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HomeMy WebLinkAboutResolution 2024-55 PPUD Resolution_Fairway - revisedCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-55 Motion youOttema Seconded By: Lanterman May 21, 2024 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN FOR "FAIRWAY SHORES VILLAS AT COOK LAKE" LOCATED NORTH OF FIR LANE AND WEST OF COOK LAKE (PI D 25-119-23-11-0001) (CITY FILE NO. 24-006) WHEREAS, Bergeron Development (the "applicant") requests approval of "Fairway Shores Villas at Cook Lakes" a single-family residential subdivision on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Flearing and recommends approval, and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary PUD plan, subject to the following conditions. 1. A preliminary planned unit development (PUD) plan is approved for "Fairway Shores Villas at Cook Lake", in accordance with the plans and application received by the City on February 20, 2024, and revisions received April 10, 2024, April 12, 2024, April 23, 20241 and April 26, 2024, except as amended by this resolution. 1. The preliminary PUD plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan and the PUD standards in the ordinance. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat (Ordinance 2024-522 and Resolution 2024-56). 2. The applicant shall comply with all requirements of the Public Safety memo dated March 6, 2024. 3. The applicant shall comply with all requirements of the City Engineer's memo for civil review dated April 23, 2024. 4. The applicant shall comply with all requirements of the City Engineer's memo for stormwater review dated April 23, 2024. 5. The applicant shall comply with all requirements of the Infrastructure Feasibility Study dated September 2023. 6. The development is subject to review and approval by the Minnesota Department of Natural Resources. The applicant is required to secure all permits and approvals from the 7. The development is subject to review and approval by the Elm Creet Watershed applicant is required to secure all permits and approvals from the watershed. Page 1 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2024-55 May 271 2024 8. Should the adjacent development known as Chastek Family Farm not move fonivard on a shared timeline, the plans for this development are subject to modifications as approved by the City Engineer. This may include temporary turnarounds, easements, and other modifications to drainage. 9. All uses (allowed, accessory, conditional, interim, or administrative permit) identified in the single-family residential zoning districts (RSF-1, RSF-2, and RSF-3) are permitted uses within this PUD, subject to the standards in Section 1040.040, 1040.045, and 1040.050. 10. PUD flexibility is granted for the following lot standards to apply within this PUD. These standards will prevail over conflicting standards in the RSF-3 district and Shoreland Overlay District: Minimum Lot Area 6,875 square feet Minimum Lot Width 55 feet Minimum Principal Structure Setbacks - Front 25 feet - Front (porch less than 120 sq. ft.) 15 feet - Side 7.5 feet - Rear 25 feet Maximum Principal Building Height 25 feet Impervious Surface Coverage 45% 11. Additional flexibility is granted for the following as it relates to underlying architectural I equirements outlined in Section 1040.040, SUbd. 8 of the Zoning Ordinance: a. Front elevations can use up to 85% of a single material. b. Garages can comprise up to 650l. of the viewable ground floor street -facing linear building frontage. i. No more than 13 lots can be granted such flexibility. ii. Lots utilizing this flexibility must have a lot width between 60' to 70' This flexibility is intended to be used on Block 5 as noted in the preliminary plat or on the north end of the development. 12. In exchange for this flexibility, the applicant will: a. Preserve 50% of the healthy trees on the site. i. The applicant will not be penalized for removal of diseased, damaged, or dead trees indicated to be preserved in the final Tree Preservation Plan as long as documentation to this effect is provided to the City prior to removal. b. Primarily use tree and shrub species as listed on the preferred trees list in the City's Northeast District Plan and Design Guidelines (Appendix C). Page 2 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-55 May 21, 2024 c. Provide higher architectural standards as described and depicted in the applicant's narrative while meeting, if not exceeding, the requirements outlined in Section 1040.040, Subd. 8 unless deviations are specifically granted by the City. d. Provide lot size variety with at least 48% of the lots to exceed a lot width of 75' and at least 72% of the lots to exceed a lot area of 7,500 square feet. e. All overstory deciduous trees must be at least 3" in diameter at the time of planting. f. Ongoing collaboration with adjoining landowners. g. Provide a visual terminus with significant planting (the proposed entrance monument sign) on Fir Lane as residents enter the development to provide neighborhood identity. h. Provide extending internal landscaping. i. A minimum of 102 overstory trees and 11 understory trees. i. Provide extraordinary environmental protection with enhanced wetland buffers, particularly along Cook Lake, that exceed the required average determined by the quality of the wetland as outlined in Section 1050.010 of the Zoning Ordinance. j. Provide a 25' front setback. k. The applicant shall work with the golf course to provide a 10' chain link fence near the portion of the trail that overlooks the golf course. 13. A deviation to the 12% open space rule applicable to the requested lot width of this application is granted. a. At least 10.6% open space must be provided based on the net pre -development acreage of the site. b. This deviation is granted due to the enhanced Lake and the additional trail corridor proposed wetland buffers provided along Cook 14. A -foot rear rear setback must be applied to Lots 1-14, Block 1 and Lots 9-12, Block 5 to comply with the City's buffer yard ordinance in Section 1060.070, Subd. 2(J) of the Zoning Ordinance. This setback is subject to the use limitations outlined in Section 1060.070, Subd. 2(J)(1)(1) and applies to accessory structures as well as the principal dwelling. 15. Park dedication shall be satisfied by a combination of land and cash -in -lieu of land for the PUD. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 75 new single-family homes to the City. Page 6of8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2024-55 May 2 7 J 2024 b. Residents of the development will need access to nearby existing and future trails that do not exist today as guided by the Comprehensive Plan. c. The developer will receive park dedication credit for the portion of the trail easement that is not located in a wetland, wetland buffer, floodplain, or the public right-of-way. d. Cash -in -lieu of land will be used only for the acquisition and development of parks recreational facilities, playgrounds, trails, wetlands, or open spaces based on the approved park plan in the Comprehensive Plan. e. Park dedication funds will be collected at the time of the final plat in accordance with the City Code requirements adopted at the time the final plat is approved. 16. Homeowner's Association documents must be provided for review and approval with the final PUD application. a. The Homeowner's Association will be responsible for ongoing maintenance of all outlots, common areas, and sidewalks in the development. b. The Homeowner's Association is responsible for maintenance of the preserved trees noted in the Tree Preservation Plan. c. The documents should also address the required buffer yard setback and limitations applicable to Lots 1-141 Dlock 1 and Lots 9-12, Block 5 as indicated on the preliminary plat. 17. All permanent wetland buffer monument signs must be erected along wetland buffer lines as required by Section 0 7 of the Zoning Ordinance. a. Wetland buffer signs must be purchased from the City. b. Wetland buffer signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. Wetland buffer sign locations must be revised as wetland buffer widths are finalized. e. The installation of the wetland monument buffer signs plan must be certified by a registered land surveyor. according to the approved f. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. g. The existing wetland buffers proposed to remain are subject to an inspection by the City's Wetland Specialist to confirm these areas are undisturbed and are in acceptable condition prior to submittal of the final plat application. Page 4 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-55 May 21, 2024 h. For buffers to be established, a plan identifying the establishment and maintenance procedures shall be provided at the time of Final Plat. The City's Wetland Specialist will provide final approval for the seeding mix to be utilized in the wetland buffer. 18. A permanent sign permit is required for the proposed entrance monument. a. The entrance monument must comply with Chapter 82 of the City Code. 19. All house elevations must be submitted with building permits with dimensions and building material percentages to confirm compliance with Section 1040.040, Subd. 8 of the Zoning Ordinance, unless flexibility is granted as part of the PUD plan. 20. Prior to submittal of the PUD final plan and final plat, revised preliminary plans must address the following. a. All plans must be consistent. i. Existing and proposed drainage and utility easements shall be shown and clearly labeled on all plans. ii. Wetland buffer zones shall be clearly identified and labeled. iii. The wetland area used in exhibits to calculate density and open space must be consistent. b. Sidewalks must be extended up to the cul-de-sac of Streets C, D, and E. additional trail easement must be shown on the preliminary plat from the cul-de- sac of Street C to the east project boundary which is also the border of the City of Maple Grove and the City of Corcoran. i. The additional segment of the trail easement that is not wetland, wetland buffer, floodplain, or within the City's right-of-way will count towards park dedication. ii. The developer will not be responsible for constructing this portion of the trail. d. The proposed off -road trail location and wetland buffer widths must be revised to relocate the trail at least 5' outside of the wetland buffers for Wetland 1 and Wetland 3. e. The trail connection between this development and Bass Lake Crossing must provide a transition from a trail width of 8' to the existing trail width of 10' in Bass Lake Crossing. f. The final trail alignment to the property to the west will require further coordination. The final locations must align, which may require additional adjustments. Page5of8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-55 May 27) 2024 g. Proposed retaining wall #3 shall be relocated outside of the bufferfor Wetland 1, or the buffer in this area must be reduced to the retaining wall is at least 5' outside of the buffer. h. Drainage and utility easements are required over all outlots, wetlands, wetland buffers, the 1 00-year floodplain, and at the perimeter of lot lines. Additional easements are required as outlined in the Engineering Memo. i. The landscaping plan must be revised to show the proposed trees outside of the City's public right-of-way and at least 3' away from all property lines. j. Streetlighting must be shown on the development plans. i. Final locations will be approved with the small utility permit. ii. Lighting must comply with Section 1060.040 of the Zoning Ordinance. k. The Tree Preservation Plan must be revised to accurately reflect the proposed trees to be preserved. i. 50% of all healthy, significant trees must be preserved. 21. The development shall co ith 22. The new public streets shall follow the City's street naming policy. 23. An encroachment agreement shall be required for all site improvements or items placed within the City rights -of -way or easements. 24. All utility facilities, including but not limited to telephone, CATV, naturaland electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider's expense. 25. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5' from the property line. 26. All garages must have a minimum 22400t parking area in front of the garage that does not overlap into sidewalks, drives, or streets. 27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 28. All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit. 29. Trees in the front yard shall be planted prior to issuance of certificate of oc cupancy for Page 6 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-55 May 21, 2024 30. If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. 31. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of approved locations provided to the City 32. Prior to release of final plat for recording, the applicant must enter into the following: a. A Development Contract, including a financial guarantee to protect the work. b. A Stormwater Maintenance Agreement. VOTING AYE ® McKee, Tom ® Bottema, Jon ® Nichols, Jeremy ® Lanterman, Mark ® Vehrenkamp, Dean VOTING NAY U McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Lanterman, Mark ❑ Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 21 St day of May, 2024. ATTEST: Michele Friedrich —City Clerk r T6m McKee -Mayor City Seal Page7of8 City of Corcoran County of Hennepin State of Minnesota RESOLUTI®N No. 2024-55 ATTACHMENT A May 21, 2024 The Northeast Quarter of the Northeast Quarter of Section 25, Township 119, Range 23. (Torrens Property) Torrens Certificate No. 1017215