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HomeMy WebLinkAbout2007.06.18 RESO 2007-0030RESOLUTION 2007-30 APPROVING PUD GENERAL PLAN FOR FJT PROPERTIES LLC FOR PROPERTY LOCATED EAST OF HIGHWAY 61 AND NORTH OF 120TH STREET WHEREAS, FJT Properties LLC has requested approval of a PUD general plan to allow 11,671 square feet of retail on the 25.22 -acre property legally described as follows: All that part of the Southeast Quarter of the Southeast Quarter of Section 31, Township 31, Range 21, Washington County, Minnesota lying east of State Trunk Highway 61 as described in Book 292 of Deeds, Page 513 of record in the office of the Washington County Recorder. Subject to 120x' Street right-of-way 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 FJT Properties LLC, subject to the following conditions: 1. A PUD general plan is approved to allow the creation of a 9,934 square foot retail building and a 1,737 square foot restaurant/coffee shop, in accordance with the plans and application received by the City on April 30, 2007 and revisions received on May 15, 2007, May 16, 2007 and May 17, 2007, except as amended by this resolution. 2. Development standards for the PUD shall be as indicated on the plans dated April 30, 2007 and revised on May 16, 2007, except as amended by this resolution. 3. Approval is contingent upon City Council approval of the requested rezoning of Lot 1, Block 1, Oneka Square and preliminary plat. 4. The PUD general plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 5. PUD flexibility is granted to allow: a. A zero foot setback for the monument sign where 30 feet is required. b. Shared parking flexibility to allow 52 parking stalls where 74 are required (4.45 stalls per 1,000 square feet). c. Temporary improvements in the Highway 61 street easement. 6. No development is approved for Outlot A. Future developer of Outlot A will be subject to the City requirements at the time of development. Resolution 2007-30 Page 2 7. All uses allowed in RS zoning district are permitted uses in the Oneka Square subdivision. Additional permitted uses on Lot 1, Block 1 include: restaurants and retail/service businesses (subject to proof of adequate parking to support the uses). 8. The applicant must comply with the following, prior to Final Plat and Final PUD Plan application: Architectural and Design standards a. The building plans received by the City on April 30, 2007 and May 16, 2007 shall be revised according to this resolution. b. All building elevations shall receive nearly equal treatment and visual qualities. c. The trash enclosure for the restaurant/coffee shop must be shown on the site plan and the building elevations. The current trash enclosure shown on the site plan for the coffee shop does not meet ordinance requirements. The trash enclosure must be redesigned to be an integral part of the building with materials to match the building. d. The developer shall submit a design palette for entire project for City review and approval. The palette shall include colors for awnings, siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall the same for both buildings. e. The rock face block on the coffee shop shall extend to the top of the windows and that height shall be maintained across the all elevations. f. Plans shall be revised to provide rooftop screening. The rooftop equipment for. the retail building shall be screened from the ground and street level by the building parapet wall. Ground level mechanical units shall also be screened from the street and surrounding uses. g. Final details for the Farmers Market shall be provided, including: L A site plan for the market that show the location of stallststructures, parking, paving and all other temporary or permanent improvements. ii. The landowner must enter into an encroachment agreement with the City. iii. Elevations and material samples for any stallststructures. iv. Proof that adequate parking is provided that does not conflict with other uses on site. Resolution 2007-30 Page 3 Landscaping and Lighting h. A tree preservation plan shall be submitted to show tree protection fencing around the trees to ensure that the trees planned to be preserved will survive grading operations. i. The landscape plan shall be revised to provide a minimum of 6 coniferous trees. At least five, 8 -foot coniferous trees shall be planted on the east side of the building. The final size and species of the trees are subject to further review by the staff. j. The landscape plan shall be revised to comply with the minimum landscape size requirements for shrubs (3 -gallon pot for deciduous shrubs and 5 -gallon pot for coniferous shrubs). k. The landscape plan shall be revised to provide additional trees outside of the Highway 61 street easement to permanently buffer the parking lot and building, even after Highway 61 is expanded. The final plans must be submitted for review and approval by staff. 1. The applicant shall be allowed to plant trees in the Highway 61 street easement, subject to the following: i. The applicant acknowledges with the approval of this plan that the trees will likely be removed when Highway 61 is widened and the landowner is not entitled to any compensation for removal. ii. The applicant must enter into an encroachment agreement with the City. m. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1195- 400.1 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. Signage n. A revised master sign plan for the development shall be submitted for City review and approval, subject to the following: i. One monument sign shall be installed on the site by the developer, at the developer's expense. The sign shall be designed consistent with the welcome signage located at the entrance to the City on CSAH 8. The sign shall located near the corner of 120s' Street and T.H. 61 and will only contain content welcoming individuals to the City of Hugo. The final design and content of the sign is subject to the review and approval of the City's Economic Development Authority. The developer agrees to Resolution 2007-30 Page 4 dedicate an easement to the benefit of the City allowing for permanent maintenance of the sign and surrounding area by the City. ii. No tenant signage shall be allowed on the east elevation of either building. iii. The sign criteria shall apply to both buildings. iv. The sign criteria note that signage is only allowed above the building entry, but the building elevations show signage elsewhere. The criteria shall be reviewed by the applicant and resubmitted for City review and approval. V. The criteria shall note that all signage shall comply with City ordinance standards, except where specifically outlined in the sign criteria. vi. The menu board for the drive-through shall be shown on the plans and addressed in the sign criteria. Streets, Parking and Utilities o. The applicant shall dedicate a 40 -foot half right-of-way for 120" Street p. The applicant shall provide a 39 -foot street easement in favor of the City for future expansion of Highway 61. q. The right-of-way for 120" Street and the easement for Highway 61 shall be dedicated with the final plat for the first phase of the development. r. The City, the developer, and White Bear Township shall enter into a Joint Powers Agreement to provide sanitary sewer and water to the site. i. The agreement should include provisions that require the property to connect to the City's utilities when they become available, as well as provisions related to financial obligations for their share of the costs related to extending the utilities at a future date. s. The applicant and the City shall work with White Bear Township officials regarding the preliminary sanitary sewer layout., which shows a relatively shallow line with depths ranging from 7 feet within Hugo to as little as 3.5 feet within White Bear Township. The developer shall be responsible for ensuring that the line will not freeze during the winter months. t. The plans shall be revised to identify the method of construction for the crossing of the sanitary sewer line and water main across 120" in compliance with County and City requirements. u. The development shall comply with the Fire Chief s requirements regarding fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. Resolution 2007-30 Page 5 v. Approval is contingent upon MnDOT approval of the Highway 61 access and future right-of-way dedication. Sidewalks and Trails w. The sidewalk connections to the building must be shown on the plans. x. A trail or sidewalk will be provided in the 120u' Street right-of-way when the street is improved. y. The applicant must provide sidewalks to connect both buildings to 120' Street where a future trail is planned. Drainage/Stormwater Management z. The applicant shall obtain approval of the land development plan by the City, including the proposed wetland impacts and mitigation. aa. The minimum floor elevations shall comply with Section 1175-060.1 of the Hugo Zoning Ordinance. bb. The plans must be revised to include infiltration practices in conformance with City and RCWD standards. The design of ponds/infiltration features will need to be modified to comply with the City's infiltration requirement of storing and infiltrating the 2 -year (2.8 -inch) storm event while also maintaining at least 3 feet of separation between the groundwater table and the bottom of the infiltration system. Modifications to the pond design and dimensions may be necessary to address this issue. cc. The applicant shall reconfigure the pond to minimize the portion within the proposed Highway 61 easement and the applicant shall enter into an encroachment agreement with the City. Miscellaneous dd. The applicant shall comply with all conditions in the City Engineer's letter dated May 17, 2007. 9. The applicant must comply with the following, prior to release of the final plat for recording: a. Drainage and utility easements shall be recorded with the final plat for all private drives. Resolution 2007-30 Page 6 b. Park dedication shall be cash in lieu of land for Lot 1, subject to the park dedication requirements the time the plat is released for filing. Park dedication shall be required for Outlot A when the parcel is platted. 10. The applicant must comply with the following, prior to issuance of building permits: a. The applicant must record the final plat, easements, development agreement, etc. at Washington County. Proof of recording must be provided to the City. b. The PUD final plan must be approved. c. The City shall review and approve the tenant mix to ensure that adequate parking is available to serve the mix of tenants with their peak parking demands. In particular the City will review whether any restaurant can be allowed in the retail building, given the parking limitations of the site. ADOPTED by the City Council this 18" day of June 2007UkMayoF ATTEST: v Mary Creager, City Clerk