DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 3.47 ACRES INTO 10 LOTS TO BE KNOWN AS CARDINAL COURT AT 3RD STREET NE AND 101ST AVENUE NE. TIMBER VALLEY DEVELOPMENT, INC. (CASE FILE NO. 17-0039/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
10/10/17 |
|
City Council (Comp Plan Amendment, 2nd |
|
|
Reading Rezone/Preliminary Plat/CUP) |
11/16/17 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
11/23/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the rezoning. There were comments from adjacent neighbors at the public hearing regarding tree removal.
Background
King of Glory Lutheran Church is located on the northeast corner of University Avenue and 101st Avenue. The church is located on a parcel that is intersected by 3rd Street which runs north and south. The portion of the church parcel that is on the east side of 3rd Street is being sold and the buyer of the property is the developer that constructed the townhomes to the north of this site on 3rd Street, Timber Valley Development, LLC. This developer is proposing to construct 8 twinhome units on the portion of the parcel east of 3rd Street . In order to construct the twinhomes, the actions listed above are required and are described in more detail below.
Comprehensive Plan Amendment and Rezoning
The portion of the site that is being sold currently has a zoning of B-2 (Community Commercial) and a land use of CC (Community Commercial), neither of which support residential development. In order to have a residential use on this site the land use designation on the property must be changed to MDR (Medium Density Residential) to match the density (between 6 and 10 units per acre) of the proposed development. In addition, a rezoning will be required to match the residential development. The City has long used the DF (Development Flex) zoning designation for multi-family residential projects and that is what is proposed for this parcel. The parcel on which the Church is located will keep its current land use and zoning designations of CC and B-2.
The Comprehensive Plan amendment will need to be reviewed by the Metropolitan Council. Any action by the City Council would be contingent upon METC’s review and approval.
Preliminary Plat
The 3.47 acre parcel will be subdivided into a total of 10 lots. The church will remain on the portion of the parcel that is west of 3rd Street (Lot 1, Block 2). The twinhomes will be constructed on the portion of the parcel that is east of 3rd Street, and each twinhome will be located on its own lot (Lots 1-8, Block 1). There is also one lot being platted east of 3rd Street that will act as the common lot for the twinhome development and it will contain the private street and landscaped areas (Lot 9, Block 1).
Park dedication will be required for each unit being constructed. The 2017 park dedication rate is $4,114 per unit, so if the fee is paid in 2017, the total amount due is $32,912. This rate may change for 2018.
Conditional Use Permit
The developer is proposing to construct twinhome units that are each 1,529 square feet. A floor plan and building elevations are included for your review. The exteriors of the units include stone accents, vinyl siding and architectural roof shingles. The interior features of the units are also included for your review. The applicant has indicated that preliminarily the units could be approximately valued at $300,000 per unit.
The City has used the standard of one overstory tree, one conifer tree, and one ornamental tree per unit for multi-family developments. The landscape plan should be revised to include 8 ornamental trees. All other trees shown on the attached landscape plan shall remain on the plan to provide appropriate buffers for adjacent properties.
The City’s Community Standards Department has requested that the developer provide an adequately sized turn-around on the east end of the private street for fire truck maneuvering. The other option that the Community Standards Department gave the applicant is to provide fire suppression for each unit to avoid installing the turn around. The applicant has opted to provide fire suppression in each unit.
Site Plan approval will be required for this development before any work is performed on site. This will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
Recommendation
By motion, approve the Resolution.
Attachments
See report for Comprehensive Plan Amendment.
Body
WHEREAS, an application has been filed by Timber Valley Development as subdivision Case File No. 17-0039; and
WHEREAS, said case involves the division of land described as follows:
THAT PRT OF LOT 28, GREEN ACRES ADD DESC AS FOL, BEG AT THE NW COR OF SD LOT, TH E ALG N LINE THEREOF 660 FT TH S ALG A LINE PRLL/W W LINE OF SD LOT 330 FT, TH W PRLL/W SD N LINE 660 FT TO THE SD W LINE, TH N ALG SD W LINE 330 FT TO POB, EX RDS, SUBJ TO EASE OF REC
WHEREAS, the Blaine Planning Commission has reviewed said case file on October 10, 2017; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 17-0039 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on November 16, 2017.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Cardinal Court permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. The applicant will be required to pay park dedication for the 8 new lots with this plat. If paid in 2017 the amount will be $4,114 per lot, for total due of $32,912. This fee must be paid prior to release of the final plat mylars for recording at Anoka County. The applicant should be aware that this fee may be increased in the future if the property is final platted in a different year.
2. Developer will need to obtain a Coon Creek Watershed District permit prior to any site work. The Developer shall be responsible for the construction, maintenance, and repair of storm water features.
3. Developer will need to provide a letter of acknowledgement from the adjacent property owner, as the proposed storm water outlet will be installed and discharged into the pond on the adjacent parcel.
4. Site plan and grading approval is required prior to any construction activities occurring on site. This will include the submittal of a Site Improvement Performance Agreement and associated financial guarantee.
5. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
6. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items. The City shall approve plans and specifications prior to start of construction.
7. Standard utility and drainage easements must be dedicated along all lot lines and over the existing storm sewer line on the north edge of the property. The Developer is to provide access for inspection and maintenance of this storm water infrastructure. Restrictions will be placed on the north lot line as needed to limit fences and landscaping to insure access.
8. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreement and releases related to the approval, recording or administration of Cardinal Court.
PASSED by City Council of the City of Blaine this 16th day of November, 2017.