, the applicant shall install
and request inspection of silt fencing and tree preservation fencing.
5. Prior to issuance of building permits, the applicant shall obtain approval of a PUD final plan
for the lot where the building permit is requested.
6. Prior to issuance of building permits, the developer of each lot shall enter into a site
improvement performance agreement and shall provide the required financial guarantee.
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7. Prior to issuance of building permits for any lot that contains a wetland buffer, permanent
wetland buffer monuments shall be installed in accordance with the City's zoning ordinance.
8. Prior to issuance of a certificate of occupancy for the senior housing building on Lot 1, Block
1 and for the drive-through restaurant on Lot 1, Block 2, all required traffic improvements
related to Phase 1 constriction shall be completed excluding installation of the wear course
(final lift) of asphalt on public streets. Prior to issuance of a certificate of occupancy for any
building on Outlot B, access shall be provided to that site from the west (i.e., the Phase I
roadway improvements), and from the east connecting to County Road 73.
9. The sidewalks and trails along the streets shall be installed when the streets are installed. The
sidewalk shall be located at least five feet away from the south curb line of the frontage road.
Upon constriction and acceptance, the trails shall be maintained by the city, and the sidewalks
shall be maintained by abutting property owners.
10. Individual sites within the development shall provide their own storm water treatment and
volume reduction. Detailed drainage plans shall be required with the PUD final plan
application for each site.
11. Prior to any development of Outlot B, Outlot B requires separate review and approval of a
PUD general plan.
12. The city's tree preservation and landscaping regulations will be applied separately to Outlot B
upon its platting and development in the fiiture.
13. The hours of operation for both lobby service and drive-through window service for the fast
food restaurant on Lot 1, Block 2 shall not exceed 18 hours per day Sundays through
Thursdays, and shall not exceed 19 hours per day Fridays and Saturdays. For purposes of this
condition, a `day' shall be defined as a 24-hour period from 3:00 a.m. to 3:00 a.m. the
following day.
14. The Developer shall grade the relocated driveway for property at 11009 State Highway 55,
and shall install a surface consistent with the city's driveway requirements.
15. Standard conditions:
a. No building permits shall be issued until the final plat and all easements and agreements
are filed and recorded with Hennepin County and proof of recording is submitted to the
city.
b. No building permits shall be issued until the development contract is executed and the
financial sureties required by it are provided to the city.
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c. The required park dedication fee, based upon the upland acreage, shall be paid with the
building permit for each lot. This fee shall be calculated in accordance with the park
dedication ordinance in effect at the time of building permit issuance.
d. Building permits are required for retaining walls 48 inches in height or higher.
Additionally, a fence shall be installed at the top of retaining walls that exceed four feet in
height.
e. The development shall comply with all conditions of Resolution No. 2011-294 approving
the PUD general plan, including but not limited to, conditions pertaining to architectural
design standards, signage, and landscaping design.
f. Signage shall require separate a sign permit.
g. Compliance with the city's tree preservation regulations.
h. This approval shall expire two years after the date of approval, unless the property owner
or applicant has recorded the final plat, 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 512 of city code.
ADOPTED by the Plymouth City Council on May 8, 2012.
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 8, 2012, 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