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HomeMy WebLinkAbout2016-108A (planned unit development for the Ponds at Heifort Hills, located on Neal Avenue N, Case No. 2016-14) CITY OF STILLWATER WASHINGTON COUNTY,MINNESOTA RESOLUTION NO. 2016-108A A RESOLUTION APPROVING THE CONCEPT PLANNED UNIT DEVELOPMENT FOR THE PONDS AT HEIFORT HILLS, A DETACHED TOWNHOME DEVELOPMENT LOCATED ON NEAL AVENUE NORTH CASE NO. 2016-14 WHEREAS, Richard Gagne, representing The Ponds at Heifort Hills, LLC has made application for approval of a Concept Shoreland Planned Unit Development (PUD) Permit to encompass approximately 25 acres located at 8753&8911 Neal Avenue, legally described as follows: See Exhibit A;and WHEREAS,on April 13, 2016 the Planning Commission held a public hearing on the case and on a 6 to 1 vote recommended approval of: a) the ordinance rezoning the property to be developed in Phase One of the project; and b) a Conceptual PUD permit for all 25 acres; and c) the Preliminary Plat for the 24 houses in Phase One of the project; and WHEREAS, on May 17, 2016 the City Council held a public hearing to consider the development proposal;and WHEREAS, the Planning Commission and City Council found the Concept PUD, and the Preliminary Plat for Phase One and the rezoning to be consistent with the City's Zoning Ordinances, Subdivision Ordinances, Comprehensive Plan, and the City's infrastructure can support the proposed development. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Stillwater hereby approves the requested Concept Shoreland Planned Unit Development Permit with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department,except as may be modified by the conditions herein: • Concept Plan D 5/11/16 • Northerly Concept Plan 2/19/16 Page 2 of 4 • Existing Conditions 2/19/16 • Phase One Preliminary Plat 5/11/16 • Phase One Tree Preservation&Landscape Plan L1 3/18/16 • Phase One Site Plan Cl 5/11/16 • Phase One Grading&Erosion Control Plan C2 5/11/16 • Phase One Utility Plan C3 5/11/16 • Building Elevations-Streetscape 1.0 2/4/16 • Main&Lower Level Plans 2.0A 2/4/16 • Optional Floor Plan A,Garage Right 2.0B 2/4/16 • Floor Plan B 2.0C 2/4/16 • Optional Floor Plan B,Garage Right 2.0D 2/4/16 • Floor Plan C,Garage Left 2.0E 2/4/16 • Floor Plan CII,Garage Right 2.0F 2/4/16 2. All civil engineering plans must be found satisfactory to the City Engineer,or revised to his satisfaction prior to release of any Final Plats for filing with Washington County. 3. Any buffer area around the wetland abutting Neal Avenue that is graded within 25 feet of its delineated edge must be mitigated by protecting additional ungraded contiguous buffer in a one to one ratio. 4. The location of the utility connections in Neal Avenue that are intended for future development on the west side of the street must be located placed at the direction of the City Engineer. These approved locations are to be included in the materials submitted with the final plat application for phase one. 5. All public utilities that are located on privately owned property will need to be encumbered by drainage and utility easements. 6. Development impact fees for each phase must be paid to the City prior to release of the Final Plat for that phase of development. This includes fees for parks,trails,transportation adequacy,trout stream mitigation,trunk sewer and trunk water. 7. Stormwater and grading plans must be approved by the Brown's Creek Watershed District prior to City Council approval of the Final Plat for each phase. 8. The developer is to construct Neal Avenue to the urban standard specified by the City Engineer. The costs of these developer improvements will be credited against the Transportation Adequacy Fee included in Item 6 above. 9. One street light will be required for each cul-de-sac. These must be included on the final plat application materials for the respective phases. 10. No trees will be allowed within the right-of-way of the public streets. The only exception is that the trees shown within the grassy centers of the cul-de- sacs will be permitted as long as they are maintained by the Home Owners' Association. 11. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval for each phase. Page 3 of 4 12. Review comments from the Brown's Creek Watershed District must be addressed in any Final Plat application materials. This includes review and approval of the location of the averaged wetland/pond buffer limits. 13. The boundaries of the wetland/pond buffers must be signed according to Brown's Creek Watershed District rules. This signage must be shown on final plat application materials. 14. Since there are insufficient stormwater details provided for Phase Two of the PUD,an open space analysis could not be completed for that phase. Therefore,when the preliminary plat for Phase Two is submitted,it must document a minimum of 50% open space. 15. Details about impervious coverage for Phase Two will need to be submitted with the preliminary plat for that phase. No more than 25% is permitted. 16. The final PUDma p lan for Phase Two have to be revised to include access Y to the neighboring property. The decision to include the access or not will be based upon a public discussion including the two impacted properties,the developer and the City. 17. The rezoning for each phase of development will not be published,nor will it become effective until after the Final Plat for that phase is approved by the City and filed with Washington County for recording. 18. Prior to submitting any Final Plat applications,the developer must work with the City to site a Neal Avenue trail segment that avoids wetlands yet accomplishes the trail system connectivity goals for the segment. The developer's cost for constructing this trail will be credited against required park and trail dedication fees. Enacted by the City Council of the City of Stillwater, Minnesota this 17TH day of May, 2016. CITY OF STILLWATER rzet3 • Ted Kozlowski, Mayor ATTEST: or‘o,,z," Diane Ward,City Clerk Page 4 of 4 EXHIBIT A Legal Description The West half of the West Half of the Northwest Quarter (W 1/2 of W 1/2 of NW 1/4) of Section Twenty (20) in Township Thirty (30)North, Range Twenty (20) West of the Fourth Meridian, Excepting therefrom that part thereof conveyed to School District No. 55 by deed dated June 26, 1874, recorded July 30, 1874, in Book Z of Deeds, page 12. ALSO EXCEPT: The North Seven Hundred Twenty (720) feet of the West Half of the West Half of the Northwest Quarter(W 1/2 of W 1/2 of NW 1/4) of Section Twenty (20), in Township Thirty (30)North, of Range Twenty (20) West, Washington County, Minnesota, Except that part thereof conveyed to School District No. 55 by deed dated June 26, 1874, recorded July 30, 1874 in Book Z of Deeds, page 12. ALSO EXCEPT: The South 850.00 feet of the West Half of the West Half of the Northwest Quarter of Section Twenty (20), Township Thirty (30)North, Range Twenty (20) West, Washington County, Minnesota, as measured at a right angle to the South line of said West Half of the West Half of the Northwest Quarter. ALSO EXCEPT: That part of the West Half of the West Half of the Northwest Quarter of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota, described as follows: Commencing at the Northwest corner of said Northwest Quarter; thence on an azimuth from North 178 degrees 48 minutes 31 seconds, oriented to the Washington County Coordinate System,North Zone, along the West line of said Northwest Quarter, a distance of 720.18 feet to the South line of the North 720.00 feet of said West Half of the West Half; thence continuing on an azimuth of 178 degrees 48 minutes 31 seconds along said West line a distance of 67.00 feet; thence on an azimuth of 90 degrees 00 minutes 00 seconds a distance of 654.50 feet to the East line of said West Half of the West Half; thence on an azimuth of 358 degrees 51 minutes 04 seconds along said East line a distance of 66.07 feet to said South line of the North 720.00 feet; thence on an azimuth of 270 degrees 04 minutes 53 seconds along said South line a distance of 654.57 feet to the point of beginning.