HomeMy WebLinkAboutCity Council Resolution 2011-233CITY OF PLYMOUTH
RESOLUTION No. 2011-233
A RESOLUTION APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT FOR LCS-
WESTMINSTER PARTNERSHIP V, LLP. FOR "TRILLIUM WOODS" FOR PROPERTY
LOCATED AT THE SOUTHEAST CORNER OF JUNEAU LANE AND COUNTY ROAD 47
(2008085)
WHEREAS, LCS-Westminster Partnership V, LLP, an Iowa limited liability partnership has
requested approval of a final plat and development contract for the 46.36 acres of land presently
legally described as follows:
Parcel 1:
That portion of the Southeast Quarter of the Northeast Quarter (SE 1/4 of the NE 1/4) 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 1/4 of the NE
1/4) 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 1/2 of the NE 1/4) 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 1/2 of said NE 1/4); 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.
Parcel 2:
That part of the East Half of the Northeast Quarter (E 1/2 of the NE 1/4) 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 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 1/2 of the NE 1/4); 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.
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The North 600.00 feet of Government Lot 1, Section 4, Township 118, Range 22,
Hennepin County, Minnesota, except the East 150.00 feet thereof.
And:
The east 200 feet of the southeast quarter of the northeast quarter of section 4, township
118, range 22 lying southerly of Hennepin County highway no. 47, according to the United
State government survey thereof and situate in Hennepin County, Minnesota.
And:
The east 150 feet of the north 600 feet of government lot 1 in section 4, township 118,
range 22, according to the United States Government Survey thereof and situate in
Hennepin County, Minnesota.
WHEREAS, the 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 LCS-Westminster Partnership V, LLP. for a final plat for Trillium Woods; 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 on behalf of the city; and,
FURTHER, that the following conditions be met prior to recording of, and related to said plat;
1. A final plat is approved for the creation of two lots for a continuing care senior campus
(consisting of independent apartments and garden homes, assisted living and skilled nursing
care) and three outlots, in accordance with the plat and plans received by the city on June 3,
6, and 29, 2011, except as may be amended by this resolution.
2. Prior to proceeding with development activity authorized by the development contract,
the applicant shall:
a. Submit written consent from the property owner for development activity on property
currently owned by Three Rivers park district.
b. Record the final plat and submit the required financial guarantees.
c. Install tree preservation fencing and silt fencing and request inspections.
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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.
4. Prior to recording the final plat, the applicant shall submit the required information and
revise the plans as indicated below consistent with the city code, zoning ordinance and
engineering guidelines as may be applicable:
a. Assessments/easements/agreements/permit requirements:
1) Encroachment agreements are required where retaining walls are located in
drainage and utility easements on Lot 1, Block 1 and Lot 1, Block 2.
2) A maintenance agreement is required for the pervious pavement area of the fire
lane.
3) A conservation easement is required for the treed area on Lot 1, Block 1.
4) As proposed, Juneau Lane will require relocation of an existing overhead power
line. Developer shall confirm the affected utility company is willing to relocate its
facilities.
5) Revise the noise information submitted with the generator to indicate compliance
with the City Code.
6) Permits as follows: NIPCA (sanitary sewer expansion), metropolitan Council
Environmental Services (sanitary sewer connection), Department of Health
(watermain extension, well abandonment, and geothermal wells), NPDES, and
Hennepin County (abandonment of on-site sewage system and work within the
right-of-way).
b. Revise the plat, as follows:
1) Consider acquiring Outlot I, Taryn Hills and incorporate into the plat.
2) Include the abutting properties currently owned by the Three Rivers Park District
into the plat and assign them a lot/block legal description.
3) Extend the north right-of-way line for 59th Avenue to the west edge of the plat to
match the projected north right-of-way line of 59th Avenue in the Willows 2" a
Addition subdivision.
4) Provide additional right-of-way for constriction of the County 47 and Cheshire
Parkway intersection and future traffic signal.
5) Remove "the Commissioner of Transportation" reference from plat cover sheet and
add "City Engineer" to the city signature block.
6) Provide drainage and utility easements over all ponds and wetlands to include the
high water elevations.
7) Provide 20 -foot drainage and utility easements over all storm sewer lines
discharging from ponds, wetlands, and public rights-of-way.
8) Provide a 20 -foot drainage and utility easement for the water main adjacent to
Juneau Lane extending south of 59th Avenue.
9) Provide a 30 -foot drainage and utility easement for the sanitary sewer and water
main extending from 57th Avenue to Juneau Lane through the private cul-de-sac.
10) Include the adjacent plat and registered land survey names for the properties to the
west.
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c. Revise the architectural site plan as follows:
1) Include the revised street plan for 59t1' Avenue.
2) Add the dimensions between the townhouses and between the townhouses and the
back of curb on private drives.
3) Add the wetlands, buffers, and stricture setbacks around the wetlands for the
townhouses.
4) Add the conservation easement area and indicate monuments installed consistent
with the requirements for wetland buffer monuments in section 21670 of the zoning
ordinance. Submit a detail for the conservation monuments.
5) Include a fence detail for fences on private property. Fences on property proposed
for right-of-way or to be installed on city property shall be black, vinyl -coated
chainlink.
6) Include details for the railings on the commons area terraces and the screen doors
on the trash enclosures.
d. Revise the grading, water resources plan, and erosion control plan to:
1) Indicate that large modular block shall be used for all retaining walls equal to, or
exceeding eight feet in height, that are located within the public right-of-way or on
parcels to be dedicated to the city.
2) Include an identification number for each wall.
3) Amend the westerly wetland buffers and setbacks to be consistent with section
21670 of the zoning ordinance.
4) Correct the reference to the Nagel property. The property referenced is owned by
Three Rivers Park District.
e.Revise the street and utility plans as follows:
1) To the satisfaction of the Three Rivers park district, include plans, details and
specifications for the regional trail as outlined in the letter dated June 27, 2011.
2) Remove the reference that indicates that the box culvert under Cheshire Parkway is
to be designed by others and add lighting within.
3) Amend the parking lot plan for the east side of Cheshire Parkway to indicate
parking spaces 18.5 feet in length and a drive -aisle of 26 feet. The length of the
easterly parking row may be reduced up to a maximum of 2.5 feet to allow bumper
overhang.
4) Amend the parking lot plan for the west side of Cheshire Parkway to label the
parking spaces that are 16 feet long as compact parking and add a detail for the
required signage.
5) Include ADA curb cut/ramps at all street intersection for the trails along Cheshire
Parkway.
6) Indicate the Northwest Greenway trail shall be 10 feet in width throughout Outlot C
and note that the trail constriction will occur with this phase.
7) Add a 10 -foot trail connection from the parking lot to the regional trail on the west
side of the concrete pad.
8) Add a detail/specification for the boardwalk in Outlot C.
9) Show the future sanitary sewer and water service for the Nagel property.
10) Provide profile stationing for sanitary sewer between manhole 1 and manhole 4.
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11) Identify the existing sanitary sewer at manhole 1 as 10 -inch ductile iron pipe.
12) Provide the casing size and length and show in profiles for all sanitary sewer and
storm sewer pipes crossing under retaining walls.
13) Adjust hydrant locations as needed to coincide with high points in water main
profiles.
14) Install marker posts to identify the end of sanitary sewer and water main stubs on
Juneau Lane.
15) Show the existing water main at the north end of Cheshire Parkway as 20 -inch
PVC.
16) Show the existing eight -inch water main in 59th Avenue west of Juneau Lane and
provide a connection.
17) Adjust water main alignment on the west end of 59th Avenue to match the existing
alignment on the west side of Juneau Lane and provide a gate valve at the
connection point.
18) Water main extending south of 59th Avenue along Juneau Lane shall be public to
the point where it turns to follow the proposed fire lane. Install a gate valve on the
end of the public water main and provide an eight -inch by eight -inch tee instead of
bends.
19) Add a catch basin to the city parking lot on the east side of Cheshire Parkway and
connect it to catch basin 110.
20) Add catch basins to the proposed culvert at the north end of Cheshire Parkway.
21) Provide a structural detail for the culvert crossing through the retaining wall on the
north end of Cheshire Parkway.
22) Show the existing storm sewer and catch basin on the west side of Juneau Lane at
59th Avenue.
23) Eliminate storm sewer west of stricture 181, add a catch basin in Juneau Lane at
the southeast curb return from 59th Avenue, and connect it to stricture 182.
24) Reali�un storm sewer between stricture 185 and stricture 182 to keep storm sewer
in 59" Avenue right-of-way.
25) Add "Private" notation to storm sewer Profiles I and J.
26) Confirm pipe invert elevations for flared end sections 73, 90, and 150 are at or
above normal water elevations of adjacent wetlands.
27) Confirm the control elevation for outlet control stricture 169B is equal to the
normal water elevation of the adjacent wetland.
28) Provide a typical section for Cheshire Parkway using a nine -ton design.
29) Change note from "Adjust butterfly valve" to "Adjust gate valve" on Cheshire
Parkway at Station 11+00.
30) Identify a shedding gutter with median curb on the Cheshire Parkway typical
section.
31) Provide a concrete apron for the private drive off 57th Avenue.
32) Add street curve information on all roadway plan sheets.
33) Extend concrete sidewalk on the south side of 59t1' Avenue to Juneau Lane and
include a pedestrian ramp.
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34) Extend curb and gutter around the curb return to Juneau Lane on the south side of
59th Avenue. Locate the curb to accommodate a 28 -foot wide future roadway width
on Juneau Lane.
35)Extend curb and gutter on the north side of 59th Avenue to the existing curb on the
west side of Juneau Lane.
36) Install stop signs and street name signs on both ends of 57th Avenue and on the east
end of 59th Avenue. Salvage and reinstall the stop sign and street name signs on
Juneau Lane from the current location on 59t1' Avenue west of Juneau Lane.
37)Install a two -direction large arrow sign (Type WI -7) on the north side of the
intersection of Juneau Lane and 59t1' Avenue.
38) Install a "Private Drive" sign on the west side of the intersection of Juneau Lane
and 57th Avenue.
39) Install a stop sign at the private drive entrance to 57t1' Avenue.
40) Add median signs, "No Parking" signs, turn lane signs and speed limit signs on
Cheshire Parkway.
41) Provide a striping plan for Cheshire Parkway.
42) Add a note to remove the existing barricades on the south end of Cheshire Parkway.
43) Provide an eastbound right turn lane and a westbound left turn lane on County Road
47 at Cheshire Parkway. Installation of the westbound right turn lane will require
relocation of a trail segment along the north side of County Road 47 owned by
Three Rivers park district. A traffic signal shall be installed at the intersection. The
developer has requested the city install these improvements. In order for the city to
proceed, the developer needs to follow the provisions of section 522.09, subd. 5 of
the city code.
44) Add a note that constriction of the County Road 47 and Cheshire Parkway
intersection will be done by the city and identify the extent of constriction of
Cheshire Parkway to be done by the developer.
45) Add a note to remove existing pavement, aggregate base and culverts in Juneau
Lane between 59t1' Avenue and County Road 47 and to re -grade County Road 47
ditch after Cheshire Parkway is open to traffic.
46) Coordinate with the postal service to find a suitable location for relocating the bank
of mailboxes on Juneau Lane at the 57th Avenue intersection.
47) No geothermal well points will be allowed within public rights-of-way or drainage
and utility easements. Maintain a minimum of 10 feet of horizontal separation of
well points from any public utility lines.
48) Provide casing pipe where geothermal well piping crosses public streets and
sidewalks.
49) Use the current version of City Standard Detail Plates, dated March 2011.
50) Add and relocate hydrants to approved locations.
51)Locate all sides of the townhouses to be within 150 feet of a street or fire lane
measured around the building or request a variance.
52) Add fire lane signs in approved locations on all fire lanes, private drives and at
siamese connections on fire-sprinldered buildings.
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53) Identify the buildings with NFPA 13, 13R, and 131) fire sprinkler systems in a
separate exhibit or narrative.
54) 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.
55) Submit the turning radius evaluations from any streets to private drives and fire
lanes. The information shall indicate that the fire apparatus do not come in contact
with any objects or extend into parking spaces. Fire lanes shall be constricted to
the minimum requirements of 20 feet in width (unobstructed) measured face of curb
to face of curb.
56) Submit the structural specifications for the area proposed to be surfaced with
pervious products or request a variance to the seven -ton requirement.
57) Indicate the bollard design for use in the fire lanes on the west side as approved by
the fire inspector.
58) Submit the interior and exterior signage needed to direct guests and emergency
personnel to different buildings or access areas.
f. Revise the lighting plan as follows:
1) Amend fixture D154-TS20 to indicate a conforming wattage or provide
documentation showing they are able to support 150 -watt pulse start metal halide
luminaire.
2) Provide additional information on where the S5 fixtures are proposed to be installed
on the primary stricture.
3) Indicate which areas are included into the various total area calculations for each
lighting type. No overlap is permitted.
4) Update the fixture quantities shown on the luminaire schedule.
5) Separate the S8 fixtures into a signage category on the power density schedule.
Signage has separate lighting regulations defined in section 21155 of the zoning
ordinance.
6) Reduce the proposed wattage for building entrances without canopies to no more
than that allowed.
7) Reconcile the inconsistencies between the lighting plans submitted with the final
plat/PUD final plan and the building permit applications.
g. Revise the landscaping plan as follows:
1) Reconcile the inconsistencies between the landscaping plans submitted with the
final plat/PUD final plan and the building permit applications.
2) Indicate the type of site restoration proposed along all trails.
3) Provide a legend for each type of ground cover proposed consistent with section
21130 of the zoning ordinance. Sod shall be installed in the Cheshire Parkway
boulevards and medians. Disturbed areas within wetland buffers shall be seeded
with an appropriate MnDOT buffer mix.
4) Add shrubs around the transformers on 57th and 59t1' Avenues to screen from view
from the public right-of-way.
5) Indicate that the overstory street trees in Cheshire Parkway right-of-way are 2.5
caliper inches at planting.
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6) Add the wetland buffers and buffer monuments to the landscaping plan.
7) Include the public utility mains and access easements on the plans. Relocate trees
10 feet from utility lines and outside of access easements.
8) Reconcile the inconsistency between the schedule and the calculations to indicate a
consistent number of 3.5 inch trees and identify (on the plan) where the 3.5 inch
trees are proposed to be planted. Only include overstory trees at 3.5 inches in
diameter, not understory trees (redbuds, thornless cockspur, cedars, etc.).
9) Include the revised Juneau Lane design.
5. No building permits shall be issued until a PUD final plan is approved by city staff.
6. Prior to the issuance of any building permits:
a. The applicant shall pay the park dedication fees as indicated in the development contract
and as required by the subdivision regulations for the number of units in the first phase
with credit for the 3.8 acres proposed to be dedicated. Subsequent expansions shall
require additional park dedication fees based on the regulations in effect at that time.
b. Pay the following area assessments: a) sanitary sewer in the amount of $39,117.58 and b)
water in the amount of $145,163.51.
c. Submit recorded copies of permanent easements for the use of private property for the
extension of utilities and Cheshire Parkway.
7. Prior to approval of the PUD final plan for subsequent phases, the applicant shall revise
the plans to include approved turnaround configurations and dimensions for the private
drives north of 59th Avenue with dead ends that exceed 150 feet.
8. Prior to the release of applicable financial guarantees, the applicant shall vacate Juneau Lane
and restore the wetland.
9. Prior to the release of applicable financial guarantees and after the Regional Trail is
constricted, the applicant shall submit a legal description describing the trail as 10 feet on
either side of a centerline, expanded as necessary to include the adjacent retaining walls.
10. The applicant shall constrict Cheshire Parkway (including the 20 -inch watermain), 57th
Avenue and 59th Avenue in their entirety as part of the first phase of this development. A
signal shall be installed and improvements made to the intersection of Cheshire Parkway and
County Road 47.
11. The streetlights installed stall be the same as those installed with Glacier Vista and The
Reserve.
12. The sidewalks along all local streets and the trail shall be installed at the same time as the
streets and utilities.
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13. No driveway access shall be permitted to County Road 47.
14. All lowest floor elevations shall be a minimum of two feet higher than the calculated 100 -
year high water elevation of adjacent ponds or wetlands. Additionally, the lowest building
opening where storm water may enter (door or window) shall be a minimum of 18 inches
higher than the overland overflow.
15. Standard Conditions:
a. No building permits shall be issued until the final plat, all easements, and agreements are
filed and recorded with Hennepin County and proof of recording is submitted to the city.
b. Any signage shall comply with the city's signage regulations.
c. Prior to the release of applicable financial guarantees, the applicant shall install the
wetland buffer monuments pursuant to ordinance requirements and the final grading plan.
d. Prior to the release of applicable financial guarantees, the applicant shall submit mylar
prints of the sanitary sewer, water service, storm sewer, pond as-builts, and a fire
protection plan.
e. Mechanical equipment shall be screened consistent with the zoning ordinance.
f. Subsequent phases and expansions are subject to required reviews and approvals per
ordinance provisions.
g. Addresses shall be clearly displayed on all buildings in a contrasting color to the
building. Interior units shall also be clearly numbered.
h. 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.
i. Compliance with the city's tree preservation regulations. Should field adjustments to the
tree preservation fencing result in additional impact, the impact shall require review as
outlined in section 530.19 of the city code.
j. Removal of all hazardous trees from the property at the owner's expense.
k. Signs shall require separate permits prior to installation and shall be consistent with the
residential sign regulations unless a PUD general plan amendment for signs is approved.
1. This approval shall expire two years after the date of approval, unless the property owner
or applicant has recorded the final plat with Hennepin County, 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.
APPROVED THIS 26TH DAY OF JULY, 2011.
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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 July 26, 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