HomeMy WebLinkAboutCity Council Resolution 2010-250CITY OF PLYMOUTH
RESOLUTION No. 2010-250
A RESOLUTION APPROVING A PRELIMINARY PLAT FOR RYLAND HOMES FOR "ARBOR
GROVE" FOR PROPERTY LOCATED AT 18855 STATE HIGHWAY 55 (2010059)
WHEREAS, Ryland Homes has requested approval of a preliminary plat for roughly 21 acres of
land presently legally described as follows:
That part of the Southwest'/4 of the Southwest'/4 of Section 7, Township 118 North, Range
22 West of the 5t1'Principal Meridian, lying East of the West 586.84 feet of said Southwest '/4
of the Southwest'/4 and Southwesterly of a line hereinafter referred to as "Line A" being
distant 160 feet Southwesterly of, measured at right angles to and parallel with the following
described line:
Beginning at a point on the West line of said Section 7 distance 392.5 feet South of the
West'/4 corner thereof, thence Southeasterly at an angle of 45 degrees 27 minutes with
said West section line a distance of 2100 feet, and there terminating; except that part of
said above described property lying North of 47th Avenue North (formerly County Road
Number 9, or State Aid Road Number 9, or Rockford Road); also except that part of said
above described property lying Northeasterly of the following described line:
Beginning at a point on said "Line A" distant 150 feet Southeasterly of the point of
intersection of said "Line A" with the Southwesterly right-of-way line of said 47th
Avenue North; thence Northwesterly to a point on said Southwesterly right-of-way
line distant 100 feet Northwesterly of said point of intersection, and there ending;
Also, that part of the Northwest'/4 of the Northwest'/4 of Section 18, Township 118 North,
Range 22 West of the 5th Principal Meridian, described as follows:
Beginning at the Northeast corner of said Northwest'/4 of the Northwest 1/4; thence South
along the East line of said Northwest '/4 of the Northwest '/4 a distance of 174.5 feet;
thence West a distance of 714.16 feet to a point distant 181.5 feet South of the North line
of said Northwest '/4 of the Northwest '/4; thence North a distance of 181.5 feet to a point
on said North line distant 711.55 feet West from said Northeast corner; thence East along
said North line to the point of beginning.
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 Ryland Homes for a preliminary plat for Arbor Grove, subject to the following
conditions:
Res. 2010-250
File 2010059
Page 2
1. A preliminary plat is approved for the creation of 28 single-family lots for Arbor Grove, in
accordance with the plat and plans received by the city on July 1, 6 and 26, and August 6
and 25, 2010, 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.
3. Setbacks for this development shall comply with the RSF-3 zoning standards; no variances
are approved or implied.
4. The City Council waives the requirement for a secondary access for the long cul-de-sac
street based on 1) the property to the east is separated from this development by a large
wetland basin and 2) providing a street connection to the west would be contrary to
achieving the type of land use transition envisioned in the city's comprehensive plan.
5. No driveway access shall be permitted to Hamel Road.
6. Prior to impacting any wetlands or proceeding with grading, the applicant shall install
tree preservation fencing and silt fencing and request inspections.
7. Prior to recording the final plat, the applicant shall pay park dedication in lieu of land
dedication, in accordance with the dedication ordinance in effect at the time the final plat is
approved.
8. Prior to recording the final plat, the applicant shall remove all strictures from the
property.
9. Prior to recording the final plat, the applicant shall submit the required information and
revise the plans as indicated below consistent with the city code, zoning ordinance and
engineering guidelines as may be applicable:
a. Assessments/easements/agreements/permit requirements:
1) Pay the sanitary sewer and watermain assessments as required by city code at the
time the plat is approved.
2) Indicate standard drainage and utility easements: 1) six feet from side and rear
property lines and 2) ten feet from public rights-of-way.
3) Submit a trail easement over a trail segment connecting the south cul-de-sac on
Yellowstone Lane and the south property line or revise the plat to indicate a trail
outlot of a minimum width of 15 feet.
4) Indicate a 20 -foot drainage and utility easement centered on all public utilities
outside the public right-of-way.
5) Easements are required for off-site sanitary sewer.
6) Exeute a maintenance agreement for the pre-treatment cell adjacent to pond 1 which
functions as a best management practice.
Res. 2010-250
File 2010059
Page 3
7) Execute an access easement for manhole number 1.
8) Execute an unobstructed access easement as a separate document for maintenance
of the pond and the sanitary sewer manholes outside rights-of-way. The accesses
must be 15 feet wide and have a slope of less than ten percent with a 12 -foot wide
driving surface capable of supporting maintenance equipment.
9) Submit disclosure documents notifying potential buyers about the potential
development of high density housing on the adjacent property.
10) Verify the railroad will allow a diagonal connection across their right-of-way.
11) Obtain permits as follows: MPCA (sanitary sewer extension); Department of
Health (water main extension and well abandonment); Elm Creek Watershed
District; NPDES; Hennepin County (abandonment of onsite sewage systems);
MCES (sanitary sewer connection); Mn/DOT (for work within the right-of-way);
CP Railroad; and City of Plymouth for building removal and work in Hamel Road
and Old Rockford Road rights-of-way.
12) Submit a design for the interpretive signs for the trail segment proposed in the
wetland buffer.
13) Revise the HOA documents to assign repair and maintenance responsibility for the
sidewalks, wetland buffers and wetland buffer monuments to either the HOA or the
adjacent homeowners.
b. Revise the plat as follows:
1) On the plat, remove outlot B and extend the property lines of the adjacent outlot(s)
through the wetland.
2) Indicate a drainage and utility easement for the sanitary sewer extension to the
south property line along Lot 22 and for the watermain extension to the west
property line between lots 21 and 22.
c.Revise the grading, water resources plan, and erosion control plan to:
1) Add a wetland buffer monument to the east and west sides of the intersection of the
driveway and the right-of-way Lot 22.
2) Remove the buffer monuments on the north side of the wetland area in the Hamel
Road right-of-way.
3) Submit additional wetland delineation for the adjacent properties and revise the
plans as necessary to indicate whether any wetlands off the property would require
wetland buffers on Lots 21 and 22, Block 2.
4) Revise the plans so that the lowest elevation of Lot 6, Block 1 complies with
condition 11 (below) regarding the lowest floor and lowest opening elevations.
5) Pond 1 shall be constricted with the first phase of development.
6) Provide a 10:1 bench at the normal water elevation for storm water ponds.
7) Indicate a concrete trick washout area.
8) Show an emergency overflow between lots 11 and 12 of Block 2.
9) Add silt fence around ponds.
10) Clarify what is shown between the pretreatment cell and pond 1 and show a detail
for the pretreatment cell and overflow to pond 1.
11) Alter the emergency overflow for pond 1 to be above the HWL.
d. Revise the street and utility plans as follows:
Res. 2010-250
File 2010059
Page 4
1) Think watermain shall be extended along Hamel Road to the west boundary of the
plat.
2) Add a sign indicating that the street has no outlet to another roadway.
3) Add to the utility constriction notes: 1) "City of Plymouth Standard Detail
Specifications Shall Govern" and 2) "Watermain services shall be one -inch high
density polyethylene (HDPE SDR CTS) pipe."
4) Indicate that all sanitary sewer manholes in drainage ditches have watertight
castings.
5) Sanitary sewer shall be extended to the south end of the plat for future extension.
6) Sanitary sewer shall be extended along Hamel Road to the east and west plat
boundaries. An option for the west extension could be to move manhole no. 3 to the
east so a future stub can be placed within existing right -of way.
7) Show the existing 10 inch MCES forcemain on the north side of Highway 55 in the
plan and profile sheet.
8) Consider moving the watermain crossing of Highway 55 easterly where a
connection can be made more easily.
9) Provide maintenance access for tricks to manholes 1-4 and all manholes within
utility easements.
10) Add Soils Engineer/City Engineer to note F of utility constriction notes.
11) Replace the existing culvert under 46t1' Avenue at Hamel Road.
e.Revise the tree preservation/inventory/landscaping plan as follows:
1) Remove tree 1505 from the inventory and remove the exempt trees from the total
significant tree inches and recalculate the required number of removed trees.
2) Revise landscaping plans to indicate all front and side yards and rear yards within
25 feet of the home to be sodded as required by the zoning ordinance.
3) In addition to the landscaping, consider adding a fence to the landscaping plan
adjacent to Lots 1, Block 1 and Lots 4, 5, 6 and 7, Block 2 to help screen the noise
and activity on State Highway 55.
10. The trail connection from the southerly cul-de-sac of Yellowstone Lane to the south
property line of Lot 22, Block 2 shall be installed at the same time as the streets and utilities.
11. All lowest floor elevations shall be a minimum of two feet higher than the calculated 100 -
year high water elevation of adjacent ponds or wetlands. Additionally, the lowest building
opening where storm water may enter (door or window) shall be a minimum of 18 inches
higher than the overland overflow.
12. Standard Conditions:
a. No building permits shall be issued until the final plat, the HOA documents, 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.
Res. 2010-250
File 2010059
Page 5
c. 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.
d. Compliance with the city's tree preservation regulations. Should field adjustments to the
tree preservation fencing result in additional impact, the impact shall require review as
outlined in section 530.19 of the city code.
e. Removal of all hazardous trees from the property at the owner's expense.
f. This approval shall expire one year after the date of approval, unless the property owner
or applicant has submitted a complete application for 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 the city code.
APPROVED THIS 14TH DAY OF SEPTEMBER, 2010.
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 14, 2010 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