HomeMy WebLinkAboutCity Council Resolution 2011-195CITY OF PLYMOUTH
RESOLUTION No. 2011-195
A RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE FOR
GONYEA COMPANY FOR "SPRING MEADOWS 2ND ADDITION" FOR
PROPERTY LOCATED AT5550 DUNKIRK LANE (2011019)
WHEREAS, Gonyea Company has requested approval of a preliminary plat and variance
for the roughly 39 -acre site presently legally described as follows:
The north 677.19 feet of the Southwest Quarter of the Southeast Quarter of Section
5, Township 118, Range 22, Hennepin County, Minnesota.
AND
That part of the Southwest Quarter of the Southeast Quarter of Section 5, Township
118, Range 22, Hennepin County, Minnesota, lying south of the north 677.19 feet.
AND
Lot 17, Block 2, Spring Meadows, 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 Gonyea Company for a preliminary plat and variance for Spring Meadows 2" a Addition,
subject to the following conditions:
A preliminary plat is approved to allow a 68 -lot single-family subdivision, in accordance
with the plat and plans received by the city on May 25, 2011, except as may be amended by
this resolution.
2. Approval of the preliminary plat is contingent upon City Council approval of the rezoning of
the site to RSF-3.
The developer must obtain approval of a wetland replacement plan application prior to, or in
conjunction with, approval of the first final plat application for this development.
4. A variance is approved to allow a five-foot high fence in the front yard area of the
homeowner association amenity lot, based on the finding that the variance standards are met.
5. Prior to issuance of a grading permit or any grading activities, the applicant shall install
and request inspection of silt fencing and tree preservation fencing.
Resolution 2011-195
File 2011019
Page 2
6. The park dedication fee in lieu of land dedication shall be paid with final platting, pursuant
to ordinance requirements.
7. Prior to final platting, the applicant shall fulfill the requirements, submit the required
information, and revise the plans as indicated below, consistent with the applicable city
code, zoning ordinance, and engineering guidelines:
a. Assessment/ right-of-way/ easement/ agreement/ permit requirements:
(1) Payment of watermain area charges and sanitary sewer area charges.
(2) Provide 40 feet of right-of-way from centerline for Dunkirk Lane.
(3) Provide a permanent drainage and utility easement from adjacent property north
of the plat for constriction of storm sewer in the northwest corner of the plat.
(4) Provide right-of-way or permanent street, drainage, and utility easement from
adjacent property south of the plat.
(5) A temporary easement for grading purposes is required to constrict 54th Avenue
partially on the adjacent property to the south.
(6) Encroachment agreements shall be provided where retaining walls are located in
drainage and utility easements.
(7) Maintenance agreements shall be provided for the filtration basins.
(8) Prior to any installation of utilities or constriction, the applicant shall obtain the
necessary, applicable permits and approvals as follows: MPCA, Minnesota
Department of Health, Shingle Creek Watershed Management Commission, Elm
Creek Watershed Management Commission, NPDES, Hennepin County, and City
of Plymouth.
b. Grading and erosion control plans:
(1) Indicate the normal and high water levels for Wetland C.
(2) Maintenance access is required to Pond I and Filtration Basin A.
(3) Identify wetland impact to Wetland B.
(4) Indicate the emergency overflow (EOF) elevation between Lots 6 and 7, Block 3.
(5) Indicate emergency overflow (EOF) elevations between the ponds and wetlands.
c. Street and utility plans:
(1) The Dunkirk Lane segment abutting this plat must be improved to city standards,
including trail, when the street within the plat (54th Avenue) is connected to
Dunkirk Lane.
(2) Provide gate valves at 54th Avenue and Dunkirk Lane and at station 6+00 on 54th
Court.
(3) Extend a manhole and hydrant into the half cul-de-sac between 54th Court and
Comstock Lane.
Resolution 2011-195
File 2011019
Page 3
(4) Demonstrate that adequate water flow and pressure is provided without looping of
the watermain.
(5) Loop the watermain back to Dunkirk Lane from the end of the 55th Avenue cul-
de-sac.
(6) Straighten the pipe leading to the hydrant at the north end of Archer Lane.
(7) Stub the watermain to the north property line.
(8) An 18 -inch trunk watermain is required to extend through the development to
Dunkirk Lane. A 12 -inch trunk watermain is required in Dunkirk Lane from 54th
Avenue to the north plat boundary. The 12 -inch trunk shall be installed when
Dunkirk Lane is improved.
d. Water resource plan:
(1) A stormwater pollution prevention (SWPP) plan needs to be added to the
plan set, along with responsible parties and contact information.
(2) Submit drainage calculations that demonstrate compliance with
requirements for total suspended solids (TSS) and phosphorus for all areas
draining to the ponds.
(3) Submit a wetland replacement plan.
e. Fire plan:
(1) Looping of the watermain system for the entire development is required
prior to, or in conjunction with, the development of Blocks 5 and 6, as
shown on the preliminary plat.
(2) Fire flow calculations are required for each phase of development.
(3) Until the westerly 500 feet of 54th Avenue is constricted in the future to
connect to Dunkirk Lane, an emergency -only access route shall be
provided in this location.
8. The homeowner's association documents shall address:
a. responsibilities for maintenance and repair of wetland buffers, buffer monuments,
developer -installed retaining walls, and sidewalks located at the rear of homes.
b. responsibilities for retaining walls that cross or are adjacent to property lines; and
c. prohibition on strictures and the clearing of vegetation from the wetland buffers.
9. Direct driveway access is prohibited from 54th Avenue for Lot 1, Block 4 and from 54th
Court for Lot 21, Block 4, as shown of the preliminary plat.
10. The four lots in the southwest corner of the preliminary plat (proposed Block 6) cannot be
developed until: 1) the westerly 500 -foot segment of 54th Avenue is completed (from an
emergency -only secondary access route to a city -approved public street); and 2) Dunkirk
Lane along the west boundary of the preliminary plat is improved.
Resolution 2011-195
File 2011019
Page 4
11. The nine lots in the northwest portion of the preliminary plat (proposed Block 5) cannot be
developed until: 1) sanitary sewer service is extended from the north or west; and 2)
Dunkirk Lane along the west boundary of the preliminary plat is improved.
12. The sidewalks along all streets shall be installed at the same time the streets are installed.
13. A trail easement shall be provided between Lots 8 and 9, Block 4, unless the City Council
deletes this requirement at the time of final platting for this area.
14. Standard conditions:
a. No building permits shall be issued until the final plat, HOA documents, and all
easements and agreements are filed and recorded with Hennepin County and proof of
recording is submitted to the city.
b. Any signage shall comply with the city's signage regulations.
c. Development standards and setbacks shall comply with the RSF-3 zoning standards. No
variances are granted or implied.
d. Building permits are required for retaining walls 48 inches in height or higher.
Additionally, a fence shall be installed at the top of retaining walls that exceed four feet
in height.
e. Compliance with the city's tree preservation regulations.
f. Removal of all hazardous trees from the property at the owner's expense.
g. This approval shall expire one year after the date of approval, unless the property owner
or applicant has recorded a final plat, 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.
ADOPTED by the City Council on June 14, 2011.
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, 2011 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