HomeMy WebLinkAbout2002.04.15 RESO 2002-0018RESOLUTION 2002-18
APPROVING A SITE PLAN AND VARIANCE FOR CENTEX HOMES FOR
"CLEARWATER CROSSING" ON PROPERTY LOCATED WEST OF FENWAY
BOULEVARD AND NORTH OF 132ND STREET NORTH
WHEREAS, Centex Homes has requested approval of a site plan and variance to allow
construction of 122 townhome units on property legally described as follows:
Outlot B, Woods of Bald Eagle Lake, according to the recorded plat thereof, Washington
County, Minnesota, except that part platted as Townhomes of Bald Eagle Lake,
according to the recorded plat thereof, Washington County, Minnesota.
WHEREAS, the Planning Commission has reviewed the site plan and variance 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 site
plan and variance for Centex homes for "Clearwater Crossing" development, subject to
the following conditions:
1. A site plan is approved to allow 122 townhomes and three outlots, in accordance with
the plans and application received by the City on March 18, 2002, except as amended
by this resolution.
2. A variance is granted to allow five, 10 -unit townhome buildings where 8 -unit
buildings are permitted. The variance is granted based on the following findings:
a. Townhomes and apartments are a permitted use in the R-5 zoning district. The
variance is simply required to allow five, 10 -unit townhome condominium
buildings where the ordinance limits townhome buildings to a maximum of 8
units per building. The variance is from the townhome performance standards,
and not the R-5 district standards. The size and massing of the 10 -unit townhome
buildings would be smaller than the permitted apartment building.
b. Strict enforcement of the ordinance would cause undue hardship because it would
limit the applicant's ability to provide a reasonable transition between potentially
incompatible land uses and still provide environmental protection. The variance
would allow the developer to provide a transition in building mass and scale from
the industrial property on the east to the single family zoning on the west. The
variance would also allow the developer to preserve trees and wetlands on the
west side of the property where smaller buildings are currently proposed.
c. Granting the variance would be consistent with the spirit and intent of the
ordinance and the R-5 district standards, which allow both townhomes and
apartments. The 10 -unit buildings would be consistent with other uses that are
allowed in the R-5 district. The variance would allow a mixture of 4-, 8- and 10 -
unit buildings within this development.
d. The 10 -unit buildings are consistent with the purpose and intent of the ordinance.
The five, 10 -unit buildings would allow reasonable use of the property and
provide a transition between the industrial property on the east and the single
family property to the west. The variance would also allow development of the
property in a manner that is sensitive to the trees and wetlands on site.
e. The requested variance would not allow development that would alter the
essential character of the neighborhood. The variance would not allow an
increase in the number of allowable units or development density. The Zoning
Ordinance permits 145 units on this 20.11 -acre site. The developer is proposing
to construct 122 townhome units in a variety of building sizes. The variance
would allow construction of a townhome development that is consistent with the
ordinance, while allowing preservation of trees and wetlands and providing a
transition between industrial and single family residential land.
f. Townhomes are a permitted use in the R-5 zoning district.
g. The variance to allow five, 10 -unit townhomes would not affect the flood
protection requirements of the ordinance.
h. There is adequate municipal sewer and water to support the proposed townhomes.
3. The maximum driveway curb cut width shall be 24 feet.
4. The developer shall provide B6-18 barrier curb on all public streets.
5. The utility plan should be revised to provide a 12 -inch watermain connection between
Fenway Boulevard and the new north -south street.
6. The 12 -inch watermain shown north of this new 12 -inch watermain shall be reduced
from 12 inches to 8 inches.
7. The hydrant shown on Lot 9 shall be relocated the southeast corner of the private
drive on this lot.
8. A hydrant shall be added at the street intersection near the southeast corner of Lot 1,
Block 1.
9. If the boulevard trees along Fenway are to be relocated, the landscape plan shall
clearly identify the existing and proposed locations of these trees.
10. The landscape plan shall provide a delineation of both seeded and sodded areas with
respective areas in square feet.
11. The plans shall note the ordinary high water and 100 -year high water elevation for all
water bodies.
12. The plans must identify normal water level, high water level and emergency overflow
for the pond.
13. Storm sewer plans and details must be submitted.
14. Provide typical section in details for all retaining walls. Retaining walls over four
feet in height must be engineered.
15. Provide floor elevations for all buildings, in compliance with ordinance requirements.
16. The developer shall provide hydrologic/hydraulic calculations.
17. The developer must obtain all necessary permits from Rice Creek Watershed District.
18. The developer shall provide a proof of parking plan for staff review. If a documented
parking problem occurs, the City may require the developer or the homeowners
association to provide additional guest parking as shown on the proof of parking plan.
19. No driveway access shall be permitted onto Fenway Boulevard. The proposed
driveway for Lot 9, Block 1 shall be provided from the south through the
development. The developer shall provide a new driveway between Lots 8 and 10 to
serve Lot 9.
ADOPTED by the City Council this I P day of April 2002.
ran ron, Mayor
ATTEST:
Mary reager, City CI