HomeMy WebLinkAboutCity Council Resolution 2011-053CITY OF PLYMOUTH
RESOLUTION No. 2011-053
A RESOLUTION APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT FOR
D. R. HORTON, INC., FOR "STEEPLE HILL" FOR PROPERTY LOCATED AT
15920 COUNTY ROAD 47 (2010098)
WHEREAS, D. R. Horton, Inc. has requested approval of a final plat and development
contract to allow a subdivision containing 37 single-family lots and one lot for an apartment
building on the roughly 18 -acre site located at 15920 County Road 47, legally described as
follows:
The east half of the northeast quarter, also the east 20 acres of the west half of the
northeast quarter; all in Section 5, Township 118, Range 22 west, lying north of County
Road No. 47, Hennepin County, Minnesota.
WHEREAS, city staff has prepared a development contract covering the improvements
related to said plat.
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 D. R. Horton, Inc. for a final plat for "Steeple Hill"; and
FURTHER, that the 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, unless otherwise noted:
1. A final plat is approved for the creation of 37 single-family lots and one lot for an apartment
building, in accordance with the plat and plans received by the City on December 14, 15, 22,
28 and 29, 2010 and January 3 and 13, 2011, except as may be amended by this resolution.
2. Prior to any 2radin2 activities, the applicant shall install and request inspection of tree
preservation fencing and silt fencing.
3. Prior to recording the final plat, the applicant shall execute a development contract for the
public and private improvements, and shall submit the required financial guarantees.
Resolution 2011-053
File 2010098
Page 2
4. Prior to recording 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. Zoning ordinance/city code requirements:
(1) Pay the park dedication fee in lieu of land dedication for 37 single-family lots, in
the amount of $240,500. Pay the park dedication fee in lieu of land dedication for
the multiple family dwellings shall be required prior to issuance of the building
permit in effect at that time. Based on the current rate, the amount would be
$435,500.
(2) Remove the outdoor riding arena on the west side of the development.
b. Plat/assessment/easement/agreement/permit requirements:
(1) Pay water area charges in the amount of $51,222.34 for the 37 single-family lots.
Prior to issuance of a building permit, water area changes shall be required in the
amount of $18,002.28 for Lot 17.
(2) Pay sanitary sewer area charges in the amount of $13,803.01 for the 37 single-
family lots. Prior to issuance of a building permit, sewer area changes shall be
required in the amount of $4,851.12 for Lot 17.
(3) Amend the plat as follows:
a) Label the documents dedicating street, drainage, and utility easements for
Vicksburg Lane and for the intersection of Vicksburg Lane and County Road
47.
b) Add a signature line for the city engineer.
c) Delete the reference to the commissioner of transportation.
(4) Identify all drainage and utility easements on the plat and plans.
(5) Provide documentation verifying that the south plat boundary is the northerly
right-of-way line of County Road 47 and not the centerline of the roadway.
(6) Submit temporary grading easements as required to accommodate necessary
grading along the south side of County Road 47 for the by-pass lane constriction
according to the plans approved by Hennepin County.
(7) Execute a 21 -day temporary constriction easement GW Land Development of
MN, LLC. adjacent to County Road 47 for the installation of sanitary sewer. The
temporary easement shall start at the proposed County Road 47 right-of-way line
and extend 40 feet north of this line running parallel to County Road 47 from
proposed Yuma Lane west to the west plat line. The 21 -day period shall begin
once the southernmost sanitary sewer manhole is placed at the Yuma Lane/County
Road 47 intersection. The sanitary sewer shall be constricted by others.
(8) Submit executed documents as required by the wetland replacement plan:
a) Consent(s) to replacement wetland.
b) Restrictions and covenants.
Resolution 2011-053
File 2010098
Page 3
c) Affidavit of landowners.
(9) Submit an agreement for maintenance of the retaining wall and fence along County
Road 47 between the single family development and the apartment development.
(10) Vacate all existing unnecessary utility easements within the area of the proposed
plat.
(11) Submit a separate 10 -foot wide trail easement along the east boundary of the plat.
Submit a separate 10 -foot wide easement for snow storage along the south
boundary of the plat.
(12) Submit a temporary easement for the turnaround on the west end of 61" Avenue.
(13) Encroachment agreements with the city are required for retaining walls located in
drainage and utility easements on Lots 17, 18 and 19, Block 1.
(14) Necessary permits and approvals from other agencies: MPCA, Minnesota
Department of Health, Elm Creek Watershed Management Commission, NPDES,
Hennepin County (work within the county right-of-way), City of Plymouth
(building permits), City of Maple Grove (sanitary sewer connection) and
U. S.Army Corp of Engineers for wetland impacts.
c. Revise the landscaping plan to: 1) indicate that two trees shall be planted in the front yard
of each lot; 2) propose a wider variety of coniferous species; and 3) relocate the entry
monuments outside of drainage and utility easements.
d. Revise the tree preservation plan to identify trees 1155-1183 as exempt (removed for
ponding purposes).
e. Street and utility plans:
(1) Revise the civil engineer contact information on plan cover sheet.
(2) Indicate the use of a trench box for installing sanitary sewer line between manholes
3 and 4 to protect trees on property line.
(3) Remove the side -yard sewer and water main services as bends are not allowed.
(4) Show the existing water main in the plan and profile where constricting sanitary
sewer manhole 1. Secure as -built information as needed from the City of Maple
Grove.
(5) Provide polyvinyl chloride (PVC) (SDR 26) pipe for the sanitary sewer between
manholes 2 and 11 and from manhole 5 south to County Road 47.
(6) Use 10 -inch high-density polyethylene (HDPE) pipe for the sanitary sewer
between manholes 1 and 2.
(7) Extend the sanitary sewer from manhole 5 south to 15 feet south of the proposed
water main.
(8) Move manhole 15 to the County Road 47 north right-of-way line and extend the
sewer stub 40 feet to the west.
(9) Show the existing Vicksburg Lane right-of-way easement and all private utilities
between manholes 1 and 2.
Resolution 2011-053
File 2010098
Page 4
(10) Submit a road closure and detour plan to both the City of Maple Grove and the
City of Plymouth three weeks in advance before the constriction of manhole 1.
(11) Add a note to contact both Maple Grove and Plymouth 48 hours before beginning
constriction between manhole 1 and 2.
(12) Add a note that within 72 hours of installation of sanitary manhole 1, the existing
street section shall be replaced in-kind or as directed by the City of Maple Grove.
(13) Insulate the sanitary sewer between manholes 3 and 4 where cover is less than five
feet. Consider moving this segment north to increase pipe cover.
(14) Place gate valves per city detail STRT 15 at all intersections.
(15) Revise the utility constriction notes as follows: Add 1) "or C905" to the water
main note, 2) "1 inch" to the water services note and 3) "granite" to the rip -rap
note.
(16) Match the inverts for sewer pipes at all manholes (no inside drops permitted).
(17) Place all main line gate valves in the street pavement.
(18) Eliminate the high point in the water main profile along County Road 47 and add
stationing to the profile view.
(19) Note that the 16 -inch water main shall be C-905.
(20) At the west end of the 16 -inch water main, add a) a 16 -inch by six-inch reducer, b)
four feet of six-inch PVC, c) a six-inch gate valve and d) a hydrant.
(21) Install a concrete blanket between the 16 -inch water main and the 30 -inch
reinforced concrete pipe (RCP) culvert crossing.
(22) Install a minimum of 20 feet of eight -inch water main for the stub to the future
apartment building.
(23) Note the size and degree of bend at each location on the 16 -inch water main. No
bend shall exceed 221/2 degrees.
(24) Label the existing water main at the intersection of County Road 47 and Vicksburg
Lane.
(25) Connect to the existing water main at Vicksburg Lane and County Road 47 with a
22 1/2 degree bend.
(26) Show profiles for all storm sewer pipe and culverts.
(27) Show street name signs at all intersections and show street light locations.
(28) Install stop signs on Yuma Lane at Co. Rd. 47 and at 611 Ave. Identify locations
on street plans.
(29) Install a 150 -foot vertical curve on 611 Avenue at Zanzibar Lane.
(3 0) Reconfigure the storm sewer at 611 Avenue and Yuma Lane to keep pipes in road
by adding a storm manhole in the intersection along the south flow line.
(3 1) Realign the outlet from the wetland to match the downstream channel.
(32) Place rip -rap at all pipe aprons and tie all joints between aprons.
(3 3) Show the retaining wall location along County Road 47 on sheet C-7.02 and
include the structural details where wall interfaces with proposed culverts.
(34) Match the storm sewer pipes at strictures with hydraulic grade lines.
(3 5) Remove the flared end section (FES) on the pond side of the pond outlet control
stricture (OCS).
Resolution 2011-053
File 2010098
Page 5
(3 6) The existing OCS outlet elevation for the wetland shows 932.88. The proposed
OCS FES elevation is 926.7. Provide greater detail on how this will function.
(3 7) Indicate pedestrian ramp locations wherever sidewalks and trails intersect with
public streets.
(3 8) Indicate striping and turn arrows on Yuma Lane at the intersection with County
Road 47 on sheet C-7.03.
(3 9) Identify where Yuma Lane curb will terminate at County Road 47.
(40) Identify the 61" Avenue roadway crown in the profiles of Zanzibar and Yuma
Lanes.
(41) Provide center stationing in the 61" Avenue cul-de-sac.
(42) Install "No Outlet' sign at Yuma Lane and Co. Rd. 47.
(43) Include correct standard plate W-1.
(44) Add a note on sheet C-6.01 that the contractor must maintain existing drainage
while constricting the sanitary sewer along Vicksburg Lane.
f. Grading and erosion control plan:
(1) Indicate silt fence or tree preservation fencing on the north and west sides of the
development to protect the existing trees in close proximity to the property line.
(2) Place the fence closer to retaining wall along County Road 47 to provide
additional snow storage.
(3) Add the following notes to the plan:
a) Provide a minimum of 72 hours notice to Hennepin County in advance of work
on County Road 47.
b) Direct house gutters away from backyard areas for Lots 1-2 and Lots 11-14 of
Block 1.
c) Street sweeping is required a minimum of once per week.
(4) Show proposed culverts, roadway signage and centerline stationing on the County
Road 47 grading plan.
(5) Show maximum slopes of 3:1 on typical street sections and on cross-sections for
County Road 47 grading plan, unless otherwise directed by Hennepin County.
Consider using class 2 aggregate for shoulders, unless otherwise directed by
Hennepin County.
(6) Show city standard details for silt fence, inlet protection devices, and rock
constriction entrance. The IP 1 device shown is not permitted.
(7) Revise the grades behind Lots 6 and 7, Block 2 to indicate a maximum slope of 3:1
and label the slope. Consider reshaping the drainage swale along the south
property line of Lot 19, Block 1.
g. Water resource plan:
(1) Submit a storm water pollution protection plan with the final constriction plans.
(2) Explain the discrepancy between the reduction in total project area of 0.602 acres
from pre -development to post -development. Revise and recalculate the drainage
Resolution 2011-053
File 2010098
Page 6
calculations as may be necessary. Development projects greater than 0.5 acres
must demonstrate non -degradation for water volume based on the two-year storm.
(3) Revise and recalculate sub catchment area 9S as the drainage calculations indicate
a flow length of 10,165 feet or nearly two miles.
5. No building permits shall be issued until a PUD final plan is approved by city staff.
6. Should conditions dictate that the approved alignment change during constriction, the
applicant shall at that time submit additional temporary constriction or permanent drainage
and utility easements as may be necessary for the sanitary sewer along Vicksburg Lane.
7. The sidewalks along all streets shall be installed at the same time the streets are installed.
8. The trail shall be paved from Yuma Lane to Vicksburg Lane as one project.
9. The retaining wall and fence along County Road 47 shall be constricted as one project with
one building permit.
10. No building permits shall be issued for Lot 1, Block 2 until the temporary turnaround is
removed.
11. Standard conditions:
a. The lowest floor elevation for all strictures shall be a minimum of two feet above the high
water level of adjacent water bodies. In addition, there shall be a minimum of 18 inches of
freeboard between the lowest building opening and the designated emergency overland
overflow.
b. With the exception of one building permit for a model home, no building permits shall be
issued until the final plat, HOA documents, and all easements and agreements are filed and
recorded with Hennepin County and proof of recording is submitted to the city.
c. Any signage shall require separate permits and shall comply with the City's signage
regulations.
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. Compliance with the city's tree preservation regulations.
f. Removal of all hazardous trees from the property at the owner's expense.
g. 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.
AI)OPTEI) THIS 22ND DAY OF FEBRUARY, 2011.
Resolution 2011-053
File 2010098
Page 7
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 22, 2011, 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