2006.07.13 PC Minutes - Laserfiche WebLink

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Planning Commission Minutes — July 13, 2006 Page 3 All ayes. Motion carried. Sunset Shores Preliminary Plat and Conditional Use Permit The Commission held a public hearing to consider the application of Benchmark Companies, 4200 Central Avenue North East, Columbia Heights, for rural preservation program (RPP) preliminary plat and conditional use permit (CUP) for Sunset Shores. The plat would consist of 42 single family homes on 142.74 acres located north of 120th Street, south of 125th Street and west of Sunset Lake. The property is zoned Rural Residential (RR) and is located outside of the MUSA. The Planner presented the preliminary plat and CUP to the Commission. The base density for a RPP development, if all of the minimum land area and open space requirements are met, is 2 single family lots per 10 acres for a total of 28 lots on the site. Additional density bonuses, to allow up to 3 lots per 10 acres for a total of 42 lots on the site, could be permitted based on the standards identified in the RPP ordinance. The proposed density of the development is 3 lots per 10 acres for a total of 42 lots. The applicant is requesting the maximum amount of density bonuses. The proposed building pads comply with all building setback requirements. The proposed plans are preserving 85 acres of open space, which is approximately 60% of the gross land area. Outlots C, D, E and F will be owned and maintained by the homeowners' association. The applicant is proposing to dedicate Outlots A and B to the City of Hugo as parkland. The Outlots will be separated from each other by the new public streets or the single family lots, except for Outlots A and C, which will be separated by a stormwater management pond. The HOA will be responsible for maintaining the private stormwater ponds in Outlot B. This has been included as a condition of approval. The applicant has provided a draft open space management and restoration plan prepared by NAWE, which City staff has reviewed and finds it to be generally consistent with RPP standards. The applicant submitted a draft conservation easement in favor of the City for Outlots C through F. However, the letter from the applicant dated June 29th indicates that the applicant is now pursuing the option of dedicating a conservation easement in favor of the Minnesota Land Trust or a similar land trust organization. The applicant will also be required to provide a conservation easement either in favor of the City or a land trust entity or both for all of the open space. The rear yards of 28 of the lots abut the central park and surrounding wetland area (Outlot B), which is also encouraged by the RPP lot design standards. The rear yards of the other 14 lots abut a smaller open space corridor (Outlot D). However, Lots 1-3, Block 4 are located in close proximity to 125th Street and Lot 6, Block 8 is located in close proximity to 120th Street. The existing single family home on the site will be incorporated into the development as Lot 2, Block 1. The home has a driveway access on 125th Street that is oriented towards the road. The current property owner will retain ownership of this lot and the adjacent lot (Lot 1, Block 1). Both lots are approximately 3 -acres in size, which is larger than the average lot sizes within the development. The proposed building pad for Lot 1, Block 1 should be shown on the plans and the driveway access should be provided from the new public street. This has been included as a condition of approval. Municipal sewer and water are not currently available to the site and are not planned to be provided in