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HomeMy WebLinkAboutResolution 2024-50 Approving Preliminary Plat Heather Meadows 3rdCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NU. 2024-50 Motion By: McKee Seconded By: Vehrenkamp June 215 2024 A RESOLUTION APPROVING A PRELIMINARY PLAT FOR "HEATHER MEADOWS 3RD ADDITION" ON THE PROPERTIES LOCATED NEAR OAKDALE DRIVE AND HEATHER LANE (PID 05-119-23-31-0001; 05-119-23-32-0001; 08-119-23-22-0011) (CITY FILE NO. 24-002) WHEREAS, Mark and Markus Lee ("the applicant") request approval of a preliminary plat to create 12 single-family lots and 2 outlots from three properties described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED preliminary subject to the following finding that the Corcoran City Council approves the request for a s and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on January 22, 2024, with additional material received as of April 2, 2024, April 3, 2024, April 11, 2024, April 12, 2024, April 22, 2024, and April 29, 2024, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the variance for Lot 1, Block 4 and Lot 1, Block 5 tU not front a paved street, internal to the site. The applicant shall comply with all conditions of approval. 3. The applicant shall comply with all requirements in the City Engineer Memo dated April 23, 2024. 4. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 5. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. Page 1 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024=50 June 27, 2024 e. Wetland buffers must a" and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. The City's wetland buffer specialist must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and in an acceptable condition. This must be completed prior to submittal of the final plat application. g. The minimum and maximum dimensions of all wetland buffers must be confirmed. h. Spacing between wetland buffer monument signs cannot exceed 200'. i. Two additional wetland buffer monument signs are needed on Wetland 3 where the buffer crosses the shared lot line of Lot 4 and Lot 5 of Block 2. j. Wetland buffer plantings and wetland buffer monument signs are deferred on OutlotA and Outlot B until the property is no longer farmed or is further developed, whichever comes first. The planting and sign requirement for these buffers will be based on the prevailing ordinance at such time. 6. Park dedication shall be satisfied by cash -in -lieu of land. 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 10 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks that do not exist today as guided by the Comprehensive Plan. c. Cash -in -lieu of land will be used only for the acquisition and development of parks, recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 3 units an acre or an equivalent market value in cash, resulting in estimated park dedication fees of $59,540. 7. All homes must meet the minimum residential building standards outlined in Section 1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance. 8. All residential lots must have a minimum of 2 parking spaces. 9. If a conditional use permit for Lot 1, Block 4 is not granted to allow an agricultural accessory structure footprint of 7,428 square feet, the plans must be revised to reduce the Page 2 of 8 City of Corcoran County of Hennepin State of Minnesota footprint to the square foot 1030.0201 S u bd . 4. June 27, 2024 RES®LU`TION NO. 2024-50 age allowed for accessory structures on a 4-acre lot per Section 10. If a variance is not granted to waive the planted buffer requirement of 100' on Lot 1, Block 4 and Lot 1, Block 5, the plans must be revised to show a buffer yard that complies with this requirement as outlined in Section 940.050, Subd. 1(D)(7). a. The preliminary plat must be revised to remove or relocate structures within the 100' buffer. b. The landscaping plan must be revised to show the landscaping within the buffer area as required. 11. If a variance is not granted fora 91' setback for an existing agricultural structure on Lot 1, Block 4, then the plans must be revised to indicate the building will be removed or relocated. 12. The previous perimeter drainage and utility easement on Outlot A of Heather Meadows 2nd Addition must be vacated with the final plat to allow for new perimeter drainage and utility easements to be established based on the proposed lot lines. 13. Well locations are subject to approval by the Minnesota Department of Health. preservation, restoration, and management plan for the open space shall be submitted with the final plat. 15. Outlot A and Outlot B will be protected by a restrictive covenant in favor of the City that will remain in place until such time that municipal sewer and water are available to serve the site. The covenant will outline the following options in how the open space can be owned until municipal services are available: a. The open space outlots can be dedicated to the City if accepted by the City. b. The open space outlots can be sold to the owner of Lot 1, Block 4. c. The open space outlots can be dedicated to a Homeowners Association that comprises a majority of the homes within this development. d. The open space outlots can be sold to a developer once municipal sewer and water are available. 16. The applicant must use a native seed mix for all public rights -of -way. 17. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: Page3of8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2024-50 June 27, 2024 i. The eastern lot line of Lot 1, Block 5 shall be moved to the west per the Engineering Memo to allow for a future permittable road connection from Oakdale. 1. The final lot line location for this lot shall be approved by the City Engineer. It is expected that the lot line must be moved at least 9' to the west. 2. The ghost plat shall also be revised accordingly 3. Should it be determined that this requirement creates a conflict with the actual location of the existing septic system, the applicant has two options. a. Identify two new suitable septic sites for this lot to be approved by Hennepin County and remove the existing system as part of the required site improvements for the plat. b. Apply for and be granted approval of a rezoning and a planned unit development (PUD) plan to allow for deviation from the minimum lot standards and the use of off -site septic. ii. An alternative septic site must be shown and approved by Hennepin County for Lot 1, Block 4 andBlock 5. 1. If a suitable alternative septic site cannot be found within the proposed lot boundary, the applicant must either: a. Adjust the boundary for the affected lot(s); or b. Apply for and be granted approval of a rezoning and a planned unit development (PUD) plan allowing for deviation in minimum lot standards and/or off -site septic. iii. The upland acreage of the open space outlots (defined as gross acres minus wetlands, floodplains, land below the 100-year ordinary high-water level, and any water bodies) must be confirmed to meet or exceed 22.06 acres. iv. The minimum, maximum, and average width of each wetland buffer shall be provided. v. Show two additional wetland buffer monument signs on Wetland 3 where the buffer crosses the shared lot line of Lot 4 and Lot 5 of Block 2 as required by Ordinance. b. Revise the preliminary plans to satisfy the Engineering Memo, Page 4 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTI®N NO. 2024-50 This includes providing a formal Tree Removal Plan. June 27, 2024 c. Revise the preliminary landscaping plan to confirm compliance with Section 106000700 i. Minimum size at the time of planting. ii. Indicate tree species. No more than 33% of the planted trees can be of the same species. iii. Indicate use of a native seed mix for planting in the public rights -of -ways. d. Revise the existing conditions survey to reflect the existing perimeter drainage and utility easement on Outlot A of Heather Meadows 2nd Addition. 18. With the final plat submittal, the applicant must create language for an architectural theme to be applied to the 10 new lots as a deed restriction or within Homeowners Association documents. 19. The final locations for street lighting will be approved by Public Safety and the City Engineer. a. If required, the applicant shall provide specifications that demonstrate compliance with Section 1060.040 (Lighting) of the Zoning Ordinance. 20. Drainage and utility easements shall be stormwater ponds, floodplain, and outlots. provided over all wetlands, wetland buffers, 21. Drainage and utility easements shall be provided along the perimeter of all units. 22. A temporary cul-de-sac easement and agreement for the proposed cul-de-sac at the end of Heather Lane must be recorded with the final plat. 23. The applicant is responsible for the cost of modifying and extending the existing driveways and culverts along Heather Lane as found to be necessary to extend the roadway. a. The applicant is expected to work with affected property owners to minimize disruptions. b. The applicant is responsible for correcting any localized damage to the existing portion of Heather Lane that is attributed to the construction project. 24. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the Subdividers 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. Page 5of8 City of Corcoran County of Hennepin State of Minnesota RES®LUTION NO. 2024-50 June 27, 2024 26. 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. 27. If a Homeowners Association is to be created, the applicant shall provide copies of the Homeowner's Association Documents/Covenants for City review as part of the final plat application. 28. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 29. 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 unless an alternative timeline is approved by the City. 30. Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless an alternative timeline is approved. 31. Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 32. Sign permits will be required prior to construction of any signs, temporary or permanent. 33. The final plat shall address all conditions of approval. 34. Prior to release of final plat for recording, the applicant shall enter into the following: a. A Development Contract to provide a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. A temporary cul-de-sac easement and agreement. 35. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. Page 6 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 McKee, Tom ® Bottema, Jon ® Nichols, Jeremy ® Lanterman, Mark ® Vehrenkamp, Dean June 27, 2024 VOTING NAY ❑ McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Lanterman, Mark ❑ Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27t" day of June 2024. ATTEST: Jay Tob n 1 ty Adi inistrator Tbm Kee -Mayor Page 7 of 8 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 ATTACHMENT A June 27, 2024 Outlot A, HEATHER MEADOWS, Hennepin County, Minnesota, according to the recorded plat thereof. AND The East Half of the West Two -Thirds of the Southwest Quarter of Section 5, Township 119, Range 23, Hennepin County, Minnesota.