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HomeMy WebLinkAboutReso 6831 f , I 11111 11 111 1111 111 111 Doc No A10529853 Certified, filed and/or recorded on Feb 20, 2018 8:01 AM Office of the County Recorder Hennepin County, Minnesota Martin McCormick, County Recorder Mark Chapin, County Auditor and Treasurer Deputy 40 Pkg ID 1658401E Document Recording Fee $46.00 Document Total $46.00 This cover sheet is now a permanent part of the recorded document. A 0�p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL �� NO. 6 8 3 1 -CESHOR� A RESOLUTION APPROVING A PRELIMINARY PLAT AND GRANTING A CONDITIONAL USE PERMIT TO ALLOW DEVELOPMENT AS A PLANNED RESIDENTIAL DEVELOPMENT (PRD) FOR THE PROPERTY LOCATED AT 3635 TOGO ROAD FILE NO. 18-3994 WHEREAS, David Knaeble, an individual (hereinafter the "Developer"), has an interest in the property within the City of Orono (hereinafter the "City") addressed 3635 Togo Road and legally described as: That part of Lot 6, Block 10, Townsite of Langdon Park described as follows: commencing at a point on the west line of said Lot 6 distance 150.0 feet north of the southwest corner thereof; thence at right angles east 50.0 feet; thence at right angles south 146.6 feet, more of less to the southerly line of said Lot 6; thence easterly along said southerly line of Lot 6, 214.0 feet, more or less, to the southeast corner of said Lot 6; thence north to the northeast corner of said Lot 6; thence west along the north line of said Lot 6, 124.0 feet, more or less, to a point 140.0 feet east of the northwest corner of said Lot 6; thence south parallel with the west line of lot 6, 250.0 feet; thence west parallel with the north line of Lot 6, 140.0 feet; thence south 120.0 feet, more or less, to the point of beginning, according to the plat thereof on file and of record in the Office of the Register of Deeds in and for Hennepin County, Minnesota. Including adjoining Northern Avenue vacated and subject to the easements described in book 1472 of Deeds, page 21. Abstract property, Hennepin County, Minnesota, (hereinafter the "Property"); WHEREAS, on December 12, 2017, the Developer filed a preliminary subdivision and conditional use permit applications with the City for preliminary approval of a three lot residential plat of the Property to be processed as a Planned Residential Development (hereinafter"PRD"); WHEREAS, on January 16, 2018, the Planning Commission opened a public hearing and recommended approval of the application; and WHEREAS, on February 12, 2018, after published and mailed notice in accordance with Minnesota Statutes and the City Code, the City Council continued the public hearing, at which time all persons desiring to be heard concerning this application were given the opportunity to speak thereon; and WHEREAS, on February 12, 2018, the City Council reviewed the application and the recommendations of the Planning Commission and City staff; and 1 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 683 � G lkESH0l''� NOW,THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the preliminary plat and PRD as described above based on one or more of the following findings of fact concerning the Property: FINDINGS OF FACT: 1. This application was reviewed as Zoning File #18-3994. The analysis contained within staff memos and the exhibits attached to the aforesaid memos, all minutes from the above mentioned meetings, and any and all other materials distributed at these meetings are hereby incorporated by reference. 2. The Property is located in the LR-1C Single Family Lakeshore Residential Zoning District. 3. The Property contains 2.44 acres in total area; 1.73 acres dry, buildable and 0.71 acres wetland. 4. The Property is guided 2008-2030 Orono Community Management Plan (CMP) for Low- Medium Density (2-3 units per acre). The project has a prescribed density of 1.22 units per acre based on the gross area; 1.73 units per acre upon removal of the wetland acreage. The proposal is less dense than the prescribed maximum density contemplated within the CMP. 5. The Property is wooded with somewhat bowl-shaped topography due to the 0.71 acre centrally-located wetland. There is an existing home and detached garage located in the northern portion of the property, which may remain following the subdivision; the setbacks are met. There is an existing 20 foot drainage and utility easement on the eastern property line accommodating an existing sewer line. 6. The Developer is requesting flexibility to allow for noncontiguous lot areas and reduced front yard setbacks through Planned Residential District (PRD) authority. 7. The preliminary plat reflects flexibility in reduced front yard setbacks for Lots 2 and 3 off of Northern Avenue. Development as a PRD will allow for relaxing the normal front yard setback of 30-feet to 20-feet as proposed for Lots 2 and 3. 8. A delineated wetland near the center of the Property impacts buildable areas of the two proposed southern lots.All lots will be served by City sewer and water. City Code requires that each sewered lot provide 0.5 acres minimum of contiguous dry buildable area. All lots, as proposed, meet the acreage requirement, however the acreage for the two southern lots is not contiguous. 2 �ONp CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y� ,,t NO. 6831 -•AISH0' a. Proposed Lot 1 will be conforming with just over 1/2 acre in dry, contiguous area and 123 feet of frontage on Togo Road.This lot will conform to the LR-1 C setbacks of 30 feet on the front; 10 feet on the sides; and 30 feet on the rear. b. Proposed Lot 2 will be the western lot, and have 100 feet of frontage on Northern Avenue. It will have a total of 0.52 dry acres; only 0.35 acre are contiguous. This lot contains a 0.42 acre portion of the wetland and the dry acreage is noncontiguous. The buildable area, including the additional flexibility requested for a 20 foot front yard setback, will be approximately 85 feet deep by 80 feet wide. MCWD-approved buffer averaging will result in a wider wetland buffer on Lot 2 than on Lot 3 to accommodate a reasonable building envelope; the buffer on the northern portion of the lot will be approximately 45-feet in width. The remaining wetland and LR-1C setbacks will be met. c. Proposed Lot 3 will be the eastern lot, and have 113 feet of frontage on Northern Avenue. This lot contains a 0.28 acre portion of the wetland; 0.30 acre contiguous area; and 0.53 acres of dry acreage is noncontiguous. MCWD-approved buffer averaging will result in a 15 foot wide wetland buffer on Lot 3 to accommodate a reasonable building envelope; the buffer on the northern portion of the lot will be approximately 45-feet in width. The buildable area, including the additional flexibility requested for a 20 foot front yard setback, will be approximately 70 feet deep by 84 feet wide. The remaining wetland and LR-1 C setbacks will be met. Wetland Dry Contiguous, Dry Total Buildable 3635 Togo 0.71 acre/ 1.73 acre/ North 0.98 acre/42,686 s.f. 2.44 acres/ 106,267 s.f. Road 30,875 s.f. * 75,392 s.f. South 0.75 acre/32,709 s.f. Existing Lot 1 NA 0,51 acre/ 0.51 acre/22,337 s.f. 0.51 acre/22,337 s.f. 22,337 s.f. Lot 2 0.42 acre 0.52 acre/ 0.35 acre/ 15,355 s.f. 0.94 acres/41,357 s.f. 22,870 s.f. Lot 3 0.28 acre 0.53 acre/ 0.30 acre/ 13,071 s.f. 0.82 acre/35,822 s.f. 23,437 s.f. Northern Avenue ROW Dedication 0.098 acre /4,283.6 s.f. Togo Road ROW Dedication 0.056 acre/2,468 s.f. 9. A 20 foot right-of-way dedication is shown along both Togo Road and Northern Avenue. Both are local roads, suggesting the need for 50 feet of right-of-way (25 feet on each side of Togo, 50 feet north of the rail line for Northern). However, dedication of 50 feet of right- 3 �pNp CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y� G`4" NO. 683 1 L,�k,ESHO of-way would make the proposed southern lots (Lots 2 and 3) unbuildable. The Developer has shown a 15-foot right-of-way dedication beyond the existing Northern Avenue consistent with the Staff recommendation during the sketch plan review. 10. The Property is within Hardcover Tier 3 allowing 35% impervious surface. Per the tier assignment methodology established in Zoning Code Section 78-1701, all proposed lots will remain within Tier 3. Each lot can be developed well within the hardcover limitation of 35%, as in each case the entire lot including the wetland and buffer areas would be creditable toward hardcover. 11. Standard perimeter drainage and utility easements around all individual property boundaries in the plat will be required. 12. The City has no current plans for trails or parks that specifically require dedication of land from this property. The Comprehensive Plan does not suggest the need for parks or trails in this area, therefore, park dedication will be satisfied with a cash donation as required by City Code. 13. The City Engineer has reviewed the preliminary plat application materials and provided comments in a letter dated January 8, 2018. The Developer should prepare a final plat application which responds to and incorporates these recommendations. 14. The Developer will protect all the trees on the site as shown on the Tree Protection Plan and will plant the required boulevard trees on both Northern Avenue and Togo Road frontages. 15. The Property is located within the Metropolitan Urban Service Area (MUSA). The Property was served with City water in both Togo Road and Northern Avenue. 16. The City Council finds that the unique configuration and natural characteristics of the Property including the central location of the wetland, are sufficient justification to support the granting of a conditional use permit for Planned Residential Development of the site. 17. All proposed lots will contain suitable building areas meeting all established setback, requirements to allow the construction of single family residences. CONCLUSIONS, ORDER AND CONDITIONS: NOW, THEREFORE, BE IT RESOLVED, that based upon one or more of the findings noted above, the City Council of the City of Orono hereby grants Preliminary Plat Approval and a Conditional Use Permit for development as a Planned Residential Development 4 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y� G NO. 6 8 3 l�XESHO�� for a 3-lot plat per the Preliminary Plat survey/drawing David Knaeble dated 12/12/17 and Bennetts Woods Plans dated 12/12/17 and attached hereto as Exhibits A through H, subject to the following conditions: 1. Council approval is based on the entire record, above Findings. 2. The Developer shall implement and adhere to the provisions of the Conservation Plan by Jacobson Environmental dated December 12, 2017. 3. The Developer shall provide a maintenance agreement meeting the Minnehaha Creek Watershed District's requirements to outline responsibility for all future maintenance activities related to the stormwater facilities and the Conservation Plan. 4. Existing grade for all lots for building height determination shall be the proposed grades as shown on the Preliminary Grading Plan dated 12/12/17 attached as Exhibit B. The grading plan as approved establishes new existing grades for building pads. 5. Development Fees a. Park Dedication - The Parks, Open Space and Trail Plan element of the Orono Comprehensive Plan does not specify the need for a neighborhood park at this location. A Park Dedication Fee in lieu of land would be appropriate per City Ordinance. The Park Fee is determined as 8% of the fair market value of the land being subdivided, but must be between a minimum of$3,250 and a maximum of $5,550 per residential dwelling unit. For the proposed lots, the Park Fee would be based on only the 2 new lots. The City's Assessor will be consulted to determine the market value of the land for establishing the amount of the fee. Park Fee Due $11,100. b. Stormwater and Drainage Trunk Fee. The development is subject to the 2018 Stormwater and Drainage Trunk Fee of $6,050 per acre. For the 1/2-acre zoning districts, any lot exceeding 0.5 gross acres, including wetland, shall be charged a maximum trunk fee equal to the trunk fee for a 0.5 acre parcel. Therefore $6,050 x 1.5 [3 lots x 0.5 = 1.5 total acres] = $9,075.00. 6. Utilities. The property is within the MUSA. Sewer and water service is available to the Property. According to the as-built record sewer plan, the Property has one stub on Togo Road and two stubs at Northern Avenue. The property was fully assessed for 294 feet of front footage, which includes both Togo and Northern frontages. 5 -cLONp CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 6831 1ICE sH0 a. At the time of building permit for each of the new lots a Met Council SAC fee in the amount of$2,485.00 and $50 sewer permit fee will be due for each lot. b, One additional water unit is due with the creation of two new lots. The 3rd water unit charge is $4,240.00 per the 2018 Fee Schedule. 7. City Engineer Approval. Approval is subject to the recommendations of the City Engineer in his comment letter dated January 8, 2018 and any forthcoming comments as may be warranted. 8. Plans and Specifications. The following plans and specifications shall be submitted for review and approval by the City and other appropriate jurisdictions, to ensure that the proposed plat will accomplish the intended purposes: a. Final plans and specifications for all proposed utility lines and services, including proposed revisions, if any, to existing service facilities. b. Final grading, drainage and erosion control plan showing existing and proposed contours, building locations, elevations, stormwater facilities and calculations, utilities and erosion control measures to be used during construction. Final Plat Approval will not be granted until the Minnehaha Creek Watershed District has approved the stormwater management plans. c. Sufficient detail to meet the recommendations of the City Engineer. 9. Drainage and Utility Easements shall be dedicated to the public on the final plat 10' along all exterior property lines, and 5' either side of interior property lines, and such easements shall be increased to accommodate drainage and utilities where required, subject to City staff approval. 10. Developers Agreement. Developer shall execute a Developer's Agreement for construction of improvements on the Property to ensure all site improvements are installed to the City's specifications and satisfaction. Said Developers Agreement may contain additional conditions not noted in this Preliminary Plat Approval resolution. No land alterations can take place until erosion control is established and the City is in receipt of a final grading. No improvements can begin until the City Engineer has approved all improvement plans. No improvements can begin until 24 hours after the final plat has been recorded with Hennepin County. A Letter of Credit must accompany a fully executed Developer's Agreement written to 150% of the cost of the proposed site improvements. No building permits will be issued until all drainage facilities and improvements have been installed. 6 • Wc) CITY OF ORONO RESOLUTION OF THE CITY COUNCIL yNO. 6831 kESH0 FINAL SUBMITTALS The following list of final submittals must be submitted to the Planning Department at least 4 weeks prior to the desired regularly scheduled Council meeting on the second and fourth Monday of the month. These submittals are as follows: 1. Record plat drawings in the form of two (2) mylar copies (one copy for the City's records and one for filing with Hennepin County) and one (1) copy reduced to 1" = 200'. Drawing to include: a. Lot lines platted per preliminary plat survey/drawing by David Knaeble dated 12/12/17 attached hereto as Exhibit A, except as modified herein. b. Dedication of Drainage and Utility Easements 10'along exterior property lines and 5' along the interior property line, with exceptions and additions as noted herein. c. Dedication of Drainage and Utility Easements over all stormwater facilities. d. Dedication of Drainage Easements over areas shown as wetlands. e. Dedication of Drainage Easements over all drainageways. f. Naming of plat. 2. Legal documents required: a. Title opinion addressed to the City or a title insurance policy in favor of the City. All owners, mortgage holders or others with property interest indicated therein shall sign the plat and all other documents affected by such interest. b. The Developer must provide certified copies of all recorded easements currently affecting the Property. c. Signed Developers Agreement and Letter of Credit for construction of improvements, and a cash escrow which covers engineering inspections and other city costs.The City Engineer shall establish the amount to be provided in the Letter of Credit. 7 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y� G� NO. 6831 4KESHO 3. Plat approval fees to be paid: Total due: $24,915.00 a. Final plat fee: $500.00 b. Park Dedication Fee: $11,100.00 c. Stormwater and Drainage Trunk Fee: $9,075.00 d. Municipal Water Connection Charge: $4,240.00 4. This Approval shall be effective until February 12, 2019 per the provisions of Zoning Code Section 82-117. If Final Plat Approval is not granted by that date,the terms and conditions of this resolution shall be null and void. The City Council at its sole discretion may extend this effective period. ADOPTED by the Orono City Council on this 12th day of February, 2018. ATTEST: CITY OF ORONO: Anna Carlson, City Clerk Dennis Walsh, Mayor 8 • ,;. I $e 683 1 i1; I ; i I � Resol No. '1�,— I I �1= Exhibit A • I,I II I / \I, #18-3997 I‘ i U1 J SF I �L ; I < ° 0I N , JI ( l T, q j w1 t5'/_11 r;. ,0£,LO.00 N i c" !-Li. II Li II I I I ^�� ; I0 8 Ii ,,, ,,,,,JflhiJY .. , ,, Ji r N it CO SZ ar,zolh EN / / z \ „, Y JI1_l JrL �_- ,LL]N>_/7--..1 --- .”` IIIIT- 1 ter 4ii,1,,,,i,, if -\ I5:, { I CO 1rI C11 li :;:-..:Z.:T....... i I r !` r i 11 i +eii to CD y I r9 ip- Pi J - - —�T r -4.3 J I I wa mamas t, 16.4664101 It. .\ OM �,w , ,T, 2 ao N ; 1 1 I o S 4 F 1llil S VIII gl ! U ! ! 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