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HomeMy WebLinkAboutResolution 2013-61 - Approving Preliminary PUD for RaviniaCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 Motion By: Thomas Seconded By: Asleson December 23, 2013 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "RAVINIA" FOR PROPERTY AT GLEASON ROAD AND COUNTY ROAD 101 (PID 36 -119- 23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23- 24- 0003,36- 119 -23 -21 -0001) (CITY FILE 13 -025) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval of a preliminary PUD development plan for 426 single family homes on a 266.57 -acre parcel legally described as: See Attachment A WHEREAS, the Planning Commission has reviewed the plan 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 for a preliminary PUD development plan, subject to the following conditions: A preliminary PUD development plan is approved to allow the creation of 426 single family lots and several outlots, in accordance with the application materials and plans received by the City on October 23, 2013, revisions received October 24, 2013, November 19, 2013 and November 20, 2013, December 5, 2013, December 11, 2013 and December 16, 2013, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. The application shall comply with all conditions in the City Engineer's memo dated November 26, 2013 and December 12, 2013. 4. The application is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 5. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County, including the comments in the November 15, 2013 letter. 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. Page 1 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 December 23, 2013 7. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 8. All platted residential lots shall comply with the following setbacks: 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 10. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled to match the exterior of the home. 11. Except as noted above, all Design Requirements for the RSF -2 district shall be met. 12. The community building in the private park shall be designed to be architecturally compatible with the homes and compatible with the PUD architectural design standards. A final plan must be submitted for review and approval with the final PUD development submittal. 13. The developer shall submit a design palette for entire project for City review and approval. The palette shall include colors for siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall be harmonious throughout the development. a. The developer is encouraged to highlight a color palette with a variety of color options for buyers to choose from. 14. All building elevations shall receive equal treatment and visual qualities. No blank elevations will be allowed. 15. The applicant shall provide copies of the HOA documents /covenants for City review. The HOA documents must include architectural review standards /process, maintenance requirements and accessory building /structure and fence restrictions. Page 2 of 7 60 -foot lots 65 -foot lots 75 -foot lots Front, From Count Road 101 100 feet 100 feet 100 feet Front, From all other streets 20 feet 20 feet 20 feet Front Porch < 120 s quare feet 15 feet 15 feet 15 feet Side livin Side (garage) (Minimum separation between structures on ayacent parcels shall be 10 feet.) 7.5 feet 7.5 feet 10 feet 5 feet 10 feet 5 feet Rear 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 35 feet 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 10. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled to match the exterior of the home. 11. Except as noted above, all Design Requirements for the RSF -2 district shall be met. 12. The community building in the private park shall be designed to be architecturally compatible with the homes and compatible with the PUD architectural design standards. A final plan must be submitted for review and approval with the final PUD development submittal. 13. The developer shall submit a design palette for entire project for City review and approval. The palette shall include colors for siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall be harmonious throughout the development. a. The developer is encouraged to highlight a color palette with a variety of color options for buyers to choose from. 14. All building elevations shall receive equal treatment and visual qualities. No blank elevations will be allowed. 15. The applicant shall provide copies of the HOA documents /covenants for City review. The HOA documents must include architectural review standards /process, maintenance requirements and accessory building /structure and fence restrictions. Page 2 of 7 City of Corcoran December 23, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 16. The applicant shall develop and implement architectural review and design guidelines for all homes and park buildings. The guidelines must be submitted for City review and approval and be adopted as part of the HOA documents. 17. The developer shall provide centralized mailbox locations. These mailbox locations shall be designed to be architecturally compatible with the other structures in this development. A revised mailbox plan shall be provided for City review and approval. Parking 18. The developer shall revise the plans to provide additional parking or a proof of parking plan for the private park. 19. No parking shall be permitted on Gleason Road. Landscaping and Lighting 20. A revised landscape plan shall be provided for City Council review prior to approval of the final plat and PUD final plan. The revised plan shall identify the number, location, species and plant sizes and locations to ensure compliance with the Section 1060.070 of the Zoning Ordinance. 21. Boulevard canopy trees shall be planted in median and boulevards of the Gleason Road parkway. A mix of ornamental trees, perennials and annuals shall also be provided in the median. 22. The developer shall work with the property owners at 6539 and 6536 Hunter Lane to develop a buffer from the new Gleason Parkway. This could include either fencing on the property line or some additional planting on private property. The solution must be presented for City Council approval with the final PUD development plan. 23. The developer shall submit a revised landscape plan for City review and approval of the proposed landscaping in the cul de sac islands to ensure planting materials will withstand the stresses of these locations. 24. Irrigation shall be provided for the Gleason Road landscaping. 25. The HOA shall be responsible for planting, irrigation and maintenance of the Gleason Road landscaping and all landscaping within the cul de sac islands. 26. Lawn sprinklers /irrigation systems shall all have rain sensors to limit unnecessary watering. 27. The HOA shall be responsible for maintenance of all common lots. 28. Tree preservation shall be as shown on the submitted plans. 29. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed on the parkway. The applicant shall provide the street lights in compliance with City Policy. Page 3 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 December 23, 2013 30. 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 for on- street, park and building lighting shall be submitted for City review and approval. 31. PUD flexibility is granted to allow additional development signage for the two main entrances and sub- association neighborhoods. A master sign plan for the development shall be submitted for City review and approval with the final PUD development plan. Streets, Parking and Utilities 32. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The extensions shall be at the developer's expense. 33. The applicant shall dedicate the existing White Tail cul de sac as a public street. The existing cul de sac parcel is adequate for public right -of -way. 34. Access to the Tabor property, the exemption parcel and the existing homes on the White Tail cul de sac shall be maintained throughout the construction process. 35. The applicant must submit a request for vacation of the existing right -of -way for those areas not to be utilized in the realigned Gleason Road. This easement vacation shall be submitted for review and approval by the City Council prior to final plat approval. 36. A public access for emergency vehicle access and trail connection shall be provided from Gleason Road to Hunter Drive. The developer shall work with the City to determine the feasibility of this emergency vehicle access with knockdown bollards. 37. The development shall comply with the Fire Chief's requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. Sidewalks and Trails 38. Sidewalks and trails shall be in compliance with the conditions of the preliminary plat approval. 39. The HOA shall be responsible for snow removal on public sidewalks within the development. 40. The HOA documents shall be submitted to the City for review and approval. These documents shall ensure that the pool and community building are owned and maintained by the HOA. 41. Details on the private park, including structures, lighting, parking, shall be submitted for review and approval by the City prior to approval of the final plat for phase I. Drainage /Stormwater Management 42. The plans shall be revised to dimension the required wetland buffers and setbacks as required by Section 1050.010 of the Zoning Ordinance. Page 4 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 ATTACHMENT A December 23, 2013 DESCRIPTION OF SUBJECT PROPERTY: DEZIEL PARCEL: — Address: Unassigned, Corcoran, MN The Northeast Quarter of the Northwest Quarter of Section 36, Township 119, Range 23 West of the Fifth Principal Meridian, Hennepin County, Minnesota. And Outlot A, WOODLAND ACRES, Hennepin County, Minnesota. Abstract Property SCHLEETER PARCEL: — Address: Unassigned, Corcoran, MN 55340 The Southeast Quarter of the Northwest Quarter of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Torrens Property HALEY PARCEL: — 19400 Gleason Road, Corcoran, MN 55340 Lot 1, Block 1, FARRELL 2ND ADDITION, Hennepin County, Minnesota. Torrens Property GLEASON PARCEL: — 19300 Gleason Road, Corcoran, MN 55340 The West 300 feet of the East 1555.1 feet of the South 237.6 feet of the South One -Half of the Northeast Quarter of Section 36, Township 119, Range 23. Abstract Property HARTMAN PARCEL: — 19240 Gleason Road, Corcoran, MN 55340 The West 275 feet of the East 1255.1 feet of the South 237.6 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119 North, Range 23, West of the 5th Principal meridian, Hennepin County, Minnesota, Abstract Property HILLUKKA PARCEL: — 19220 Gleason Road, Corcoran, MN 55340 The West 326.7 feet of the East 980.1 feet of the South 200 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5th Principal Meridian, Hennepin County, Minnesota. Abstract Property Page 6 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 December 23, 2013 BOEHMER PARCEL: — 19104 Gleason Road, Corcoran, MN 55340 The East 326.7 feet of the South 200 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119 North, Range 23 West of the Fifth Principal Meridian, Hennepin County, Minnesota. Abstract Property EBERT PARCEL 1: — 6503 County Road No. 101, Corcoran, MN 55340 The North Half of the Southeast Quarter of Section 36, Township 119 North, Range 23 West, except the North 215.48 feet of the South 685.68 feet of the East 547.53 feet thereof, Hennepin County, Minnesota, Abstract Property EBERT PARCEL 2: — 6513 County Road No. 101, Corcoran, MN 55340 North 215.48 feet of the South 685.68 feet of the East 547.53 feet of the North Half of the Southeast Quarter of Section 36, Township 119 North, Range 23 West, Hennepin County, Minnesota. Abstract Property LARSON PARCEL: — 19410 Hackamore Road, Corcoran, MN 55340 The Southwest Quarter of the Southeast Quarter of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Abstract Property Page 7 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -61 December 23, 2013 43. The plans shall be revised to identify the wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. 44. The developer must install wetland buffer monuments prior to issuance of Certificates of Occupancy for adjacent buildings. 45. A FEMA map amendment with a letter of map revision (LOMB) is required and must be completed prior to final plat and final PUD development plan approval. 46. Drainage and utility easements must be provided over all wetlands and ponds. Miscellaneous 47. The phasing plan submitted by the developer with an estimated project completion in 2022 is approved. VOTING AYE ® Guenthner, Ken ® Asleson, Rich ❑ Cossette, Tom ® Lynch, Diane ® Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ® Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this 23`d day of December 2013. ,ATT J ie Heinecke — Clerk Kenneth Guenthner - Mayor Page 5 of 7 City Seal