HomeMy WebLinkAboutCity Council Resolution 2021-037
C ITY OF P LYMOUTH
R ESOLUTION N O. 2021-037
R ESOLUTION A PPROVING P RELIMINARY P LAT AND V ARIANCE FOR P LYMOUTH H OUSING
AND R EDEVELOPMENT A UTHORITY (HRA), FOR “V ALOR P LACE” FOR P ROPERTY
LOCATED AT THE N ORTHEAST C ORNER OF F ERNBROOK L ANE AND R OCKFORD R OAD –
PID N O. 15-118-22-23-0008 (2020095)
WHEREAS, the Plymouth HRA, has requested approval of a preliminary plat and lot width
variance for roughly 0.61 acres of land presently legally described as follows:
The South 268 feet of the West 231 feet of the West half of the Southwest Quarter of the
Northwest Quarter of Section 15, Township 118 North, Range 22 West, according to the U.S.
Government Survey thereof, Hennepin County, Minnesota; and
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 CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and here does approve the request by the Plymouth HRA, for a preliminary
plat and variance for Valor Place, subject to the following conditions:
1. A preliminary plat and lot width variance are approved to allow the property at the northeast
corner of Fernbrook Lane and Rockford Road to be subdivided into two lots, in accordance with the
development plans received by the city on December 1, 2020, except as amended by this
resolution.
2. The requested lot width variance is approved, based on the finding that all applicable variance
standards have been met, specifically:
a) The requested variance, and resulting construction, would be in harmony with the general
purposes and intent of the ordinance, and would be consistent with the city’s comprehensive
plan.
b) The applicant has demonstrated that there are practical difficulties in complying with the
ordinance regulations, because:
1. The applicant proposes to use the property in a reasonable manner. A twin-home
would be consistent with the existing development to the east.
2. The request is due to circumstances unique to the property that were not created by
the landowner.
3. The variances would not alter the essential character of the neighborhood as the lots
would be consistent for lot size with the lots to the east.
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c) The requested variance is not based solely upon economic considerations. The applicant is
requesting the variance in order to establish a two-family home on an existing lot at the
intersection of Fernbrook Lane and Rockford Road and is consistent with the two-family homes
to the east.
d) The variance, and resulting construction, would not be detrimental to the public welfare, nor
would it be injurious to other land or improvements in the neighborhood.
e) The variance, and resulting construction, would not impair an adequate supply of light and air to
adjacent properties, nor would it increase traffic congestion or the danger of fire, endanger the
public safety, or substantially diminish property values within the neighborhood.
f) The variance requested is the minimum action required to address the practical difficulties.
3. Prior to release of the final plat for recording, the applicant shall:
a) Pay the park dedication cash fee in lieu of land dedication for two new dwelling units, in
accordance with the dedication ordinance in effect at the time of filing for the final plat, unless
waived by the City Council as part of the final plat review.
b) Provide a 10-foot wide trail easement along the western boundary of the site for the purposes
of the construction of a future trail along Fernbrook Lane.
c) Receive city approval of final construction plans, including those related to drainage and
treatment of runoff.
d) Provide a landscaping plan pursuant to section 21130 of the zoning ordinance.
e) Provide a revised grading plan with: 1) total disturbed area and new impervious area; 2)
proposed contours; 3) low floor, low opening, garage, main floor and lot corner elevations; 4)
driveway grades; and 5) building type.
f) Provide a revised utility plan that: 1) identifies the water main location and size; and 2) identifies
st
the existing hydrant locations along 41 Avenue, Fernbrook Lane and Rockford Road/County
Road 9.
g) Revise the plat to include the: 1) necessary right-of-way along Rockford Road/County Road 9 as
required by Hennepin County; and 2) correct the side-yard building setback line of 8 feet as
opposed to 10 feet as shown.
4. In conjunction with submission of the final plat application, unless waived by the City Council as
part of the final plat review, the developer shall submit homeowner’s association documents for
City review. The homeowner’s association documents shall address responsibilities for
maintenance, repair, developer-installed retaining walls and fencing, and other similar or common
features.
5. Prior to construction of the homes, the applicant shall obtain a building permit from the building
division.
6. Prior to issuance of a building permit, 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) File and record the final plat with Hennepin County.
b) Obtain any necessary permits from Bassett Creek Watershed District.
c) Install and request inspection of tree protection fencing and silt fencing.
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d) Provide a certificate of survey indicating: 1) a minimum of two front yard trees to be planted;
and 2) erosion and sediment controls, i.e. silt fence, inlet protections, rock entrance, etc.
7. Standard Conditions:
a) Silt fence shall be installed prior to any construction.
Retaining walls over four feet require issuance of a building permit and a minimum 42-inch
high fence installed on top.
b) Removal of all hazardous trees at the owner's expense.
c) No trees shall be planted in the public right-of-way.
d) Compliance with the city’s tree preservation, reforestation, and restitution regulations.
e) The preliminary plat and variances shall expire one year after the date of approval, unless the
property owner or applicant has applied for final plat approval, or unless the applicant, with
the consent of the landowner, 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.
APPROVED by the City Council this 26th day of January, 2021.
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
January 26, 2021, 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