HomeMy WebLinkAboutResolution 2020-50 Approving Preliminary PUD Development Plan for TaveraCity of Corcoran
County of Hennepin
State of Minnesota
June 25, 2020
Motion By: Schultz
Seconded By: Bottema
nil IL mnVWW I
116 (PI D 35-119-23-44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41-0001
AND 35-119-2343-0001) (CITY FILE 20-017)
WHEREAS, U.S. Home Corporation (dba Lennar) ("the applicant") has requested approval of
"Tavera" a residential subdivision on property legally described as follows:
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 the Corcoran City Council approves the request, subject to the
following conditions:
1. A preliminary PUD developmenfi plan is approved to create 549 lots and 22 outlots for
"Tavera in accordance with the plans and application received by the City on April 21,
2020 and revision received on May 19, 2020, May 20, 2020 and May 26, 2020, except as
amended by this resolution.
2. Approval is contingent upon City Council approval of the requested rezoning and
preliminary plat.
3. Approval is subject to compliance with the mitigation strategies outlined in the EAW and
identified in the record of decision.
4. The applicant shall comply with all requirements of the Public Safety memo, dated May 7,
2020.
5. The applicant shall comply with all requirements of the City Engineer's memo, dated May
28, 2020.
6. The application is subject to review and approval by
Hennepin County. The applicant is
needed.
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. The shoreland overlay district boundary must be clearly shown on the site plans.
9. The required buffers for the shoreland district and the difich musfi be clearly shown on the
site plan.
City of Corcoran
County of Hennepin
State of Minnesota
• • • 1 1 1
June 25, 2020
a. The shoreland requires a 25-foot average buffer
b. The ditch requires a 16.5400t minimum buffer
c. There is a 50400t structure setback from the OHWL of the creek in the shoreland
district
d. Required buffers must be planted with native buffers as required by Section
10504020
e. Buffer monument signs must be installed in accordance with Section 1050.020.
10. PUD flexibility is granted to establish the following lot standards for this development:
75-foot lots
65-foot
55-foot
Villa lots
Twin
Townhomes
(58 homes)
lots (165
lots (51
(70
homes (80
homes)
homes)
homes
homes
Minimum
9,000 sq. ft.
7,800 sq. ft.
6,600 sq. ft.
7,000 sq. ft.
TBD -
TBD
Lot Area
8,918 sq. ft.
est.
Minimum
75 feet
65 feet
55 feet
55 feet
39 feet
n/a
lot width
Front,
60 feet
60 feet
60 feet
60 feet
60 feet
60 feet
From Major
Roadwa s*
Front,
25 feet /20
25 feet /20
25 feet /20
25 feet /20
25 feet (25
25 feet
From all
feet side
feet side
feet side
feet side
feet from
from public
other
street
street.
street
street
private
ROW (25
streets
drive curb)
feet from
private
drive curb
Front
15 feet
15 feet
15 feet
15 feet
n/a
Porch (<_
120 square
feet
Side
7.5 feet
7.5 feet
7.5 feet
7.5 feet
7.5 feet
7.5 feet
livin
Side
7.5 feet
7.5 feet
7.5 feet
7.5 feet
7.5 feet
7.5 feet
(garage)"
Rear+
30 feet / 20
30 feet / 20
30 feet / 20
30 feet / 20
30 feet / 20
25 feet
feet for
feet for
feet for
feet for
feet for
deck/patios
deck/patios
deck/patios
deck/patios
deck/patios
Maximum
35 feet
35 feet
35 feet
35 feet
35 feet
35 feet
Principal
Building
Hei ht
`Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as
shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. (reduction from 100
feet to 60 feet per Section 1060.070, Subd.K)
*Minimum separation between structures on adjacent parcels shall be 15 feet.
+Homes on Lots 22&228, 375-380 and 490-501 shall be required to meet the 30-foot rear yard setback for
structures, including patios and decks.
11. All garages must have a minimum 22400t wide parking area between the garage and
right-of-way that does not overlap into sidewalks, drives or streets.
City of Corcoran
County of Hennepin
State of Minnesota
t0a• N• • 1 1 1�
June 25, 2020
12. Mechanical equipment (including air conditioning units) must be located in the side or rear
yard.
13. Driveways may not encroach in the drainage and utility easements on the side yards.
14. The applicant shall provide details of the driveway, house pads, and setbacks as part of
their final PUD Plan application that demonstrate compliance with the approved PUD
standards.
15. The developer must update
provide a base lot calculation
for the twinhomes and townhomes.
Architectural and Design standards
16. The single family, villa and twinhomes must comply with the standards in Section
1040.040, Subd. 8, except as specifically modified by this resolution.
17. The townhomes must comply with the standards in Section 1040.060, Subd. 9, except as
specifically modified by this resolution.
18. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building
face for the single family, villa and twinhome units. In exchange for this flexibility:
a. Garage door colors shall be compatible with the building colors.
b. G.arage doersf shall be .architecturally styled (this includes details such as raised
panels, accent color, windows, etc.) to match the exterior of the home.
c. The garage must not extend in front of the h i home (includ ng the front
homes that exceed 55% garage face.
porch)
on
19. PUD flexibility is provided to allow minimum garage size of less than 440 sq. ft. and a
a. The aaaaaes shall be a minimum of 420 sa, ft. each
b. The garage width shall be a minimum of 19 feet.
20. PUD flexibility is provided to .allow less than twenty five percent (25%) of the combined
area- of all building facades of a structure shall have an exterior finish of brick, stucco
and/or natural or artificial stone for the townhomes.
a. The applicant shall provide stone/brick wainscoting along the entire front and
sides, which will result in 6.9% stone/brick on the front and 26.2% on the sides
b. No stone/brick will be provided on the rear elevation.
c. The applicant must provide elevations ensure the rear elevation provides
"projections, recesses, covered doorways, balconies, covered box or bay windows
or other similar features, dividing large facades and walls into human scaled
proportions similar to adjacent single-family dwellings" as required by ordinance.
21. In exchange for the PUD flexibility for the single family, villa and twinhome units:
a. A color or texture change shall be provided on all sides of the homes such as but
not limited to lap siding changes, band boards, board and batten, or shake or scale
textures. Variations to exterior siding textures or colors may be horizontal or
vertical.
b. A 4" LP trim on all windows on all elevations.
Page 3 of 9
City of Corcoran
County of Hennepin
State of Minnesota
� � • 1 1 1
June 25, 2020
c. Optional window grids or optional shutters on some homes. The developer shall
work with staff to better define this application prior to final PUD application.
22. The applicant must submit a color palette and material sample board to ensure compliance
with Section 1040.040, Subd. 8 (A)4 for the single family, villa and twinhome units and
with Section 1040.060, Subd. 9(B) 4 and 5 for the townhomes.
23. Building plans must provide elevations with colors, material details and percentages on
the elevations to confirm compliance with ordinance standards.
24. The plans show centralized mailbox locations. These mailbox locations shall be approved
by the US Postal Service and proof o
release of the final plat.
Landscaping and Lighting
f the approved locations provided to the City, prior to
25. Plans shall be revised to show proposed street lighting.
26. 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 for the project.
27: Lawn sprink{ers/irrigation systems (if prov�cJed) shalF all have rain sensors to limn
unnecessary �r✓atering.
28. The HOA shall be responsible for maintenance of:
a. Landscaping and any irrigation in th
b. Landscaping and any irrigation in th
c. Wetland/pond buffer areas
d. Sidewalks
e cul de sac islands
e common areas
�. _ � -
:�.-, Ail cor�rr�or�;areas.; includi!�g s�gnage
29. PUD flexibility to allow the reduced setback
lighting=aid I�ands�apin� in those areas.
., ,
Code. Section 1060.070, Subd. K is approved with the Iar�dsbaping as proposed.
30. The applicant shall work with staff to ensure that the landscaping proposed in the
northeast portion of the site does not conflict with utilities.
31. Trees should be planted in the right-of-way for the 80-foot and the 60-foot streets (where
there is room for the public infrastructure and the trees) but be placed outside of the right-
of-way in the 50-foot wide streets.
a. Trees must be planted prior to issuance of a certificate of occupancy for the
adjacent home.
32. Any request to for the City to inspect the required landscaping in order to reduce financial
guarantees must be accompanied by recertification/verification of field inspection by the
project Landscape Architect. A letter signed by the project Landscape Architect verifying
plantings (including wetland and pond buffers) have been correctly installed incompliance
with the plans and specifications will suffice.
;�:
City of Corcoran
County of Hennepin
State of Minnesota
33. Signage is approved for the following:
June 25, 2020
CI A 32 sq. ft. project sign at the County Road 116 entrance
b. A 16 sq. ft. project sign at the Hackamore Road entrance
c. A Corcoran Gateway sign at the corner of Hackamore/CR 116 with a final design
and size to be determined by the City Council.
d. Sign permits will be required prior to construction of any signs.
34. Woodland areas shown as preserved on the plans must be protected.
a. Tree preservation fencing must be shown on the plans and installed on site.
b. Tree preservation areas must be protected by a permanent conservation
easement. The developer shall draft a conservation easement for review and
approval by the City.
c. The conservation easement areas shall be managed by the HOA. A maintenance
plan must be submitted for review and approval by the City.
35. Additional landscaping should be added on the west to buffer from those properties,
specifically,
a.
b.
c.
d.
e.
North of Lots 490-501
South of Lots 376-388
West of Lot 266
West of Lots 240-246
West of Lots 226-228.
36. The wetland delineation approvals must be updated to include the Theis property.
37. The wefiland
mitigation plan must be approved prior to submittal of the final PUD
application.
wetland.:.buffer planting plan:and maintenance p�an must be submitted for ,review..and s : , :.:.._
approval by the City.
39. The site plan must show the wetland buffers and setbacks with the house pads.
40. Trails shall not be located in wetland buffer areas. Trails are required to comply with the
5-foot buffer sefiback.
41. Section 1050.010 requires a 15-foot structure sefiback, but allows patios and decks to
encroach a maximum of 6 feet into required structure setback.
42. All permanent wetland buffer monument signs must be erected along the wetland buffer
line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance.
a. Wetland signs shall be purchased from the City.
b. The final locations must be inspected and approved by City staff.
c. Monuments and signs shall be installed prior to approval of the building permit.
Streets, Parking and Utilities
City of Corcoran
County of Hennepin
State of Minnesota
s 9JALUM1 i 1
June 25, 2020
43. The developmenfi shall comply with the City's requirements regarding fire access, fire
protection and fire flow calculations, the location of fire hydrants, fire department
connections and fire lane signage.
44. Street names shall be revised to comply with the city naming policy.
45. Parking shall be permitted on
accordance with city standards.
one side of the local streets and shall be signed in
46. The guest parking for the townhomes should be revised to provide at least 4 guest parking
stalls on driveway 3.
47. Private drives shall be allowed for the two townhome and twinhome neighborhoods shown
on the plans. Plans must be revised to comply with the following standards:
a. Individual unit driveways that gain access from any such private drive shall be a
minimum of 22 feet in length.
b. A decorative sign stating "Private Drive" shall be located near each entrance to a
private drive. Such sign shall also provide the range of addresses served by the
private drive.
c. The private drive must include 20-foot deep concrete apron to distinguish it from
the ublic street. The remainder of the drive may be bituminous or concrete.
ing will be required
adjacent to the private drive.
e. private
The HOA documents shall provide a mechanism for maintenance of the
drive in perpetuity.
f. The private drive shall not be placed on a separate lot or outlofi.
gThe private drive maximum
. width shall be 24 feet.
hIN Snow storage locations must be shown on the plans.
43. `there ire .several areas when
-reach the street. Plans should e
e townhome private drives appear to o��rlap when they , ,t, :.
nsure separation to eliminate these conflicts,
49. Utilities shall be ,stubbed to the property lines
The stubs shall be at the developer's expense
for fut
50. All utility facilities shall be located underground.
ure extension to adjacent properties
51. Barricades and signage indicating future extension shall be installed,
Section 945.010, Subd. 19 of the Subdivision Ordinance.
consistent with
52. The developer must provide easement or other tool to retain access to Blue Bonnet from
the Mattson property.
53. Access to Blue Bonnet shall be an emergency vehicle access/trail until Blue Bonnet is
improved to the north and the streets will connect at that time.
Page 6 of 9
City of Corcoran
Counfy of Hennepin
Stafe of Minnesofa
• • • � � �
June 25, 2020
54. Park Dedication will be satisfied by dedication of neighborhood park land, off road tra
cash -in -lieu of land, subject to the following conditions:
a. The applicant shall provide a final calculation of the net and gross acreage of
project, park and trail easement to staff prior to final plan and final PUD plan
submittal.
b. The developer shall dedicate the Outlots J and K to the City. Park dedication
credit shall be granted for the net area of Outlot J.
c. The developer shall dedicate 20-foot easements for all off -road trails and shall be
given land dedication credit for the net area of these easements
d. The developer shall construct all trails and sidewalks shown on the plan, except
the on -road trails on County Road 101 and Hackamore Road.
e. The developer shall adjust trail and sidewalk alignment and provide connections
as recommended by staff in the June 25, 2020 staff report.
f. The developer shall construct a 6-8 stall parking area on the west side of the
proposed park.
g. The developer shall provide a concept plan for a neighborhood park planned for
Outlot J.
h. The trail shall be revised to wind through the site rather than along Outlot K
i. The developer shall provide a trail or sidewalk connection to the park between
lots 256 and 257
j. The developer should provide access to the parking lot with driveway in Outlot K,
pave the parking lot in addition to the required grading of the park site
,k�z Park dedication shall be subject to park dedication fees in place when the final
plat is released for recording.
Miscellaneous.
55. The developer shall provide a ghost plat for the Mattson property to the west.
56. The final plat and final PUD plan application shall be consistent with the cond
r � +i
itions of this
57. Assessments are due for the property (PID 35-119-23-44-0001) and must be paid prior to
release of the final plat.
58. The transmission line easement documents must be submitted to the City for review. The
plans must comply with any easement restrictions.
59. The applicant shall provide copies of the final HOA documents/covenants for City review
as part of the final PUD application.
Page7of9
City of Corcoran
County of Hennepin
State of Minnesota
Thomas, ' •
IN Bottema, •
■ D- - Briar.
® Anderson, Thomas
® Schultz, Alan
June 254j 2020
VOTING NAY
❑ Thomas, Ron
❑ Bottema, Jon
® Dejewski, Brian
❑ Anderson, Thomas
❑ Schultz, Alan
Whereupon, said Resolution is hereby declared adopted on this 25t" day of June 2020.
Ron Thomas -Mayor
ATTEST:
sica Beise —Administrative Services Director
city seas
City of Corcoran
County of Hennepin
State of Minnesota
June 25, 2020
ATTACHMENT A
East 1 /2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range
23, Hennepin County, Minn
Together with:
esota
.
Lot 107 Block 11 Meadow Trails, Hennepin County, Minnesota.
Together with:
The East 1 /2 of the Northeast Quarter except that part which
distant 40 feet West of the East line, Section 35, Township
Minnesota.
Together with:
lies East of a line parallel with and
119, Range 23, Hennepin County,
The East 1 /2 of the Southeast 1 /4 of Section 35, Township 119, Range 23, Hennepin County,
Minnesota.
EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty-nine
and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4)
of Section Thirty- five (35), Township One Hundred Nineteen (119), Range Twenty-three (23).
AND FURTHER EXCEPT:
All that part of the following described tract:
Southeast 1 /4 of the Southeast 1 /4 and the South 9 8/10 rods of Northeast 1 /4 of Southeast 1 /4
also that part of North 20 rods of South 29 8/10 rods of the Northeast 1 /4 of Southeast 1 /4 lying
West of East 16 rods thereof and that part of the Northeast 1 /4 of Southeast 1 /4 lying North of
South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except
roads; which lies East of a line parallel with and distant 40 feet West of the East line of said
section.
Together with:
The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1 /4 of Southeast 1 /4, Section
35, Township 119 North, Range 23 West, except that part which lies East of a line parallel wifih
and distant 40 feet West of the East line of said section, Hennepin County, Minnesota.
Page 9 of 9