HomeMy WebLinkAboutResolution 2014-73 - Approving Preliminary PUD for SawgrassCity of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
Motion By: Thomas
Seconded By: Asleson
December 11, 2014
APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR
"SAWGRASS" FOR PEACHTREE PARTNERS, LLC ON THE 103 -ACRE SCHENDEL
PROPERTY AT 20400 COUNTY ROAD 10 (PID 23- 119 -23 -42 -0003) (CITY FILE 14 -027)
WHEREAS, Peachtree Partners, LLC ( "the applicant ") has requested approval of a preliminary
PUD development plan for 246 single family homes on a 103.32 -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:
1. A preliminary PUD development plan is approved to allow the creation of 226 single family
homes, 20 twinhomes and several outlots, in accordance with the application materials and
plans received by the City on October 3, 214 and revisions received November 21, 2014,
except as amended by this resolution.
2. Approval is contingent upon City Council approval of the requested rezoning and preliminary
plat.
3. The applicant shall comply with all conditions in the City Engineer's memo dated November
24, 2014.
4. The approval 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 is
required to obtain permits and approvals from the County as needed.
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 preliminary PUD development plan is approved based on the finding that the proposed
project is consistent with the City's Comprehensive Plan.
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City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
8. All platted residential lots shall comply with the following setbacks:
December 11, 2014
9. Mechanical equipment (including air conditioning units) must be located in the side or rear
yard and must be located a minimum of 5 feet from the property line.
10. All properties must have a minimum 22 -foot driveway parking area in front of the garage that
does not overlap into sidewalks, drives or streets. The building permit must dimension this
parking area in front of the garage.
Architectural and Design standards
11. All Design Requirements for the RSF -3 district described in Section 1040.050, Subd. 8 shall
be met, except that PUD flexibility is granted for the following:
a. Adjacent homes may be allowed to have the same color and type of roofing
product provided the architectural details and material colors for the home are
different.
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Detached
Single Family Detached
Villas
Twinhome
Townhome
5,000 sq. ft.
4,000 sq. ft.
4,000 sq. ft.
2,500 sq. ft. /per
(for flexibility - -the
unit
smallest lot shown is
Minimum Lot Area
6,555)
Minimum lot width
55 feet
40 feet
75 feet
30 feet
Minimum
Principal
Structure
Setbacks
Front, From all
20 feet
20 feet
22 feet
20 feet
other streets
Front Porch (5
15 feet*
15 feet*
15 feet*
15 feet*
120 square
feet)
10 feet
10 feet
10 feet
10 feet between
Deck (side and
buildings (0
rear)
between units
Side (living)
5 feet
5 feet
10 feet
10 feet
Side (garage) **
5 feet
5 feet
10 feet
10 feet
Rear
25 feet
20 feet
20 feet
15 feet
Maximum
35 feel
35 feel
35 feel
35 fee
Principal
Building
Height
Driveway
5 feet
5 fee
I
5 feet between
5 feet between
setback
buildings
buildings
Porches may be allowed to encroach and same on either front setback on corner lots.
9. Mechanical equipment (including air conditioning units) must be located in the side or rear
yard and must be located a minimum of 5 feet from the property line.
10. All properties must have a minimum 22 -foot driveway parking area in front of the garage that
does not overlap into sidewalks, drives or streets. The building permit must dimension this
parking area in front of the garage.
Architectural and Design standards
11. All Design Requirements for the RSF -3 district described in Section 1040.050, Subd. 8 shall
be met, except that PUD flexibility is granted for the following:
a. Adjacent homes may be allowed to have the same color and type of roofing
product provided the architectural details and material colors for the home are
different.
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City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
December 11, 2014
Town home/twinhome units will be granted some flexibility from the requirement
that 5 different styles of home be provided in that neighborhood and from the
requirement that adjacent homes not look alike. In these types of
neighborhoods, some consistency between buildings is desired, but it is
important to provide some variety with the homes. However, since no home plan
has been provided, the City will work with the applicant to determine the extent of
this flexibility when a development proposal for that site is submitted.
c. PUD flexibility is provided to allow the face of the garage to exceed 55% of the
building face and allow up to 60% for detached single family homes and 70% for
twinhomes /town homes.
d. The intent of the ordinance is to require the side and rear of homes that are
located on or visible from public parks or arterial streets to have architectural
elements similar to the front elevation. These homes must continue materials
and colors from the front elevation to the side and rear elevations. This may be
through the use of the same window trim, accent bands or other elements found
on the front of the home. Blank, flat elevations with only one siding color or
material will not be permitted for these units.
12. The applicant shall provide copies of the final HOA documents /covenants for City review as
part of the final plat application.
13. The developer shall provide centralized mailbox locations. A mailbox plan shall be provided
for City review and approval.
Parking
14. Parking shall be permitted on one side of the local streets and shall be signed in accordance
with city standards.
15. No parking shall be permitted on County Road 10.
16. Townhomes (if proposed) shall be required to provide guest parking stalls as required in
Section 1060.060, Subd. 8.
Landscaping and Lighting
17. 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.
18. A mix of ornamental trees, perennials and annuals shall also be provided in the medians.
19. 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.
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City of Corcoran December 11, 2014
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
20. The HOA shall be responsible for planting, irrigation and maintenance of the median
landscaping and all landscaping within the cul de sac islands.
21. Lawn sprinklers /irrigation systems (if provided) shall all have rain sensors to limit
unnecessary watering.
22. The HOA shall be responsible for maintenance of all common lots.
23. The applicant shall work with the City to finalize the design of the decorative lighting that will
be installed. The applicant shall provide the street lights in compliance with City Policy.
24. 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 in
compliance with the following standards:
(a) Up to 3 signs allowed at each entrance. One on each side and one in the median as
applicable.
(b) Sign area is measured by drawing a box around the lettering
(c) Total signage at the main entrance shall not exceed 80 sq. ft. Individual monument
signs shall not exceed 40 sq. ft.
(d) Total signage at the second entrance shall not exceed 40 sq. ft. Individual monument
signs shall not exceed 20 square feet.
(e) Median signs may be located in the right -of -way, provided the applicant provides an
exhibit showing that sight visibility is maintained.
(f) Monument signs must comply with the minimum 5 -foot setback and be located outside
of the sight visibility triangle.
(g) Illuminated and /or backlit lettering and both downward and upward focused lighting will
be allowed so long as the source of light is not visible to drivers and pedestrians.
Lighting must comply with the standards in Section 1060.040 and glare, whether direct
or reflected, shall not be visible beyond the limits of the site from which it originates.
(h) Monument signs shall not exceed 8 feet in height, however, median monuments may be
allowed up to 11 feet tall.
(i) Trailhead signage shall be provided where the trails cross public streets and shall be
installed in accordance with city standards.
Streets, Parking and Utilities
25. All streets within the development shall be public streets.
26. The preliminary plat shall be revised to clearly dimension the required 45 -foot half right -of-
way for County Road 10.
27. Utilities shall be stubbed to the property lines for future extension to adjacent properties.
The stubs shall be at the developer's expense.
28. A public access for emergency vehicle access and trail connection shall be provided from
the long cul de sac (street f) to the northeast street connection. This shall be a 12 -foot wide
emergency vehicle access with knockdown bollards and shall also serve as a trail.
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City of Corcoran December 11, 2014
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
29. 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
30. Sidewalks and trails shall be as shown on the Development Open Space exhibit dated
November 21, 2014.
a. Trails shall be allowed in the wetland buffer as shown.
b. The final location of the sidewalk on Street F shall be determined with the PUD
final plan.
c. Sidewalks shall be constructed on all public streets, including stub streets, at the
time of street construction.
d. Sidewalks shall be provided on one side of the public street in the twinhome
neighborhood.
31. The HOA or individual homeowners shall be responsible for snow removal on public
sidewalks within the development.
32. Sidewalks shall be 5 feet wide.
Wetlands
33. Alternative wetland buffers shall be allowed, subject to the standards and conditions in
Section 1050.010, Subd. 6 of the Zoning Ordinance. Wetland buffers must be dimensioned
on the plans.
34. The plans shall be revised to identify the wetland buffer monuments as required by Section
1050.010 of the Zoning Ordinance.
35. The developer must install wetland buffer monuments prior to issuance of Certificates of
Occupancy for adjacent buildings.
Drainage / Stormwater Management
36. Drainage and utility easements must be provided over all wetlands, wetland buffers and
ponds.
37. The applicant shall continue to work with the City and adjacent property owners to address
the off -site drainage issues as noted in the City Engineer's memo. Offsite stormwater
conveyance will be constructed at developer's expense based on wetland and watershed
approvals and northerly property owners providing easements.
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City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
Shoreland Overlay District
December 11, 2014
38. PUD flexibility is granted from the following Shoreland Overlay District standards in Section
1050.020 of the Zoning Ordinance:
a. allow more than 25% impervious surface coverage per lot in this area
b. allow 35 foot building heights as allowed by the underlying zoning district
C. allow 55 -foot wide lots where 75 feet is typically required
d. allow a 25 -foot setback from County Road 10 where 50 is required
39. The PUD flexibility is granted based on the finding that:
a. The shoreland area within the development is less than 6% of the project area.
b. The shoreland area along County Road 10 is separated from the creek by County
Road 10 and all drainage is directed north away from the creek.
c. The total impervious surface coverage will exceed ordinance requirements for
individual lots, but the total impervious coverage within the portions of the overlay
district where the creek is located within Outlot A of the development does not exceed
the 25% limit.
d. The planned development will preserve approximately 40 acres (38% of the site) as
permanent open space and has included stormwater management techniques within
the development to ensure protection of the shoreland areas.
e. The lots do not directly abut County Road 10 and are separated from the road by an
outlot.
Park Dedication
40. Park dedication shall be a combination of land and cash. The final dedication requirements
shall be determined with the final plat for phase I of the development and shall generally be
as follows:
a. Dedication of off -road trails as shown on the Development Open Space Plan dated
November 21, 2014.
i. Trails shall be 8 feet wide in 20 -foot easements and credit will be given for the full
easement. The emergency access in the northeast corner shall be a 12 -foot trail in
30 -foot easement, but credit for this wider trail shall be given only for the standard
20 -foot width.
b. The remainder of the park dedication shall be cash in lieu of land
C. The developer shall pave the entrance trail shown between County Road 10 and the
large wetland area ( Outlot N) without paving reimbursement.
d. Recommended that the developer donate a trail easement on the west side of the
project adjacent to the creek. No improvements are required in this easement and no
park dedication credit will be provided.
e. The park dedication for the trail easements shall be deeded with each phase of
development.
f. Cash for park dedication shall be paid in full by phase II.
g. Credit shall be given for trail paving, if directed by the City.
Miscellaneous
41. In addition to the PUD flexibilities already outlined above, the following PUD flexibility
standards are approved and shall be incorporated into the development contract:
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City of Corcoran December 11, 2014
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
a. Open Space — The total amount of open space will not be reduced by more than
2.5% or 1 acre from the amount shown in the approved PUD.
b. Development Footprint - Total development footprint as identified by street right -of-
way and total lotted area cannot increase by more than 1 acre.
c. Wetland Buffer - At all times we will not reduce the amount of wetland buffer
provided.
d. Storm Water - Storm water treatment areas may be modified, provided that the
overall treatment standards are still equal to or greater than the standards approved
with the Preliminary Plat, as approved by the City Engineer.
e. Trails — Any plan must generally provide an east -west and north -south trail link as
approved with the PUD Preliminary Plan and while the location of trails may be
slightly adjusted the overall locations and length of trails will be honored
f. Entrance Location(s) - Main entrance location off CR 10 will remain unchanged.
g. Total Units — The total units cannot be less than 235 (3.34 units /acre) and more than
275 (3.91 units /acre) without amending the PUD.
h. Association Maintained Housing — Blocks 20, 21 and Outlot O must be maintained
and actively marketed for association maintained housing until the final phase is
approved. If at that time with active marketing this has not sold, this area may be
platted as single family. When the final plat for the first phase of the development is
recorded, the developer will list this land for sale, with an independent third party
realtor, who will agree to actively market the this property for association maintained
housing. The Realtor will also commit to provide the City Administrator with quarterly
reports on the efforts being made to market the parcel and market responses.
i. Housing Types— Housing /Lot types may change without amending the PUD so long
as they meet the approved PUD lot standards and include at least 3 housing /lot
types overall.
j. Lots and Blocks - Lots sizes may change within the limits approved, however, blocks
as arranged need to stay generally consistent with approved Preliminary PUD and
Plat.
42. The phasing plan submitted by the developer is approved.
43. A final PUD development plan must submitted with the final plat for review and approval.
Page 7 of 10
City of Corcoran
County of Hennepin
State of Minnesota
VOTING AYE
® Guenthner, Ken
® Asleson, Rich
❑ Cossette, Tom
❑ Hank, Pat
® Thomas, Ron
RESOLUTION NO. 2014 -73
VOTING NAY
❑ Guenthner, Ken
❑ Asleson, Rich
® Cossette, Tom
® Hank, Pat
❑ Thomas, Ron
December 11, 2014
Whereupon, said Resolution is hereby declared adopted on this 11th day of December
2014.
EST:
.4nie Heinecke — Clerk
Kenneth Guenthner - Mayor
Page 8 of 10
City Seal
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
ATTACHMENT A
Legal Description per Title Commitment File No. 37676
December 11, 2014
Tract A:
That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County,
Minnesota which lies North of Hennepin County Road #10 which was formerly called the
Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1
through 7):
Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range
23.
Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the
Southeast Quarter of Section 23, Township 119, Range 23.
Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23
described as follows: Beginning at the Southwest corner of the Southeast Quarter of said
Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a
distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet;
thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees
and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast
Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the
Southeast Quarter said last described point being the point of beginning of the land to be
described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69
degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53
minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the
Southeast Quarter;
thence West 141.37 feet to the actual point of beginning.
Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23,
Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a
point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet
East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North
28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees and 32 minutes
East a distance of 73.90 feet to a line running parallel with the East line of the Southeast
Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the
Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said
Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West 182.83 feet
to the point of beginning.
Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23,
Hennepin County, Minnesota described as follows: Beginning at a point in the South line of the
Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2
degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a
distance of 3.74 feet to the center line of County Road #10 and to the actual point of beginning
of land to be described; thence continuing North 28 degrees 53 minutes East a distance of
196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South
45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10;
Page 9 of 10
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -73
December 11, 2014
thence Southeasterly along said center line a distance of 205.00 feet more or less to actual
point of beginning.
Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes
West 111.70 feet from a point 1289.70 feet East from the Southwest corner of the Southwest
Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52
minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees
52 minutes West 78.20 feet; thence South 45 degrees 53 minutes West to the center line of the
road; thence Southeasterly along said center line to an intersection with a line bearing South 45
degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East
to beginning; all in Section 23, Township 119, Range 23.
Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes
West 111.70 feet from a point 1289.70 feet East of the Southwest corner of the Southeast
Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77
degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to
center of County Road; thence Northwesterly along center line to point of beginning.
Tract B:
The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin
County, Minnesota, Except: That part of the East Half of the Southwest Quarter which lies South
of the centerline of Hennepin County Road Number 10, And except: That part of the Northeast
Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of
the
Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing
of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter
of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 degrees 30
minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East,
parallel with said East line, 575.70 feet to the intersection with the survey line as shown and
delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence Southeasterly, along
said survey line, to the intersection with said East line; thence Northerly, along said East line,
905.74 feet to the point of beginning.
Tract C:
That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23),
Township One Hundred Nineteen (119), Range Twenty -three (23), Hennepin County,
Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter
(SE1 /4) of the Southeast Quarter (SE 114) distant 147.17 feet East of the Southwest corner of
said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4); thence North 28 degrees 53
minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a distance of
73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the
Southeast Quarter (SE 114) and distant 330.00 feet East of the Southwest corner of the
Southeast Quarter (SE 114) of Southeast Quarter (SE 1/4); thence South parallel with the East
line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80
feet; thence West 182.83 feet to the point of beginning.
Hennepin County, Minnesota
Abstract Property
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