HomeMy WebLinkAboutResolution 2022-03 Tavera Final PUD as approved FINALCify of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2022-03
Motion By: Nichols
Seconded By: McKee
February 70, 2022
APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "TAVERA
3rd ADDITION" FOR LENNAR (CITY FILE NO. 21-044)
WHEREAS, US Home Corporation, a Delaware Corporation dba Lennar ("the applicant") has
requested approval of a final PUD (planned unit development) plan for "Tavera 3rd Addition" for
nine single family lots, 134 townhome lots and 35 outlots on the property legally described as:
See Attachment A
WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends
approval, and;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD
development plan, subject to the following conditions:
1. A final PUD development plan is approved to create nine single family lots, 134
townhome lots and 35 outlots for "Tavera 3rd Addition in accordance with the plans and
application received by the City on October 12, 2021 and additional information received
on November 3, November 11, November 18, and December 9, 2021, except as
amended by this resolution.
2. Approval is subject to the preliminary approvals (Resolutions 2020-50 and 2020-51),
except as modified by the PUD amendment (Resolution 2021-86).
3. Condition 44w20.a. of Resolution re) 020-50 is modified as follows to clarify the intent of the
original approvals:
a. The applicant shall provic
e stone/brick wainscoting along the entire front
and
4. A PUD Amendment is approved to modify Condition #47 of Resolution 2020-50 follows:
a. Individual unit driveways that gain access from any such private drive shall be a
minimum of 22 feet in length.
b. A decorative sign stating "Private Drive" shall be located near each entrance to a
private drive. Such sign shall also provide the range of addresses served by the
private drive.
c. The private drive must include 20-foot deep concrete apron to distinguish it from
the public street. The remainder of the drive may be bituminous or concrete.
d. No parking may be allowed on the private drive but guest parking will be required
adjacent to the private drive.
e. The HOA documents shall provide a mechanism for maintenance of the private
drive in perpetuity.
f. The private drive maximum width shall be 24 feet.
g. Snow storage locations must be shown on the plans.
Page 1 of 7
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION No. 2022-03
February 10, 2022
5. Approval is contingent upon City Council approval of the final plat (Resolution 2022-04).
6. The applicant shall comply with all requirements of the City Engineer's memo dated
December 21, 2021.
7. All utility facilities shall be located underground.
8. Lawn sprinklers/irrigation systems (if provided) shall have rain sensors to limit
unnecessary watering.
9. The HOA shall be responsible for the maintenance of:
a. Landscaping and any irrigation in cul-de-sac isl
.
b
Landscaping and any irrigation in the common are
as.
c. Wetland/pond buffer areas.
d. Sidewalks.
e. All common areas, including signage, lighting and landscaping in those areas.
10. PUD flexibility is granted to establish the following lot standards for this development:
65-foot
lots 165 homes
75-foot lots 58 homes
Minimum
Lot Area
7,800
s . ft.
Minimum
lot width
65
feet
N/A
Front,
From
Major
Roadways*
60
feet
60 feet
Front,
From
all other
streets
25
feet /20 feet side street
25 feet from public right-of-way
25 feet from private drive curb
Front
feet
Porch (<_ 120
square
15
feet
Side(living)
7.5
feet
7.5 feet
Side (garage)**
7.5
feet
7.5 feet
Rear+
30
feet / 20 feet for deck/patios
25 feet
Maximum
Height
Principal
Building
35
feet
35 feet
*Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as
shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. (reduction from 100
feet to 60 feet per Section 1060.070, Subd. K)
**Minimum separation between structures on adjacent parcels shall be 15 feet.
+Homes on Lots 226-228, 375-380 and 490-501 shall be required to meet the 30400t rear yard setback for
structures, including patios and decks.
11. Section 1050.010 requires a 15400t wetland buffer structure setback but allows patios
and decks to encroach a maximum of 6 feet into required structure setback.
12. All garages must have a minimum 22 foot wide parking area between the garage and
right-of-way that does not overlap into sidewalks, drives or streets.
13. The following items must be completed and approved by the City prior to release of the
final plat:
a. The preliminary plat and final plat must be revised to comply with the City street
naming policy. The correct street names are listed in the Tavera Master Address
Map exhibit.
Page 2 of 7
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION No. 2022-03
b. The site plan must be revised to show all townhome driveways.
February 10, 2022
c. Woodland areas shown as preserved on the plans must be protected.
i. Tree preservation fencing must be shown on the grading plan.
ii. Tree protection fencing must be installed on site prior to beginning work.
iii. Tree preservation areas must be protected by a permanent conservation
easement.
iv. The conservation easement boundary must be shown on the grading plan.
v. The applicant must submit a new plan sheet that shows tree preservation
and disturbed areas (grading, utilities and landscaping etc.).
d. Wetland buffers, setbacks and monuments must be shown grading and site plan
sheets. The site plan must show the wetland buffers and setbacks with the house
pads.
e. Plans must be revised to show drainage and utility easements over all wetlands
and wetland buffers.
f. The wetland buffers monument locations must be revised to comply with City
standards.
g. Detailed pla
ns forth
and approval,
e planting of wetland buffers must be provided for City review
h. Mechanical equipment (including air conditioning units) must be located in the side
or rear yard. Plans must show compliance.
i. Architecture Plans must:
i. Show the location of mechanical equipment (including air conditioning
units and utility meters).
ii. Show elevations with material and color percentages for all facades.
j. Driveways must not encroach in the drainage and utility easements on the side
yards.
k. Plans must be updated to:
i. Show compliance with the approved private drive standards.
ii. Revise the plans to provide striping for all four guest parking stalls on
Driveway 3.
Show Hackamore Road improvements according to the plans prepared by
WS B.
I. An encroachment agreement will be necessary for any privately owned
infrastructure placed within the right-of-way or City easement. These shall be
clearly shown on the plans and shall have prior City approval before installation.
m. Landscape plans must be updated to resolve any conflicts be
proposed trees and or underground .
tween the location of
Page 3 of 7
City of Corcoran
County of Hennepin
State of Minnesota
February 10, 2022
RESOLUTION No. 2022-03
i. This includes proposed tree and utility stub location conflicts for the
townhomes.
ii. The proposed gateway sign conflicts with a utility line, which must be
relocated if the gateway sign is constructed.
n. Detailed plans for the landscape island, including all plant materials, mulch and
irrigation method, must be provided for City review and approval.
o. Park Dedication for Tavera will be satisfied by dedication of neighborhood park
land, off road trail and cash -in -lieu of land for this entire project. Park dedication
will be required at each phase. This phase requires the following:
i. Cash -in -lieu of land for nine single family homes and 134 townhomes.
ii. The developer shall construct all trails and sidewalks shown on the plan,
except the on -road trails on County Road 116 and Hackamore Road.
iii. The developer shall comply with the recommendations in the June 25, 2020
staff report.
iv. The sidewalk on the south side of 62nd Place shall be extended through the
cul-de-sac, through the end of Driveway 4 to connect with the trail
connection to the CR 116 trail.
v. A trail easement must be provided for the portions of trail outside the right-
of-way in O utl of A.
via A 20 ft. wide trail easement shall be provided for the trail connection to the
future CR 116 trail.
vii. Easements for the trail in Outlot B shall be dedicated when that area is
developed.
viii. Park dedication shall be subject to park dedication fees in place when the
final plat is released for recording.
p. The following documents must be approved by the City Attorney and recorded at
Hennepin County:
i. Stormwater Maintenance Agreement.
ii. Temporary Turnaround Easements.
Maintenance and Encroachment Agreements for landscaping in the
public right-of-way.
iv. Amendment to Homeowners Association documents for single family
units.
v. Homeowners Association documents for townhomes.
I. Trail Easement.
14. The following items must be addressed prior to issuance of building permits:
a. The applicant shall provide proof of recording the final plat and related
documents at Hennepin County.
b. The plans show centralized mailbox locations. These mailbox locations shall be
approved by the US Postal Service and proof of the approved locations provided
to the City.
c. The single family homes must comply with the standards in Section 1040.040,
Subd. 8, except as specifically modified by this resolution.
Page 4 of 7
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2022-03
February 7 0, 2022
d. PUD flexibility is provided to allow the face of the garage to exceed 5570 of the
building face for the single family homes. In exchange for this flexibility:
i. Garage door colors shall be compatible with the building colors.
ii. Garage doors shall be architecturally styled (this includes details such as
raised panels, accent color, windows, etc.) to match the exterior of the
home.
iii. The garage must not extend in front of the home (including the front porch)
on homes that exceed 55%garage face.
e. In exchange for the PUD flexibility for the single family homes:
i. A color or texture change shall be provided on all sides of the homes such
as but not limited to lap siding changes, band boards, board and batten, or
shake or scale textures. Variations to exterior siding textures or colors may
be horizontal or vertical.
ii. A 4" LP trim on all windows on all elevations.
iii. Optional window grids or optional shutters on some homes. The developer
shall work with staff to better define this application.
f. Building plans must provide elevations with colors, material details and
percentages on the elevations to confirm compliance with ordinance standards.
g. The applicant must provide light fixture details for the townhomes.
h. Trees shall be planted in the right-of-way for the 80-foot and the 60-foot streets
(where there is room for the public infrastructure and the trees) but be placed
outside of the right-of-way in the 50400t wide streets.
i. Trees must be planted prior to issuance of a certificate of occupancy for
the adjacent home.
i. A 16 sq. ft. development sign was approved at the Hackamore Road entrance but
is not shown on plans. If signage is desired in the future, the applicant will need to
submit a sign permit and maintenance easement for the sign.
j. The PUD approvals allow for a gateway sign at the northwest corner of County
Road 116 and Hackamore Road to be designed and constructed by the applicant
as one of the PUD benefits. The developer shall work with the City to finalize the
design. A maintenance easement will be required for the sign.
k. All permanent wetland buffer monument signs must be erected along the wetland
line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance.
i. Wetland signs shall be purchased from the City.
ii. The final locations must be inspected and approved by City staff.
iii. Monuments and signs shall be installed prior to approval of the building
permit.
iv. The developer shall provide a signed certification from the surveyor that
the monuments were installed according to the approved plans.
Page5of7
Cify of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2022-03
February 7 0, 2022
I. The development shall comply with the City's requirements regarding fire access,
fire protection and fire flow calculations, the location of fire hydrants, fire
department connections and fire lane signage.
m. Parking shall be permitted on one side of the local streets and shall be signed in
accordance with city standards.
n. Barricades and signage indicating future extension shall be installed, consistent
with Section 945.010, Subd. 19 of the Subdivision Ordinance.
15. Any request to for the City to inspect the required landscaping in order to reduce financial
guarantees must be accompanied by recertification/verification of field inspection by the
project Landscape Architect. A letter signed by the project Landscape Architect verifying
plantings (including wetland and pond plantings) have been correctly installed in
compliance with the plans and specifications will suffice.
VOTING AYE
® McKee, Tom
❑ Bottema, Jon
® Nichols, Jeremy
® Schultz, Alan
® Vehrenkamp, Dean
VOTING NAY
❑ McKee, Tom
® Bottema, Jon
❑ Nichols, Jeremy
❑ Schultz, Alan
❑ Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 10t" day of February, 2022.
T6m McKee'- Mayor
ATTEST:
City Seal
Je,,ica Beise —Administrative Services Director
Page 6 of 7
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2022-03
ATTACHMENT A
February 7 0, 2022
Outlot E, TAVERA 2ND ADDITION, according to the recorded plat thereof Hennepin County,
Minnesota.
Together with:
All that part of the south 1250.00 of the East Half of the Southeast Quarter of Section 35,
Township 119, Range 23, said Hennepin County, lying west of the east 40.00 feet thereof.
Page 7 of 7