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HomeMy WebLinkAboutResolution 2017-28 Approving PUD Bass Lake CrossingCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017 -28 Motion By: Keefe Seconded By: Dejewski June 22, 2017 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "BASS LAKE CROSSING" FOR MI HOMES OF MINNEAPOLIS LLC ON THE 51.26 -ACRE SITE AT COUNTY ROAD 10 AND MAPLE HILL ROAD (PID 25- 119 -23 -13 -00039 25- 119 -23 -13 -0002) (CITY FILE 17 -012) WHEREAS, MI Homes of Minneapolis, LLC ( "the applicant ") has requested approval of a preliminary PUD development plan for 97 single family homes on 51.26 -acres legally described as: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property. The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 Page 1 of 6 City of Corcoran June 221 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. 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 97 lots for single family homes and six outlots, in accordance with the application materials and plans received by the City on April 18, 2017 and revisions received May 17, 2017, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested Comprehensive Plan Amendment, rezoning and preliminary plat. 3. The applicant shall comply with all conditions in the City Engineer's memo dated May 22, 2017. 4. The approval is subject to the review of the City Public Safety Committee. The applicant shall work with the City to address any comments from the committee. 5. 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. 6. 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. 7. 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. 8. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 9. The applicant shall provide gross density, pre-development density, and post density calculations prior to their final PUD development plan submittal. 10. Prior to the final PUD development plan submittal, the applicant shall split PID # 25- 119 -23- 14 -0002 to bring the land that proposed Road B (Fir Lane) crosses into the final plat and final PUD plan. Page 2 of 6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 11. All platted residential lots shall comply with the following: June 22, 2017 12. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 13. 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 14. All Design Requirements for the RSF-3 district described in Section 1040.050 shall be met, except that PUD flexibility shall be provided to allow with 3-car garages to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage, based on the following conditions: a. Not more than 33% of the homes in the development shall have garages that exceed the standard. b. There shall be no more than three homes contiguous to each other that exceed the 55% requirement. c. The garages shall not be more than 62% of the front elevation. d. Three car garages shall be prohibited on the 50-foot wide lots. e. The third stall garage must be offset two feet from the main portion of the garage to provide visual relief. 15. Prior to the final PUD plan submittal, the applicant shall provide fully dimensioned building elevations for all four sides of the building. 16. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. Single Family Detached Minimum Lot Area 5,000 sq. ft. (for flexibility--the smallest lot shown is 6,, 500) Minimum lot width (measured at front lot line) 50 feet Minimum Principal Structure Setbacks Front, From all other streets 20 feet Front Porch (5 120 square feet) 15 feet Side (living) 5 feet Side (garage)** 5 feet Rear 25 feet County Road 10 50 feet Maximum Principal Building Height 35 feet Driveway setback 5 feet 12. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 13. 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 14. All Design Requirements for the RSF-3 district described in Section 1040.050 shall be met, except that PUD flexibility shall be provided to allow with 3-car garages to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage, based on the following conditions: a. Not more than 33% of the homes in the development shall have garages that exceed the standard. b. There shall be no more than three homes contiguous to each other that exceed the 55% requirement. c. The garages shall not be more than 62% of the front elevation. d. Three car garages shall be prohibited on the 50-foot wide lots. e. The third stall garage must be offset two feet from the main portion of the garage to provide visual relief. 15. Prior to the final PUD plan submittal, the applicant shall provide fully dimensioned building elevations for all four sides of the building. 16. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 17. The developer shall provide centralized mailbox locations. A mailbox plan shall be provided for City review and approval. Parking 18. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. Landscaping and Lighting 19. 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 incorporate additional understory plantings between the housing and Maple Hill Road and County Road 10. 20. A final tree preservation plan in compliance with Section 930.010, Subd. 6 D of the Subdivision Ordinance. 21. Plans shall be revised to show proposed lighting as well as existing lighting. 22. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance. 23. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 24. The HOA shall be responsible for maintenance of all common lots. 25. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed. The applicant shall provide street lights in compliance with City Policy. Streets, Parking and Utilities 26. All streets within the development shall be public streets. 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. All utility facilities shall be located underground. 29. Public streets must have sidewalks on both sides of the street. Wetlands 30. An approved wetland delineation and wetland replacement plan for all parcels included in the development and shall be provided to the City prior to the PUD final development plan submittal. 31. The plans shall be revised to identify wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. Page 4 of 6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 June 22., 2017 32. Wetland buffer monuments shall be installed prior to issuance of building permit. 33. Landscape plans shall be revised to incorporate wetland buffer vegetation strips in compliance with Section 1050. 10, Subd.8 of the Zoning Ordinance. 34. The developer must install wetland buffer monuments prior to issuance of building permits for adjacent buildings. Drainage/Stormwater Management 35. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 36. A 10 -foot drainage & utility easement shall be provided along the perimeter of all lots. 37. Plans shall be revised to show any known drain tiles located on the property. 38. The applicant shall continue to work with the City to address drainage on the northeast portion of the site. Park Dedication 39. Park dedication shall be a combination of land and cash. The final dedication requirements shall be determined with the final plat shall generally be as follows: a. Dedication of a trail on the east side of the site shall be either: i. Option A — A trail in the public right-of-way of Fir Lane and wrapping east to the north side of the wetland with the addition of at least one look out area with benches or ii. Option B — an off road-trail. Trails shall be 8 feet wide in 20-foot easements and credit will be given for the net acreage of the easement. iii. If Option B is the preferred option of the City and the developer, the developer shall be responsible for obtaining easements from the adjacent property for the off-site portions of the trail. b. The remainder of the park dedication shall be cash in lieu of land. C. Park dedication shall only be granted for trail easement areas as shown on the Comprehensive Plan and will not be given for trails located within public right-of-way. d. In exchange for PUD flexibility, the developer is required to provide finished grading, paving and ground cover for all trails within their developments. The developer shall also provide a scenic overlook in the NE portion of the site. No credit toward the required dedication shall be given for this work. Miscellaneous City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017 -28 June 22, 2017 40. A final PUD development plan must be submitted with the final plat for review and approval. 41. No signage is proposed or approved at this time. Any signage will require a sign permit and compliance with Chapter 84 of the City Code. VOTING AYE ® Thomas, Ron ® Bottema, Jon ® Dejewski, Brian ® Keefe, Mike ® LaFave, Tonya VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian El Keefe, Mike ❑ LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. Ron Thomas - Mayor ATTEST: City Seal Jes ma Beise - City Clerk/Administrative Services Coordinator Page 6 of 6