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HomeMy WebLinkAbout2006.08.07 RESO 2006-0043RESOLUTION 200643 APPROVING PRELIMINARY PLAT FOR BENCHMARK PROPERTIES FOR "SUNSET SHORES" ON PROPERTY LOCATED SOUTH OF 125TH STREET AND NORTH OF 120TH STREET WHEREAS, Benchmark Properties has requested approval of a preliminary plat to allow construction of 39 homes and 6 outlots on the 142.74 -acre property legally described as follows: The Southwest Quarter and the Southeast Quarter of the Southwest Quarter, Government Lot 4 and the Northeast Quarter of the Southwest Quarter of Section 34, Township 31N, Range 21W except that part thereof described as the west 600.00 feet of the South 726.00 feet of the Southeast Quarter of the Southwest Quarter of Section 34, Township 31N, Range 21W. WHEREAS, the Planning Commission has reviewed the preliminary plat 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 Benchmark Properties for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved, in accordance with the plans and application received by the City on May 11, 2006 and the revisions received June 30, 2006, except as amended by this resolution. 2. Approval of the preliminary plat for 39 lots is contingent upon approval of the conditional use permit. 3. The development shall comply with the R -R district standards, except as otherwise noted. 4. The following conditions shall be met prior to approval of a Final Plat: Wetlands/Drainage a. The developer must obtain all necessary wetland permits from the City of Hugo. b. The minimum floor elevations shall comply with Section 1175-060.1 of the Hugo Zoning Ordinance. c. The minimum elevation of all upstream lowest floors shall be increased 1 foot or more above the surveyed basin overflow elevation. d. Drainage and utility easements shall be provided over wetlands, ponds, infiltration basins, emergency drainage flow routes, utilities, drainage swales and adjacent to lot lines. Resolution 2006-43 Page 2 e. The infiltration basins and stormwater ponds will neem to be modified to meet the City's stormwater volume control and infiltration requirements. Landscaping/Tree Preservation f. The City's Public Works Department must review and approve the final landscape details for any plantings within the City right-of-ways. g. The applicant or the HOA will need to enter into a License Agreement with the City to allow the HOA to plant and maintain the proposed landscaping within the City right-of-way. h. The proposed plantings around the entry monument and the boulevard shall be replaced with native species to compliment the surrounding rural landscape. i. The landscape plan shall be revised to show the areas that will be restored to a tall grass prairie and the proposed seed mixtures. Community Well and Wastewater System j. A community well and septic system shall be allowed on site for the 39 single family homes. The final design of the community well and septic system shall be subject to review and approval of the City Engineer and Washington County. k. The existing individual septic system and well on Lot 2, Block 1 shall be abandoned according to State requirements and the home shall connect to the community well and septic system. I. The applicant shall submit a screening plan for the community well and community septic treatment areas for review and approval by the City. The plan should show how all the structures and equipment will be adequately screened from the views of adjacent property owners and public right-of-ways using fencing, landscaping, berms or other methods in accordance with the City's landscape ordinance. in. The community well plans need to be revised to show a backup septic bed area large enough to replace the entire primary septic bed area in the event of a system failure. Lighting/Signage n. No street lighting is proposed within the development; however, streetlights may be installed at intersections in accordance with City regulations. Resolution 200643 Page 3 o. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1195- 410 of the ordinance. Lighting details should be submitted for City review and approval. p. Signage shall comply with ordinance standards. Streets and Access q. The building pad for Lot 1, Block 1 shall be shown on the plans and the driveway access shall be provided from the new public street. r. The applicant shall dedicate additional right-of-way to the County for CSAH 7 as indicated on the plans received July 5, 2006. s. The plat shall comply with the City's street naming system, except as otherwise approved by the City Council. t. The developer shall be required to construct the new public streets and the cul-de- sacs as rural street sections. The improvements shall be at the developer's expense and in compliance with the City's street standards. u. The developer should construct the median on the new public street at the south end of the site (Street A) to the specifications of the City Engineer. v. The developer shall be required to construct center turn lanes and right turn lanes on Honeye Avenue at the intersection of Honeye Avenue and CSAH 7 as part of this project. w. A minimum of two parking stalls shall be provided for each lot. Garage and driveway parking shall count towards this requirement. Parks, Trails and Open Space x. The developer shall construct the trails, gazebo, wooded entry arbor, bridge and other open space amenities as indicated on the plans received July 5, 2006, except as amended by this resolution. Construction detail sheets shall be submitted to the City for review and approval. y. The trail design must meet the ADA trail accessibility requirements for cross slope and running slope grades. z. The developer shall provide an additional public trail connection to Oudot B from the new intersection at 120" Street. Resolution 2006-43 Page 4 aa. The applicant will need to provide detailed plans and hydraulic calculations for the proposed pedestrian bridge. The bridge must be capable of accommodating the City's typical maintenance equipment. bb. The applicant shall dedicate a 20 -foot public trail easement over all trails located outside of the public parkland or the public right-of-way. cc. The trails shall be 10 -feet wide and paved with a bituminous surface. dd. The open space management and restoration plan needs to be revised to clearly define how private lots are separated from open space. Signage, fencing or similar elements shall be used to clearly define the common spaces. ee. The open space management and restoration plan needs to address the upland areas in Outlot B. ff. The applicant shall construct a trail crossing at 125' Street from Oudot A to Oudot B. The location of the trail crossing and the construction details shall be subject to City review and approval. gg. The developer shall be responsible for restoration and maintenance of all outlots within the project. Miscellaneous hh. 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. ii. The applicant shall comply with all conditions in the City Engineer's letter dated July 5, 2006. J. A revised copy of the homeowners' association documents shall be submitted for review and approval by the City Attorney. The documents shall clearly define the rights and responsibilities of the homeowners' association. The homeowners' association shall be responsible for the maintenance of all of the outlots including the open space amenities in Outlot B, the stormwater management ponds and rain gardens, and the community well and septic system. kk. A revised copy of the management, repair, and replacement plan for the community well and community wastewater treatment systems shall be submitted for review and approval by the City. 11. The open space shall be preserved in perpetuity. A conservation easement over all of the permanent open space is required to be submitted for review and Resolution 2006-43 Page 5 approval by the City Attorney. The conservation easement shall be in favor of the City, or a land trust or both. mm. The applicant shall create an endowment to the land trust for maintenance of the conservation easement. The endowment shall be established where the principal would generate sufficient annual interest to cover the easement holder's yearly costs. The intent of this endowment is to ensure that the easement is protected, not for maintenance of the open space. nn. The applicant shall create an endowment fund to the homeowners' association where the principal would generate significant annual interest to cover the costs of maintaining the open space. Details shall be submitted for City review and approval. oo. The applicant shall comply with all requirements from the land trust. pp. The applicant shall work with City staff to further tighten the single family home design guidelines to ensure that the proposed architectural expectations for the development are met. qq. The HOA covenants shall address standards for the location of fencing on the individual lots. ff. Lots 1, 2 and 3, Block 4 shown on the preliminary plat shall be removed and shall not be considered as part of any final plat approval. Final determinations as to the boundaries between the private open space, the public space, and the public right- of-way for this area shall be made by the City concurrent with the approval of the final plat. 5. The following conditions shall be met prior to release of the final plat for filing: a. The applicant shall dedicate Outlots A and B to the City as parkland, to meet the City's park dedication requirements. b. The developer or HOA shall enter into a maintenance agreement with the City for the park areas. 6. The following conditions shall be met prior to issuance of building permits: a. The applicant shall record the final plat, developer's agreement, easements and all other documentation at Washington County and provide the City with proof of recording. ADOPTED by the City Council this 7a' day of August 2006. Resolution 200643 Page 6 ATTEST: Mary reager, City Cler