ITEM: 11.3 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.35 ACRES INTO 12 SINGLE FAMILY LOTS TO BE KNOWN AS HENNUM MEADOWS SOUTH AT 10000 JACKSON STREET NE. DAN HENNUM. (CASE FILE NO. 13-0047/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
08/13/13 |
City Council (Preliminary Plat) |
09/05/13 |
Action Deadline |
10/3/13 |
Planning Commission
The Planning Commission voted unanimously to approve the preliminary plat. Several comments were received and residents spoke at the public hearing with concerns about tree removal, increased traffic and loss of greenspace.
Background
The applicant is proposing infill development west of Jackson Street on 100th Court. The property in question has been vacant for several years and the owner has since decided to sell the property to a developer. All land around this parcel has been developed as single family lots for many years and zoned R-1 (Single Family).
The proposed plat includes 12 lots on 4.35 acres. The property is zoned R-1 (Single Family Residential). All lots meet the lot size, depth and width requirements of the R-1 Zoning District.
There is an existing home and garage on Lot 12 of the plat. The home and garage will remain and both meet setback requirements in the R-1 district. There is also a small play house located on Lot 6 of the plat that will need to be removed prior to any site work being commenced on site. A small concrete pad is noted on Lot 5 that will need to be removed as well.
There will be several trees removed on this land to create the lots as shown on the proposed plat. The City's tree preservation ordinance requires the developer to replace trees at the rate of up to seven trees per acre. Four acres will be impacted as part of the grading effort which would require the replacement of 28 trees of which 22 will be replaced through the normal R-1 landscape standards. Staff is suggesting that the remaining six replacement trees be planted somewhere on the plat or a payment made by the developer to the City's reforestation fund for each tree not planted on-site.
Park dedication will be required for the 11 new single family lots being platted at a rate of $2,813 per lot. A total park dedication fee of $30,943 will be required prior to release of final plat mylars for recording at Anoka County. Please note that only 11 lots count towards the park dedication fee because there is an existing house on Lot 12 that will remain.
The following payment for sanitary sewer trunk will need to be collected with this plat. The remaining portion of sewer trunk that has not been paid is 2.47 acres at a 2013 rate of $3,425 per acre for a total charge of $8,459.75. Payment must be made prior to release of final plat mylars for recording at Anoka County.
The development will require a permit from the Coon Creek Watershed District and NPDES permit prior to any construction activity on site.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Certificate of Survey
Grading Plan
Utility Plan
Tree Removal Plan
Public Comments
Body
WHEREAS, an application has been filed by Dan Hennum as subdivision Case File No. 13-0047, and
WHEREAS, said case involves the division of land described as follows:
OUTLOT A, RUDNITSKI ADDITION AND OUTLOT A RUDNITSKI 2ND ADDITION, AND THE SOUTH 110 FEET OF THE EAST 350 FEET OF THE SOUTH HALF OF LOT 23, GREEN ACRES ADDITION, ANOAK COUNTY, MINNESOTA.
WHEREAS, the Blaine Planning Commission has reviewed said case file on August 13, 2013; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 13-0047 be approved subject to certain stipulations; and
WHEREAS, the Blaine City Council has reviewed said case file on September 5, 2013.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 (3)(C)(1) of the subdivision regulations is hereby granted to Dan Hennum permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
- There is a small play house located on Lot 6 of the plat that will need to be removed prior to any site work being commenced on site.
- A small concrete pad is noted on Lot 5 that will need to be removed prior to work being commenced on site.
- The developer will need to replace 28 trees based on the size of the Plat. 22 of these trees will be planted as part of the typical R-1 landscape requirements. The remaining six trees to be planted somewhere on the plat or a payment made to the City's Tree Reforestation Fund for each tree not planted on-site.
- Park dedication will be required for the 11 new single family lots being platted at a rate of $2,813 per lot if paid in 2013. A total park dedication fee of $30,943 will be required prior to release of final plat mylars for recording at Anoka County. Please note that only 11 lots count towards the park dedication fee because there is an existing home that will remain on Lot 12.
- Sanitary sewer trunk charge becomes due in the amount of $8,459.75 for this plat. This payment is required to be paid prior to the release of the final plat mylars for recording at Anoka County.
- A Coon Creek Watershed permit and NPDES permit are required prior to construction activity.
- A development agreement will be required to cover the cost of developer installed improvements.
PASSED by City Council of the City of Blaine this 5th day of September 2013.