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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. Resolution 2005-235 Preliminary Plat (2005024) Page 3 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. Resolution 2005-235 Preliminary Plat (2005024) Page 4 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: Resolution 2005-235 Preliminary Plat (2005024) Page 5 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. Resolution 2005-235 Preliminary Plat (2005024) Page 6 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