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HomeMy WebLinkAboutCity Council Resolution 2006-365CITY OF PLYMOUTH RESOLUTION 2006-365 APPROVING A PRELIMINARY PLAT AND VARIANCES FOR BOHLAND HADLEY WOODS, LLC FOR PROPERTY PRESENTLY ADDRESSED AS 18420 -8TH AVENUE NORTH (2006046) WHEREAS, BohLand Hadley Woods, LLC has requested approval of a preliminary plat and variances to allow a subdivision of 19 single-family lots and one outlot on a roughly 24.2 -acre site (12.8 net acres) located west of 8"' Avenue and northeast of Hadley Lake (presently addressed as 18420-8"' Avenue); and WHEREAS, the property is presently legally described as follows: That part of the West Half of Section 31, Township 118, Range 22 in Hennepin County, Minnesota; described as follows, to -wit: Beginning at a point in the North line of the Southeast Quarter of Northwest Quarter of said Section 31, 240 feet west of the Northeast corner of said Southeast Quarter of Northwest Quarter of said Section 31; thence West on the North line of said Southeast Quarter of Northwest Quarter of said Section 31, 1066.25 feet more or less, to the Northwest corner of said Southeast Quarter of Northwest Quarter of said Section 31; thence South along the West line of said Southeast Quarter of Northwest Quarter of said Section 31, 300.9 feet; thence Southeasterly along a line which, if extended, would intersect the North and South Quarter Section line of said Section 31 at a point 646.8 feet south of the center of said section to a point in said line which is 240 feet West (measured at right angles) of said North and South Quarter Section line; thence North parallel with the North and South Quarter Section line of said section, 1651.92 feet to the point of beginning. Being registered land as is evidenced by Certificate of Title No. 1053500. WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing and recommends approval. Resolution 2006-365 File 2006046 Page 2 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 BohLand Hadley Woods, LLC for a preliminary plat and variances, subject to the following conditions: 1. Approval of the preliminary plat is contingent upon City approval of the rezoning of the site from FRD (Future Restricted Development) to RSF-I (Single Family Detached 1). 2. The preliminary plat is approved in accordance with the plans received by the City on June 29, 2006 and revised plat layout received by the City on August 31, 2006, except as may be amended by this resolution. 3. Variances to the lot width requirement for Lot 1, Block I and Lots I and 2, Block 2 are approved in order to incorporate the revised plat layout with a cul-de-sac turnaround and trail/emergency access route in this area of the subdivision. 4. A variance to relocate the top of the bluff on Lot 9 of Block 2 is approved, based on the finding that the applicable variance standards are met. 5. Development standards shall be as required by the RSF-I district. Except for variations described above, no variances are granted or implied. 6. Because this site lies within the Shoreland District for Hadley Lake, all lots within the plat are limited to a maximum impervious surface coverage of 25 percent, or as may be amended in the fiiture. 7. The purchase agreements for each of the lots, as well as any marketing materials for this development, shall clearly state that the maximum impervious surface coverage, including swimming pools, shall be limited to 25 percent of the lot area. 8. 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. 9. Outlot A shall be owned and maintained by the Rusten Wood Homeowners Association, and shall be encumbered with the "Declaration of Conservation Easement and Restrictive Covenant", as drafted by the developer's legal counsel. The access easement in favor of the City (pursuant to Item 43 of said Declaration) shall be of sufficient width, and located to allow its use by the City. 10. Compliance with the City's tree preservation regulations. Resolution 2006-365 File 2006046 Page 3 11. In conjunction with submittal of the final plat application, the applicant shall provide a revised landscaping plan that provides the appropriate caliper inches of new trees on the site, or the applicant could elect to provide a combination of plantings and monetary restitution. 12. 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. 13. In conjunction with submittal of the final plat application, the applicant shall provide the City with a draft copy of the homeowner's association (HOA) documents for the development, for City review and approval. 14. Any signage shall require separate permits and shall be in conformance with the Zoning Ordinance. 15. Prior to issuance of building permits, permanent wetland buffer monument signs must be installed pursuant to ordinance requirements. 16. Prior to recording the final plat, the applicant shall execute a Development Contract for the public and private improvements, and shall submit the required financial guarantees. 17. A ten -foot wide drainage and utility easement is required adjacent to all public roads. A six- foot wide drainage and utility easement is required along all side and rear lot lines. 18. A 20 -foot wide unobstructed drainage and utility easement is required for all public utility pipes that are not within a public street. A 15 -foot wide unobstructed access easement shall be provided for access to all water quality pond inlets and outlets. The grade for this access easement area shall not exceed 15 percent. 19. A drainage and utility easement is required to the high water elevation for all wetlands and water quality ponds. 20. The developer shall obtain the necessary permits and approvals as follows: City street right- of-way permit, Department of Natural Resources, MPCA, Minnesota Department of Health, Wetland Conservation Act, Minnehaha Creek Watershed District, Army Corps of Engineers, and NPDES. 21. The lowest floor must be a minimum of two feet higher than adjacent ponds or wetlands. 22. If significant safety issues arise relating to speeding of constriction traffic, as determined by the Police Chief and Public Works Director, the developer shall provide temporary speed humps along 8t1' Avenue during the constriction period for this subdivision, in locations as specified by the Public Works Director. Resolution 2006-365 File 2006046 Page 4 23. In conjunction with submission of the final plat application, the applicant shall revise the plans or provide additional information as follows: a. Bollards shall be provided at each entrance to the trail/emergency access route, as approved by the City Engineer. b. Pedestrian ramps that are ADA (Americans with Disabilities Act) accessible, pursuant to City Standard Detail STRT-6, shall be provided at each entrance to the trail/emergency access route. c. Calculations for pond design and storm sewer design must account for all off-site drainage area routed into the system. The contributing drainage area further east on 8t' and l I' Avenues should be verified. d. The stormwater design does not meet City rate control requirements. The post - development runoff rates for the 2-, 10-, and 100 -year storm events must not exceed pre - development rates. Additional rate control will be required. e. Provide a Rate Control Summary for pre- and post -development conditions that includes the 2-, 10-, and 100 -year rain events. f. The City requires that N[_]RP volume and 3 -foot minimum average depth standards be met. The ponds must be expanded to provide sufficient wet volume equal to the runoff from a 2.5 -inch rainfall over the pond drainage area and provide a minimum average depth of 3 feet. g. Rational Method storm sewer design calculations must be submitted for review and approval. h. Emergency overflow (EOF) elevations for all road low points must be shown on the grading plan. Additionally, 18 inches of freeboard must be provided between the EOF and the adjacent garage floor elevations. i. Show pond EOF elevations on the grading plan. The EOF for Pond -INE should be set one foot below the remainder of the pond berm. j. Identify the total proposed phosphorus removal efficiency. k. Show the 10:1 pond bench on Pond- 1NE. 1. Inflow and outflow locations on both ponds must be adjusted to minimize possibility of short-circuiting. m. Show/explain how the plan is meeting the City's Surface Water Management Plan Policies. n. Include a buffer around mitigated wetland. o. Show locations of wetland buffer monuments. p. Show pre and post drainage areas for the wetland basins. q. Add a Storm Water Pollution Prevention Plan (SWPPP) to the constriction documents. r. Add a note to the grading plan that streets must be swept a minimum of once per week. s. Identify house pads (e.g., "LO" if look -out, "WO" if walls -out, "SOG' if slab -on -grade, etc.) t. Add a note to the grading plan that "all drainage swales must have a minimum of 1 3/4 % grade, or draintile must be installed." Resolution 2006-365 File 2006046 Page 5 u. Retaining walls four feet high or higher must be designed by a registered geotechnical engineer and approved by the City under a separate permit from the Building Division. Identify fence type and location for the high side of the walls on the grading plan. v. Plan and profile sheets shall be submitted with the final plat. w. Show locations for rock constriction entrances. x. Provide City details using current Engineering Guidelines. y. Add a drainage easement in the rear of Lots 1 and 2 of Block 1, for overland storm water drainage. 24. 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. In conjunction with submission of the final plat application, the applicant shall submit fire flow calculations. d. An 8 1/2 x 11 inch "As Built" Fire Protection Plan shall be submitted prior to the release or reduction of any financial guarantees. e. 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 September 12, 2006. 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 12, 2006, 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