HomeMy WebLinkAboutCity Council Resolution 2008-260CITY OF PLYMOUTH
RESOLUTION 2008-260
APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT FOR SCHUETT R/E
GROUP, LLC FOR "HIDDEN ACRE WOODS" FOR PROPERTY PRESENTLY
ADDRESSED AS 4225 AND 4245 DUNKIRK LANE NORTH (2007070-F)
WHEREAS, Schuett R/E Group, LLC. has requested approval of a final plat and development
contract to allow a subdivision of nine single-family lots on a roughly 4.3 -acre site presently
addressed as 4225 and 4245 Dunkirk Lane North; and
WHEREAS, the property is presently legally described as follows:
For 4225 Dunkirk Lane North: The South 108 feet of the North 330 feet of the West
247.25 feet of the East 470.25 feet and the South 162.30 feet of the North 222.00 feet of
the East 470.25 feet of the Southeast Quarter of the Northwest Quarter of Section 17,
Township 118 North, Range 22 West, excluding the West 33.00 feet of road, Hennepin
County, Minnesota.
And:
For 4245 Dunkirk Lane North: The North 59.70 feet of the East 470.25 feet of the
Southeast Quarter of the Northwest Quarter and the South 140.30 feet of the East 470.25
feet of the Northeast Quarter of the Northwest Quarter of Section 17, Township 118
North, Range 22 West, excluding the West 33.00 feet of road, Hennepin County,
Minnesota.
WHEREAS, the City staff has prepared a development contract covering the improvements
related to said plat.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Schuett
R/E Group, LLC. for a final plat for Hidden Acre Woods, subject to the following conditions:
Resolution 2008-260
File 2007070-F
Page 2
1. The final plat is approved in accordance with the plans received by the City on May 14, 2008
and revised tree preservation plan received by the City on June 12, 2008, except as may be
amended by this resolution.
2. Approval of the final plat is contingent upon the applicant executing the Development
Contract.
3. The development shall comply with all standards specified for the RSF-2 (Residential Single
Family -2) zoning district. No variances are granted or implied.
4. Because this site lies within the Shoreland District for Plymouth Creek, eight of the nine lots
within the plat (Lots 2 through 9) are limited to a maximum impervious surface coverage of
25 percent, or as may be amended in the fiiture. The purchase agreements for each of these
lots, as well as any marketing materials for this development, shall clearly state that the
maximum impervious surface coverage shall be limited to 25 percent of the lot area.
5. Because the site includes two wetlands, the Subdivision Regulations require wetland buffers
and wetland buffer setbacks. Due to the location of house pads in relation to the wetlands, six
of the nine lots within the plat (Lots 1 through 3 and 5 through 7) are subject to the wetland
buffer and wetland buffer setback requirements, which reduces the amount of useable rear
yard area. The purchase agreements for each of these lots, as well as any marketing materials
for this development, shall clearly disclose that these lots have wetland and wetland buffer
areas, and are subject to wetland buffer setback requirements.
6. Adjacent paved streets shall be kept free of mud, sand, and silt as a result of constriction.
7. Lowest floor elevations shall be a minimum of two feet higher than the 100 -year high water
level for adjacent ponds or wetlands. In addition, the lowest building opening where storm
water may enter (door or window) must be a minimum of 18 inches above the emergency
overland overflow route.
8. Private driveway access shall be denied to Dunkirk Lane.
9. The existing sanitary sewer service shall be removed all the way back to the main and plugged.
This work requires a City inspection.
10. The applicant shall focus tree reforestation on the north side of the site.
11. Prior to removal of any trees, the following items shall be addressed:
a. The development shall comply with the City's tree preservation regulations.
b. Install all tree protection fencing.
c. Submit a tree preservation financial guarantee.
d. Receive approval from an on-site inspection by the City Forester.
Resolution 2008-260
File 2007070-F
Page 3
12. Prior to release of the final plat for recording, the following items shall be addressed:
a. The applicant shall execute a development contract for the public and private
improvements, and shall submit the required financial guarantees.
b. The required park dedication fee shall be paid, in accordance with the dedication
ordinance in effect at the time of filing of the final plat.
C. The applicant shall remove the existing homes, driveways and accessory buildings
(garages and sheds) from the property. All appropriate building permits shall be
obtained prior to removal of the strictures.
d. Receive approval of revised fire flow calculations showing a hydrant at the cul-de-sac
flowed simultaneously with the hydrant at Dunkirk Lane.
e. Submit a revised grading plan labeling the wetland, wetland buffer and wetland buffer
setback. The grading plan shall also identify wetland buffer monument locations.
f. Submit marketing materials for this development identifying the City's requirements
related to impervious surface, wetland buffers, and wetland buffer setbacks.
g. Submit revised plans showing the driveway for Lot 4 out of the easement.
h. Provide a 20 -foot wide drainage and utility easement for public utility pipes that are not
located within a street right-of-way. Ten feet of easement on each side of underground
pipes is required. Revise the plat to reflect the easement for the sanitary sewer and
watermain in the northwest corner of Lot 4, as well as the sewer and water easement
between Lot 4 and Lot 3. The mylar plat and all constriction drawings must be revised
to reflect this requirement.
i. Provide a drainage and utility easement up to the 100 -year high water elevation for the
rain garden, pond, wetlands, and creek.
j. Provide seven feet of street right-of-way along Dunkirk Lane to increase the distance
from the centerline from 33 feet to 40 feet.
k. Revise plans to identify the new street as 42"a Place North.
1. Provide updated City standard details dated March, 2008.
in. Record plans are required. Refer to City specifications for details. Add this note to the
plans.
n. Place a signature block on the mylar plat for the City Engineer's signature.
o. On the grading plan, show the wetland buffer line and building setback line for the
wetland in the southwest and northeast portions of the plat. Indicate the placement of
wetland buffer posts on property lines. The reference for the buffer on page C2 is
incorrect.
p. The wetland buffer shall be between 40 feet and 60 feet wide with a 50 -foot average for
a high quality wetland. The buffer appears too narrow along Plymouth Creek.
q. Show the normal water level and the high water level for the N [_]RP pond.
r. A separate 15 -foot wide unobstructed access easement for the water quality pond is
required from a public street to the inlet and outlet of the pond. The vertical grade shall
not exceed 10 percent. A 12 -foot wide access road shall be constricted with eight
inches of class five aggregate to support heavy maintenance equipment. This may be
constricted with a turf reinforcement mat on top in order to provide a grass cover.
Resolution 2008-260
File 2007070-F
Page 4
Consider using the existing driveway (curb cut on Dunkirk Lane is not allowed) for a
portion of the access route.
S. Identify the type, class and quantity of riprap to be installed at storm sewer fixed end
sections. Indicate that filter fabric shall be placed under the riprap. Provide a stabilized
emergency overflow for the pond and note the overflow elevation and berm height.
t. On page C3, the street profile shall stop at the center of the cul-de-sac. The profile shall
be in the center of the cul-de-sac. Stationing 0+00 shall begin at the centerline of
Dunkirk Lane and 42"a Place North. The maximum street grade shall be three percent
along 42"a Place from the intersection at Dunkirk Lane to the right -of way line. The
maximum street grade along 42"a Place shall not exceed seven percent.
U. Identify on the plans the pedestrian ramps for the sidewalk at Dunkirk Lane and the cul-
de-sac. Reference City detail STRT-6.
V. On page C3, indicate the locations of all required street signs and the location of street
lights. Two street lights are required, one at the intersection and one at the end of the
cul-de-sac. Do not place the street light near public underground pipes in the cul-de-
sac.
W. Remove the drain tile pipe from the rear yard of Lots 2, 3, and 4.
X. Storm water catch basin inlet protection is required for all existing and proposed
strictures. Show the locations and reference City detail ST -22 and/or 23.
y. Move the storm sewer to the south side of the new street per City detail STRT-9.
Z. In the storm sewer schedule on page C4, the stricture size for catch basin one and two
shall be two feet by three feet, not 27 inches as shown. Also, add a note that all shallow
storm sewer strictures and pipe (less than four feet deep) shall have sand bedding placed
down to 48 inches below final grade.
aa. The sanitary sewer wye locations and elevations are required for all lots.
bb. Show drain tile out of the catch basins per City detail ST -9. Show this on the storm
sewer plan page C4.
cc. On page C4, add a note to tie the last six joints for the storm sewer and all the joints into
and out of the skimmer stricture. Note that all rip rap shall be granite per City detail
ST -4.
dd. Provide 10 feet of horizontal separation between the watermain and the sanitary sewer.
Correct this dimension from the cul-de-sac to the north plat line.
ee. Connect the watermain to the existing stub north of the plat boundary between Lots 3
and 4. The existing gate valve is 15 -years old. Installing a new valve to test against is
recommended. The sanitary sewer connection shall be connected to the existing 10 -foot
sewer stub (out of the existing manhole). Refer to City record drawing AA -12 for
details.
ff. A new fire hydrant is required on the north side of the cul-de-sac and on the south side
of 42"a Place North, west of the Dunkirk Lane street right-of-way line.
gg. Add a note on page C5 that the watermain in Dunkirk Lane shall be wet tapped in
accordance with City detail W-6. Provide clarification for the size of the watermain
pipe. Indicate where the pipe changes from six inches to eight inches or if it is intended
to be all six-inch or all eight -inch pipes.
Resolution 2008-260
File 2007070-F
Page 5
hh. Revise the note on page C5 to remove the existing fire hydrant (not relocate) in Dunkirk
Lane. New hydrants are required for the project. The existing hydrant shall be salvaged
back to the City. Remove the hydrant lead and plug the tee at the main. Replace all
bolts with ASTM F593 Type 316 stainless steel. Place this note on the plan.
ii. Show the existing one -inch water service from Dunkirk Lane to the existing house on
the plans. Add a note to remove the shut-off valve and line, and place a brass plug at
the main.
jj. Submit a traffic control and detour plan to the City for approval for the watermain work
in Dunkirk Lane. The street must be restored within 48 hours and no overnight road
closure is allowed. Add this note to page C5.
kk. On page C5 under constriction notes, remove number five and six. Revise number 13
to indicate sewer pipe as SDR 35 or 26, not 40 as shown. Indicate the watermain as
DR18, not Class 54 as shown. Remove the word "POLYWRAP" from the end of note
13 and remove notes 14 and 15.
ll. Show the locations of storm sewer inlet protection and the concrete trick wash out area
on the plan. Reference City details ST -22 and 23.
mm. The curb cut on Dunkirk Lane for the existing driveway shall be removed. New curb
and gutter shall be installed along Dunkirk Lane and the street and boulevard shall be
restored.
nn. Clarify on the grading plan what the 990 contour ties into behind Lot 4 and demonstrate
rear yard drainage (shall be a minimum of 1.75 percent). The lowest floor elevation may
need to be raised. The drainage behind Lots 8 and 9 must also be at a minimum grade of
1.75 percent.
oo. Show how the proposed contours on the grading plan tie into the existing contours
along the west property line of Lot 5.
13. A 2radin2 permit is required prior to any excavation or trading on the site. Approval of
the site grading and excavation for each lot may also be approved with a building permit
issuance.
14. Separate building permits and retaining wall permits shall be obtained prior to any
construction on the site. No building permits shall be issued until the final plat is filed and
recorded with Hennepin County. Any retaining wall exceeding four feet shall be engineered
and shall have a minimum three-foot high fence on top of the wall.
15. Prior to issuance of any grading or building permits:
a. Impervious surface calculations shall be identified on a certified survey for Lots 2 through
9 indicating compliance with the maximum 25 percent impervious surface regulation of the
Zoning Ordinance.
b. Silt fence and wetland buffer monuments shall be installed on the property.
c. The applicant shall obtain all necessary permits from the: 1) Department of Natural
Resources, 2) MPCA, 3) Minnesota Department of Health, 4) Wetland Conservation Act,
5) Bassett Creek Water Management Commission, 6) Army Corps of Engineers,
Resolution 2008-260
File 2007070-F
Page 6
7) NPDES, and 8) the City of Plymouth for work in street right of way.
16. Standard Conditions:
a. Removal of all hazardous trees from the property at the owner's expense.
b. The applicant shall comply with the Ordinance regarding the location of fire hydrants.
c. Any signage shall require separate permits and shall be in conformance with the Zoning
Ordinance.
d. A reproducible 8 1/2 x I I inch "As Built" Fire Protection Plan shall be submitted prior to
the release or reduction of any financial guarantees.
e. 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
prior approval from the City to extend the expiration date for up to one additional year, as
regulated under Section 512 of City Code.
ADOPTED by the City Council on August 26, 2008.
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 26, 2008, 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