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HomeMy WebLinkAbout2016-108B (preliminary plat for the Ponds at Heifort Hills, located on Neal Avenue N, Case No. 2016-14) CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2016-108B A RESOLUTION APPROVING THE PRELIMINARY PLAT 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 submitted an application for approval of a Preliminary Plat for the development to be known as THE PONDS AT HEIFORT HILLS, the first phase of a Planned Unit Development(PUD),legal description of this first phase is 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 Preliminary Plat for THE PONDS AT HEIFORT HILLS 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 • Preliminary Plat 5/11/16 • Tree Preservation&Landscape Plan L1 3/18/16 • Tree Canopy Area Plan L2 3/18/16 • Heifort Hills Tree Survey 3/17/16 • Proposed Site Plan Cl 5/11/16 • Grading&Erosion Control Plan C2 5/11/16 • 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 the Final Plat for filing with Washington County. 3. The developer must submit the wetland impact plan to the Washington County Conservation District for comments. The developer will need to include these comments with the final plat application materials. 4. Any buffer area around the northwesterly wetland that is graded within 25 feet of its delineated edge must be mitigated by protecting additional ungradedcontiguous conti uous buffer in a one to one ratio. 5. Outlot A,which includes the northwesterly wetland,should be expanded to include the recently discovered wetland area. 6. The location of the utility connections in Neal Avenue that are intended for future development on the west side of the street must be 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. 7. All public utilities that are located on privately owned property will need to be encumbered by drainage and utility easements. 8. Development impact fees for each phase must be paid to the City prior to release of the Final Plat for this phase of development. This includes fees for parks,trails,transportation adequacy,trout stream mitigation,trunk sewer and trunk water. 9. 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. 10. 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 8 above. 11. The name"Heifort Court" already exists in Stillwater,so an alternate name must be selected by the developer for this cul-de-sac. Page 3 of 4 12. One street light will be required for each of the two cul-de-sacs in this phase. These must be included on the final plat application materials. 13. 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. 14. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 15. Review comments from the Brown's Creek Watershed District must be addressed in the Final Plat application materials. This includes review and approval of the location of the averaged wetland/pond buffer limits. 16. 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. 17. The rezoning will not be published,nor will it become effective until after the Final Plat is approved by the City and filed with Washington County for recording. 18. Prior to submitting the Final Plat application,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. 19. The developer is to work with the Bruns Family,who lives opposite the northern cul-de-sac access point onto Neal Avenue,to effectively screen the headlights from vehicles exiting this proposed cul-de-sac. The screening plan will need to be submitted with the final plat application materials for phase one. 20. If the Stillwater Park Commission does not find the proposal satisfactory, changes to the plans must be made to address the concerns and be included in the final plat application materials for Phase One. Enacted by the City Council of the City of Stillwater, Minnesota this 17TH day of May, 2016. CITY OF STILLWATER Ted Kozlowski,Mayor ATTEST: „teL. 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.