HomeMy WebLinkAboutCity Council Resolution 2014-295CITY OF PLYMOUTH
RESOLUTION No. 2014-295
A RESOLUTION APPROVING A PRELIMINARY PLAT, FINAL PLAT, AND VARIANCES
FOR ALCON ASSOCIATES, LLC FOR "HIDDEN LAKE 3RD ADDITION" (2014054)
WHEREAS, Alcon Associates, LLC has requested approval of a preliminary plat, final plat, and lot
width variances to allow the roughly 3.8 -acre site at 1120 Evergreen Lane to be subdivided into two
single-family lots for land legally described as Lot 6, Block 1, Hidden Lake 2nd Addition, Hennepin County,
Minnesota; and
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 MAYOR AND CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Alcon Associates, LLC
for a preliminary plat, final plat, and variances for Hidden Lake 3rd Addition, based upon the following
findings and with the following conditions:
1. The subject application for preliminary plat, final plat, and lot width variances, as received by the
city on June 19, 2014 with revisions received by the city on August 25, 2014, is approved, based on
the finding that the applicable variance standards would be met, as follows:
a. The proposal would be in harmony with the purpose and intent of the zoning regulations
and with the comprehensive plan.
b. There are practical difficulties related to the request. Using the roughly 3.8 -acre site (1.19
acres of upland) for two single-family lots would be a reasonable and efficient use of the
land. The unusual circumstances related to the existing lot arrangement (e.g., having 60
feet of frontage along the public street right-of-way) were not created by the applicant. The
proposed lots would be roughly the same size as the lots to the west, and would be larger
than the lots to the north, east, and south.
c. The request is not based exclusively upon economic considerations. Although installation of
a public street within the site to eliminate the need for variances would cost more to install
and maintain, the proposed driveway arrangement would also preserve more trees and
would not result in making the existing home to the south nonconforming to setback
regulations.
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d. The proposal would not be detrimental to the public welfare, and the proposed lot
arrangement, size, and shape would fit in with the character of the existing neighborhood.
Additionally, with proper buffering and screening as required by condition no. 2 of this
resolution, the proposal would not have adverse effects (e.g., reduction of privacy) on the
property to the south.
e. The proposal would not impair an adequate supply of light and air to adjacent properties,
nor would it increase congestion, increase the danger of fire, or substantially diminish
property values within the neighborhood.
f. The requested variances appear to be the minimum action required to alleviate the practical
difficulties.
2. The applicant shall work with city staff including the City Forester and shall consult with the
property owner to the south to devise a plan that provides an adequate buffer and/or screening of
the proposed driveways from the property to the south.
3. An automatic sprinkler/fire suppression system shall be provided for the home on Lot 2.
4. Prior to commencement of grading operations, the developer shall install and request inspection
of tree preservation fencing and silt fencing.
5. Prior to recording the final plat, the developer shall:
a. Revise the plat to increase the standard drainage and utility easements along side and rear lot
lines from five feet to six feet.
b. Change the street name on the final plat from Forestview Lane North to Evergreen Lane North.
c. Receive city approval of final construction plans.
d. Pay the required park dedication fee pursuant to section 528 of City Code.
e. Post a refundable financial surety for the required iron monuments (property stakes) and for
landscaping pursuant to condition no. 2 of this resolution.
f. Provide a recordable driveway agreement for review and approval by City staff.
6. Prior to issuance of building permits, the developer shall:
a. Install permanent wetland buffer monument signs pursuant to ordinance requirements.
b. Provide evidence that the driveway agreement has been recorded with Hennepin County.
7. Standard Conditions:
a. No building permits shall be issued until the final plat is filed and recorded with Hennepin
County.
b. With the exception of the lot width variances granted by this resolution, development standards
and setbacks for this plat shall comply with the RSF-1 zoning standards. No other variances are
granted or implied.
c. Addresses for both lots must be displayed to be visible from Evergreen Lane.
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d. Compliance with the City's tree preservation regulations.
e. Removal of all hazardous trees at the owner's expense.
f. No trees shall be planted in the boulevard.
g. This approval shall expire two years after the date of approval, unless the property owner or
applicant has recorded the final plat, or unless the applicant, with the consent of the property
owner, has received prior approval from the City to extend the expiration date for up to one
additional year, as regulated under section 512 of City Code and section 21030.06 of the zoning
ordinance.
ADOPTED by the Plymouth City Council on this 9th day of September, 2014.
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 9, 2014 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