HomeMy WebLinkAboutCity Council Resolution 2005-393CITY OF PLYMOUTH
RESOLUTION 2005-393
APPROVING A PRELIMINARY PLAT FOR FLOYD CALHOUN DEVELOPMENT FOR
"LARKIN POND", A SUBDIVISION OF 4 LOTS FOR SINGLE-FAMILY DWELLINGS
LOCATED AT 1010 HARBOR LANE NORTH (2005078)
WHEREAS, Floyd Calhoun Development. has requested approval of a preliminary plat for Larkin
Pond, a plat of 4 lots for single-family dwellings on 5.7 acres located at 1010 Harbor Lane North;
and
WHEREAS, the property is legally described as follows:
Lot I and that part of Lot 2 lying North of the South 130 feet thereof, Block 1, Glen
Grove Acres, 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 Floyd
Calhoun Development for a preliminary plat for Larkin Pond, subject to the following conditions:
1. This preliminary plat approves 4 single-family lots, in accordance with the application received
by the City on June 23, 2005, and revised plans received on September 27, 2005, except as
amended by this Resolution.
2. As part of the final plat application, the applicant shall submit fire flow calculations showing
that water pressure meets City requirements. The applicant shall also revise plans to relocate
the fire hydrant in an approved location by the Fire Inspector.
3. As part of the final plat application, the applicant shall submit a tree reforestation plan in
compliance with the subdivision requirements.
Resolution 2005-393
Preliminary Plat (2005078)
Page 2
4. Prior to the issuance of a grading permit or as part of the final plat application, provide written
permission from the two adjacent property owners on the southeast side of the site to allow
the proposed retaining wall and grading on their lots or submit a revised grading plan in
compliance with City requirements.
5. Prior to the issuance of a grading permit or as part of the final plat application, the applicant
shall identify the lowest floor two feet above adjacent ponds and wetlands. Additionally,
eighteen inches of freeboard are required for emergency overland overflow routes from the
lowest building opening (door or window).
6. Prior to the issuance of a grading permit or as part of the final plat application, the applicant
shall revise plans to move the sidewalk to the north side of the street or move the street and
sidewalk north to avoid impact to the wetland on the south side of the site. The sidewalk shall
be constricted to meet city requirements.
7. Prior to the issuance of a grading permit or as part of the final plat application, the applicant
shall receive approval from the City Council to vacate the existing right-of-way along the west
side of the subject property or revise the plans to widen the western lot (Lot 1, Block 1) to
allow a 25 -foot front yard setback from the west property line. The revision may require a
reduction to the width of the proposed lots to the east. Each lot shall be in conformance with
lot width and lot area requirements of the RSF-2 zoning district.
8. Prior to issuance of a grading permit or as part of the final plat application, the applicant shall
provide hydrologic calculations including drainage area maps for the 1, 2, 5, 10, 25 and 100 -
year rain event.
9. Prior to the issuance of a grading permit or as part of the final plat application, vacate the
existing 20 -foot storm sewer easement, Document Number 4626305, which is located at the
southeast corner of the plat.
10. The wetland south of the proposed street was required for the plat of Harbor Woods. The
high water level for this wetland is 946.5. Prior to the issuance of a grading permit or as part
of the final plat application, revise the storm sewer to pick up water at the normal elevation
while maintaining the same high water level and provide hydrologic calculations
demonstrating this.
11. Prior to the issuance of a grading permit or as part of the final plat application, revise plans to
correct the inconsistency between the emergency overflow for the wetland south of the street
(labeled 947) and the contours. The plans must be revised to provide an adequate emergency
overflow no higher than 946.9.
Resolution 2005-393
Preliminary Plat (2005078)
Page 3
12. 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 pond 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 is 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.
13. 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. Remove retaining walls from drainage and utility easements.
b. The storage volume displaced below elevation 938.3 for the wetland south of the Luce
Line Trail (identified as City Pond BC-P19B) shall be replaced. Provide a plan and
volume calculations for the replacement.
c. Provide additional elevations on the south side of the street at approximately station 1+00
to show that drainage will work and water won't be trapped.
d. Identify a maximum of 50 percent of the water quality pond located in the wetland buffer
area.
e. Identify all trees located at least 10 feet from all water, sanitary, and storm sewer lines.
f. Relocate plantings out of the right-of-way on the west side of the site.
g. Provide the lookout window elevation for Lots 2 and 3.
h. Identify how the proposed street will impact to the wetlands on the grading plan or adjust
the location of the street to avoid any impact to the wetlands on the property.
i. Show the tree preservation fencing on the plans consistent with the tree preservation,
utility and grading plans.
j. The 100 -year high water level for the wetland south of the Luce Line Trail identified as
City Pond BC-P19B is 938.3. Storage volume displaced below this elevation must be
replaced. Provide a plan and volume calculations for the replacement.
k. The plan appears to trap water south of the street at approximately station 1+00. Provide
additional elevations on the south side of the road to make sure that drainage will work.
1. The pond high water level cannot be lower than the downstream high water level.
in. Revise the connection for the existing driveway and trail on the west side of the site to
allow adequate driveway access including width and grades. Replace ribbon curb with
concrete cross gutter per City detail STRT-11.
n. Use all standard City Details per the Engineering Guidelines updated in March, 2005.
o. Swales flatter than 1.75 percent are not allowed.
p. Show the pond overflow location and elevation and protect it with rip rap.
Resolution 2005-393
Preliminary Plat (2005078)
Page 4
q. Include City detail DWG -10 for rock entrance.
r. Include City detail DWG -9 for silt fence. Use heavy duty wire backed fence, and show
location on plans.
s. Include City details ST -22 and 23 for catch basin erosion control. Show locations on plan
for both on-site and off-site locations.
t. Provide detailed shots determining the outflow elevation for the wetland south of the
proposed street at Fernbrook Lane and set the flowline of OCS 104 at that elevation.
14. 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 the street right-of-way, 2) a 6 -foot easement for all side and
rear property lines, 3) A 20 -foot drainage and utility easement for the storm sewer pipe to
the N [_]RP pond, as well as the outlet control stricture, 4) a drainage and utility easement
to the N[_]RP pond high water level, and 5) a drainage and utility easement for the wetland
south of the Luce Line Trail as shown on the Preliminary Plat dated June 23, 2005.
b. Access easements (separate documents): a 15 -foot access easement for maintenance to
the N [_]RP pond. The grade in the access area shall not exceed 15 percent and no
plantings are permitted in the area.
15. Prior to recording the final plat, the applicant shall remove the existing homes and accessory
buildings (garages and sheds) from the property currently addressed as 1010 Harbor Lane
North. The appropriate permits shall be required prior to removal of the strictures.
16.The developer shall obtain the necessary permits and approvals as follows: Department of
Natural Resources, MPCA, Minnesota Department of Health, Bassett Creek Watershed
Management Commission, Army Corps of Engineers, NPDES and City of Plymouth right-of-
way permit.
17. 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.
18. Access shall be denied to all adjacent properties south of the subject site
19. No parking signage shall be installed at the location of turnaround.
20. Development standards shall be as required by the RSF-2 district. No variances are granted
or implied.
21 Standard Conditions:
a. All hazardous trees shall be removed from the property at the owner's expense.
Resolution 2005-393
Preliminary Plat (2005078)
Page 5
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 October 11, 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 October 11, 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