HomeMy WebLinkAboutCity Council Resolution 2021-192
CITY OF PLYMOUTH
RESOLUTION NO. 2021-192
R ESOLUTION A PPROVING A P RELIMINARY P LAT AND S UBDIVISION C ODE V ARIANCE
FOR ROUGHLY 159.5 ACRES LOCATED AT 4600, 4640, AND 4710 H OLLY L ANE
(2021028)
WHEREAS, Hollydale GC Development, Inc. has requested approval of a preliminary plat and
subdivision code variance for property legally described as follows:
That part of Outlot D, Autumn Hills embraced within the Northeast Quarter of the Southeast
Quarter of Section 8, Township 118, Range 22 lying westerly of the following described line;
commencing at the northwest corner of Lot 16, Block 1, Autumn Hills 2nd Addition; thence
southeasterly to the southwest corner of Lot 16, Block 1, Autumn Hills 2nd Addition and said line
there terminating.
AND
Outlot D, Autumn Hills, EXCEPT that part embraced within the Northeast Quarter of the Southeast
Quarter of Section 8, Township 118, Range 22, FURTHER EXCEPTING that part of Outlot D, Autumn
Hills embraced within the Southeast Quarter of the Southeast Quarter of Section 8, Township 118,
Range 22 lying westerly of the following described line; commencing at the northwest corner of
Lot 16, Block 1, Autumn Hills 2nd Addition; thence southeasterly to the southwest corner of Lot
16, Block 1, Autumn Hills 2nd Addition and said line there terminating.
AND
The West half of the Southeast Quarter of Section 8, Township 118, Range 22, Hennepin County,
Minnesota.
That portion of Lot 2, Block 1, RNL Subdivision described as the North 52 feet of Lot 2, Block 1,
and the South 146 feet of Lot 2, Block 1, according to the recorded plat thereof, Hennepin County,
Minnesota.
The Northeast Quarter of the Southwest Quarter of Section 8, Township 118, Range 22, Hennepin
County, Minnesota, EXCEPTING the Soo Line Railroad right of way.
The Southeast Quarter of the Southwest Quarter of Section 8, Township 118, Range 22, Hennepin
County, Minnesota, EXCEPTING the following:
That portion of the Southeast Quarter of the Southwest Quarter of Section 8, Township 118,
Range 22, platted as RNL Subdivision, Hennepin County, Minnesota.
FURTHER EXCEPTING
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The West 175.00 feet of the South 275.00 feet of the Southeast Quarter of the Southwest Quarter
of Section 8, Township 118, Range 22, Hennepin County,
Minnesota.
FURTHER EXCEPTING
That part of the North 241.50 feet of the South 516.50 feet of the Southeast Quarter of the
Southwest Quarter of Section 8, Township 118, Range 22, which lies westerly of the following
described line:
Beginning at a point on the North line of said South 516.50 feet distant 205.00 feet East of the
Northwest corner of said South 516.50 feet; thence southerly to a point on the South line of said
North 241.50 feet distant 191.00 feet east of the Southwest corner of said north 241.50 feet, and
there ending, Hennepin County, Minnesota.
AND
Lot 1, Block 1, RNL Subdivision, Hennepin County, Minnesota.
AND
That part of Lot 2, Block 1, RNL Subdivision, Hennepin County, Minnesota, lying South of the
North 52 feet, and North of the South 146 feet thereof, Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and does approve the request by Hollydale GC Development, Inc. for a
preliminary plat and subdivision code variance, subject to the following conditions:
1. A preliminary plat is approved to allow a residential development with 230 single-family lots (229 lots
for new homes and 1 lot for an existing home to remain) and a private amenity lot, in accordance with
the plans received by the City on April 20, 2021, except as may be amended by this resolution.
2. Approval of the preliminary plat is contingent upon the following:
a. Approval of the request to reguide the site to LA-1 (living area 1); and
b. Approval of the request to rezone the site to RSF-3 (single-family detached 3).
3. A subdivision code variance is granted to allow the northeasterly cul-de-sac street to be roughly 783
feet long, where 750 feet is the maximum length specified, with the finding that all applicable variance
standards are met.
4. Prior to commencement of any grading operations or tree removal, the developer shall:
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a. Provide documentation showing they have entered the Minnesota Department of Agriculture’s
Voluntary Investigation and Cleanup Program (AGVIC). The mercury shall be removed in
accordance with the approved Corrective Action Plan.
b. Install and request inspection of tree preservation fencing and silt fencing.
c. Provide evidence that all existing wells on the site have been properly sealed in accordance with
the regulations of the Minnesota Department of Health.
5. Watershed review and approval is required upon submission of final plans.
6. Prior to, or in conjunction with, drafting of the development contract related to the final plat, the
developer shall enter into a cost-sharing agreement for Council-directed safety improvements to the
Schmidt Lake Road/Comstock Lane intersection.
7. Prior to recording the final plat, the developer shall:
a. Receive city approval of final construction plans, including those related to drainage and
treatment of runoff.
b. Provide an encroachment agreement where developer-installed retaining walls, as identified with
the final plat application, would lie within drainage and utility easements.
c. Execute the development contract and provide the related financial guarantees and fees.
d. Provide a deed for the park land to be dedicated and pay the required park dedication fee.
e. Obtain approval for the proposed minor wetland impact.
8. In conjunction with submittal of the final plat application, the developer shall submit homeowner’s
association (HOA) documents for City review. The HOA documents shall address: a) responsibilities
for maintenance, repair, and eventual replacement of wetland buffers and their related monuments,
conservation easement areas and their related monuments, bee habitat area, park monuments, any
subdivision signage, the HOA-owned amenity lot and its related features, private trails, developer-
installed retaining walls and fencing, any back yard drainage tile (which are private facilities), any
landscaping within the center-median boulevards, and other similar or common features; b)
prohibition of residential/private yard fences in drainage and utility easement that have pipes located
within them; c) snow removal and long-term maintenance (repair/replacement) of the public sidewalk
segment abutting the city park; and d) prohibition of clearing native vegetation and trees, and of
altering landforms, within wetland buffers and conservation easement areas.
9. The development shall provide one 3-inch caliper tree in the front yard area, and two 3-inch calipers
trees in the rear yard area of each residential lot.
10. The developer shall notify the city after the gravity sanitary sewer main is installed and tested
between the development discharge location and the existing Autumn Hills lift station. This work
must be completed in conjunction with the first phase of development.
11. A stormwater maintenance agreement, operations plan, and reporting agreement must be submitted
for the reuse irrigation system if necessary to meet development stormwater requirements. Irrigation
system shall be maintained by the HOA.
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12. No irrigation reuse will be allowed within conservation easement areas, wetland buffers, or City park
property.
13. DNR Water Appropriation Permit 1986-6081 may be transferred to the Homeowner’s Association
and amended to reflect a different use of the water.
14. The developer shall provide a geotechnical report reviewing soil conditions in areas, as identified by
the city, and any recommendations for site grading and compaction.
15. The developer shall be required to participate in the cost of improvements to the Comstock Lane /
Schmidt Lake Road intersection. Terms shall be negotiated and be included in the development
contract.
16. A “No Parking” resolution for the northerly segment of Comstock Lane and the 47thAvenue segment
between Holly Lane and Garland Lane shall be included with final plat.
17. No fencing shall be placed in drainage and utility easements that have pipes located within them.
18. Prior to issuance of building permits, the developer shall provide evidence of a recorded conservation
easement and bee habitat easement.
19. Prior to issuance of building permits for lots abutting wetlands, permanent wetland buffer monument
signs shall be installed pursuant to ordinance requirements.
20. Prior to issuance of building permits for lots abutting conservation easement area, permanent
conservation easement monument signs shall be installed at each lot line.
21. Prior to issuance of building permits for lots abutting the park, permanent park monument signs shall
be installed as approved by the Parks Department.
22. Secondary access is hereby waived for cul-de-sacs exceeding 500 feet in length.
23. The requirement for a sidewalk along one side of the street is hereby waived for the northernmost
cul-de-sac, which is less than 200 feet in length.
24. Standard Conditions:
a. No building permits shall be issued until the final plat is recorded, the streets (including curb and
gutter installation) needed for access to lots where permits are requested are paved with the first
lift of asphalt, and the sewer and water service utilities are tested and approved by the city
engineer/designee.
b. Any signage shall require a separate sign permit, if required.
c. Any existing easements shall be vacated prior to recording of final plat.
d. Provide wider easements for lots adjacent to utility pipes as required by the city.
e. Consider alternate storm pipe routing to minimize impacts to lot usability by future owners.
f. Rear lot or side lot private draintile pipe and structures must be in a drainage and utility easement.
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g. All building low floors shall be at least two feet higher than adjacent pond / wetland high water
level.
h. All low openings must comply with 1.5 foot emergency overflow requirement
i. Compliance with all fire codes, including those for hydrant locations.
j. Submission of fire flow calculations with the final plat application.
k. 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.
l. Compliance with the city’s tree preservation regulations.
m. Removal of all hazardous trees from the property at the owner's expense.
n. With the exception of landscaping allowed within center medians, no trees shall be planted in the
boulevard.
o. If the required sidewalks are not installed when the streets are installed, no building permits shall
be issued for lots abutting the future sidewalk unless a separate sidewalk agreement is provided
for each affected lot.
p. This approval shall expire one year after the date of approval, unless the property owner or
applicant has recorded the final plat, or unless the applicant, with the consent of the property
owner, 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 Plymouth City Council this22nd day of June, 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
June 22, 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