HomeMy WebLinkAboutResolution 6526CITY OF 0-R(DWO
RESOLUTION OF THE CITY COUNCIL
NO. 6 52 6
A RESOLUTION
GRANTING PRELIMINARY PLAT APPROVAL
FOR A CLASS III SUBDIVISION OF
PROPERTY LOCATED AT 300 SIXTH AVENUE NORTH
- FILE NO. 15-3739
WHEREAS, BPS Properties, LLC, a Minnesota limited liability company (hereinafter
the "Developer") has an interest in property owned by Wendy White Dayton (hereinafter the
"Owner") located at 300 Sixth Avenue North in Orono, Minnesota and legally described as
follows:
See EXHIBIT A, attached (hereinafter the Property); and
WHEREAS, on May 5, 2015, the Developer filed a complete subdivision application
with the City for preliminary approval of an 11 -lot residential plat of the Property; and
WHEREAS, after due published and mailed notice in accordance with Minnesota.
Statutes 462.358 et. seq. and the City of Orono's Zoning and Subdivision Codes, the Orono
Planning Commission held public hearings on May 18, 2015 and June 15, 2015, at which time
all persons desiring to be heard concerning this application were given the opportunity to speak
thereon; and
WHEREAS, on June 15, 2015 the Planning Commission reviewed the
application and recommended on a vote of 6 — 0 that the Council grant preliminary plat approval
for the revised proposal presented by the Developer at the June 15 meeting; and
WHEREAS, the City Council reviewed the proposal at a regular meeting held on
July 13, 2015, and on a vote of 4-1 directed staff to draft a resolutioh containing findings and
conditions for approval of the application based on the revised proposal. The Council hereby
makes the following findings with regards to this application:
FINDINGS
1. This application was reviewed as Zoning File #15-3739.
2. The property is zoned RR -1B Single Family Rural Residential District, which
requires a minimum lot area of 2.0 acres and minimum lot width of 200'
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F ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6 52 6
3. The Property is approximately 89.1 acres in total area (exclusive of rights-of-way
for Hunter Drive and Sixth Avenue North) of which approximately 10.6 acres is
wetland and approximately 78.5 acres is non -wetland area.
4. The Property is guided in the 2008-2030 Orono Community Management Plan
(CMP) for single family residential use at a maximum density of 1 unit per 2
acres. The proposed layout contains 11 lots on 34.42 non -wetland acres, for an
overall density of 1 unit per 3.1 dry acres.
5. Two large outlots totaling 44.46 acres in gross area are being platted and are not
proposed to be developed at this time. Three additional outlots totaling 4.23 acres
in gross area are being platted for access roads and for development of a private
community tennis court.
6. The proposed Lots and Outlots are characterized as follows;
Proposed Lot & Outlot
Areas (Per Plan B
Wetland
acres
Total Dry
(acres)
Contiguous Dry
(acres) -(acres)
Total Wet + Dry
Block 1 Lot 1
0.50
3.50
3.50 '
4.00
Lot 2
0.39
3.00
3.00 ;
3.39
Lot 3
2.57
3.90
3.90
6.47
Lot 4
0.60 4
2.90
2.90
3.50 .
Lot 5
0.99
2.73
2.73
3.72
Lot 6
0.05
2.79
2.79
2.84
Lot 7
0.02
3.45
3.45
3.47
Lot 8
0.05
3.02 •,
3.02
3.07
Block 2 Lot 1
0.07
2.70
2.70
2.77
Lot 2
0.51
2.74
2.74
3.25
i Lot 3
0.27
3.69
3.69
3.96
SUBTOTALS
6.02
34.42
34.42 1
40.44
Outlot A - Undevela ed I
29.59 '
Outlot B - Tennis Court
1.47
Oudot C - Undevelo ed
14.87
i Outlot D - Private Road Shared driveway)
0.75
Outlot E - Private Road
1.73
Outlot F - Private Driveway
0.28
OUTLOTS SUBTOTAL
48.69
APPROXMATE TOTAL ACRES
89.13 .
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RESOLUTION OF THE CITY COUNCIL
NO. 6526
7. The Developer originally submitted a preliminary plat that included 2 proposed
lots abutting Hunter Drive and 4 lots within the heavily wooded Big Woods
remnant located north and west of the existing residence. This plan became
known as "Plan A". The Planning Commission tabled this initial plan after
holding the initial public hearing during which public commentary urged
preservation rather than segmentation of the Big Woods area. The Developer
proposed a revised plan, "Plan B", at the second Planning Commission hearing.
Plan B eliminated the most westerly of the 4 proposed Big Woods lots, replacing
it with a Yd lot in the prairie area abutting Hunter Drive. The Planning
Commission after reviewing Plan B on June 15 recommended unanimous
approval of Plan B. The City Council reviewed both Plans A and B on July 13
and noted that the Developer indicated either Plan would be acceptable. The
Council finds that Plan B preserves a significantly greater number of trees and
results in significantly less segmentation of the Big Woods area than Plan A. The
Council additionally finds that addition of a Yd lot along Hunter Drive will have
only a limited negative impact on long views into the site, and that substantial
screening proposed by the Developer along the southeasterly boundary of that lot
will act to mitigate the negative visual impacts of a residence structure on that lot.
8. The Property contains a wide variety of natural features. A large area of
established prairie exists within the southerly 213 of the site, and is highly visible
from Sixth Avenue North. For many decades this open space has visually
`announced' to passersby that this is the boundary between rural Orono and more
urbanized Plymouth. In the north -central portion of the Property, a forested area
considered to be a Big Woods remnant, provides a backdrop to the prairie views.
The northeast quadrant of the Property is characterized by steep slopes, wetlands,
natural drainageways, and approximately 1500 feet of shoreline abutting Mooney
Lake. Mooney Lake is a Recreational Development lake classification and its
shores abut property in Medina and Plymouth as well.
9. The proposed plat includes eleven lots for single family residential development.
Three lots will be served via individual driveways accessing directly to Hunter
Drive. Two lots will gain access to Sixth Avenue North via a private shared
driveway extending north from the intersection of Sixth Avenue North and North
Ferndale Road. Six lots will be served by a private road extending northward
from Sixth Avenue North a distance of approximately 1200 feet to a cul-de-sac,
then extending an additional approximately 300 feet where it splits into three
individual driveways. The Council finds that the proposed road length in excess
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CITY F, RO
RESOLUTION OF THE CITY COUNCIL
tiG~�
NO. 6 52 6
,EsHo4
of 1000 feet technically requires a length variance, which variance is justified by
the limited number of homes to be served and the lack of alternatives to the road
length based on the shape of the Property and the location of homes being served.
The Council finds that the private road segment that currently exists at a paved
width of 20 feet and serves as a mature tree -lined driveway for the existing
residence should be retained at its current width. This will maintain the rural
estate character provided by the existing trees which also provide a natural
backdrop and visual screening from Sixth Avenue North of the homes to be
constructed on Lots 1 through 4, Block 1. From the point at which the proposed
private road diverges from the existing driveway to the proposed cul-de-sac, the
private road shall be constructed at the standard width of 24 feet.
10. The private road will be subject to homeowner association ownership and
maintenance, and subject to an underlying Road, Drainage and Utility Easement
to be granted to the City, as well as a "Declaration of Covenants, Conditions,
Restrictions and Private Roadway Easement" either as a separate document or
incorporated into the development covenants. The private shared driveway shall
be privately maintained but because it is serving just two homes, underlying City
easements shall not be required but a shared driveway easement and covenant
shall be established between the two lots being served.
11. The Developer has proposed to establish within the wooded lots a covenant for
tree protection that will allow only minimal tree removal in order to create
residence structures, accessory buildings, and ancillary facilities such as septic
systems, wells and driveways. Additionally, the covenants will establish "no -cut"
zones within these wooded lots, as well as requirements for tree replacement if
excessive tree removal occurs within the protected areas. The covenants are
proposed to be enforceable by the homeowners association and individual
homeowners within the association.
12. Each proposed lot contains at least 2.0 acres of dry buildable land and has a
proposed building site meeting the RR -1B setback standards (50' front and rear,
30' sides, and 100' from the OHWL of Mooney Lake). Proposed Lot 6 contains
an existing residence structure of which portions are located approximately 75
feet from the OHWL; this residence will be considered as legally nonconforming
as to lakeshore setback, but if it is removed the replacement home will be
expected to comply with the 100' setback requirement.
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RESOLUTION OF THE CITY COUNCIL
NO. 6526
13. Seven of the eleven lots abut the shore of Mooney Lake and meet the required
200' minimum lot width requirement as measured at the shoreline (established by
OHWL 988.0' contour) and at the 100' lakeshore setback line. Proposed Lot 8,
Block 1 is not a lakeshore lot and has 59' of frontage on the private road outlot,
less than the required 200' frontage and technically requiring a lot width variance.
This variance is justified based on the rectangular shape of Lot 8 allowing for a
residence meeting all required setbacks, and based on the proposed driveway
configuration that allows for tree preservation. Proposed Lot 2, Block 1 is
considered as a back lot and will gain access via a 30' driveway outlot, meeting
the requirements for back lot access.
14. A stormwater quality (NURP) pond is proposed to be located within Lot 5, Block
1, which will receive a majority of the runoff from the proposed private road.
This ponding area will be subject a drainage & utility easement and does not
count for dry buildable acreage for Lot 5. All stormwater management shall be
subject to MCWD requirements and approvals, and shall provide for appropriate
stormwater retention per NPDES regulations. The property will be subject to the
Stormwater and Drainage Trunk Fee for 10 new lots (existing house lot is
excluded) at $7,680 per lot for a total fee of $76,800.
15. The Parks, Trails and Open Space element of the Orono Community Management
Plan (CMP) has no current plans for parks that specifically require dedication of
park land from this property. The CMP does map a potential future trail along
Sixth Avenue North but does not indicate whether that trail will be along the north
or south side of the road. The Orono Park Commission reviewed the proposed
subdivision at its July 6 meeting and recommended that a 10 -foot trail easement
be required along the south subdivision boundary. However, the Developer has
indicated that such an easement is not feasible at this time because the area that
would be encumbered is almost entirely within the two large outlots that are not
planned for development with this plat, and the Owner will not authorize the
granting of such an easement. Because dedication of land for park purposes is not
required at this location, a Park Dedication Fee in lieu of land per City Ordinance
would be appropriate. Absent a park land dedication, with 10 new building sites
being proposed (11"' is the existing residence), payment of the standard Park
Dedication fee for 10 new building lots would be required at the current
maximum rate of $5,550 per new lot, for a total fee of $55,500.
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RESOLUTION OF THE CITY COUNCIL
NO. 6526
16. The applicant has submitted a Conservation Design Report prepared by Svoboda
Ecological Resources dated June 22, 2015 that inventories and describes in detail
the environmental features of the site, defining what natural values of the site
should be preserved or enhanced and how that should occur. A summary of the
significant findings and recommendations includes the following:
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Identification of basic views into the property from offsite;
- Documentation of notable corridor enclosures;
A Natural Resource lnventory of the site indicated:
- Minnesota Land Cover Classification System (MLCCS) data indicates a
variety of land surfaces are found on the property, including artificial
surfaces, planted or cultivated vegetation, forests and herbaceous areas.
- A tree survey completed by Gronberg and Associates identified significant
trees as to species, size and location. Significant trees on the lots
proposed for development were identified on the site and mapped.
- A wetland delineation and report was completed for the property and
wetland boundaries were reviewed and confirmed by the Minnehaha
Creek Watershed District.
The property was identified as a conceptual greenway corridor on Map 3A-5
and has abundant open space in the form of prairie and grassland areas on the
southwestern portion of the site. Two mapped areas with the potential for rare,
threatened or endangered plants are documented by the MLCCS report,
including a floodplain forest located in the southeast portion of the property,
and the maple -basswood forest in the north -central portion of the site. No rare,
threatened or endangered plants were observed during field investigations The
majority of the site is a former farmstead that has been highly altered, then
seeded with native prairie species in 2006.
As the floodplain forest is small in size and will not be impacted, additional
protection is not necessary. Additionally, with the proposed Tree Preservation
Plan, the development that will occur within the maple-basswoodforest will
ensure the least amount of significant tree removal possible.
The Plan also includes a Conservation Design Master Plan that addresses how the
development has been shaped to address the preservation of forested areas, open
grasslands, and wetlands, and to preserve wildlife connections and existing
positive landscape views. It would be appropriate and desirable that the
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RESOLUTION OF THE CITY COUNCIL
NO. 6526
developer be required to adhere to the recommendations contained within the
Master Plan. Notable elements of the Master Plan include the following:
- Existing drainage patterns will be maintained in the proposed development
plans.
- Each Lot will have two individual sewage treatment system drainfield sites
approved by the City.
- Only enough trees are being removed to put in the minimum width residential
driveways. SpecificTree Preservation Areas are located on Lots 5, 6, 7, and 8,
Block 1. Prairie Preservation Areas are located on Lots 1, 2, and 3, Block 2.
- The live trees currently on the property appear to be in moderate to good
health; however, many trees that have died or are dying but do not appear to be
diseased. These dead trees will be removed from the site. Many of the ash and
elm trees that are subject to disease are slated for removal. All Significant
Trees that will be affected by development in all lots (except the Big Woods
Lots No. 5, 6, 7, and 8, Block 1) are required to be replaced with two (2)
Significant Trees. Owners of Big Woods Lots are allowed to remove fifteen
(15) Significant Trees that are in connection with the construction of a home,
driveway, yard and/or septic system on the Lot without any replacement
required, but every tree in excess of the fifteen (15) trees must be replaced by
two (2) significant trees. Additionally, at least twelve trees are required to be
planted along each boundary of the Lot that is a common boundary with
another Lot.
17. All proposed lots have been tested and found capable of providing suitable
primary and alternate sites for on-site sewage treatment systems. For all lots,
mound systems will be required. Special precautions, including but not limited to
protective covenants as well as physical barriers during construction activity,
must be taken to protect these sites on both a short-term and long-term basis, as
municipal sewers are not projected to be extended to serve this area of Orono.
18. All proposed lots will contain suitable area meeting all established setback,
requirements to allow the construction of single family residences.
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5H0
RESOLUTION OF THE CITY COUNCIL
NO. 6 52 6
CONCLUSIONS, ORDER AND CONDITIONS
NOW, THEREFORE, BE IT RESOLVED, that based upon one or more of the
findings noted above, the City Council of the City of Orono hereby grants Preliminary Plat
Approval for BPS Properties, LLC, for an 11 -lot residential plat per the Preliminary Plat survey
and drawings by Mark S. Gronberg of Gronberg & Associates, Inc., revisions dated 06/01/15
(Plat Option B with 3 lots abutting Hunter Drive, and Road Option B with shortened cul-de-sac
at base of slope) attached hereto as Exhibit B, subject to the following conditions:
The two large outlots (Outlots A and C) that are not proposed for development at this
time shall not be considered in calculations for density or development fees until such
time they are proposed to be developed. Residential use of Outlots A and C shall require
platting into one or more Lots, and they may not be residentially developed until such
platting occurs.
2. Developer shall be required to implement and adhere to the recommendations contained
within the Conservation Design Master Plan, which will be incorporated into the
Development Agreement unless incorporated into the recorded development covenants.
Permanent markers of a design and material acceptable to the City shall be placed at all
all corner points to demarcate the Tree Preservation Areas.
3. All areas delineated as wetlands as shown on the preliminary plat drawing shall be
subject to the City's standard Wetland Conservation and Flowage Easement to be granted
by the Developer. The Developer is advised that the City -required minimum setbacks of
from the delineated wetland boundaries and from MCWD-imposed wetland buffers shall
be adhered to.
4. Limitations on Individual Lots. Conservation and tree preservation areas within
individual lots shall be surveyed and located on a plat drawing with private covenants
specifically providing for the preservation of these areas. Such covenants shall include
limitations on the location of homes, accessory buildings, driveways and ancillary
facilities, and shall establish requirements for the replacement of trees as specified in the
Conservation Design Master Plan.
5. The Developer shall establish covenants providing that the homeowners association will
be responsible for all future maintenance of the stormwater ponds and stormwater
management facilities.
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RESOLUTION OF THE CITY COUNCIL
NO. 6526
6. Developer shall execute the standard Covenant for Protection of Drainfield Sites. Special
precautions including physical barriers during construction activity, shall be taken to
protect these sites on both a short-term and long-term basis.
7. Approval is subject to Minnehaha Creek Watershed District (MCWD) approval and
permits as required. Final plat approval shall not be granted until the Developer has
provided evidence that all required MCWD permits and approvals have been obtained.
8. Approval is subject to Hennepin County approval and access permits as required. Any
changes required by Hennepin County to the proposed location of access points onto
Sixth Avenue North shall be subject to further City review and approval prior to final plat
approval.
9. Vehicular access to the Lots shall be as follows:
a. Access to Lots 1, 2, and 3 Block 2 shall be individual driveways onto Hunter
Drive, with final driveway locations subject City Engineer/Public Works Director
approval in order to meet minimum sight distance requirements.
b. Access to Lots 3, 4, 5, 6, 7, and 8, Block 1, shall be a private road to be
constructed within Outlot E by the Developer to provide access to Sixth Avenue North.
The private road shall make use of the existing 20' paved driveway serving the existing
house from Sixth Avenue North to approximately the north boundary of proposed Lot 4,
Block 1, then a new road being 24' in paved width shall be extended northward to a cul-
de-sac to be located abutting Lot 5, Block 1 per the plans attached hereto as Exhibit B.
Access to Lots 6, 7, and 8, Block 1 shall be via a road extension not less than 20 feet in
paved width to the northern terminus of proposed Outlot E, then diverging into three
individual private driveways. Each of these three driveways shall maintain a clear
drivable lane of no less than 20 feet in width, and due to their individual lengths shall end
in a loop driveway at the residence location to allow for emergency and service vehicle
access. The road in Outlot E shall be subject to the standard Road, Drainage and Utility
Easements to be granted to the City. The Developer shall establish a homeowner's
association as well as the necessary road maintenance agreements, etc. to ensure that the
private road will be maintained to reasonable standards at all times by a homeowner's
association, and that failure of that private group to so maintain their private road will be
cause for the City to accomplish needed maintenance and to assess the benefited
properties for the direct cost of such maintenance. The private road shall be subject to a
"Declaration of Covenants, Conditions, Restrictions and Private Roadway Easement"
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CITY OF URON10
RESOLUTION OF THE CITY COUNCIL
NO.
6526
either as a separate document or incorporated into the development covenants. The City
will grant a road length variance based on the findings noted above.
C. Access to Lots 1 and 2, Block 1 shall be a private shared driveway extending from
Sixth Avenue North within a private road corridor depicted as Outlot D in Exhibit B,
ending in a cul-de-sac or a hammerhead backup apron subject to Fire Department
approval. Lot 2, Block 1 shall gain access to the end of the shared driveway via an
individual driveway within Outlot F. The shared driveway in Outlot D shall be privately
maintained but because it is serving just two homes, underlying City easements shall not
be required; a shared driveway easement and covenant shall be established between the
two lots being served. Final road design shall include a turnaround configuration (cul-de-
sac, hammerhead, or other configuration deemed acceptable by the fire marshal) at the
northern terminus of Outlot D.
d. Approval of the two access locations serving Lots 1 through 8, Block are
specifically subject to approval by Hennepin County. In the event that Hennepin County
does not approve these access locations, this Preliminary Plat Approval shall be subject to
further City Council consideration.
10. Development Fees
A. Park Dedication Fee. The development is subject to the standard Park Dedication
Fee requirement. Because the value of each newly created lot will be in excess of
the threshold value of $69,375.00 the 8% park fee cap of $5,550 per lot will
apply. Park dedication fee will be 10 lots x $5,550 = $55,500.
B. Storm Water and Drainage Trunk Fee. The development is subject to the standard
Storm Water and Drainage Trunk Fee of $7,680 per lot x 10 new lots = $76,800.
11. City Engineer Recommendations and Approval. Applicant shall adhere to the -general
recommendations of the City Engineer in his comment letters dated 5/13/15, 7/8/15, and
7/22/15 as well as ongoing recommendations relating to any issues that arose after the
City Engineer's comment letters. Final plat approval shall be granted only upon
confirmation by the City Engineer that all engineering concerns have been satisfactorily
addressed.
12. Plans and Specifications. The following plans and specifications shall be submitted for
review and approval by the City and other appropriate jurisdictions prior to final plat
approval, to ensure that the proposed plat will accomplish the intended purposes:
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T 0a UKONJ
RESOLUTION OF THE CITY COUNCIL
NO. 6526
a) Final overall layout for all primary and alternate sewage treatment system sites.
b) Final grading, drainage and erosion control plan showing existing and proposed
contours, anticipated building locations, elevations, storrnwater facilities and
calculations, utilities and erosion control measures to be used during construction.
Final Plat Approval will not be granted until the Minnehaha Creek Watershed
District has approved the stormwater management plans.
c) Private Covenants including Preservation areas plan depicting all areas within
individual Lots subject to protective covenants and easements.
d) Engineering details and design for any proposed retaining walls.
e) Road and driveway construction plans including proposed plan and profile views,
typical street section, geotechnical report, R -value recommendation and pavement
design.
f) Sufficient detail to meet the recommendations of the City Engineer.
13. Other Easements.
a) Drainage and Utility Easements shall be dedicated to the public in each of the 11
building lots on the final plat 10' along all exterior property lines, and 5' either
side of interior property lines, except such easements shall be increased to
accommodate drainage where required, subject to City staff approval.
b) A Flowage and Conservation Easement and Restrictive Covenant for Wetlands shall
be granted to the City of Orono over all delineated wetlands on the portions of the
Property being developed (i.e. excluding Outlots A and C).
c) A Road, Drainage and Utility Easement shall be granted to the City of Orono over
the private road Outlot E.
d) A "Declaration of Covenants, Conditions, Restrictions and Private Roadway
Easement" with regards to Outlot E shall be executed either as a separate
document or incorporated into the development covenants.
14. Developer's Agreement. Developer shall execute a Developer's Agreement for
construction of improvements on the Property to ensure all site improvements are
installed to the City's specifications and satisfaction. Said Developer's Agreement may
contain additional conditions not noted in this Preliminary Plat Approval resolution
relating to any issue that arose after the date of this resolution. No land alterations can
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Page 11 of 13
RESOLUTION OF THE CITY COUNCIL
NO 6526
take place until erosion control is established and the City is in receipt of a final grading
and road plan and Storm Water Pollution Prevention Plan (SWPPP). No improvements
can begin until the City Engineer has approved all improvement plans. A Letter of Credit
must accompany a fully executed Developer's Agreement written to 150% of the cost of
the proposed site improvements, including any required landscaping. No building
permits will be issued until all drainage facilities and improvements have been installed
and satisfactory road base has been installed.
FINAL SUBMITTALS
The following list of final submittals must be submitted to the Planning Director prior to the
regularly scheduled Council meeting on the second and fourth Mondays of the month. These
submittals are as follows:
1. Record plat drawings in the form of two (2) mylar copies (one copy for the City's
records and one for filing with Hennepin County) and one (1) copy reduced to 1 "
= 200'. Drawing to include:
A. Lot lines platted per preliminary plat survey/drawing by Mark S. Gronberg
dated 6/01/15 attached hereto as Exhibit B, except as modified herein.
B. Dedication of "drainage and utility easements" 10' along exterior property
lines and 5' along the interior property line.
C. Dedication of areas shown as wetlands.
D. Dedication of "Drainage Easements" over all drainageways.
E. Naming of plat.
2. Legal documents required:
A. Title opinion addressed to the City or a title insurance policy in favor of
the City. All owners, mortgage holders or others with property interest
indicated therein shall sign the plat and all other documents affected by
such interest.
B. The applicant must provide certified copies of all recorded easements
currently affecting the property.
C. Signed and executed Road, Drainage and Utility Easement and
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Page 12 of 13
D.
E.
F.
G.
IV
RESOLUTION OF THE CITY COUNCIL
NO. 6 526
Declaration of Private Covenants, Conditions, Restrictions and Private
Roadway Easement for maintenance of same over private road Outlot E.
Signed Flowage and Conservation Easement and Restrictive Covenant for
Wetlands.
Signed and executed Covenants for Protection of Drainfield Sites.
Signed Developer's Agreement.
Letter of Credit for construction of improvements. The City Engineer
shall establish the amount to be provided in the Letter of Credit.
Items C, D, and E may be separate documents or included in the recorded
development covenants subject to acceptance by the City Attorney.
3. Plat approval fees to be paid: Total due: $133,000.00.
A. Final plat fee = $700.00
B. Park Dedication Fee: $55,500.00
C. Stormwater and Drainage Trunk Fee: $76,800.00
Adopted by the City Council of the City of Orono, Minnesota at a regular meeting
held this 27th day of July, 2015.
F.11110 -4-w,
lane Tiegs, ty lClerfo
Prop Owner
(Representative of B Properties LLC)
Lili Tod McMillan, Mayor
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Page 13 of 13
Resolution
Exhibit A
6526
LEGAL DESCRIPTION OF PREMISES SURVEYED:
That part of the Northwest Quarter of the Southeast Quarter and of Government
Lots 3 and 4, Section 25, Township 118, Range 23, lying north of a line described
as beginning at the southwest comer of said Section 25; thence north along the
west line thereof 1750.0 feet; thence easterly, deflecting to the right 93 degrees 15
minutes a distance of 2289.70 feet; thence deflecting to the right along a 2 degree
curve (delta angle 28 degrees 35 minutes, and tangent distance 729.8 feet) a
distance of 1429.2 feet; thence southeasterly tangent to said curve a distance of
252.0 feet; thence deflecting to the left along a 1 degree 30 minutes curve (delta
angle 14 degrees 38 minutes, and tangent distance 490.5 feet) a distance of 975.5
feet; thence southeasterly, tangent to said last described curve, a distance of 538.5 feet;
thence deflecting to the left along a 3 degree 30 minute curve (delta angle 34 degrees
50 minutes and tangent distance 513.6 feet) to its intersection with the east line of
said Section 25, and said line there terminating. The north line of said Northwest Quarter
and Government Lot 3 have been marked with Judicial Landmarks set pursuant to Order in
Torrens Case No. 5192.
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STATE OF MINNESOTA
COUNTY OF HENNEPIN
RESOLUTION OF THE CITY COUNCIL
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This instrument was acknowledged before me this jday of
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RACHELDODGE
NOTARY PUBLIC -MIN SOTA
Notary Public