HomeMy WebLinkAboutCity Council Resolution 2005-271CITY OF PLYMOUTH
RESOLUTION 2005-271
APPROVING A PRELIMINARY PLAT FOR EXECUTIVE HOMESITES, LLC. FOR
"EXECUTIVE WOODLANDS", A SUBDIVISION OF 12 LOTS FOR SINGLE-FAMILY
DWELLINGS LOCATED AT 405, 415, AND 425 HARBOR LANE NORTH (2005059)
WHEREAS, Executive Homesites, LLC. has requested approval of a preliminary plat for
Executive Woodlands, a plat of 12 lots for single-family dwellings on 6.19 acres located at 405,
415, and 425 Harbor Lane North; and
WHEREAS, the property is legally described as follows:
Lot 3, Block 1, Juneau Acres
And,
Lot 14, Block 2, Glen Grove Acres
And,
Lot 13, Block 2, Glen Grove Acres, all in Hennepin County, Minnesota
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
Executive Homesites, LLC. for a preliminary plat for Executive Woodlands, subject to the
following conditions:
1. This preliminary plat approves 12 single-family lots, in accordance with the plans received by
the City on June 10 and 13, 2005, except as amended by this Resolution.
2. This resolution waives the secondary access requirement because there are no locations
available to provide a secondary access due to the existing homes that surround the site.
Resolution 2005-271
Preliminary Plat (2005059)
Page 2
3. 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 HOA shall be
responsible for maintenance of the sidewalks, monument signs and wetland buffers on the
subject property. The HOA documents shall include language to address maintenance of
these features. If no HOA is proposed, the individual property owners shall be responsible for
any improvements proposed on their lots and the maintenance of the adjacent right(s)-of-way.
4. As part of the final plat application, the applicant shall submit fire flow calculations flowing
the remote two highest elevation hydrants simultaneously on the proposed cul-de-sac. Each
hydrant must be capable of flowing a minimum of 1500 GPM at 20 PSI residual pressure.
5. Prior to the issuance of a grading permit or as part of the final plat application, provide revised
hydrologic calculations based on the new pond design including drainage area maps for both
wetlands and the N [_]RP pond providing water surface elevations and discharge rates for
existing and proposed conditions for the 1-, 2-, 5-, 10-, 50-, and 100 -year frequency rainfall
events.
6. Prior to the issuance of a grading permit or as part of the final plat application, provide
hydrologic calculations showing the runoff to the west is not increased and the stormwater
storage volume along the west property is maintained.
7. Prior to the issuance of a grading permit or as part of the final plat application, provide
evidence that groundwater from the bottom of the N [_]RP pond at elevation 981 will not cause
groundwater problems for the lowest floor elevation for Lot 10, and the home located south
of the N [_]RP pond.
8. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
demonstrate compliance with the City's Water Resources Plan policies, as follows:
a. Describe how the constricted detention ponds would limit run-off to pre -development
rates and to control downstream flooding where feasible. The ponds are also subject to
watershed approval.
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.
9. As part of the final plat application or prior to approval of any grading permits, the applicant
shall revise the plans in conformance with the Engineering Guidelines and as follows:
a. Locate the required street light at the intersection of 4t1' Avenue North and Harbor Lane.
Resolution 2005-271
Preliminary Plat (2005059)
Page 3
b. Replace the Norway Maple and the Northern Pin Oak with other species better adapted to
Plymouth soils and replace the Norway Pine with White Pine.
c. Show the tree preservation fencing on the plans consistent with the tree preservation,
utility and grading plans.
d. Adjust the location of the pond and watermain so that the trees on the adjacent properties
are not disturbed as defined in the Subdivision Ordinance. Alternatively, the applicant may
provide written documentation from the adjacent property owner(s) allowing the
disturbance to the trees on adjacent properties.
e. Show the wetland buffers on the landscape plan and relocate any trees proposed within the
wetland buffers.
f. Relocate any trees proposed over sewer, water and storm sewer lines to other conforming
locations.
g. Remove Note 1 from page 5.
h. Show the proposed grading for each lot. The lowest floor elevation must be at least two
feet higher than the high water level for all lots that are adjacent to the N[_]RP pond and
both wetlands in compliance with Policy Resolution 79-80. Additionally, there must be a
minimum of 18 inches of freeboard along emergency overflow routes to the lowest
building opening.
i. Where feasible due to the need to gain permission to enter adjacent properties, show the
elevations of the lowest opening for the existing homes to the south, west, and north of
the project to demonstrate no additional impact on the overland flow.
j. Show how the existing drainage along the south property line is being maintained.
k. The south side of the pond must be at least one foot higher than the overflow elevation.
1. Protect the draintile that appears to cross Lot 10 from the property to the south during
constriction.
in. Include private draintile in areas with grades 1.75 percent and flatter.
n. Relocate the fire hydrant to the property line at end of the cul-de-sac.
o. Specify curb type and width of street consistent with plans.
p. Include a valve on the existing watermain if necessary to provide a looped watermain.
q. Provide detailed elevations and cross sections for the wetlands existing outlet paths.
r. Use existing services for Lots 1, 2, and 12 if possible, otherwise abandon.
s. Provide a note that the applicant is required to clear and grub 10 feet back from right of
way for small utilities.
t. Specify RCP between CB 4 and CB 12.
10. 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
HWL.
Resolution 2005-271
Preliminary Plat (2005059)
Page 4
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.
11. Prior to recording the final plat, the applicant shall remove the existing homes and accessory
buildings (garages and sheds) from the properties currently addressed as 405, 415, and 425
Harbor Lane North. The appropriate permits shall be required prior to removal of the
strictures.
12. The developer shall obtain the necessary permits and approvals as follows: MPCA,
Minnesota Department of Health, Bassett Creek Watershed Management Commission,
Wetland Conservation Act, NPDES and City of Plymouth right-of-way permit.
13. 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.
14. Development standards shall be as required by the RSF-1 district. No variances are granted
or implied.
15. Standard Conditions:
a. All hazardous trees shall be removed from the property at the owner's expense.
b. No building permits shall be issued until the final plat is filed and recorded with Hennepin
County.
c. The watermain shall be looped through the development.
d. Prior to the issuance of a grading permit, the applicant shall install tree preservation
fencing and such fencing shall be inspected and approved by City staff.
e. Any subsequent phases or expansions are subject to required reviews and approvals per
Ordinance provisions.
f. Signs shall require separate permits prior to installation.
g. 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 July 12, 2005.
Resolution 2005-271
Preliminary Plat (2005059)
Page 5
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 July 12, 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