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CITY OF WOODBURY, MINNESOTA
Office of City Administrator
Council Letter No. 13-54
February 27, 2013
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TO: |
The Honorable Mayor and Members of the City Council |
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FROM: |
Clinton P. Gridley, City Administrator |
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SUBJECT: |
PUBLIC HEARINGAutumn Ridge Planned Unit Development/Conditional Use Permit/Preliminary Plat Case Nos. 12-41/12-42/12-43 |
Thone Property Investments LLC has submitted an application for a Planned Unit Development and Preliminary Plat for a residential development named Autumn Ridge. The applicant is requesting to construct 20 single-family lots on 61.35 acres. The property is located in the southwest corner of Military Road and Radio Drive, north of Glen Road. The property is zoned R-2, Single-family Estate and is guided as Rural Estate on the Land Use Plan.
The Planning Commission reviewed the request at their February 19, 2013 meeting and recommended approval by a 6-0 vote.
Staff concurs and recommends Council adopt the following:
All recommended approvals are subject to conditions as outlined in Council Letter No. 13-54.
Planning Division Conditions:
1. Prior to the release of the Final Plat for the first phase, the applicant shall deed all applicable right-of-way at no cost and free of encumbrances. This includes all applicable right-of-way necessary for both City and County roadways.
2. Prior to the release of the Final Plat for the first phase, the applicant shall dedicate the open space/stormwater parcels identified as Outlots A and B on the Preliminary Plat.
3. All property to be deeded to the City shall be deeded via a warranty deed unless otherwise approved by the City Attorney.
4. Prior to the issuance of a land disturbance permit, the applicant shall submit a well depth plan identifying the proposed depths of all wells. The depth of all wells shall be reviewed and approved by the Engineering Division prior to installation.
5. Prior to the issuance of a land disturbance permit, the applicant shall receive written approval that all stormwater management requirements have been met. The applicant shall submit final plans addressing all staff and City consultant comments prior to approval.
6. Staff shall review and approve the final landscaping plan prior to the release of the Final Plat for recording. The landscaping plan shall include a minimum of three hardwood trees per lot.
7. These approvals shall expire six months from the date of City Council approval unless a Final Plat has been recorded or a time extension has been granted by the City Council.
8. A Development Agreement shall be fully executed prior to the release of the Final Plat for recording.
9. Prior to the issuance of a building permit, the developer shall install property posts delineating public property.
10. All street names shall be reviewed and approved by the Chief Building Official prior to the creation of the mylar for recording.
11. The Final Plat shall be recorded prior to the issuance of a building permit.
12. The Developer shall be financially responsible for 100 percent of all storm sewer, sanitary sewer and water main area and connection charges applicable to the property. These charges will be identified in a preliminary report prepared for the project and shall be included in the Development Agreement.
13. The Developer shall receive all applicable permits from the Minnesota Department of Health and Washington County.
Engineering Conditions:
1. The Developer shall be responsible for protecting the proposed on-site storm sewer infiltration basins and components and adjacent storm sewer facilities from exposure to stormwater runoff, sediment and debris during construction activities. Temporary stormwater facilities may be necessary to protect the aforementioned improvements during all construction activities. Construction and maintenance of any temporary stormwater facilities shall be the responsibility of the Developer.
2. Emergency overflows (EOF) must be shown for all catch basins, ponds, basins, rain gardens, swales, etc. The emergency overflows shall be a minimum of 1.5 feet lower than the lowest ground elevation of adjacent buildings.
3. All emergency overflows from stormwater ponds shall be designed with reinforced BMPs substantial enough to maintain long term integrity.
4. All public utility improvements and connections to the public systems shall be designed by the City in accordance with all City standard specifications, standard detail plates and standard plans. Easements necessary to accommodate public utility improvements will be determined by the final design and shall be shown on the Final Plat.
5. The location of proposed storm sewer catch basins shall not interfere with the location of proposed driveways.
6. All right-of-way, easements and outlots shall be kept free of plantings, retaining walls, signage, etc. that would affect their intended purpose.
7. All on-site permanent road rights-of-way, outlots, drainage and utility and ponding easements, and any permanent and temporary construction easements necessary for utility and street improvements within the development shall be dedicated to the City of Woodbury at no cost, without encumbrances or restrictions prior to release of the Final Plat for recording. Title opinions shall accompany all deeds addressing current ownership.
8. The Developer shall be financially responsible for all applicable storm sewer area charges. Rates applied shall be those in effect at the time of Final Plat approval.
9. The Developer shall be responsible for all applicable major roadway and traffic signal special assessments applicable to the entire property. Major roadway and traffic signal special assessments shall be memorialized in the Development Agreement.
10. The Developer shall be responsible for obtaining any necessary right-of-way permits from the City’s Engineering Division prior to commencement of any site activities. The developer will also be responsible for obtaining any other permits necessary from other applicable agencies, such as, MPCA, Watershed, etc. prior to commencing any site activities.
11. The Developer shall be responsible for compliance with the City’s Land Disturbance and Erosion and Sediment Control Ordinance and must obtain a land disturbance permit along with any necessary right-of-way permits from the City’s Engineering Division prior to the commencement of any site activities or site disturbance. The Developer will also be responsible for obtaining any other permits necessary from other applicable agencies such as the Minnesota Pollution Control Agency NPDES Permit for construction activities.
N/A
Neighborhood Meeting – 11-13-12
Public Hearing Published 02-13-13
Planning Commission Meeting – 02-19-13
The subject property is guided in the Comprehensive Plan as Rural Estate which permits a maximum density of one unit per three acres. The corresponding zoning district is the R-2, Single-family Estate District which further establishes a minimum lot size of three acres per lot unless a cluster development is requested through the Conditional Use Permit and Planned Unit Development process. A cluster development is defined in the Zoning Ordinance as:
Cluster development means a subdivision pattern and technique whereby residential structures are arranged in closely related groups to make the most efficient use of the natural amenities of the land.
The applicant initially requested the cluster development for aesthetic reasons. The 60-acre parcel has been farmed and has limited tree growth. The applicant felt a more compact design would be beneficial to add value and create more of a neighborhood feeling. During the initial discussions with the City of Woodbury a need for stormwater infrastructure was identified within the subwatershed where the subject property is located. The reason for the additional infrastructure is that the City is regulated to restrict the discharge of stormwater into Cottage Grove. The creation of the ponds and wetland on Outlots A and B significantly assist in continuing progress toward meeting the agreed upon discharge rates.
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Written By: |
Eric Searles, Senior Planner |
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Approved Through: |
Dwight W. Picha, Community Development Director |
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Attachments: |
1. Resolution2. Planning Commission Staff Report, 02-19-133. Conditional Use Permit4. Email - Hanson 5. 11 x 17s |