HomeMy WebLinkAboutCity Council Resolution 2010-251CITY OF PLYMOUTH
RESOLUTION No. 2010-251
A RESOLUTION APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT FOR THE
RYLAND GROUP, INC. FOR "ARBOR GROVE" FOR PROPERTY LOCATED AT 18855
STATE HIGHWAY 55 (2010059)
WHEREAS, Ryland Group, Inc. has requested approval of a final plat and development contract
for the first 18 lots on this roughly 21 acres of land located at 18855 State Highway 55;
WHEREAS, the property is presently legally described as follows:
That part of the Southwest'/4 of the Southwest'/4 of Section 7, Township 118 North, Range
22 West of the 5t1'Principal Meridian, lying East of the West 586.84 feet of said Southwest '/4
of the Southwest'/4 and Southwesterly of a line hereinafter referred to as "Line A" being
distant 160 feet Southwesterly of, measured at right angles to and parallel with the following
described line:
Beginning at a point on the West line of said Section 7 distance 392.5 feet South of the
West'/4 corner thereof, thence Southeasterly at an angle of 45 degrees 27 minutes with
said West section line a distance of 2100 feet, and there terminating; except that part of
said above described property lying North of 47th Avenue North (formerly County Road
Number 9, or State Aid Road Number 9, or Rockford Road); also except that part of said
above described property lying Northeasterly of the following described line:
Beginning at a point on said "Line A" distant 150 feet Southeasterly of the point of
intersection of said "Line A" with the Southwesterly right-of-way line of said 47th
Avenue North; thence Northwesterly to a point on said Southwesterly right-of-way
line distant 100 feet Northwesterly of said point of intersection, and there ending;
Also, that part of the Northwest'/4 of the Northwest'/4 of Section 18, Township 118 North,
Range 22 West of the 5th Principal Meridian, described as follows:
Beginning at the Northeast corner of said Northwest'/4 of the Northwest 1/4; thence South
along the East line of said Northwest '/4 of the Northwest '/4 a distance of 174.5 feet;
thence West a distance of 714.16 feet to a point distant 181.5 feet South of the North line
of said Northwest '/4 of the Northwest '/4; thence North a distance of 181.5 feet to a point
on said North line distant 711.55 feet West from said Northeast corner; thence East along
said North line to the point of beginning.
WHEREAS, the city staff has prepared a development contract covering the improvements
related to said plat.
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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 Ryland Homes for a final plat for Arbor Grove; 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 18 lots for single-family homes and 3 outlots to
be called Arbor Grove, in accordance with the plat and plans received by the city on July 1,
6, and 26, and August 6 and 25, 2010, except as may be amended by this resolution.
2. Approval of the final plat is contingent upon City Council approval of the 1) rezoning of the
site; 2) preliminary plat; and 3) the wetland mitigation and replacement plan.
3. Setbacks for this development shall comply with the RSF-3 zoning standards; no variances
are approved or implied.
4. The City Council waives the requirement for a secondary access for the long cul-de-sac
street based on 1) the property to the east is separated from this development by a large
wetland basin and 2) providing a street connection to the west would be contrary to
achieving the type of land use transition envisioned in the city's comprehensive plan.
5. No driveway access shall be permitted to Hamel Road.
6. Prior to impacting any wetlands or proceeding with grading, the applicant shall install
tree preservation fencing and silt fencing and request inspections.
7. Prior to recording the final plat, the applicant shall pay park dedication in lieu of land
dedication, in accordance with the dedication ordinance in effect at the time the final plat is
approved.
8. Prior to recording the final plat, the applicant shall remove all strictures from the
property. Separate permits are required.
9. 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) Pay the sanitary sewer and watermain assessments as follows: 1) sewer in the
amount of $9,243.50 and 2) water in the amount of $34,298.25.
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2) Verify ownership of the triangular-shaped parcel between State Highway 55 and the
northerly turn back line for Hamel Road. If the parcel is privately owned, a
drainage and utility easement is required for the sanitary sewer line located there.
3) A 50 -foot drainage and utility easement is required for the sanitary sewer between
the connection point at the Medina Boundary and Manhole 1.
4) Indicate a 20 -foot drainage and utility easement centered on the utility extensions to
the west and south plat boundaries.
5) Execute a maintenance agreement for the pre-treatment cell and rock filtration
trench connected to pond 1.
6) Execute an access easement for sewer manhole 1. The access must be 15 feet wide
and have a slope of less than ten percent with a 12 foot wide driving surface capable
of supporting maintenance equipment.
7) Submit disclosure documents notifying potential buyers about the potential
development of high density housing on the adjacent property.
8) A trail easement is required for the trail extension through Lot 22, Block 1.
9) Obtain permits as follows: MPCA (sanitary sewer extension); Department of
Health (water main extension and well abandonment); Elm Creek Watershed
District; NPDES; Hennepin County (abandonment of onsite sewage systems);
MCES (sanitary sewer connection); Mn/DOT (for work within the right-of-way);
Canadian Pacific Railroad; and City of Plymouth for building removal and work in
Hamel Road and Old Rockford Road rights-of-way.
10) Submit a design for the interpretive signs for the trail segment proposed in the
wetland buffer.
11)Revise the homeowners' association documents to assign repair and maintenance
responsibility for the sidewalks, retaining walls, wetland buffers and wetland buffer
monuments to the association.
12) On the plat, remove outlot B and extend the property lines of the adjacent outlot(s)
through the wetland.
b. Revise the grading, water resources plan, and erosion control plan to:
1) Add a wetland buffer monument at the east and west sides of the intersection of the
driveway and the right-of-way for Lot 22.
2) Remove the buffer monuments on the north side of the wetland area in the Hamel
Road right-of-way.
3) Submit additional wetland delineation for the adjacent properties and revise the
plans as necessary to indicate whether any wetlands off the property would require
wetland buffers on Lots 21 and 22, Block 2.
4) Amend the lowest floor elevations to be a minimum of 2 feet above the high water
elevation of adjacent water bodies. Lots 1-5, Block I and Lots 4 and 22, Block 2 do
not meet this requirement. Although not directly abutting the pond or wetland, Lots
12-21, Block 2 also have lowest floor elevations below the minimum freeboard
requirement and these lots are hydraulically connected to the pond and wetland via
storm sewer and the sand subgrade of the street. In addition, amend the plan so that
there is a minimum of 18 inches of freeboard between the lowest opening of a
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building and the designated emergency overflow. Lots 18-20, Block 2 do not meet
this requirement.
5) Identify the normal and high water elevations for the pond in the northwest corner
of the development.
6) Verify the invert elevation of the pipe outlet for the wetland basin on the easterly
side of the development. The normal and high water elevations, as well as the
emergency overflow elevation, of the wetland basin must be identified and
established from the pipe data and drainage area hydrology.
7) Provide an unobstructed access to pond 1.
8) Verify who will maintain the retaining wall abutting pond 1.
9) Label outlet control strictures on the grading plan.
10) Identify a concrete trick washout area.
c.Revise the street and utility plans as follows:
1) Call out the water main reducer fittings.
2) Amend the vertical offsets for water main so that none exceed bends of more than
22-1/2 degrees.
3) Amend the water services so that none are extended from side yard water mains.
4) Provide gate valves for two water main stubs to the westerly plat boundary. Valves
shall be placed within the street right of way.
5) Provide polyvinyl chloride (SDR 26) pipe for the sewer run between manholes 8
and 9 and between manholes 5 and 8.
6) Provide ductile iron pipe for the sewer run between manholes 1 and 2.
7) Include the most recent version of city standard plate W-1 for water services.
8) Verify the need for sanitary sewer risers between manholes 8 and 10.
9) Install sewer manhole 1 outside the railroad right-of-way.
10) Indicate that the access routes to sanitary sewer manholes 1-5 will be graded and
the access routes shall have a gravel surface. Regrade the ditch to accommodate
access routes.
11) Provide an 8 -inch sewer stub on the southwest side of manhole 3.
12) Reduce the size of the sewer stub out of manhole 5 to an 8 -inch pipe.
13) Identify the turf restoration measures for off-site sanitary sewer and water main.
14) Indicate that the storm sewer in Yellowstone Lane shall be installed so pipe inverts
are above the normal water elevation of pond 1.
15) Tie all pipe joints for storm sewer pipe installed with outlet control strictures. Tie
all pipe joints for culverts under 46" Avenue and the Yellowstone Lane cul-de-sac.
16) Street subgrade drain tile lines shall be shown on the plans, in accordance with city
standard plate ST -9.
17) Show a pipe profile for the proposed culvert on the south end of Yellowstone Lane.
18) Install a trash guard on flared end section 300.
19) Call out rip rap and trash guard for flared end section 100.
20) Complete the storm sewer plan and profile for 46t1' Avenue.
21) Match pipe soffits in catch basins 101 and 108.
22) Verify the purpose of the notched weir in outlet control stricture 2.
23) Install street name signs at all intersections.
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24) Provide a stop sign at the intersection of Hamel Road and 46t1' Avenue.
25)Provide a two -directional arrow sign (W1-7) on the north side of Hamel Road at
46th Avenue.
26) Provide a "No Outlet" sign (W14-2) on 46th Avenue at Hamel Road.
d. Revise the water resources plan as follows:
1) Revise the drainage calculations to comply with the city's non -degradation standard
requiring the post -development phosphorus load to be less than or equal to the pre -
development phosphorus load. Specifically, indicate a pre -development phosphorus
load of 3.75 pounds per year and a post -development load of 6.6 pounds per year.
2) Incorporate best management practices (such as soil amendments, soil ripping,
impervious surface disconnection, porous pavements for driveways, and vegetated
cul-de-sacs ) to incorporate volume control on-site to accommodate the 2.5" rain
event.
e.Revise the tree preservation/inventory/landscaping plan as follows:
1) Remove tree 1505 from the inventory and remove the exempt trees from the total
significant tree inches and recalculate the required number of removed trees.
2) Reconsider the status of trees 1114, 1190, 1191, 1192, 1207, 1276, 1636, 1637,
1720, 1721, 1722 and 1769. All are indicated to be saved, but appear to be close to
the edge of constriction limits. Revise the landscaping plan accordingly.
3) Revise landscaping plans to indicate all front and side yards and rear yards within
25 feet of the home to be sodded as required by the zoning ordinance.
4) In addition to the landscaping, consider adding a fence to the landscape plan
adjacent to Lots 1, Block 1 and Lots 4, 5, 6 and 7, Block 2 to help screen the noise
and activity on State Highway 55.
10. The trail connection from the southerly cul-de-sac of Yellowstone Lane to the south
property line of Lot 22, Block 2 shall be installed at the same time as the streets and utilities.
11. Standard Conditions:
a. No building permits shall be issued until the final plat, the HOA documents, 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. 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.
d. 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.
e. Removal of all hazardous trees from the property at the owner's expense.
f. 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
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prior approval from the city to extend the expiration date for up to one additional year, as
regulated under section 512 of the city code.
APPROVED THIS 14TH DAY OF SEPTEMBER, 2010.
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 September 14, 2010 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