HomeMy WebLinkAboutResolution 5204 ' , �� �ti ;
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RESOLUTION OF THE CITY COUNCIL
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Fin �e''�A�t cQ ncil Revisions of 7-12-04 '
. A RESOLUTION APPROVING THE
PRELIMINARY PLAT FOR PROPERTY LOCATED AT
120 BROWN ROAD SOUTH
FILE NO. 04-3016
WHEREAS,Wayzata Design and Development LLC(hereinafter the"Developer")
has an interest in the property within the City of Orono(hereinafter the"City")located at 120 Brown
Road South and legally described as follows:
Tract H, Registered Land Survey No. 352, Hennepin County, Minnesota
, (hereinafter the "Property"); and
WHEREAS,on April 21,2004 the Developer filed a fonnal subdivision application
with the City for preliminary approval of a seven lot residential plat of the Property in conjunction with
• a request for Orono Planned Residential Development (PRD) approval for developrrient 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 Zoning and Subdivision Codes,the Orono Planning
Commission held a public hearing on May 17,2004, at which time all persons desiring to be heard
concerning this application were given the opportunity to speak thereon; and
WHEREAS;at its regular meetings of June 14 and June 28, 2004, the Orono City
Council considered the subdivision application of the developer; and
WHEREAS,the City Council hereby makes the following findings in regard to this
application:
FINDINGS
1. This application was reviewed as Zoning File #04-3016.
2. The property is zoned RR-1B Single Family Rural Residential District,which normally
� requires a minimum lot area of 2.0 acres and minimum lot width of 200' The
Property is 20.0 acres in area, of which 6.0 acres is wetland and 14.0 acres is non-
wetland area.
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� RESOLUTION OF THE CITY COUNCIL
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e property is guided in the 2000-2020 Orono Community Management Plan(CMP)
for single family residential use at a density of 1 unit per 2 acres. The proposed layout
� � contains 7 lots on 14.0 non-wetland acres. Based on the City ordinances that
exclude road right-of-way from a calculable area, the only way the code density
requirement can be met for 71ots is via a Planned Residential Development(PRD).
4. The Property is located within the MIJSA and is intended to be developed using
� municipal sewer. The proposed use for residential purposes would be in conformity"
with the CMP as long as density standards are met.
5. The nature of the Property is such that a relatively small portion of the 20-acre total
is suitable for achial construction,due to the existence within the boundaries of the site
of wetlands,drainage ways,Long Lake Creek,steep slopes, and discontinuous areas
of dry buildable land that would have to be linked via long driveways across wetlands
or the creek in order to be developed. The Council finds that the property is
appropriate for development as a PRD, specifically to allow for clustering of
• development to allow for preservation of a large portion of the site.
6. The proposed plat creates 7 individual lots that are proposed to be developad with
homes clustered within an area approximately 300 feet by 500 feet,on the high knoll
in the westerly quadrant of the property. Individual lot sizes exclusive of proposed
road and conservation outlot areas and stormwater ponding areas,will range in gross
area from approximately 3/4 acre to just over 2 acres. Lot widths measured at the
street setback line range from approximately 90' to over 200'.
7. In order to create the degree of open space and building separation that characterizes
Orono's 2-acre zones,the Developer has agreed to maintain 30'side setbacks for all
lots,regardless of the size of the lot. Proposed Lot 3 contains an existing residence
, which will be only 15'from its northerly side lot line;this residence will be recognized
as having a legal nonconforming setback, and if the house is replaced, all new
construction would have to meet the 30'setback requirement. Additionally,to retain
a buffer between the proposed homes and the two existing homes directly west in the
Kallestad Acres subdivision,the westerly 50'of proposed Lots 1 and 2 will be subject
to a conservation easement that disallows tree or vegetation removal or any accessory
structures.
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RESOLUTION OF THE CITY COUNCIL
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11 7 lots will be served via a private road to be constructed by the Developer in _
approximately the same location as the existing driveway. Because the private road
. will also serve the adjacent Lot 1, Block 1, Kallestad Acres, the total number of
homes to be served by the driveway is 8,for which City Code would normally require
a minimum paved road width of 28'. However, in order minimize the iinpact on
, existing trees and vegetation within the roadway area between the property and Brown
Road, and to maximize retention of existing vegetative screening, it would be
appropriate to allow a reduced width to 24' in this area where on-street parking and
driveway approaches will likely be minimal. 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. The private road as
proposed does not meet City standards for horizontal curve radius for a 30 mph
roadway. However, the approximately 80' horizontal curve radius proposed is
acceptable because this is not a through road, the curve is near the cul-de-sac, and
the curve will have a traffic calming effect as vehicles approach the homesites.
� 9. Due to the proximity to Long Lake Creek and the steep slopes surrounding the
portion of the Property to be developed, it is critical that as much stormwater and
snowmelt runoff from the development as is feasible be discharged to the stormwater
� . quality pond to be located within proposed Lot 7. This can be accomplished by use
. of curb and gutter and storm sewers to collect road runoff;by grading driveways to
drain toward the road storm sewer system;by finish grading individual yard areas to
drain wherever possible toward the road storm sewer system; and by establishing roof
gutter systems to discharge as much roof runoff as possible to the road storm sewer
system.
10. The City has no current plans for trails or parks that specifically require dedication of
land from this property.Because the southerly part of the property abuts the Luce Line
Trail, a private walking path access to the Luce Line over the area proposed to
be preserved as an outlot, would provide an appropriate private amenity for
homeowners within the development.Because dedication of land for park purposes
is not required at this location, a Park Dedication Fee in lieu of land per City
Ordinance would be appropriate.
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RESOLUTION OF THE CITY COUNCiL
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he Developer has deterniined that it is feasible to obtain municipal sewer and water
service to the development from the City of Long Lake. The developer has indicated
an intent to provide sewer and water services to the adjacent property at 20 Brown
Road South which is likewise in the MLTSA and which abuts the northwesterly line of
Lot 7 adjacent to the proposed utility lines serving the development.
12. All proposed lots will contain suitable area meeting all estab1is11ed setback,hazdcover
and lot coverage 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 Wayzata Design and Development LLC for a 7-lot plat per the Preliminary Plat survey/drawing
designated as Sheet 4 of 8 by Kenneth E. Adolf dated 4/21/04 and attached hereto as Exhibit A,
• subject to the following conditions: �
1. Required Revisions. The following revisions to the preliminary plat shall be shown
on a `record preliminary plat drawing' to be submitted by the applicant for City
reference purposes,and such revisions shall be incorporated into the final plat drawings
where noted:
A) The areas designated on the above referenced Preliminary Plat survey/drawing
dated 4/21/04 as "Proposed Conservation Easements" shall be shown as a�
single Outlot rather than as portions of the individual lots,on both the `record
preliminary plat drawing' and on the final plat drawings.
B) The `record preliminary plat drawing' shall show the westerly 50 feet of
proposed Lots 1 and 2 as a"Conservation EasemenY'within the individual lots.
C) The required principal siructure setbacks depicted on the referenced Preliminary
Plat survey/drawing dated 4/21/04,shall be revised and shown on the`record
preliminary plat drawing' as follows:
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RESOLUTION OF THE CITY COUNCIL
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kESI;� . Lot 1: The required side setback to Lot 2 s a e c ange to 30'. The rear
setback may remain as 50' to the west lot line, i.e. the rear setback
line is coincident with the Conservation Easement boundary.
Lot 2: The required side setback to Lots 1 and 3 shall be changed to 30'.
� The rear(west)setback may remain as 50'to the west lot line, i.e. the
rear setback line is coincident with the westerly Conservation Easement
boundary. The location of the required 75' setback from the bank of
the creek shall be shown. The bank of the creek shall be established
� as the 936.5' contour liile for administrative purposes.
Lot 3: The required side setback to Lots 2 and 4 shall be changed to 30'.
- � The existing house setback to Lot 3's northeasterly boundary shall
be recognized as a legal nonconfornuty. The rear(south) setback shall
be shown as 50' from the southerly and southeasterly lot lines. The
� location of the required 75' setbacic from the bank of the creek shall
also be depicted. The bank of the creek shall be established as the
936.5' contour line for administrative purposes.
� . Lot 4: The required side setback to Lots 3 and 5 shall be changed to 30'.
The rear (southeasterly) setback shall be shown as 50' from the
southeasterly lot line.
Lot 5: The required side setbacic to Lots 4 and 6 shall be changed to 30'.
The rear(easterly)setback shall be shown as 50' from the easterly lot
line.
Lot 6: The required side setback to Lots 5 and 7 shall be changed to 30'.
The rear(easterly)setback shall be shown as 50'from the easterly lot
line.
� Lot 7: The required side setback to Lot 6 shall be changed to 30'. The rear
(easterly)setback shall be shown as 50'from the easterly lot line.The
northwesterly setback shall remain as 30', coincident with the 30'
proposed drainage and utility easement.
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��� �G'�' RESOLUTION OF THSE CITY COUNCIL
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. The suggested house shapes and locations for all lots except Lot 3 shall be
revised for all lots to depict sample house footprints meeting the required
setbacks. �
E. The proposed road design shall be revised to show a 28' width within the
boundaries of the Property.
2. Required Yard Designations. "Required Yard" designations shall be as depicted
on the `record preliminary plat drawing' with the standard `front yard abutting the
private road, `side yards' abutting adjacent lots within the plat, `rear yards' generally
opposite the front yards, but with the following exceptions: . •
A. The northerly 35' yard of Lot 1 shall be designated as a side street yard for
zoning purposes.
B. The westerly 50'yard of Lot 2 shall be designated as a rear yard for zoning
• purposes. The southerly yard of Lot 2 shall also be treated as a rear yard,
and shall be subject to a 50' rear yard setback and the 75' creek setback.
C. The southerly and southeasterly yards of Lot 3 shall be designated as rear
yards, and shall be subject to a 50' rear yard setback and the 75' creek
setback.
3. Tree Preservation: The developer shall adhere to the tree preservation plan depicted
on Sheet 3 of 8 dated 4-21-04 during development, and all Lots shall be subject to
a Conservation Easement that shall include a tree protection element, as described
elsewhere in this Resolution.
4. Conservation Easement. Applicant shall submit for Council review and acceptance
a "Conservation Easement" specifying the proposed conditions and limitations to
be placed on the Open Space Outlot. Such easement may include provisions for the
existing wood creek crossing bridge to remain on the property and address potential
liability issues for use,maintenance or replacement of such bridge. Such easement may
include provisions for the construction of a private trail with no more than one (1)
connecting point to the Luce Line Trail, subject to approval of the MnDNR. The
easement shall incorporate as a minimum,the following elements:no structures allowed,
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� RESOLUTION OF T�E�CI�TY COUNCIL
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��`�kEsi3�g'�� . . NO. � .
o fences, no domestic ammals (i.e. no horses, sheep, chickens, etc.), no tree or
vegetation removal except by special permit for maintenance,no excavating or earth
movement; creation and maintenance of non-hardcover walking paths may be allowed.
Permanent markers of a design a�ld material acceptable to the Planning Director shall
be placed at all points where the Conservation Easement intersects a lot boundary or
where the Easement boundary line changes direction, as noted on attached Exhibit B.
5. Accessory structures:Accessory structures may be placed on lots according to City
standards, with the following exceptions: .
A. For Lots 1, 2 and 3,no accessory structures shall be placed within 50'of the
defined rear lot line, nor within 75' of the creek.
B. For Lot 7, no accessory structures shall be; placed within 30' of the
northwesterly side lot line.
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• C. The lot size for admuustering accessory structure ordinances shall be the actual
lot area and shall not credit any of the Conservation Outlot area.
6. Development Fees
A. Park Dedication Fee. The PRD 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 be applied to all lots except Lot 3 which contains an existing residence.
Park dedication fee will be 6 lots x $5,550 = $33,300.
B. Storm Water and Drainage Trunlc Fee. The PRD is subject to the standard
Storm Water and Drainage Trunk Fee of$2,700 per acre x 20.0 gross acres
_ $54,000.
7. Wetlands.All areas delineated as wetlands as shown on the preliminary plat drawing
shall be subject to the standard Flowage and Conservation Easement.
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* RESOLUTION OF THE CITY COUNCIL
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rivate Road. Developer shall create a private road on the Property and within the
adjacent easement corridor providing access to Brown Road(County Road 146).The
portion of private road to be created on the property shall be within a platted outlot
as shown on the preliininary plat drawing. The portion.of private road to be created
within easements extending to Brown Road South need not be platted as an outlot.
Approval is subj ect to provision of the standard Road,Drainage and Utility Easements
to be granted to the City over the new road outlot as well as over the 40' easement
� access to Brown Road. Applicant shall demonstrate to the satisfaction of the City
Attorney that the 40'easement over the Dunn property and the adjoining 10'easement
over Lot 1, Block 1, Kallestad Acres, are sufficient to provide the City with the
intended underlying public ingress, egress, and access easements to ensure legal access
of the puUlic to all properties served by the private road. The developer shall establish
the necessary road maintenance agreements, etc. to ensure that the private road will be
maintained to reasonaUle standards at all times Uy the homeowner's association, and that �
failure of that private group to so maintain their private road will be cause for the Ciiy
to accomplish needed maintenance and to assess the benefitted properties for the direct
cost of such maintenance. The private road shall be constructed to a 28'paved width
• within the Property, but may be constructed at a width of 24' within the access
easements to Brown Road. The private road may be designed to preserve existing ,
vegetation,subject to approval of the City Engineer. Final road design plans indicating
the extent of the curb and gutter systein shall be submitted for Council review prior
to final plat approval.
9. Grading and Drainage Requirements. General site grading,storm sewer design and
individual house site grading shall be designed and completed so as to direct as much
stormwater and snowmelt runoff from the development as is feasible to the stormwater
quality pond to be located within proposed Lot 7. Curb & gutter and storm sewers
shall be established to collect road runoff.Wherever feasible,individual driveways shall
be graded to drain toward the road storm sewer system.Wherever feasible,individual
yard areas shall be graded to drain toward the road storm sewer system. Wherever
feasible,roof gutter systems shall installed to dischaxge roof runoff so that it will drain
toward the road storm sewer system.Additionally,grading and dxainage shall adhere
to the recommendations of the City Engineer in his letter dated May 7, 2004.
10. City Engineer Approval.Approval is subj ect to recommendations of City Engineer
Thomas Kellogg as noted in his comments dated May 7, 2004, except as modified
by this Resolution.
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� RESOLUTION OF THE CITY COUNCIL
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innehaha Creek Watershed District Approval. Approval is subject to MCWD
approval and permits as required. Final plat approval shall not be granted until the
Developer has provided evidence that all required MCWD permits have been obtained.
12. � Plans and Specifications.The following plans and specifications shall be submitted
for review and approval by the City and other appropriate jurisdictions, to
ensure that the proposed plat will accomplish the intended purposes:
a) Final plans and specifications for all proposed utility lines and services,
including proposed revisions, if any, to existing service facilities.
b) Final grading, drainage and erosion control plan showing existing and
proposed contours, 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.
ec) Engineering details and design for any proposed retaining walls.
d) Final boulevard landscaping design plan with planting schedules including
numbers and species, in accordance with the boulevard landscaping
requirements of the subdivision ordinance.
e) Road construction plans including proposed pla�l and profile views, typical
street�section, geotechnical report, R-value recommendation and pavement
design. Hennepin County approval of access to County Road 146 shall be
required. .
fl Sufficient detail to meet the recommendations of the City Engineer in his letter
of May 7, 2004.
13. Easements.
a) Drainage and Utility Easements shall be granted to the City of Orono over
all public utility lines and rights of way.
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RESOLUTION OF THE CITY COUNCIL
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kESI;� Drainage and Utility Easements shall be dedicated to the public 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, or decreased where individual lot lines abut an
adjacent residential lot outside the Property, subject to City staff approval.
c) A Conservation and Flowage Easement shall be granted to the City of Orono
over al�l delineated wetlands on the property.
d) A Road,Drainage and Utility Easement shall be granted to the City of Orono
over the private road Outlot as well as over the 40' private road easement
corridor within Tract D, RLS No. 352.
14. Developers 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 Developers 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. 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 Zoning Administrator 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/drawing by Howard W.Rogers
as depicted on the Preliminary Plat Sheet C5.1 dated May 7, 2004 attached
hereto as Exhibit A, except as modified in Condition 1 above.
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�'� G�' RESOLUTION OF THE CITY COUNCiL
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. Dedication of"drainage and utility easements" 10'along exterior property lines
and 5' along the interior property line.
C. Dedication of"drainage and utility easements"over all proposed sanitary sewer,
municipal water and storm sewer lines that will become public; i.e. over all �
portions of the sewer & water and storm sewer systems not defined as
individual services.
D. Dedication of"Drainage Easements" over all drainageways
E. Naining 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.
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 for Maintenance of Same over the private road outlot as
well as over the 40'private road easement corridor within Tract D,RLS No.
352 and within the northerly 10' of Lot 1, Block 1, Kallestad Acres.
D. Signed Conservation and Flowage Easement to be granted over all delineated
wetlands on the plat. �
E. Signed Conservation Easement to be granted over the Conservation Outlot and
the westerly 50' of Lots 1 and 2.
F. Signed Developers Agreement and Letter of Credit for construction of
improvements. The City Engineer shall establish the amount to be provided
in the Letter of Credit.
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RESOLUTION OF THE CITY COUNCI L
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at approval fees to be paid: Total due: $87,830.00
A. Final plat fee = $280.00
B.� Legal review&filing fees for subdivision and associated documents: $250.00
C. Park Dedication Fee: $33,300.00
D. Stormwater and Drainage Trunk Fee: $54,000.00
E. Sewer and Water Connection Charges:None(Developer shall be responsible
for any charges to the City of Orono from tlie City of Long Lake in relation
to the provision of municipal sewer and water from Long Lake)
Adopted by the City Council of the City of Orono, Minnesota at a regular meeting
• held this 12th day of July, 2004.
ATTEST:
t y ��n
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Linda S. Vee, City Clerk Barbara A. Peterson, Mayor
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• '� . CITY of ORONO
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RESOLUTION OF THE CITY COUNCIL
��`9 4��'G NO. � � � � .
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STA SOTA -
COUNTY OF HENNEPIN ..
The foregoing instrument was acknowledged before me on this� day of ,
2004 by Barbara A.Peterson, Mayor of the City of Orono, a Minnesota municipal corporat-�d
said instrument was executed on behalf of the City.
ew°'�e�'-� ` ^�, .
���g,P�NDERS01� Nota Public
HCtYARYPI�BtIC1fe �Na�302007
� p�y Co�uniss�n Exp'
STATE OF MINNESOTA
• COUNTY OF HENNEPIN
3 rO�
The foregoing instrument was acknowledged before me on this 2 day offc�-� ,
2004 by Linda S. Vee,City Clerk of the City of Orono, a Minnesota municipal corporation and said
instrument was executed on behalf of the City.
�=w,;� RACHEL DODGE ��'�� �� ��
`}�"""•'`Y` NOTpRYpUBL}C-a�iNNESOrA Notary Public
,-�:��:;` My Comm�slon Explres Jan.31,2005 aa
_ �
+ y,..a._ ,�..
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