HomeMy WebLinkAboutCity Council Resolution 2009-192CITY OF PLYMOUTH
RESOLUTION No. 2009-192
A RESOLUTION APPROVING A PRELIMINARY PLAT FOR GONYEA COMPANY , INC. FOR
"SPRING MEADOWS" FOR PROPERTY LOCATED AT 5505 VICKSBURG LANE (2009025)
WHEREAS, Gonyea Company, Inc. has requested approval of a preliminary plat for roughly 24.5
acres of land presently legally described as follows:
The Southeast Quarter of the Southeast Quarter of Section 5, Township 118,
Range 22, Hennepin County, Minnesota, except the South 526.00 feet thereof.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing
and recommends approval.
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 Gonyea Company, Inc. for a preliminary plat for Spring Meadows, subject to the
following conditions:
1. A preliminary plat is approved for the creation of 60 single-family lots for Spring Meadows,
in accordance with the plat and plans received by the City on June 11, 2009, except as may
be amended by this resolution.
2. Approval of the preliminary plat is contingent upon City Council approval of the rezoning of
the site and the wetland mitigation plan.
3. Prior to impacting any wetlands, the applicant shall receive City Council approval of the
wetland replacement plan and staff approval of a grading permit.
4. Park dedication shall be a cash fee in lieu of land dedication, in accordance with the
dedication ordinance in effect at the time of filing of the final plat.
5. In conjunction with submittal of the final plat application, the applicant shall include tree
protection fencing on the plans for the trees to be preserved.
6. Prior to recording the final plat, the existing strictures shall be removed from the site.
Demolition permits are required for removal of existing strictures.
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7. Prior to recording the final plat, the following area assessments shall be paid:
a. Watermain area charges based on 24.43 net upland acres multiplied by $3,525 per acre =
$86,115.75.
b. Sanitary sewer area charges based on 24.43 net upland acres multiplied by $950 per acre
= $23,208.50.
8. A 20 -foot wide drainage and utility easement is required for all public utilities that are not
located in a public street right-of-way. In addition, separate unobstructed maintenance access
easements are required for Retention Area 1, the wetland mitigation area, and for the inlets
and outlet for the water quality pond. The accesses 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.
9. The applicant shall notify potential buyers about future roadway extensions and about the
future street improvement project for Vicksburg Lane, and shall post signage on the site
regarding such fi ture roadway improvements.
10. The number of dwelling units within this plat that are above the minimum density guidelines,
as specified by the Comprehensive Plan, may be applied to the adjacent roughly 30 -acre
Taylor site (located east of Vicksburg Lane) if developed by the same developer as part of a
fi ture development phase.
11. In conjunction with submission of the final plat application, the developer shall submit
homeowners association documents for City review, to ensure maintenance of any
association common spaces, the private lift station, retention area, sidewalks, landscaped
medians, retaining walls, and similar features.
12. In conjunction with submission of the final plat, the applicant shall provide a separate ten -foot
wide trail easement along those properties abutting the west side of Vicksburg Lane within
the plat.
13. A drainage and utility easement is required for all ponds, wetlands, and retention areas to the
100 -year high water elevation.
14. A maintenance agreement is required for Retention Area 1.
15. Right-of-way for Vicksburg Lane shall be 60 feet from the centerline along the north
boundary of the plat to the south line of 55t11 Avenue (Road 1), and 70 feet from centerline
along the south property line. The plat shall be revised to reflect a taper from the south line
of 55'11 Avenue to the south boundary of the plat.
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16. The applicant shall obtain the necessary permits and approvals as follows: Hennepin County
for abandoning the septic system, MPCA for extending the sanitary sewer, Minnesota
Department of Health for extending the watermain and capping the well(s), Wetland
Conservation Act, Shingle Creek Watershed, NPDES, and Canadian Pacific Railroad for
water main crossing of the railroad tracks.
17. 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 eighteen
inches higher than the overland overflow.
18. 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.
19. The home on Lot 1, Block 4 shall not be constricted until acceptable alterative permanent
access or emergency access to Vicksburg Lane is provided to the south.
20. In conjunction with submission of the final plat application, the applicant shall revise the
overall plat and plans as follows:
a. Indicate a southbound right turn lane on Vicksburg Lane for the 55'11 Avenue entrance.
In addition, indicate a northbound left turn by-pass lane on Vicksburg Lane.
b. Extend the watermain in both sections of Weston Lane to the respective property lines.
Extend the sanitary sewer in the southerly leg of Weston Lane to the southerly property
line.
C. Add a note to the utility plans stating the contractor shall contact the Sewer and Water
Department at 763-509-5950 at least 48 hours prior to any public sewer/watermain
connection.
d. With the final plat submittal, provide a detail for storm sewer inlet protection and
placement locations, as well as a designated concrete trick wash-out area.
e. A 20 -inch watermain is required along the east side of Vicksburg Lane from the
southerly boundary of the "Wood Crest" development to the southerly boundary of the
proposed plat. A trunk watermain must be extended along the east side of Vicksburg
Lane from the southerly plat boundary to the existing 20 -inch watermain on the south
side of the Canadian Pacific Railroad crossing. At a minimum, a 20 -inch watermain
must be installed under the railroad tracks at Vicksburg Lane. An 18 -inch watermain is
required in 55'11 Avenue (Road 1) from Vicksburg Lane to the westerly boundary of the
plat.
f. The sanitary sewer extending to the westerly plat boundary must be of adequate depth
to serve the easterly half of the O'Donnell properties (PINS 05-118-22-43-0002 and
05-118-22-43-0003), located west of the proposed plat. The sanitary sewer extending
to the south plat boundary (in Weston Lane) must be of adequate depth to serve the
Pasquerette (PIN 05-118-22-44-0002), O'Brien (PIN 08-118-22-11-0003), and
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Scherber (PIN 08-118-22-12-0007) properties, located south of the proposed plat. The
"Spring Meadows" plat would use a privately -maintained temporary lift station.
g. Increased volumes of runoff due to development should be minimized by limiting
impervious cover and encouraging infiltration of storm water where soil conditions are
appropriate. Submit a description on how this is being done and show on the grading
plan.
h. The City encourages the use of alternative landscape techniques and materials to reduce
rates and volumes of runoff. Submit a description on how this is being done and show
on the grading plan.
i. Proposed developments must identify all reasonable steps to avoid water quality
impacts and mitigate with appropriate best management practices (BMPs) to prevent
water quality in receiving waters from falling below established standards. Submit a
description on how this is being done and show on the grading plan.
j. City records indicate the presence of a drain tile through the property. Verify the
existence of the drain tile and its direction of flow.
k. Provide details for the retention areas including plants, soil amendments, and drain tile.
1. Drainage calculations must be submitted in support of the proposed development.
Also, provide the total phosphorus (TP) and total suspended solids (TSS) removals for
the site.
M. Identify the 100 -year high water elevation for the wetland mitigation area.
n. Provide emergency overland overflow (EOF) routes and elevations for three drainage
swales on the north end of the plat and for one drainage swale on the west end of the
plat. Show EOF locations and elevations on the grading plan. Confirm the EOF at
Vicksburg Lane is for the fi ture roadway profile.
o. Drainage swale slopes must be 1.75 percent or greater.
p. Demonstrate how surface drainage for Lots 15-17 of Block 2 will be routed away from
proposed dwellings.
q. Retaining walls shall not be located in drainage and utility easements.
r. Watermain shall be looped from the southerly end of the plat to the proposed main in
Vicksburg Lane.
S. Trunk watermain between the proposed development and the Wood Crest development
shall be installed in a straight alignment with a minimal number of bends. Additional
easements may be required to provide a straight alignment.
t. Operation of the proposed sanitary sewer lift station and forcemain shall not interfere
with operation of the existing lift station and forcemain in the Wood Crest
development. Submit hydraulic calculations to demonstrate this. At a minimum, check
valves shall be installed on each forcemain at the junction point. A maintenance
agreement between the two developments is required for the forcemain downstream of
the junction point.
u. An action plan for emergency notification procedures is required by the City for the
privately maintained temporary sanitary sewer lift station. Literature shall be provided
to prospective home owners of this. The lift station must have a warning light on top
which comes on when the system is not fiunctioning properly. An emergency telephone
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number must be visibly displayed. The contact shall be available for emergencies 24
hours per day, 365 days per year.
V. A temporary bituminous cul-de-sac is required at the south end of Weston Lane (Road
3). It shall be constricted per City detail STRT-16.
W. A street lighting and signage plan is required with the final plat.
X. Provide evidence of an easement from the neighboring property owner to the south for
the emergency access route shown in the south east portion of the site, if needed.
Y. The developer shall maintain the private sanitary sewer lift station and related system
for at least five years from the date that the first home in the subdivision is occupied.
The developer may turn over the maintenance responsibility of the private sanitary
sewer lift station and related system to the Spring Meadows homeowner's association
after that time. Information regarding this shall be disclosed to potential home buyers
and shall be addressed in the homeowner's association documents.
Z. If and when the Spring Meadows homeowner's association would take over
maintenance responsibility for the private sanitary sewer lift station and related system,
the homeowner's association shall demonstrate an ability to maintain the system, and
shall address maintenance of the system in the homeowner's association budget.
Information regarding this shall be disclosed to potential home buyers and shall be
addressed in the homeowner's association documents.
aa. In the event that the developer or homeowner's association is unable to maintain the
private sanitary sewer lift station, the City shall have the right to do so and assess or
otherwise charge the costs to the homeowners within the development. Information
regarding this shall be disclosed to potential home buyers and shall be addressed in the
homeowner's association documents.
21. A geotechnical report to address wetland fill shall be provided in conjunction with submittal
of the building permit for the homes on Lots I and 2 of Block 3, and Lots 16 and 17 of Block
4, as shown on the preliminary plat. The report shall be prepared by a certified engineer
licensed by the State of Minnesota.
22. Standard Conditions:
a. No building permits shall be issued until the final plat is filed and recorded with Hennepin
County.
b. Any signage shall comply with the City's signage regulations.
c. Street naming shall be pursuant to the City's street naming system.
d. Compliance with the City's tree preservation regulations.
e. Removal of all hazardous trees from the property at the owner's expense.
f. The applicant shall comply with the Ordinance regarding the location of fire hydrants and
constriction of fire lanes.
g. In conjunction with submission of the final plat application, the applicant shall submit fire
flow calculations.
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h. This approval shall expire one year after the date of approval, unless the property owner
or applicant has substantially started constriction of the project, 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 510 of City Code.
ADOPTED by the City Council on August 11, 2009.
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 August 11, 2009 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