HomeMy WebLinkAbout2004.05.03 RESO 2004-0026RESOLUTION 200426
APPROVING A PUD (PLANNED UNIT DEVELOPMENT) FOR CENTEX
HOMES AND PRATT INVESTMENT FOR A 333 -UNIT DEVELOPMENT ON
THE POWERS/NEESER SITE ON PROPERTY LOCATED EAST OF
ELMCREST AVENUE, WEST OF EVERTON AVENUE AND NORTH OF
COUNTY ROAD 8
WHEREAS, Centex Homes and Pratt Investment have requested approval of a PUD for a
333 -unit development on the Powers/Neeser site on property legally described as follows:
The southwest quarter of the northwest quarter and the north half of the southwest
quarter, Section 18, Township 31 North, Range 21 West, located in Washington
County, Minnesota.
Together with
The southeast quarter of the northwest quarter of Section 18, Township 31 North,
Range 21 West, Washington County, Minnesota.
WHEREAS, the Planning Commission has reviewed the PUD amendment 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 Centex Homes and Pratt Investment for a PUD amendment, subject to the
following conditions:
1. A PUD amendment is approved to allow the creation of 207 townhouse lots and 126
single family homes, in accordance with the plans and application received by the
City on February 19, 2004 and revisions received on March 22, 2004, except as
amended by this resolution.
2. Development standards for the PUD shall be as indicated on the plans dated March
22, 2004, except as amended by this resolution.
3. Approval is contingent upon City Council approval of the requested rezoning 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. A density bonus is approved to allow 3.38 units per acre, based on the finding that the
increased density allows the developer to preserve significant natural resources that
could not otherwise be preserved.
Resolution 2004-26
Page 2
6. Towhomes are approved, based on the finding that the townhomes allow the
developer to preserve significant natural resources that could not otherwise be
preserved and the townhomes provide a transition from the commercial/industrial
uses planned west of Ehncrest and the single family homes on the eastern portion of
this site.
7. The applicant shall provide copies of the HOA documents/covenants for City review.
8. The applicant shall develop and implement architectural review and design guidelines
for all residential buildings. The guidelines must be submitted for City review and
approval. These guidelines shall be consistent with the neighborhood design
identified in the PUD general plan and the draft architectural details submitted to the
City.
9. All platted residential lots shall comply with the following setbacks:
Architectural and Design standards
10. The building plans received by the City on February 19, 2004 shall be revised
according to this resolution.
11. The developer shall submit a design palette for entire project for City review and
approval. The palette shall include colors for siding, shakes, shutters, shingles, brick
Requested Standards
Single Family
Lot Size
6,604 ogre feet
Lot Width
55 feet or 70 feet
Building Height
40 feet
Front
25 feet
Side, Interior
5 feet garage
10 feet living ace
Side, Corner
25 feet
Rear
30 feet
Townhomes
Front
20 feet
Side, Corner
20 feet
Rear
30 feet
Between Buildings
20 feet
Building Height
40 feet
From Elmcrest Avenue
35 feet
Architectural and Design standards
10. The building plans received by the City on February 19, 2004 shall be revised
according to this resolution.
11. The developer shall submit a design palette for entire project for City review and
approval. The palette shall include colors for siding, shakes, shutters, shingles, brick
• Resolution 2004-26
Page 3
and stone. Building colors and materials shall be harmonious throughout the
development.
12. The design guidelines for the single family homes shall be submitted for City review
and approval prior to final plat approval.
13. All building elevations shall receive nearly equal treatment and visual qualities.
14. No adjacent home shall have the same front elevation colors or architectural styles.
Materials shall be consistent with the architectural plans and design palette required
as part of the PUD approvals.
15. Townhome Design
a. The buildings shall be of high quality and constructed with durable materials.
Major exterior surfaces of all walls shall be vinyl siding or shake and brick or
stone.
b. Colors used shall be earth tones, such as soft gray, creamy white, pearl gray, shell
white, etc.
c. The buildings shall have varied and interesting detailing. Each home shall utilize
accent architectural accent features such as dormers, bay windows, arched
windows, shutters, etc.
d. Building elevations must be staggered to break up the mass of the buildings.
e. All mechanical equipment shall be screened with materials compatible with the
building and project landscaping.
f All units shall use Class A fiberglass/asphalt shingles (230 lb. per sq. inch).
g. No more than 10 -units per building will be allowed.
Landscaping and Lighting
16. The parkway planting plan should be revised to provide more variety and create
interesting focal points at the street intersections.
17. The applicant should try to limit the use of Scotch Pine due to concerns about
survivability.
18. Boulevard canopy trees may be planted in the islands, but a mix of ornamental trees,
perennials and annuals shall also be provided in the median.
19. The developer shall work with the City to establish guidelines for crosswalks.
20. The applicant shall provide the street lights in compliance with City Policy.
21. Exterior lighting shall be consistent throughout the development. All lighting shall be
shielded to prevent glare and light trespass, as required by Section 6.37 of the
ordinance. Lighting details should be submitted for City review and approval.
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Page 4
22. A master sign plan for the development shall be submitted for City review and
approval.
23. The HOA shall be responsible for maintenance of the boulevard and island
landscaping.
24. Landscape buffer shall be provided along the south property line to buffer from the
large lot residential properties, as shown on the landscape plan presented by the
applicant on May 3, 2004.
Streets, Padang and Utilities
25. The right-of-way for Street A and Street B shall be a minimum of 60 feet. Other
public street shall be a minimum of 50 feet.
26. The applicant shall provide a paved access from the south before issuance of
certificates of occupancy.
27. The developer should provide information detailing how the private drives and alleys
would be distinguished from public streets (concrete aprons, signage, narrower width,
etc.) for City review and approval.
28. Public streets within the development shall be 28 feet in width (face to face). Streets
A and B shall be 32 feet wide.
29. The maximum driveway curb cut width shall be 24 feet.
30. The right-of-way for Street B shall be dedicated with the final plat for the first phase
of the development.
31. Cross access and maintenance agreements shall be recorded with the final plat for all
shared private driveways or streets.
32. Drainage and utility easements shall be recorded with the final plat for all private
drives.
33. The applicant must obtain an easement or encroachment agreement from the property
owner to the north to allow construction of Street A on that property as currently
shown.
34. The developer shall pave Elmcrest Avenue from County Road 8 to the north
boundary of this property as a rural section road. Additionally, the developer shall be
required to escrow for the cost of improving V2 of the section of Elmcrest directly
abutting their property. Credit shall be given for the cost of the interim paving
improvements.
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Page 5
35. Additional guest parking should be provided in the northwest portion of the side to
provide convenient access to the townhomes.
36. The developer shall work with the City and the adjacent developer to try to eliminate
the lift station if possible.
37. The development shall comply with the Fire Chiefs requirements regarding fire flow
calculations, the location of fire hydrants, fire department connections, and fire lane
signage.
Sidewalks and Trails
38. Sidewalks and trails shall be provided through out the development as shown on the
plans submitted by the applicant on March 22, 2004, except as amended by this
resolution.
39. A sidewalk shall be constructed on the north side of Street A.
40. Sidewalks are proposed along all public streets. At the time of final plat review, the
City may require sidewalk easements or additional drainage and utility easements to
insure adequate area for utility installation and the landscape plantings.
41. The HOA shall be responsible for maintenance of sidewalks within the development.
Parks/Open Space
42. Dedication of outlot B and oudot C shall be made with the final plat of the first phase
of development.
43. The plans should be revised to identify the private recreational space required for the
townhomes.
44. Park dedication shall be "banked" on this site to accommodate development on the
40 -acre Neeser property to the north.
45. The developer shall construct the public trail within Outlot B.
46. The developer shall construct the planned overlook in Outlot C.
47. The developer shall work with the City regarding the possible restoration and
dedication of the existing barn on Outlot B.
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Drainage/Stormwater Management
48. The applicant shall obtain approval of the land development plan by the Rice Creek
Watershed District, including the proposed wetland impacts and mitigation.
49. The minimum floor elevations shall comply with Section 1175-060.1 of the Hugo
Zoning Ordinance.
Miscellaneous
50. The developer shall submit a phasing plan prior to City Council approval of the
preliminary plat.
51. The applicant shall pay their portion of the Everton Avenue Study AUAR costs,
based on the area of the project site.
52. The applicant shall comply with all conditions in the City Engineer's letter dated
March 31, 2004.
ADOPTED by the City Council this 3`d day of May 2004.
ATTEST:
Mary AVieager, City Clerk