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HomeMy WebLinkAboutCity Council Resolution 2007-386CITY OF PLYMOUTH RESOLUTION 2007-386 PROVIDING INFORMAL COMMENTS ON A SKETCH PLAN BY LAKEWEST DEVELOPMENT COMPANY FOR A SIX -LOT SUBDIVISION OF OUTLOT A, HERITAGE WOODS ESTATES 2 N1 ADDITION LOCATED NORTHEAST OF 57TH AVENUE AND TEAKWOOD LANE (2007065) WHEREAS, LakeWest Development Co. has requested a pre -application sketch review of a potential six -lot subdivision on Outlot A, Heritage Woods Estates 2" a Addition—located northeast of 57th Avenue and Teakwood Lane; and WHEREAS, any opinions or comments on the sketch provided in this resolution or by the Planning Commission and/or City Council shall be considered advisory only and shall not constitute a binding decision on any future development of Outlot A; and WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it hereby provides the following review comments on the sketch: 1. If development plans for Outlot A proceed, a formal subdivision application (including a request for a preliminary plat and final plat) shall be required prior to any development. 2. If development plans for Outlot A proceed, the following are informal comments on the sketch plan that was submitted on June 28, 2007 and revised on August 20, 2007: a. One lot should be removed from the site and the new homes should be placed farther away from the existing homes that abut the site. b. The drainage system shall comply with City and watershed regulations pertaining to drainage and water quality. c. The street width shall be increased to 28 feet wide, and the turn -around area for the cul- de-sac shall be increased to 82 feet wide. Resolution 2007-386 (2007065) Page 2 d. The two small outlots (as shown on the sketch) shall either be given to the existing abutting landowners, or be incorporated into the abutting lots within the potential development. e. Any future development applications for Outlot A should include a landscaping/screening plan by the developer showing coniferous trees planted in the areas between the new street and the existing lots. f. The park dedication fee in lieu of land dedication shall be required for any future application requiring subdivision, consistent with the fees as required at the time the final plat is recorded. g. With the preliminary plat application, the developer shall submit all information required for consistency with the City Code, Zoning Ordinance and the most current version of the Engineering Guidelines, including, but not limited to, the following: I. A grading, drainage and erosion control plan including a storm drainage map with run-off and pipe capacity calculations and existing and proposed topographic contours. 2. A plan and profile for the proposed sanitary sewer, watermain, streets and storm sewers, together with an erosion control plan that complies with Engineering Guidelines. 3. A tree inventory prepared within the last two years. 4. A wetland delineation consistent with the Wetland Conservation Act. 5. A certified survey that shows the location of all the existing easements on the property. 6. Assessment records indicate that sanitary sewer and water area charges have not been paid. The current rate for sanitary sewer is $950.00 per acre, and water is $3,525.00 per acre. If development occurs, these charges must be paid in conjunction with the development contract or as may be assessed. 7. A 10 -foot wide drainage and utility easement is required along all public streets. A 6 - foot wide drainage and utility easement is required along the side and rear lot lines. 8. A drainage and utility easement is required for the water quality pond up to the 100 - year high water elevation. In addition, a separate access easement is required for the inlet and outlet of the proposed pond. The access must be a minimum of 15 feet wide. The vertical slope shall not exceed 10 percent and the horizontal slope must not exceed 3 percent. The access must originate from a public street. 9. The City will require 10 -foot wide drainage and utility easements on each side of a public utility unless it is located in a public street right-of-way. Off-site easements for the storm sewer shall be required. 10. A request to vacate the existing storm sewer easement would be required. This is a separate process that requires a $450.00 fee and City Council approval. 11. Required permits shall include a) Shingle Creek Watershed, b) Minnesota Department of Health for watermains, c) MPCA for sanitary sewer, d) NPDES for erosion control compliance, and e) City of Plymouth for right-of-way. Resolution 2007-386 (2007065) Page 3 12. The developer shall be responsible for the constriction of necessary watermain, sanitary sewer, storm sewers and streets to serve the site. The developer may, however, request the City to install the necessary public utilities. The developer shall be responsible for the entire cost of design and constriction. 13. A storm drainage plan showing proposed finished contours indicating how the proposed plat will ultimately drain shall be required. This material shall be submitted in conjunction with proposed storm sewer plans. 14. A water quality pond meeting N[_]RP standards shall be required. In addition to the required water quality pond, the developer may provide additional BMP's such as rain gardens. 15. A storm water drainage map with runoff calculations and pipe capacity calculations shall be furnished to the City prior to the final approval of the storm sewer system. 16. All work shall be done in accordance with the current City of Plymouth's Engineering Guidelines & Standard Detail Specifications. The standard specifications shall be placed in the contract documents. 17. The sanitary sewer shall be located on the centerline of the proposed street. 18. The watermain shall be located 10 feet east of the sanitary sewer. 19. Street grades shall be a minimum of 0.75 percent and a maximum of seven percent. 20. Sanitary sewer and water services shall be shown for each lot. Show sewer service elevations and wye stationing. 21. An additional fire hydrant shall be placed near the corner lot per the direction of the Fire Inspector. 22. Extend topography a minimum of 100 -feet beyond the plat boundary. Identify the drainage -way to the north. 23. Street lights shall be placed at the proposed street intersection, and the end of the cul- de-sac. 24. Emergency overflows for the pond, rain garden, and street drainage shall be required. Provide location and elevations. 25. The preliminary plat shall reflect garage floor elevations higher than the street. The lowest point where storm water can enter the building (door or window) shall be a minimum of 18 inches above the emergency overland overflow. Therefore, the garage floor elevation shall be 18 inches higher than the street overflow elevation. Additionally, the lowest floor elevation shall be a minimum of two feet above the 100 -year high water elevation for adjacent ponds or wetlands. ADOPTED by the City Council on September 11, 2007. Resolution 2007-386 (2007065) Page 4 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 September 11, 2007 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 Resolution 2007-386 (2007065) Page 5 Adopted City Council Minutes Regular Meeting of September 11, 2007 (8.2) Informal Review Comments on a Sketch for Potential Subdivision of "Outlot A, Heritage Woods Estates Second Addition" (northeast of Teakwood Lane and 57th Avenue — LakeWest Development — 2007065) Community Development Director Juetten reported on the proposed sketch for Heritage Woods Estates Second Addition. He stated the potential subdivision includes six single-family lots on the three -acre parcel. Currently, this outlot is owned by the Heritage Woods Estates 2" a Addition Homeowners Association. They would sell the property to LakeWest Development Company. Access to the parcel would be from a new public street that would be extended northeasterly into the parcel from Teakwood Lane/57th Avenue. He noted that the three northerly homes would not have sanitary sewer access for their lower levels, and the other three homes would be slab homes due to the grade of the sanitary sewer. Karen Behm, 13230 57th Avenue North, spoke in favor of the development. Carol Freeman Richardson, 13200 56th Avenue North, stated she supports this development, as it would increase the values of their properties. Steve Rogers, 13105 56th Avenue North, stated he supports the development. He noted that the homeowners association approved the sale of the outlot. He stated the adjacent property owners had the opportunity to purchase the property. Mike Propsom, 13310 56th Avenue North, board member of the homeowners association, voiced his support for the development as there are few that benefit from this outlot. In addition, he doesn't believe that these six homes would increase the traffic that much. Cindy Dawson, 13320 56th Avenue North, also a board member of the homeowners association, stated 56 out of 61 property owners support this development. Thomas Switzer, 13200 57th Avenue North, stated his property is one of two properties that would be adjacent to this property and the road leading into the development. He stated he constricted his home at this location due to the outlot, the view it offered, and the wildlife. His deck and windows face this outlot, and if this development is approved, his view would no longer exist. He stated he objects to dirt, noise, and air pollution from the constriction traffic. He suggested that the Council rescind the zoning on this lot and restore it to private open space under the former planned unit development. He stated perhaps this property could be part of open space, walking, and biking trail. Resolution 2007-386 (2007065) Page 6 Community Development Director Juetten commented that properties would be protected during constriction as there would be controls placed on constriction traffic, and streets would be swept and watered regularly to prevent dirt from being carried through the neighborhood. Councilmembers expressed the following concerns regarding this proposed development: 1. The increased maintenance costs for the manholes for the storm sewer pipe that would be rerouted. 2. The three walkout homes that wouldn't have sanitary sewer to their lower levels. If those properties utilized a pump, how would that impact the storm water holding pond. 3. Would the three homes constricted on slabs be in character with the neighborhood. 4. Those properties that are adjacent to the new street going into this development would have their property severely impacted. It would decrease the privacy of those lots from a traffic standpoint and decrease the use of their yard from their current use. 5. Perhaps there are other options for the homeowners association if they want to dissolve their association, rather than affecting two property owners' properties by selling this outlot. 6. The number of homes on this outlot should be reduced from six to five. Motion was made by Councilmember Slavik, and seconded by Councilmember Stein, to adopt a Resolution Providing Informal Comments on a Sketch by Lakewest Development Company for a Six -Lot Subdivision of Outlot A, Heritage Woods Estates 2" a Addition located Northeast of 57t1' Avenue and Teakwood Lane (2007065 — Res2007-386) with the incorporation of the minutes of this meeting. With all members voting in favor but Willis, the motion carried. Curt Fretham, developer, requested to address the Council. Motion was made by Councilmember Slavik, and seconded by Councilmember Stein, to suspend the riles. With all members voting in favor, the motion carried. Mr. Fretham attempted to discuss certain points of the development with the Council. The Council requested that Mr. Fretham work with staff and address the comments listed above.