HomeMy WebLinkAboutResolution 6528Ho
RESOLUTION OF THE CITY COUNCIL
NO, 6520
A RESOLUTION
GRANTING PRELIMINARY PLAT APPROVAL
FOR A CLASS III SUBDIVISION OF PROPERTY
LOCATED AT 185-225 OLD CRYSTAL BAY ROAD NORTH
- FILE NO, 15-3749
WHEREAS, Homestead Partners, LLC, a Minnesota Limited Liability Company
(hereinafter the "Developer") has an interest in the properties located at 185 Old Crystal Bay
Road North (PINS 33-118-23-34-0001) owned by Lillian Stubbs Estate; and at 225 Old Crystal
Bay Road North (PINS 33-118-23-31-0007) owned by Sherry Underdahl; both properties
situated in the City of Orono, Minnesota and legally described as follows:
See EXHIBIT A, attached (hereinafter collectively the Property); and
WHEREAS, on June 3, 2015, the Developer filed a complete subdivision
application with the City for preliminary approval of a 6 -lot residential plat of the Property; and
WHEREAS, after due published and mailed notice in accordance with Minnesota
Statutes 462.358 et. seq. and the City of Orono's Zoning and Subdivision Codes, the Orono
Planning Commission held a public hearing on June 15, 2015, at which time all persons desiring
to be heard concerning this application were given the opportunity to speak thereon; and
WHEREAS, on June 15, 2015 the Planning Commission reviewed the
application and recommended on a vote of 6 — 0 that the Council grant preliminary plat approval
for the proposal; and
WHEREAS, the City Council reviewed the proposal at a regular meeting held on
July 13, 2015, and on a vote of 5-0 directed staff to draft a resolution containing findings and
conditions for approval of the application. The Council hereby makes the following findings
with regards to this application:
FINDINGS
1. This application was reviewed as Zoning File #15-3749.
2. The property is zoned RR -IB Single Family Rural Residential District, which
requires a minimum lot area of 2.0 acres and minimum lot width of 200'_
Page 1 of 8
k -j 11 TL � � � � � 3-0 N O
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RESOLUTION OF THE CITY COUNCIL
NO. 6 52 S
3. The Property is 15.41 acres in total area of which 0.33 acre is wetland and 15.08
acres is non -wetland area.
4. The Property is guided in the 2008-2030 Orono Community Management Plan
(CMP) for single family residential use at a density of 1 unit per 2 acres. The
proposed layout contains 6 lots on 13.5 non -wetland acres, for an average lot size
of 2.25 acres.
5. The proposed Lots and Road are characterized as follows:
Proposed Lot Areas
Wetland
acres
Total Dry
(acres)
Total Wet + Dry
acres
Lot 1
0.00
2.01
2.01
Lot 2
0.00
2.05
2.05
Lot 3
0.00
2.00
2.00
Lot 4
0.17
2.02
2.19
Lot 5
0.13
2.67
2.80
Lot 6
0.03
2.73
2.76
Outlot A(Private Road
0.00
1.60
1.60
TOTALS
0.33
15.08
15.41
6. The property is mostly open, with a small wooded area surrounding the wetland at
the west border, and wooded area surrounding the existing house site on proposed
Lot 1. The land generally slopes downhill from east to west. Having been used
for storage and staging of building moving equipment and materials for many
years, the central portion of the southerly parcel is expected to contain areas of
compacted soils. Two fairly small wetlands exist within the property, each
carrying a Manage 3 (lower quality) classification.
7. The proposed plat includes six lots for single family residential development. All
six lots will be served by individual driveways onto a private road extending
westward from Old Crystal Bay Road,
8. The private road will be subject to homeowner association ownership and
maintenance, and subject to an underlying Road, Drainage and Utility Easement
to be granted to the City, as well as a "Declaration of Covenants, Conditions,
Restrictions and Private Roadway Easement" either as a separate document or
incorporated into the development covenants.
Page 2of8
r_"'TYr� �R ( NO
RESOLUTION OF THE CITY COUNCIL
NO. 6 52 8
9. Each proposed lot contains at least 2.0 acres of dry buildable land and has a
proposed building site meeting the RR -1B setback standards (50' front and rear,
30' sides). All lots meet the 200 -foot width requirement with the exception of
proposed Lot 6. Lot 6 is long and narrow, having in excess of 600 feet of frontage
along the private road but just over 150 feet in width at Old Crystal Bay Road.
This does not impact the buildability of Lot 6. Because the short side of a corner
lot is technically defined as the front, both Lots 1 and 6 are corner lots with their
defined front yards abutting Old Crystal Bay Road. The intent of the Developer is
that both lots have their defined front yards as the frontage abutting the private
road. Given the layout of the subdivision, it is appropriate to specifically and
formally define the yards for setback purposes for Lots 1 and 6 as those proposed
on the preliminary plat. For zoning purposes, the north and south yards will be
considered as front or rear yards; the side yards abutting Old Crystal Bay Road
will be considered as side street yards; and the yards abutting the west boundaries
will be considered as side yards.
10. The preliminary plat indicates minimal stormwater management facilities will be
required, and the proposed stormwater management system has been
conditionally approved by the City Engineer. All stormwater management shall
be subject to MCWD requirements and approvals. The property will be subject to
the Stormwater and Drainage Trunk Fee for 6 new 2 -acre lots at $7,680 per lot.
Total fee will be $46,080.
11. The Parks, Trails and Open Space element of the Orono Community Management
Plan (CMP) has no current plans for parks that specifically require dedication of
park land from this property. The CMP does note that a pedestrian and bicycle
trail exists along the east side of Old Crystal Bay Road. The Orono Park
Commission reviewed the proposed subdivision at its July 6 meeting and noting
that that no parallel trail on the west side of the road is anticipated for the
foreseeable future, recommended that no trail easement should be required from
this new development. The City Code requires dedication of 8% of the land as
public park, or payment of the equivalent value in cash. Payment of the standard
Park Dedication fee for 4 new building lots would be appropriate, as the site
contains two existing homes on two tax parcels. Based on the combined estimated
land -only market value of the two parcels at $643,000, the park fee maximum of
$5,550 per lot will be triggered, for a total Park fee of $22,200.
Page 3 of 8
,..J TY O 0 -R- r Na.t
RESOLUTION OF THE CITY COUNCIL
NO. 6528
12. The developer has submitted a Conservation Design Report and Master Plan
prepared by Svoboda Ecological Resources dated May 26, 2015 that inventories
and describes in detail the environmental features of the site, defining what
natural values of the site should be preserved or enhanced and how that should
occur. In general, the development will maintain the rural character consistent
with the surrounding neighborhood, Wetlands and drainage patterns will be
maintained, and long views into the site will not be significantly disrupted. A
vegetation management plan spells out a variety of actions to be taken with regard
to wetland buffer areas, buckthorn, and reed canary grass. The suggested Master
Plan management guidelines will be incorporated into the development agreement
and covenants to assure adherence.
13. All proposed lots have been tested and found capable of providing suitable
Primary and alternate sites for on-site sewage treatment systems. For all lots,
mound systems will be required. Special precautions, including but not limited to
protective covenants as well as physical barriers during construction activity,
must be taken to protect these sites on both a short-term and long-term basis, as
municipal sewers are not projected to be extended to serve this area of Orono.
14. All proposed lots will contain suitable area meeting all established setback and
location requirements to allow the construction of single family residences.
CONCLUSIONS, ORDER AND CONDITIONS
NOW, THEREFORE, BE IT RESOLVED, that based upon one or more of the
findings noted above, the City Council of the City of Orono hereby grants Preliminary Plat
Approval for Homestead Partners, LLC, for a 6 -lot residential plat per the Preliminary Plat
survey and drawings by Nathan R. Herman of Sathre-Bergquist, Inc. dated 05/20/15 attached
hereto as Exhibit B, subject to the following conditions:
1. The private road, to be named Lillian Lane in honor of Lillian Stubbs, shall be platted as
Outlot A. Dedication of 33 feet of right-of-way for Old Crystal Bay Road N. shall be
required.
2. Developer shall be required to implement and adhere to the recommendations contained
within the Conservation Design Master Plan, which will be incorporated into the
Development Agreement.
Page 4of8
RESOLUTION OF THE CITY COUNCIL
No. b 52 8
3. All areas delineated as wetlands as shown on the preliminary plat drawing shall be
subject to the standard Wetland Conservation and Flowage Easement to be granted by the
Developer. The Developer is advised that the City -required minimum setbacks from the
wetland boundaries and from MCWD-imposed wetland buffers shall be adhered to.
4. The Developer shall establish covenants providing that the homeowners association will
be responsible for all future maintenance of the stormwater management facilities.
5. Developer shall execute the standard Covenant for Protection of Drain -field Sites. Special
precautions including physical barriers during construction activity, shall be taken to
protect these sites on both a short-term and long-term basis.
6. Approval is subject to Minnehaha Creek Watershed District (MCWD) approval and
permits as required. Final plat approval shall not be granted until the Developer has
provided evidence that all required MCWD permits and approvals have been obtained.
T Vehicular access to the Lots shall be individual driveways onto the new private road to be
constructed within Outlot A by the Developer to provide access to Old Crystal Bay Road,
with final driveway locations subject to City Engineer/Public Works Director approval at
the time of building permit issuance. The road in Outlot A shall be subject to the standard
Road, Drainage and Utility Easements to be granted to the City. The Developer shall
establish a homeowner's association as well as the necessary road maintenance
agreements, etc. to ensure that the private road will be maintained to reasonable standards
at all times by a homeowner's association, and that failure of that private group to so
maintain their private road will be cause for the City to accomplish needed maintenance
and to assess the benefited properties for the direct cost of such maintenance. The private
road shall be subject to a "Declaration of Covenants, Conditions, Restrictions and Private
Roadway Easement" either as a separate document or incorporated into the development
covenants. All existing access driveways along Old Crystal Bay Road shall be removed
and made impassable upon completion of the new private road.
8. Development Fees:
A. Park Dedication Fee. The development is subject to the standard Park Dedication
Fee requirement. Because the value of each newly created lot will be in excess of
the threshold value of $69,375.00 the 8% park fee cap of $5,550 per lot will
apply. Park dedication fee will be 4 lots x $5,550 = $22,200.
B. Storm Water and Drainage Trunk Fee. The development is subject to the standard
Storm Water and Drainage Trunk Fee of $7,680 per lot x 6 lots = $46,080.
Page 5 of 8
T ' VUR e-.
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RESOLUTION OF THE CITY COUNCIL
No. 6 5 2 8
9. City Engineer Recommendations and Approval. Applicant shall adhere to the general
recommendations of the City Engineer in his comment letter dated 619115 as well as
ongoing recommendations. Final plat approval shall be granted only upon confirmation
by the City Engineer that all engineering concerns have been satisfactorily addressed.
10. Pians and Specifications. The following plans and specifications shall be submitted for
review and approval by the City and other appropriate jurisdictions prior to final plat
approval, to ensure that the proposed plat will accomplish the intended purposes;
a) Final overall layout for all primary and alternate sewage treatment system sites
and proposed well locations.
b) Final grading, drainage and erosion control plan and SWPPP showing existing
and proposed contours, anticipated building locations, elevations, stormwater
facilities and calculations, utilities and erosion control measures to be used during
construction. Final Plat Approval will not be granted until the Minnehaha Creek
Watershed District has approved the stormwater management plans.
c) Engineering details and design for any proposed retaining walls.
d) Road construction plans including proposed plan and profile views, typical street
section, geotechnical report, R -value recommendation and pavement design.
e) Sufficient detail to meet the recommendations of the City Engineer.
11. Other Easements.
a) Drainage and Utility Easements shall be dedicated to the public in each of the 6
building lots on the final plat 10' along all exterior property lines, and 5' either
side of interior property lines, except such easements shall be increased to
accommodate drainage where required, subject to City Engineer approval.
b) A Flowage and Conservation Easement and Restrictive Covenant for Wetlands shall
be granted to the City of Orono over all delineated wetlands on the Property.
c) A Road, Drainage and Utility Easement shall be granted to the City of Orono over
the private road in Outlot A.
d) A "Declaration of Covenants, Conditions, Restrictions and Private Roadway
Easement" with regards to Outlot A shall be executed either as a separate
document or incorporated into the development covenants.
Page 6 of 8
RESOLUTION OF THE CITY COUNCIL
NO. 6 52 8
12. Developer's Agreement. Developer shall execute a Developer's Agreement for
construction of improvements on the Property to ensure all site improvements are
installed to the City's specifications and satisfaction. Said Developer's Agreement may
contain additional conditions not noted in this Preliminary Plat Approval resolution. No
land alterations can take place until erosion control is established and the City is in
receipt of a final grading and road plan and SWPPP. No improvements can begin until
the City Engineer has approved all improvement plans. A Letter of Credit must
accompany a fully executed Developer's Agreement written to 150% of the cost of the
proposed site improvements, including any required landscaping. No building permits
will be issued until all drainage facilities and improvements have been installed and
satisfactory road base has been installed.
FINAL SUBMITTALS
The following list of final submittals must be submitted to the Planning Director prior to the
regularly scheduled Council meeting on the second and fourth Mondays of the month. These
submittals are as follows:
1. Record plat drawings in the form of two (2) mylar copies (one copy for the City's
records and one for filing with Hennepin County) and one (1) copy reduced to 1"
= 200'. Drawing to include:
A. Lot lines platted per preliminary plat survey and drawings by Nathan R.
Herman dated 5/20/15 attached hereto as Exhibit B, except as modified
herein.
B. Dedication of "drainage and utility easements" 10' along exterior property
lines and 5' along the interior property line.
C. Dedication of areas shown as wetlands.
D. Dedication of "Drainage Easements" over all drainageways.
E. Naming of plat.
2. Legal documents required:
A. Title opinion addressed to the City or a title insurance policy in favor of
the City. All owners, mortgage holders or others with property interest
indicated therein shall sign the plat and all other documents affected by
such interest.
Page 7of8
RESOLUTION OF THE CITY COUNCIL
NO. G 528
kESHO��
B. The applicant must provide certified copies of all recorded easements
currently affecting the property.
C. Signed and executed Road, Drainage and Utility Easement and
Declaration of Private Covenants, Conditions, Restrictions and Private
Roadway Easement for maintenance of same over private road Outlot A.
D. Signed Flowage and Conservation Easement and Restrictive Covenant for
Wetlands.
E. Signed and executed Covenants for Protection of Drainfield Sites.
F. Signed Developer's Agreement.
G. Letter of Credit for construction of improvements. The City Engineer
shall establish the amount to he provided in the Letter of Credit.
3. Plat approval fees to be paid: Total due: $68,980.00.
A. Final plat fee = $700.00
B. Park Dedication Fee: $22,200.00
C. Stormwater and Drainage Trunk Fee: $46,080.00
Adopted by the City Council of the City of Orono, Minnesota at a regular meeting held this 27th
day of July, 2015.
ATTEST:
4ia.ne Tiegs, Cky d
Developer
(Representative of Homestead Partners, LLC)
Lili Tod McMillan, Mayor
Page 8of8
Resolution
Exhibit A
RESOLUTION EXHIBIT A 6 52 8
LEGAL DESCRIPTION OF PROPERTY
185 Old Crystal Bay Road North (PINS 33-118-23-34-0001):
The North One -Fourth (N1/4) of the Southeast Quarter (SE 1/4) of the Southwest Quarter
(SWI/4) of Section Thirty -Three (33), Township One Hundred Eighteen (118), Range Twenty -
Three (23), Hennepin County, Minnesota.
and
225 Old Crystal Bay Road North (PINS 33-118-23-31-0007):
The South 5-113 acres of the South 16 acres of the Northeast 114 of the Southwest 1/4 of Section
33, Township 118 North, Range 23, West of the 5th Principal Meridian, according to the U.S.
Government Survey thereof, located in Hennepin County, Minnesota.
L, SATH RE-BERGQU IST I,NC.
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