Loading...
HomeMy WebLinkAbout2014.02.03 RESO 2014-03RESOLUTION 2014-3 APPROVING PUD GENERAL PLAN FOR LAVALLE FIELDS LLC FOR PROPERTY LOCATED WEST OF FINALE AVENUE NORTH OF FRENCHMAN ROAD (COUNTY ROAD 8) WHEREAS, LaValle Fields LLC has requested approval of a PUD general plan to allow 295 senior housing and multi -family residential units on the 29.17 acre property legally described as follows: (See Attached) WHEREAS, the Planning Commission has reviewed the PUD general 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 HUGO, MINNESOTA, that it should and hereby does approve the request by LaValle Fields LLC, subject to the following conditions: 1. A PUD general plan is approved to allow the creation of 295 senior housing and multi -family residential units. The development shall be constructed in accordance with the plans and application received by the City on October 21, 2013, and revisions received on December 2, 2013, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning of the 29.17 acre property and preliminary plat. 3. The PUD general plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 4. PUD flexibility is granted to allow: a. Flexibility to allow senior housing and apartments as a land use. b. Flexibility to allow a density of over 10 units per acre, where 6 units per acre are required. c. Flexibility to allow the building height to a maximum of 50 feet to accommodate 3 story buildings, where 35 feet is required by ordinance in the underlying zoning district. 5. No development is approved for Outlot C. Future developer of Outlot C will be subject to the City requirements at the time of development. 6. All uses allowed in CR -3 zoning district are permitted uses in the Lavalle Fields subdivision. Additional permitted uses include senior housing and apartments. Resolution 2014-3 Page 2 7. The preliminary phasing plan is generally approved. a. Phase 1 shall include: i. A maximum of 130 senior housing units. ii. Finale Avenue between 145`x' Street and 146th Street shall be reconstructed as an urban section roadway to a width of 26 feet with the first layer of bituminous prior to the issuance of a Certificate of Occupancy for the 1 st building, iii. A 50 foot wide roadway easement shall be dedicated for the realignment of Finale Avenue from just south of Upper 146th Street to 147th Street, as shown on the plan. iv. A 60 foot wide roadway easement shall be dedicated for the extension of 147th Street from its current terminus to Oneka Parkway, as shown on the plan. v. The 1.76 acres (Outlot A) shall be dedicated to the City to satisfy 77% of the parkland dedication requirement. b. Phase 2 shall include i. A maximum of 165 apartment units. ii. The entire length of 147th Street to Oneka Parkway shall be constructed with the first layer of bituminous prior to issuance of a Certificate of Occupancy for the 1 st building. The developer shall be responsible for 65% of the total project costs, subject to City Council review and approval at the time of site plan approval. iii. The entire length of the Finale Avenue realignment through the project shall be constructed with the first layer of bituminous prior to the issuance of a Certificate of Occupancy for the 1 st building. iv. The remaining 23% to satisfy park dedication requirements shall be paid. 8. The developer shall submit final site plans, building elevations, street improvement plans, utility plans, grading and drainage plans, landscaping plans, lighting and signage plans along with the required land use applications for each phase of the development. • Resolution 2014-3 Page 3 9. The developer shall evaluate the feasibility of a water reuse project for the development and to accommodate Lions Park. If a water reuse project is feasible, as evaluated by City staff, it shall be constructed. 10. The building setbacks for the PUD are as follows: a. For portions of the building that are over 35 feet in height: i. 50 feet from all exterior property lines, except the areas that abut a public street right- of -way. b. 30 feet from exterior property lines. c. 30 feet from all public right of way. d. 10 feet from all interior property lines. 11. The applicant must comply with the following, prior to Final Plat and Final PUD Plan application: Architectural and Design standards a. All buildings shall meet the requirements in the Multi -Family Design Guidelines b. All building elevations shall receive nearly equal treatment and visual qualities. c. All buildings within the development shall be cohesive in architecture, design, colors, and building materials. d. The architecture and design of the apartment buildings shall also be subject to: i. a revised building orientation and footprint to reduce the appearance of the massing of the large buildings. ii. recessions and projections in building walls to break up the long flat expansions of the buildings. iii. breaks and variation within the building material to reduce the monotony of the design. iv. a higher percentage of stone and/or brick than other building materials proposed. V. No vinyl siding shall be used, cementitious siding is preferred, unless a comparable siding material is reviewed and approved by staff. e. The trash enclosure shall be screened with materials consistent with the building material and shall be reviewed and approved by staff. f. The developer shall submit a design palette for the entire project for City review and approval. The palette shall include colors for awnings, siding, shakes, • Resolution 2014-3 Page 4 shutters, shingles, brick and stone. Building colors and materials shall be cohesive for all buildings within the PUD. g. All ground -level mechanical units shall be low profile and located to the side or rear of the building and shall be screened from view of adjacent properties. h. The internal roof drainage system that shall be integrated into the building design and shall be reviewed and approved by staff. Landscaping and Lighting i. The landscape plan shall be revised to include the number, size, and type of trees and shrubs required by Section 90-181 of the ordinance. The final plans must be submitted for review and approval by staff. j. The landscape plan shall be revised to be planned together and not separate for each phase. k. The openspace between the buildings within the development shall be included in the overall landscape plan. The design of the landscaping shall be creative to enhance the aesthetic of the area. 1. There shall be a landscape buffer between the senior housing facility and the residential homes. The landscaping shall be of a sufficient height and size to adequately provide a buffer. This shall be reviewed and approved by staff. m. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 90-239 of the ordinance. Lighting details should be submitted for City review and approval to ensure a 90 -degree cut off is provided and bulbs are not visible. Exterior lighting shall be directed down and shielded from adjacent properties and roadways. n. The maximum height of parking lot lighting adjacent to residential areas shall be 20 feet. Signage o. The applicant shall provide an overall sign plan for the development. Streets, Parking and Utilities p. The parking calculations for the senior housing facility shall consider the office area. The calculations shall be reviewed and approved by staff. • Resolution 2014-3 Page 5 q. The parking calculations for the apartments shall consider overflow parking for guests. The calculations shall be reviewed and approved by staff. r. The parking lots within the development shall meet Section 90-253 of the ordinance. s. Construction details of the fire lane for the senior housing facility shall be reviewed and approved by staff. Sidewalks and Trails t. The sidewalks within the development shall be interconnected and connect to the public trail through the development. u. A 10 foot wide trail easement shall be dedicated for the public trail. The exact trail location shall be reviewed and approved by staff. v. The trail location shall be setback 10 feet from the neighboring property to the west. w. A trail shall be installed on 147`h Street with the construction of the road. Miscellaneous 12. The applicant shall comply with all conditions in the City Engineer's letter dated December 12, 2013. 13. Each unit in the apartment buildings shall include a minimum of two bedrooms. 14. The apartment complex shall include on-site management. 15. The applicant must comply with the following, prior to release of the final plat for recording: a. The 1.76 acres (Outlot A) shall be dedicated to the City to satisfy 77% of the parkland dedication requirement. 16. The applicant must comply with the following, prior to PUD Final Plan or site plan approval: a. There shall be notification and a neighborhood meeting for the surrounding properties at the time preliminary construction plans are drafted for reconstruction of Finale Avenue between 145th Street and 146 Street. This meeting will provide Resolution 2014-3 Page 6 the surrounding property owners with information on the design of the road and timing of construction. 17. The applicant must comply with the following, prior to issuance of building permits: a. Prior to the issuance of a building permit for the first building in Phase 1, a segment of Finale Avenue right of way shall be dedicated to the City beginning approximately 385 feet south of 145th Street right of way and extending to CSAH 8, with legal description subject to review and approval by staff. b. The remaining 23% to satisfy the park dedication requirement shall be paid with the first building in Phase 2. c. A PUD final plan must be approved for each phase. d. The applicant must record the final plat, easements, development agreement, etc. at Washington County. Proof of recording must be provided to the City. ADOPTED by the City Council this 3rd day of February, 201 Tom Weidt, Mayor ATTEST: Miche a Lindau, City Clerk LAVULE RELIS HOST ADDITION PROPOSED DESCRIPTION FOR AREA TO BE ZONED POD That part of the East Half of the Northeast 'Quarter of Section 19; that part of the West Half of the Northwest Quarter of Section 20, which includes Lot 1 of County Auditor's Plat No. 7 of the Village of Hugo; all in Township 31 North, Range 21 West, Washington County, Minnesota, described jointly as follows: Commencing at the point of intersection of the west line of Section 20, which line is also the west line of Lot 1 of County Auditor's Plat No. 7, with the north line of the Hugo — Centerville Rood, said point of intersection is 33 feet north of the west quarter corner of Section 20; thence north, along the west line of Section 20, a distance of 150 feet to the point of beginning; thence east, parallel with the South line of Lot 1 of Auditor's Plot No. 7, a distance of 351 feet, more or less, to a point distant 280 feet west of the southwest corner of Lot 6, Block 7 of the Village of Hugo; thence north, a distance of 150 feet; thence east, parallel with the south line -of Lot 1 of County Auditor's Plat No. 7, a distance of 250 feet to the point of intersection with a line drawn parallel with and distant 30 west of the west line of Blocks 2, 3, 6, and 7 of the Village of Hugo; thence north, along said parallel line, a distance of 986 feet, more or less, to the point of intersection with a line drawn parallel with and distant 30 feet south of the north line of the SW k — NW X of Section 20; thence west, along said parallel line, a distance of 123.9 feet to a point distant 843.9 feet west of the east line of the SW X — NW 34; thence northwesterly, along the southwesterly line of a tract described in Book 90 of Deeds, page 206, a distance of 900 feet to the most westerly corner of said tract; thence North 50 degrees East, along the westerly line of said tract described in Book 90 Deeds, page 206, a distance of 400 feet to the northeast comer of the S1/2—NE1/4—NE1/4 of Section 19; thence west, along the north line of the S1/2—NE1/4—NE1/4, a distance of 1321.3 feet to the northwest corner of the S1/2—NE1/4—NE1/4 of Section 19; thence south, along the west line of the NE1/4—NE1/4 of Section 19, a distance of 641.5 feet to a point distant 18 feet north of the southwest corner of the NE1/4—NE1/4; thence North 88 degrees 07 minutes East a distance of 592 feet to the most northerly comer of a tract described in Book 78 of Deeds, page 520, which point is on the middleline of Branch No. 3 of Judicial Ditch No. 3, Washington and Anoka Counties, Minnesota; thence South 73 degrees 47 minutes East, along the northerly line of said tract described in Book 78 of Deeds, page 520, a distance of 600 feet to the northeast corner of said tract; thence South 8 degrees 55 minutes West, along the easterly line of said tract described Book 78 of Deeds, page 520, a distance of 700 feet to the northwest corner of a tract described in Book 166 of Deeds, page 10; thence South 73 degrees 47 minutes East, along the northerly line of said tract described in Book 166 of Deeds, page 10, and along the northerly line of a tract described in Book 167 of Deeds, page 395, a distance of 125 feet to the northeast corner of said tract described in Book 167 of Deeds, page 395; thence South 8 degrees 55 minutes West, along the easterly line of said tract described in Book 167 of Deeds, page 395, a distance of 280 feet, more or less, to the northerly line of the Hugo — Centerville Rood; thence southeasterly, along said northerly road line, a distance of 170 feet, more or less, to the west line of a tract described in Book 138 of Deeds, page 506; thence north, along the west line of said tract described in Book 138 of Deeds, page 506, a distance of 88 feet, more or less, to the northwest corner thereof; thence east, along the north line of said tract described in Book 138 of Deeds, page 506 and along the north line of tracts described in Book 133 of Deeds, page 218 and Book 120 of Deeds, page 241, a distance of 64 feet to the point of beginning, containing 39 acres, more or less, and subject to the existing Branch No. 3 of Judicial Ditch No. 3, Washington and Anoka Counties, Minnesota, and also subject to other easements and reservations of record. Including any right of title existing in the adjacent Hugo — Centerville Road, to the centerline thereof. Which lies easterly of the easterly right of way line of Oneka Parkway North as described in Document No. 3663109. RECEIVED DEC 0 2 2013 Per •ol