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HomeMy WebLinkAboutRES 2007-17 APPROVING A FINAL PUD DEVELOPMENT PLAN FOR UNITED PROPERTIES FOR "CORCORAN BUSINESS PARK" ON PROPERTY LAND LOCATED NORTH OF HIGHWAY 55 AND EAST OF PIONEER TRAIL CITY OF CORCORAN RESOLUTION 2007-17 Motion By: G r a b o w s k i Seconded By: T h o m a s APPROVING A FINAL PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN FOR UNITED PROPERTIES FOR "CORCORAN BUSINESS PARFC' ON PROPERTY LAND LOCATED NORTH OF HIGHWAY 55 AND EAST OF PIONEER TRAIL WHEREAS, United Properties has requested approval of a final PUD development plan for "Corcoran Business Park" on property legally described in Appendix A. WHEREAS, the preliminary PUD development plan has previously been reviewed and approved by the Corcoran City Council; 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 final PUD development plan, subject to the following conditions: 1. A final PUD development plan is approved for Phase I of Corcoran Business Park to allow the creation of 232,000 square feet of industrial space on 3 lots, in accordance with the plans and application received by the City October 23, 2006 and revisions received on February 8, 2007 and February 19, 2007, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Final Plat and Development Contracts. 3. The developer must submit a final PUD development plan and final plat for each future phase of development. No final approvals are granted at this time for Phase II and Phase III. 4. Development is subject to the preliminary approvals in Resolutions 2006-45, 2006-46-, 2006-47 and 2006-48. 5. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this final PUD development plan is contingent upon extension of these services to the site. Resolution 2007- Page 2 6. 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. 7. All uses allowed in the BP zoning district shall be allowed on Lots 1-3, Block 1 (Phase I). 8. The developer must revise the plans to comply with the following conditions prior to release of the final plat: Architectural and Design standards a. The final plans are approved for Phase 1 (Buildings 4-6) with the following changes: i. Building 4 must be revised to show glass/storefront glazing and the front and side building elevations at least equal to the percentages approved on each elevation as part of the preliminary PUD development plan approval. ii. Building 6 must be revised to show glass/storefront glazing and the front and side building elevations at least equal to the percentages approved on each elevation as part of the preliminary PUD development plan approval. b. The applicant shall additional information about the proposed "roof screen" must be provided to ensure that materials, color and coverage are consistent with ordinance requirements. Equipment must be screened from view in a way that is integral to the architecture of the building, as shown on the current plans. Metal fencing or mechanical vent screens alone are not sufficient. c. The wing wall on building 4 (Lot 1) shatl be extended to fully screen trucks at the loading dock from residential property. Landscaping d. To the maximum extent possible, existing trees on site shall be transplanted on site as part of the project. The plans shall be revised to identify the transplanted trees. e. Retaining wall details must be provided. f. The retaining walls and fence on the north side of the backage road are located on or in the public right-of-way. These structures will be maintained by the City. Resolution 2007- Page 3 g. The developer should 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 9-10 Green Spire Lindens could be added on the north side of the frontage road (and an equal number of coniferous trees removed) to continue the street tree theme. h. 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. The "typical section" on sheet L1 shows the required screening, but the plans do not show the required screening on the Lot 5 north lot line nor the Lot 6 north and south lot lines. i. The plant schedule and overall site landscape requirements sheets on Sheet L1 are inconsistent and must be corrected. j. A maintenance plan must be provided for seeded areas. k. The developer must provide details, including material colors and samples, for the gazebo proposed near the pond. The gazebo shall be constructed in Phase I. I. The association shall be responsible for planting, irrigation and maintenance of public street landscaping. Association documents must address this requirement and be submitted for City review and approval. Lighting m. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1060.040 of the ordinance. Lighting details (including cut sheets for all lighting fixtures) shall be submitted for City review and approval. n. Streetlights shall not exceed 30 feet or the height of the building, whichever is less. The plans show freestanding fixtures at 32.5 feet high. The plans must be revised to comply with ordinance requirements. Signage o. Plans must be revised to dimension the required 10-foot sign setback from all property lines. � Resolution 2007- Page 4 p. Two development signs may be allowed, but shall not exceed 10 feet in height. The plans must be revised to remove the top cap to comply with the height requirement. q. Six address signs shall be permitted, but shall not exceed 6 feet in height. The plans must be revised to remove the top cap to comply with the height requirement. r. Sign lighting must be in compliance with ordinance requirements. s. Details about sign materials (including material samples), lighting and colors must be included submitted. Parking t. The applicant shall identify how snow removal will be accommodated. 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. u. Parking shall be required to comply with all ordinance requirements for minimum number of required spaces on each lot. v. Parking dimensions and drive aisle dimensions shall be shown on the Phase I plans in compliance with ordinance requirements. w. The plans must comply with ADA requirements for handicapped parking. x. PUD flexibility was granted to allow a 10-foot parking and drive aisle setback along the frontage road. The site plan must be revised to clearly dimension the 10-foot parking and drive aisle setback. Streets and Utilities y. The right-of-way for the entire new public street within the project shall be dedicated and constructed with the final plat for Phase I of the development. z. All improvements proposed within the backage road right-of-way (including fencing, landscaping, sidewalks and trails) shall be constructed in Phase I. aa. Sheet C3.0 must be revised to ensure that the roadway sections match the plans. � Resolution 2007- Page 5 bb. Sheet A1 must be revised to clearly show the right-of-way. This line is especially unclear near the Phase 2 development area. cc. The development shall comply with the Fire Chief's requirements regarding fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. dd. The existing conditions plan must be revised to show all existing drainage and utility easements. ee. The developer should identify any existing easements on the existing conditions drawing that were dedicated with the previous lot split. The applicant must submit a request for vacation of these drainage and utility easements. ff. The developer must work with Medina Electric to vacate the septic easement, as the septic area will be destroyed with development of the site. i. A copy of the easement vacation must be provided to the City for review and approval prior to issuance of grading permits. ii. The developer's grading plan shall be revised to note that the existing septic system cannot be destroyed until temporary sanitary sewer service is provided for Medina Electric by the developer. gg. The developer shall be responsible for extending sewer to Medina Electric. The cost of the construction shall be bome by the developer. The plans shall be revised to show these utility extensions. Sidewa/ks and Trails hh. Sidewalks and trails shall be as shown on the plans, except as otherwise 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 Building 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 bituminous. ii. The trail shall be 8-foot bituminous with a minimum of 7 feet of landscaped boulevard adjacent to the street on the south side of the street as shown on the plans. iii. On the north side of the street, a 5-foot concrete sidewalk shall be provided. a) The plans shall be revised to provide a minimum boulevard width of 6 feet. � Resolution 2007- Page 6 b} The sidewalk will need to be shifted 2 feet north to accommodate the boulevard and would encroach one foot into the adjacent outlots. Sidewalk/trail easements will be provided adjacent to the right-of-way. ii. The trails and sidewalks adjacent to the new public street within the project shall be constructed with Phase I of the development. jj. A 10-foot sidewalk/trail easement shall be provided adjacent to the Pioneer Trail right-of-way and the new public street right-of-way. i. This trail easement will be used for construction of sidewalks/trails and for snow storage. ii. This trail easement will overlap the drainage and utility easement. iii. The trail easement documents must be filed with the final plat. kk. 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 exceed 70°� impervious surface coverage. The right-of-way shall not be included in this calculation. The table on Sheet AO shall be revised to include percentages. Drainage/Stormwater Management II. The applicant shall obtain plan approval from the Elm Creek Watershed District and the City of Corcoran, including the proposed wetland impacts and mitigation. mm. The developer must comply with all conditions from Elm Creek Watershed District. nn. Wetland buffer monument sign details shall be added to the plans as required by Section 1050.010 of the Zoning Ordinance. oo. Sheet W1.0 must be revised for consistency between the legend and the buffer strip performance standards note regarding seeding. Miscellaneous pp. The applicant shall comply with all conditions in the City Engineer's letter dated February 20, 2007. qq. 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. � Resolution 2007- Page 7 rr. The plans shall be revised to clearly show the limits of Phase I improvements. ss. All overhead utility lines on site shall be buried with this project. tt. No idling trucks shall be allowed at the loading docks on Building 5 between the hours of 11:30 p.m. and 5:00 a.m. uu. Park dedication shall be cash in lieu of fees due at the time of final plat, subject to the park dedication policy in effect at the time the final plat is released for filing. i. The developer may choose to pay the park dedication at this time for the entire site, or ii. The developer may choose to pay park dedication for only Phase I. a) Park dedication for future phase would be due at the time of final plat and would be subject to park dedication fees in place at the time the final plat for each phase is released for filing. b) The developer must provide net areas for Phase I, Phase II and Phase Itl. vv. The developer shall be responsible for maintenance of the pond and must enter into a pond maintenance agreement with the City. 9. The following items must be addressed prior to issuance of building permits: a. The developer must provide the City with proof of recording the final plat, all required easements and other development documents at Hennepin County. b. The developer must install wetland buffer monuments prior to issuance of building permits for adjacent buildings. c. All existing accesses onto Highway 55 must be eliminated. No new access onto Highway 55 shall be permitted. d. Existing on-site wells and septic systems must be abandoned in accordance with state and local regulations. e. The developer shall submit parking calculations with tenant information at the time of building permit application to ensure adequate parking is provided for each lot. � Resolution 2007- Page 8 ADOPTED by the City Council this�"� day of 1�1�� 2007. 12th April VOTING AYE VOTING NAY � Guenthner, Ken Guenthner, Ken x Grabowski, Chuck Grabowski, Chuck X Thomas, Ron Thomas, Ron Jacobs, Paul X Jacobs, Paul Hudok, Christopher � Hudok, Christopher � Ken Guenthner, Mayor City Sea/ ATTEST: Sue Vergin, Actin ity Clerk � • Resolution 2007- Page 10 APPENDIX A Existing Legal Description 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 (delta 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 (delta 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 comer of said Southeast Quarter of the Southwest Quarter, thence South along the east line thereof to the southeast corner af 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. TOGETHER WITH: 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. TOGETHER WITH: ' � Resolution 2007- Page 11 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. TOGETHER WITH: 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.