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HomeMy WebLinkAboutRES 2006-47 APPROVING A PRELIMINARY PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN FOR UNITED PROPERTIES FOR "CORCORAN BUSINESS PARK" ON PROPERTY LOCATED NORTH OF HIGHWAY 55 AND EAST OF PIONEER TRAIL C':� !' ' ' ! �.. n r� — - i'v i a _ _ f CITY OF CORCORAN RESOLUTION 2006-47 APPROVING A PRELIMINARY PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN FOR UNITED PROPERTIES FOR "CORCORAN BUSINESS PARK" ON PROPERTY LAND LOCATED NORTH OF HIGHWAY 55 AND EAST OF PIONEER TRAIL WHEREAS, United Properties have requested approval of a PUD for "Corcoran Business Park" on property legally described in Appendix A. WHEREAS, the Planning Commission has reviewed the PUD at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request by United Properties for a PUD, subject to the following conditions: 1. A PUD preliminary plan is approved to allow the creation of 544,720 square feet of industrial and commercial space on 8 lots, in accordance with the plans and application received by the City May 12, 2006 and revisions received on July 5, 2006, August 3, 2006 and August 11, 2006, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Comprehensive Plan Amendment to reclassify certain property from Existing Residential to Business Park. 3. Approval is contingent upon City Council approval of the rezoning from A and BP to PUD. 4. Approval is contingent upon City Council approval of the preliminary plat. 5. Development standards for the PUD shall be as indicated on the plans dated August 11, 2006, except as amended by this resolution. 6. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this PUD is contingent upon extension of these services to the site. 7. The PUD general plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. Resolution 2006-47 Page 2 8. PUD flexibility is granted to allow the following as shown on the August 11, 2006 plans: a. Reduced lot depth on Lot 1, b. Reduced parking setbacks (10 feet on the frontage road. A 76-foot setback on Highway 55 is allowed by right with the additional landscaping proposed), c. Additional signage, d. Increased impervious surFace area on individual lots, 9. All platted lots shall comply with the BP district standards, except that Lot 5 shall be allowed a 77-foot parking setback from Highway 55, 10-foot parking setback from the frontage road and 0-foot parking setbacks shall be allowed internal to the retail portion of the site where shared parking and drive aisles are proposed. 10.A11 uses allowed in the BP zoning district shall be allowed on Lots 4-8. All uses allowed in the C1 and C2 zoning districts shall be allowed on Lots 1-3, except that no motor fuel stations shall be allowed. 11.The developer must comply with the following conditions prior to approval of the final plat: Architectural and Design standards a. The developer shall submit a design palette for entire project for City review and approval. The palette shall include material samples and colors for siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall be harmonious throughout the development. b. All building elevations shall receive equal treatment and visual qualities. c. The west elevation of Lot 1, which faces Pioneer Trail, and the east elevation of Lot 3 shall be revised to include additional glass and/or other architectural detailing to provide interest on these very visible elevations. d. The applicant shall revise the plans to comply with Section 1060.030 of the Zoning Ordinance regarding screening of rooftop equipment. Additional information about the proposed "roof screen" must be provided to ensure that materials, color and coverage are consistent with ordinance requirements. e. Intemal trash enclosures shall be required for the retail buildings (Lots 1- 3). The plans shall be revised accordingly. � j Resolution 2006-47 Page 3 f. The applicant is proposing exterior trash enclosures for all industrial buildings, but no details have been provided. Elevations and materials must be provided for each of the trash enclosures to ensure compliance with the Zoning Ordinance. i. The Zoning Ordinance states that trash and recycling areas should be designed internal to the buildings, but exterior trash enclosures may be acceptable if the enclosures are conveniently located and designed to match the building. The applicant must provide additional information to ensure that the trash enclosures are large enough to accommodate the proposed users and are reasonably located. ii. The final plan shall be submitted for review and approval by the City with the final PUD development plan. g. The wing wall on building 4 shall be extended to fully screen trudcs at the loading dock from residential property. h. The plans shall be revised to include emergency exits (pedestrian egress doors) from the intemal truck loading areas on Buildings 7 and 8. The buildings must still comply fully with Section 1060.060, Subd. 3(F) of the Zoning Ordinance, which requires these loading areas to be compfetely screened by an intervening building. Landscaping and Lighting i. Retaining wall heights, locations and details must be provided. j. The developer shall work with staff to revise the landscape plan on the north side of the frontage road. The plans shall provide screening from the residential properties on Wagon Wheel Lane. The applicant shall: i. Revise the current plan to provide shade trees on the north side of the frontage road, in addition to the proposed conifers, in order to continue the streetscape throughout the development. It appears that some Green Spire Lindens could be added on the north side of the frontage road to continue the street tree theme. ii. The applicant shall add a 4-foot chain link security fence in lieu of some of the proposed landscaping in this area. k. The landscape plan must be revised to identify the number of each shrub species to be planted. I. The landscape plan must be revised to provide details to ensure compliance with ordinance requirements that parking areas adjacent to residential properties and public streets be screened to a height of 3 feet. . �� Resolution 2006-47 Page 4 m. Tree preservation is encouraged, particularly in those areas adjacent to residential property. The applicant shall revise the plans to ensure consistency between the tree preservation, grading and landscape plans. n. The applicant must provide a landscape plan with details about planting in those areas adjacent to the pond and Highway 55 with steep slopes. These areas cannot be mowed and will be difFcutt to maintain, which will provide an opportunity for the use of native plants as described in the AUAR. o. The developer must provide details, including building elevations and material samples, for the picnic shelter proposed on Lot 7. p. The developer must submit an irrigation plan for review and approval by the city. The irrigation plan shall include reuse of the storm water for irrigation, as well as a secondary water source. q. The developer shall provide irrigation for the new public street landscaping. r. The association shall be responsible for planting, irrigation and maintenance of public street landscaping. Association documents must be submitted for City review and approval. s. Exterior lighting shaff be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1040.040 of the ordinanoe. Lighting details (including cut sheets for all building lighting) shall be submitted for City review and approval. t. The lighting plan is illegible and must be revised to show compliance with Section 1040.040. u. Streetlights shall not exceed 30 feet or the height of the building, whichever is iess. v. A master sign plan for the development shall be submitted for Planning Commission review and approval as part of the final PUD development plan. i. Signs must be located outside of the public right-of-way. ii. Signs must be located outside of the sight visibility triangle. iii. Signs must comply with the 10-foot setback. , � Resolution 2006-47 Page 5 iv. Two development signs may be allowed, but shall not exceed 10 feet in height. v. Six address signs shall be permitted as shown on the plans. vi. Lighting must be in compliance with ordinance requirements. vii. Details about material, lighting and cotors must be included. viii.Wall signage shall be reviewed as part of the master sign plan submittal. Parking w. No parking shall be permitted on the new public street. x. The applicant shall also identify how snow removal will be accomm�ated. The plan does not appear to have space for on-site snow storage and snow removal in the loading areas will be required. A snow storage/snow removal plan shall be submitted with the Final PUD Development Plan. y. The developer shall submit parking calculations shall be submitted with tenant information at the time of final PUD development plan application. z. Parking shall be required to comply with all ordinance requirements for minimum number of required spaces on each lot. aa. Shared parking and drive aisles will be permitted on the retail lots (Lots 1-3). bb. Parking dimensions and drive aisle dimensions shall be shown on the plans in compliance with ordinance requirements. cc. The plans must be revised to comply with ADA requirements for handicapped parking. dd. The applicant must revise the plans to show compliance with requirements in Section 1060 of the Zoning Ordinance for a drive-though business if such businesses are proposed. No approvals for drive- through businesses are granted at this time. ee. The ptans shall be revised to provide truck turning patterns and turning radius to ensure compliance with ordinance requirements and site feasibility. Streets and Utilities Resolution 2006-47 Page 6 ff. Utilities shall be stubbed to the property lines for future extension to adjacent properties. gg. Additional right-of-way may also be required at Pioneer Trail to accommodate turn lanes and shall be determined by the City Engineer. hh. The right-of-way for the entire new public street within the project shall be dedicated with the final plat for the first phase of the development. ii. The development shall comply with the Fire Chief's requirements regarding fire flow calculations, the location of fre hydrants, fire department connections, and fire lane signage. jj. The existing conditions plan must be revised to show all existing drainage and utility easements. kk. The applicant must submit a request for vacation of the existing drainage and utility easements. II. The developer must work with Medina Electric to vacate the septic easement, as the septic area will be destroyed with development of the site. A copy of the easement vacation must be provided to the City for review an approval. mm. The developer shall be responsible for extending sewer and water to Medina Electric. The cost of the construction shal{ be borne by the developer. The plans shall be revised to show these utility extensions. Sidewalks and Trails nn. Sidewalks and trails shall be as shown on the plans, except as othervvise noted. i. Due to site constraints, the trail will be 10-feet wide directly behind the curb between Pioneer Lane and the east edge of buitding 4 on the south side of the frontage road. The trail shall be 2 feet of concrete directly behind the curb and then 8 feet of b�uminous. ii. The trail shall be 8-foot bituminous with a minimum of 7 feet of landscaped boulevard adjacent to the street on both the north and south sides of the street as shown on the plans. oo. The developer must clearly distinguish betvveen the public trails and the private sidewalks. Details must be provided for City review and approval. Resolution 2006-47 Page 7 pp. A 10-foot trail easement shall be provided adjacent to the Pioneer Trail right-of-way. qq. The developer must provide details, including building elevations and material samples, for the picnic shelter proposed on Lot 7. rr. An easement shall be provided over the trail at the Pioneer Trail intersection where the trait is I�ated outside of the public right-of-way. ss. A 5-foot trail easement must be provided adjacent to the trails on the new frontage road. The easement would be primarily for snow storage. tt. Impervious surFace area for this project shall be calculated based on the overall development (Lots 1-8 in total, rather than individual lots) and shall not exc:eed 70°� impervious surFace coverage. The right-of-way shall not be included in this calculation. Drainage/Stormwater Management uu. The applicant shall obtain approval of the land development plan by the Elm Creek Watershed District and the City of Corcoran, including the proposed wetland impacts and mitigation. w. The developer must comply with all conditions from Elm Creek Watershed District. ww. A wetland mitigation plan must be submitted for review and approval by Elm Creek Watershed District. xx. The plans shall be revised to dimension the required wetland buffers and setbacks as required by Section 1050.010 of the Zoning Ordinance. yy. The plans shall be revised to identify the wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. zz. Drainage and utility easements must be provided over all wetlands and ponds. Miscellaneous aaa. The applicant shall comply with all conditions in the City Engineer's letter dated July 26, 20�. , � Resolution 2006-47 Page 8 bbb. The final PUD development plan and final plat shall be submitted within one year of the preliminary PUD development plan and preliminary plat approval. ccc. The phasing plan shall be in accordance with the plans submitted by the applicant. Phase II (the retail portion) shall not be allowed until a signal is installed at the intersection of Highway 55 and Pioneer Trail. ddd. All overhead utility lines on site shall be buried with this project. eee. No idling trucks shall be allowed at the loading docks on Building 5 befinreen the hours of 11:30 p.m. and 5:00 a.m. 12.The following items must be addressed prior to release of the final pfat for filing at Hennepin County: a. Park dedication shall be cash in lieu of fees due at the time of fina{ plat, subject to the park dedication policy in effect at the time the final plat is released for filing. b. Cross access and maintenance agreements for parking and drive aisles shall be recorded with the final plat for all shared drives and parking areas. These documents must be submitted for City review and approval. c. Retaining walls within the right-of-way shall be maintained by the developer and shall be noted in the association documents. These documents must be submitted for City review and approval. 13.The following items must be addressed prior to issuance of building permits: a. The developer must install wetland buffer monuments prior to issuance of building permits for adjacent buildings. b. All existing accesses onto Highway 55 must be eliminated. No new access onto Highway 55 shall be permitted. c. Existing wells and septic systems must be abandoned in accordance with state and local regulations. Resolution 2006-47 Page 9 ADOPTED by the City Council this 24th day of August 2006. VOTING AYE VOTING NAY Cossette, Tom X Cossette, Tom X Grabowski, Chuck Grabowski, Chuck Jacobs, Paut X Jacobs, Paul X Lymangood, Chuck Lymangood, Chuck X Thomas, Ron Thomas, Ron l' Tom Cossette, Mayor City Seal ATTEST: �c..� �..�-�-.Q Bea Lindberg, City erk . � Resolution 2006-47 Page 10 APPENDIX A Existing Legal Description Parcel A The West 561.81 feet of the Southwest Quarter of the Southeast Quarter of Section 32, Township 119, Range 23, Hennepin County, Minnesota, EXCEPT that part taken for State Highway No. 55. And That part of the Southeast Quarter of the Southwest Quarter of said Section 32 described as follows: Commencing at a point on the west line of said Southeast Quarter of the Southwest Quarter a distance of 455.00 feet South of the northwest corner thereof; thence East parallel with the north line of said Southeast Quarter of the Southwest Quarter a distance of 240.00 feet; thence on a tangential curve to the left having a radius of 111.96 feet (delta angle of 30 degrees 00 minutes) a distance of 58.62 feet; thence on a tangential curve to the right having a radius of 111.96 feet (de�a angle of 30 degrees 00 minutes) a distance of 58.62 feet; thence East tangent to said curve a distance of 173.04 feet; thence on a tangential curve to the left having a radius of 111.96 feet (delta angle of 30 degrees 00 minutes) a distance of 58.62 feet; thence on a tangential curve to the right having a radius of 111.96 feet (defta angle of 30 degrees 00 minutes) a distance of 58.62 feet; thence East tangent to said curve a distance of 265.00 feet to the actual point of beginning of the tract of land to be herein described; thence North parallel with said west line a distance of 30.00 feet; thence East parallel with said north line of 253.04 feet, more or less, to a line drawn parallel with and distant 1155.00 feet East of said west line; thence North parallel with said west line 365.00 feet to said north line; thence East along said north line a distance of 172.55 feet, more or less, to the northeast corner of said Southeast Quarter of the Southwest Quarter, thence South along the east line thereof to the southeast comer of said Southeast Quarter of the Southwest Quarter; thence West along the south line thereof to a line drawn parallel with said west line from the actual point of beginning; thence North parallel with said west line to the actual point of beginning. EXCEPT that part thereof lying within a radius of 60.00 feet of the actual point of beginning. Also EXCEPT that part taken for State Highway No. 55. Parcel B That part of the Southwest Quarter of the Southeast Quarter of Section 32, Township 119, Range 23, Hennepin County, Minnesota, lying West of the East 220.00 feet thereof and lying East of the West 561.81 feet thereof and that part of the East 220.00 feet of said Southwest Quarter of the Southeast Quarter, lying North of the south 535.00 feet thereof; EXCEPT that part taken for State Highway No. 55. Resolution 2006-47 Page 11 Parcel C That part of the West 901.96 feet of the Southeast Quarter of the Southwest Quarter of Section 32, Township 119, Range 23, Hennepin County, Minnesota, lying East of the centerline of Pioneer Trail. Except the North 757.00 feet thereof. Also except the right of way for State Highway Number 55. And also except any part thereof contained within the description of the land in the Contract for Deed recorded November 6, 1996 in the office of the Hennepin County Recorder as Doc. No. 6658801. Also that part of the Southwest Quarter of the Southwest Quarter of Section 32, Township 119, Range 23, Hennepin County, Minnesota, lying East of the Centerline of Pioneer Trail and lying South of the North 757.00 feet thereof. Parcel D - per Hennepin County Tax Parcel Description That part of E 133 79/100 Ft of W 901 96/100 Ft of N 757 Ft of SE 1/4 of SW 1/4 lying sly of road.