HomeMy WebLinkAboutCity Council Resolution 2005-235CITY OF PLYMOUTH
RESOLUTION 2005-235
APPROVING A PRELIMINARY PLAT FOR QUALITY SITE DESIGN FOR "HADLEY
HILLS 2N" ADDITION", A SUBDIVISION OF SIX LOTS FOR SINGLE-FAMILY
DWELLINGS LOCATED AT 18555 13TH AVENUE NORTH (2005024)
WHEREAS, Quality Site Design has requested approval of a preliminary plat for Hadley Hills, 2"a
Addition, a plat of six lots for single-family dwellings on five acres located at 18555 131"' Avenue
North; and,
WHEREAS, the property is legally described as follows:
That part of Government Lot 5, Section 30, and the Northeast Quarter of the Northwest
Quarter of Section 31, Township 118 North, Range 22 West, of the 5"' Principal Meridian,
described as follows:
Beginning at the point of intersection of the West line of the East 802.56 feet of said
Government Lot with the south line of said Government Lot; thence North along said
west line a distance of 15 feet; thence deflecting left 85 degrees a distance of 157 feet;
thence deflecting left 64 degrees to the west line of the east 1061 feet of said Northeast
Quarter of the Northwest Quarter; thence South along said west line of the east 1061 feet
to the north line of the South 460 feet of said Northeast Quarter of the Northwest
Quarter; thence east along said north line of the south 460 feet to the west line of the east
802.56 feet of said Northeast Quarter of the Northwest Quarter; thence north along said
West line of the east 802.56 feet of the Northeast Quarter of the Northwest Quarter to the
north line of said Northeast Quarter of the Northwest Quarter; thence west along said
north line of the Northeast Quarter of the Northwest Quarter to the point of beginning.
Subject to and together with a non-exclusive easement for driveway purposes over that
part of Government Lot 5, Section 30, and of the Northeast Quarter of the Northwest
Quarter of Section 31, all in Township 118 North, Range 22 West of the 5t1' Principal
Meridian lying within 15 feet on each side of the following described centerline;
Commencing at the point of intersection of the west line of the east 802.56 feet of said
Resolution 2005-235
Preliminary Plat (2005024)
Page 2
Government Lot, with the south line of said Government Lot; thence north along said
west line a distance of 5 feet to the point of beginning of the centerline being described;
thence deflecting left 75 degrees distance of 63 feet; thence along a tangential curve to the
left having a radius of 125 feet and a central angle of 72 degrees 30 minutes a distance of
158.17 feet; thence southwesterly tangent to said curve to the west line of the east 1061
feet of said Northeast Quarter of the Northwest Quarter and there ending, according to
the United States Government Survey thereof.
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 hereby does approve the request by Quality
Site Design for a preliminary plat for Hadley Hills 2"a Addition, subject to the following
conditions:
1. Approval of the preliminary plat is contingent upon City approval of the rezoning of the site to
RSF-I (Single Family 1).
2. This preliminary plat approves six lots for single-family dwellings, in accordance with the
plans received by the City on March 29, 2005 and May 6 and 18, 2005, except as amended by
this Resolution.
3. The secondary access requirement is waived because there are no locations available to
provide a secondary access due to the existing homes that surround the site.
4. Right-of-way for 13"' Avenue shall be dedicated on the final plat, but the developer will not be
required to constrict the street from Vagabond Lane to the west property line.
5. The requirements for street lights and sidewalks are waived.
6. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise a) the tree inventory to be 100 percent accurate with conditions on site and b) the
reforestation plan as needed to be consistent with the tree removal identified in the inventory.
7. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
provide documentation that the wetland buffers they propose will conform to the 30 -foot
average buffer.
8. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise the plans to include the Shoreland Management Overlay District for Hadley Lake.
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Preliminary Plat (2005024)
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9. Prior to issuance of a grading permit or as part of the final plat application, the plans shall be
revised to show where the erosion control and tree preservation fencing would be installed on
the property. Additionally, no grading permit shall be issued until the tree preservation
fencing is installed and inspected on-site, and the required financial guarantee submitted.
10. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise the plans to incorporate the wetland buffer monuments on the grading plan in
conformance with Section 21670 of the Zoning Ordinance.
11. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise the grading plan to reduce the height of the retaining walls on the east side of
Vagabond Court a minimum of three feet by 1) ending the sidewalk at the west side of the
driveway on Lot 1 and 2) redesigning the area between the curb and the wall to have a 4:1
slope (except for a flat four -foot bench adjacent to the curb) or other acceptable alternative
that lowers the wall height.
12. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
tier the larger of the two retaining walls on the east side of the property. The City may
consider an encroachment agreement if the applicant can not constrict the tiered retaining
walls without encroaching in the drainage and utility easement. The encroachment agreement
shall contain language that requires the homeowners' association to maintain the retaining
walls.
13. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise the landscaping plan to 1) add additional trees or plant larger trees where possible to
meet the intent of the Ordinance regarding reforestation, 2) relocate all trees proposed to be
planted within the wetland buffer, 3) provide a wider variety of tree species on the plan, 4)
replace the Pin Oak and Norway Pine with other varieties, and 5) show sod in all disturbed
areas outside the wetland buffer. The City will allow the applicant to meet a portion of
reforestation requirements by planting on the adjacent properties with a signed agreement
from the affected property owner(s).
14. Any home constricted on Lot 1 shall be set back a minimum of 26 feet from the east property
line to allow the retaining walls to be tiered.
15. Prior to recording the final plat, the applicant shall pay any outstanding tree restitution if the
required caliper inches cannot be accommodated on site.
16. Prior to recording the final plat, the applicant shall remove the existing home and driveway
and restore the driveway area to turf. Prior to recording the final plat, the applicant shall
vacate the easements for the existing private drive. Separate permits are required for
demolition of the home and abandonment of the well and septic system.
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Preliminary Plat (2005024)
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17. As part of the final plat application, the applicant shall provide the City with copies of the
disclosures regarding the shared maintenance of the long, narrow portion of Lot 1 north of the
cul-de-sac and all retaining walls in the development.
18. As part of the final plat application, the applicant shall provide the City with copies of the
homeowner's association (HOA) documents for the neighborhood. The homeowner's
association shall be responsible for maintenance of the wetland buffers, retaining walls, long
narrow portion of Lot 1, sidewalks and all other shared amenities within the development.
The HOA documents shall include language to address maintenance of these features.
19. As part of the final plat application, the applicant shall submit fire flow calculations flowing
the remote two highest elevation fire hydrants simultaneously. Each hydrant must be capable
of flowing a minimum of 1500 GPM at 20 PSI residual pressure.
20. Prior to recording the final plat, the developer shall pay the park dedication fees, pursuant to
City Code at the time the final plat is approved, for the total number of units shown on the
plans.
21. With the exception of the above, the development standards shall be as required by the RSF-1
district. No variances are granted or implied.
22. Prior to recoding the final plat, the following easements are required:
a. Standard drainage and utility easements (on the final plat): 1) a 10 -foot drainage and
utility easement adjacent to all street right-of-ways, 2) a 6 -foot easement for all side and
rear property lines, 3) a 20 -foot easement for all public utilities that are not located within
the street right-of-way, and 4) an easement over all N [_]RP ponds and wetlands from the
b. Access easements (separate documents): a 15 -foot access easement for maintenance to
each of the N [_]RP ponds. The grade in the access area shall not exceed 15 percent and no
plantings are permitted in the area.
23. Prior to issuance of a grading, utility or building permit, the applicant shall provide the
necessary permits as follows: 1) MPCA, 2) Minnesota Department of Health, 3) Minnehaha
Creek Watershed District, and 4) NPDES. Additionally, a street right-of-way permit from the
City is required to work in the street right-of-way.
24. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
submit the lowest floor elevations for the strictures. The lowest floor elevation for the
strictures shall be at least 2 feet above the pond or wetland and 1.5 feet above the overland
flow.
25. Prior to issuance of any permits, the applicant shall demonstrate compliance with the City's
Water Resources Plan policies, as follows:
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Preliminary Plat (2005024)
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a. Describe how the constricted detention ponds would limit run-off to pre -development
rates and to control downstream flooding where feasible.
b. Describe how the increased volumes of runoff due to development will be minimized by
limiting impervious cover and encouraging infiltration of storm water where soil
conditions are appropriate.
c. Describe how the use of alternative landscape techniques and materials are reducing the
rates and volumes of runoff.
d. Identify the steps the landowner will take to avoid water quality impacts and mitigate with
appropriate best management practices (BMPs) to prevent water quality in receiving
waters from falling below established standards.
26. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
revise the plans to show consistency with the most recent version of the Engineering
Guidelines and as follows:
a. Relocate hydrants to approved locations on the proposed new cul-de-sac.
b. Add water valves between Lots 4 and 5 on all lines and on the existing line between the
wet taps.
c. Put storm sewer on same page as the streets.
d. Redesign the invert elevations for CBMH 108 and CBMH 109 to flow by gravity.
e. Pipe grade from FES 104 through 110 does not match the invert elevations. Correct the
inverts.
f. Do not run sewer and water services for Lot 6 under retaining wall.
g. Add note on page 6, number 19 "City of Plymouth current Engineering guidelines shall
govern".
h. Connect the sewer service for Lot 5 to the pipe not the manhole.
i. Relocate any trees or shrubs planted in the easement area over any public utility or access
routes.
j. Keep all retaining walls out of the easements, specifically those on Lot 6.
k. The hydrologic calculations assume Type C soils. Update model to assume Type B soils
for the site and adjust the design accordingly.
1. Proper routing of offsite drainage around and under retaining wall must be included in the
grading plan and the structural plans submitted for building permits.
m. Grading around Lot 1 should be improved to route offsite flows around the home and
keep flows from running along the home's southern wall.
n. Update the rational method worksheet to include the drainage area acreages and stricture
names listed on the map.
o. Start the rational sheet times of concentration at 10 minutes due to the small drainage area
sizes.
p. Lower the FES discharging to Pond 2 to the pond's NWL.
q. Check to ensure that the outlet velocities do not exceed 5 fps.
r. Update the Hydro Cad model as the offsite drainage acreage going to Pond 2 differs by
over an acre.
s. Correct the elevation of Pond 2 as it is off by 100 feet.
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Preliminary Plat (2005024)
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27. Standard Conditions:
a. Building permits are required for all retaining walls over 4 feet.
b. No retaining wall tiebacks are allowed on adjacent private property. If this cannot be
accomplished on the subject property, then private easements shall be required.
c. Fences shall be installed on top of all retaining walls over four feet.
d. Street scraping and sweeping is required a minimum of once per week on all black topped
streets.
e. Removal of all hazardous trees from the property at the owner's expense.
f. No building permits shall be issued until the final plat, required easements and HOA
documents are filed and recorded with Hennepin County.
g. All signage shall be consistent with Section 21155 of the Zoning Ordinance.
h. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
i. 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.
Approved by the City Council on June 14, 2005.
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 14, 2005, 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