HomeMy WebLinkAbout2001.07.02 RESO 2001-0027RESOLUTION 2001- 27
APPROVING PRELIMINARY PLAT FOR PRATI=ARNT-OAKWOOD, LLC. FOR
VICTOR GARDENS ON PROPERTY LOCATED NORTH AND SOUTH OF CSAH 8
AND EAST OF EXISTING ELMCREST AVENUE NORTH
WHEREAS, Pratt -Amt -Oakwood, LLC. has requested approval of a preliminary plat to
allow construction of 82 detached single family lots on property legally described as
follows:
THE WEST ONE-HALF OF THE NORTHWEST QUARTER, AND THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, AND THE
WEST ONE-HALF OF THE SOUTHWEST QUARTER, ALL BEING IN
SECTION NINETEEN, IN TOWNSHIP THIRTY-ONE NORTH, RANGE
TWENTY-ONE WEST, EXCEPT A STRIP OF LAND 50 FEET IN WIDTH
RUNNING OVER AND ACROSS THE WEST ONE-HALF OF THE
NORTHWEST QUARTER AND THE WEST ONE-HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 19, SAID STRIP OF LAND
BEING 25 FEET IN WIDTH ON EACH SIDE OF THE CENTER LINE OF
THE RIGHT OF WAY OF THE TRANSMISSION LINE OF THE ST. CROIX
FALLS MINNESOTA IMPROVEMENT COMPANY AS CONVEYED BY
QUIT CLAIM DEED DATED JULY 24, 1905, RECORDED JULY 31, 1905 IN
BOOK 63 OF DEEDS, PAGE 603, ALSO EXCEPT THAT PART OF THE
ABOVE DESCRIBED PROPERTY LYING WITHIN THE HIGHWAY RIGHT
OF -WAY ACQUIRED BY THE STATE OF MINNESOTA PURSUANT TO
FINAL CERTIFICATE RECORDED OCTOBER 14, 1975 AS DOCUMENT
NO. 338321, WASHINGTON COUNTY, MINNESOTA.
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
preliminary plat for Pratt Arnt-Oakwood, LLC on property located north and south of
CSAH 8 and east of Elmcrest Avenue, subject to the following conditions:
1. A preliminary plat is approved to allow the creation of 82 single family lots and nine
outlots, in accordance with the plans and application received by the City April 20,
2001, except as amended by this resolution.
2. The applicant shall develop and implement architectural review and design guidelines
for all residential buildings. These guidelines shall be consistent with the traditional
neighborhood design identified in the PUD Concept Plan and the draft architectural
guidelines dated October 18, 2000.
3. All platted residential lots shall comply with the following setbacks:
Maximum building height 2 % stories or 35 feet
Average lot size traditional homes 8,000 square feet
Resolution 2001- 27
Page 2
Average lot size (cottage homes
7,000 square feet
Minimum lot width traditional homes
65 feet
Minimum lot width (cottage homes
50 feet
Minimum avg. lot dept
100 feet
Minimum front yard setbacks:
House setback traditional homes
15 feet
Garage setback front facie
25 feet
Garage setback side facie
20 feet
Side Yard:
Interior lot traditional homes
10 feet
Interior lot (cottage homes
5 feet
Interior lot (garages)
5 feet
Corner lot(house)
15 feet
Corner lot (garage facing street
25 feet
Rear Yard:
House traditional and cottage)
25 feet
Garage traditional and cottage)
5 feet
Setback around the perimeter of the site
exterior property lines
30 feet
Accessory Dwelling Units
Permitted
Driveway Width curb opening)
16 feet
4. A 30 -foot minimum setback shall be required around the outside perimeter of the
approximately 220 -acre site.
5. The maximum size of an accessory dwelling unit shall not exceed 900 square feet,
and must be designed integral to the primary or accessory structure by making use of
similar design, detailing, and materials. A designated non -tandem parking space must
be provided for the accessory unit.
6. Two-family dwellings are allowed on a lot designated as single family, provided: 1)
the lot is at least 9,000 square feet in size; 2) the design of the dwelling is consistent
with the single family homes; and 3) that the total number of two-family dwellings
does not exceed 26 units.
7. No more than two accessory buildings; one garage and one other accessory building
of not more than 120 square feet may be located on a residential lot.
Landscaping/Lighting
8. At least two deciduous trees shall be planted in the front yard of each single and two-
family dwellings.
9. Boulevard trees shall be planted along both sides of all local streets. The trees shall
be planted at a minimum of 50 feet on -center.
Resolution 2001- 27
Page 3
10. 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.
Streets, Sidewalks and Utilities
11. The right-of-way for all roads shall be a minimum of 50 feet. However, at the time of
final plat review, the City may require additional right-of-way in the commercial
areas or for the minor collector street (Elmcrest Avenue), in order to accommodate
the necessary traffic improvements, utilities, and pedestrian walkways.
12. The stacking distance for "Victor Boulevard" is adequate for the first phase of
development. However, modifications may be required during subsequent phases of
the development, including the dedication of additional right-of-way. Additional
traffic studies and information will also be required for the commercial phase of the
development to demonstrate that the proposed improvements are adequate.
13. The proposed intersection with CSAH 8 will not generate enough traffic to warrant a
traffic signal with the first phase of the development. The need for a traffic signal
will be reviewed with each subsequent phase.
14. The applicant shall provide a turn lane and acceleration lane on CSAH 8 with the first
phase of the development. The City will review the design of these improvements at
the time construction plans are submitted for the project.
15. The plat includes Y -intersections at three locations: Victor Boulevard/Victor Path,
Victor Boulevard/Garden Drive, and Garden Drive/Dragonfly Lane. Prior to
submitting a final plat and construction drawings, the applicant shall review these
intersections with the City Engineer to determine if geometric improvements or
traffic signage is warranted.
16. Given the narrower curvilinear streets in this development, the City will review the
driveway placement with each building permit.
17. The local and private streets shall meet the following standards:
Proposed Streets
Street Width*
North/south minor collector (Elmcrest Avenue) located
30 feet wide with parking
north of Clearwater Creek and north of Co. Rd. 8.
on one side
Primary east/west street, and north/south minor collector
28 feet wide with parking
(Elmcrest Avenue) south of Clearwater Creek (see concept
on one side
plan)
Secondary local streets
26 feet with parking on
one side
One-way streets
21 feet wide with no
Resolution 2001- 27
Page 4
*Street widths are measured face-to-face.
18. The developer shall provide the City with 184 feet of total right-of-way for the future
upgrade of CSAH 8 (Frenchman Road). The right-of-way shall be dedicated with the
final plat for the first phase of the development.
19. The developer shall pave Ehncrest Avenue north of CSAH 8 to the northerly property
line of the development at the time the property north of CSAH 8 is final platted.
20. The developer shall be responsible for the upgrade and paving of Elmcrest (140x'
Street) along the southern end of the property. Because the road is currently gravel
east and west of the development site, the applicant shall not pave the street at this
time, but rather put money in escrow for the future upgrade.
21. The street plan proposed by the developer includes vacating a portion of Ehncrest
Avenue. Ehncrest Avenue is a shared roadway between the Cities of Lino Lakes and
Hugo. The Cities of Hugo and Lino Lakes have formally vacated the road pending
approval of a preliminary and final plat.
22. This development is dependent upon a joint powers agreement between the City of
Hugo and the City of Lino Lakes for the provision of municipal water service to the
development. The joint powers agreement must be signed prior to recording the final
plat.
23. Sidewalks shall be required along both sides of 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.
24. Cross access and maintenance agreements shall be recorded with the final plat for all
shared private driveways or streets.
25. 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.
26. The plat shall comply with the City's street naming system.
27. The applicant shall verify that the sanitary sewer is deep enough to serve the property
to east, including parcels south and east of the proposed development site.
parking or 24 feet wide
with parking on one side
Carriage Way (alley)
12 feet wide with no
parking
*Street widths are measured face-to-face.
18. The developer shall provide the City with 184 feet of total right-of-way for the future
upgrade of CSAH 8 (Frenchman Road). The right-of-way shall be dedicated with the
final plat for the first phase of the development.
19. The developer shall pave Ehncrest Avenue north of CSAH 8 to the northerly property
line of the development at the time the property north of CSAH 8 is final platted.
20. The developer shall be responsible for the upgrade and paving of Elmcrest (140x'
Street) along the southern end of the property. Because the road is currently gravel
east and west of the development site, the applicant shall not pave the street at this
time, but rather put money in escrow for the future upgrade.
21. The street plan proposed by the developer includes vacating a portion of Ehncrest
Avenue. Ehncrest Avenue is a shared roadway between the Cities of Lino Lakes and
Hugo. The Cities of Hugo and Lino Lakes have formally vacated the road pending
approval of a preliminary and final plat.
22. This development is dependent upon a joint powers agreement between the City of
Hugo and the City of Lino Lakes for the provision of municipal water service to the
development. The joint powers agreement must be signed prior to recording the final
plat.
23. Sidewalks shall be required along both sides of 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.
24. Cross access and maintenance agreements shall be recorded with the final plat for all
shared private driveways or streets.
25. 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.
26. The plat shall comply with the City's street naming system.
27. The applicant shall verify that the sanitary sewer is deep enough to serve the property
to east, including parcels south and east of the proposed development site.
Resolution 2001- 27
Page 5
Parks/Open Space
28. The City Council, with a recommendation from the Parks Commission, shall
determine what parkland will be accepted as City parkland and what parkland will
remain private. This determination will be made at the time of final plat review.
Drainage/Stormwater Management
29. The applicant shall obtain approval of the land development plan by the Rice Creek
Watershed District, including the proposed wetland impacts and mitigation.
30. A portion of the development lies within the Floodplain Overlay District. The
developer shall obtain all necessary permits and approvals for the floodplain impacts.
31. The applicant shall submit a landscaping plan that includes native grasses, flowers,
shrubs, and trees near the wetlands, ponds, and Clearwater Creek prior to the issuance
of building permits. The purpose of the native vegetation is to encourage infiltration.
32. All homes and structures shall be set back a minimum of 100 feet from Clearwater
Creek.
ADOPTED by the City Council this 2nd day of July 2001.
STATE OF MINNESOTA)
COUNTY OF WASHINGTON) SS
The undersigned, being the duly qualified and appointed City Clerk of the City of Hugo,
Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the
Hugo City Council on July 2, 2001 with the original thereof on file in my office, and the
same is a correct transcription thereof.
WITSS my hand fficially as such City Clerk and the Corporate Seal of the City this
S:44 day of .20U/
Mary Artolreager, City Clerk