ITEM: 11.1 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 8.54 ACRES INTO 30 SINGLE FAMILY LOTS AND ONE OUTLOT TO BE KNOWN AS THE LAKES OF RADISSON FIFTY-EIGHTH ADDITION AT HARPERS STREET/LAKES PARKWAY. HANS HAGEN HOMES, INC. (CASE FILE NO. 13-0065/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/10/13 |
City Council (Tabled) |
01/02/14 |
City Council (Comp Plan/Plat/CUP) |
02/06/14 |
City Council (Final Plat) |
03/20/14 |
Background
The Lakes of Radisson 58th Addition consists of subdividing approximately 8.54 acres into a subdivision with 30 dwelling units. The final plat also includes one outlot that will be deeded to the City for permanent parking for Lakeside Commons Park and beach. This proposal is consistent with the existing Carriage/Village homes that Hans Hagen Homes has constructed recently in several neighborhoods in The Lakes.
The plat contains one access point onto Lakes Parkway. The new street (Harpers Court) will be a public street and all homes will have driveway access to the new street. The lots are consistent in design and size with several additions of The Lakes where Hans Hagen has built this type of housing product.
A number of the new homes will be immediately adjacent to either the beach or the new parking for the beach and Lakeside Commons Park. Berms and landscaping will help lessen that impact but the park and beach are high level activity areas during the summer months generating noise from kids either playing at the beach or volleyball players on the sand volleyball court. The developer has agreed to execute a document prior to purchase and closing with each buyer that acknowledges that the new home is in close proximity to an active City park.
Since the initial City Council discussion of January 2nd the developer has increased the height of the berm on the south edge of the development by proposing retaining walls on the residential side of the berm. A fence will then be placed on the top of the berm. The impact of this change will be to reduce the visibility of the homes from the lake (roof sections of two story homes will be seen) and to block any view from the new homes into the volleyball area.
Engineering Items
Developer to grant to the City, by warranty deed, proposed Outlot A.
A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan. Lot grading to be consistent with Lakes Water Management Plan.
The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
Coon Creek Watershed District permit is required prior to the approval of grading. The Watershed District's requirement for infiltration in the plat is being met by the re-use of irrigation water within The Lakes development. Irrigation of lawns and landscaping in The Lakes is accomplished by pumping water from the storm ponds in the development.
The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, 6' wide concrete sidewalks, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction. All City streets, exclusive of parkways, require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. The street name shall be Harpers Court NE.
A portion of the right-of-way for Lakes Parkway will need to be vacated at Harpers Court. The Developer has submitted a petition for the vacation.
Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. Developer to provide access to existing power lines in plat. The Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Execution and recording of a Development Agreement, which sets forth in greater detail these plat conditions as well as other technical and financial responsibilities for the development of this plat.
Soil boring information is required for determination of lowest floor elevations. Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
All development signage by separate review.
The final plat is consistent with the approved preliminary plat, Resolution No. 14-010.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Hans Hagen Homes, Inc. as subdivision Case No. 13-0065; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT A, THE LAKES OF RADISSON 41st ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on February 6, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-010; and
WHEREAS, the applicant has submitted a final plat in general conformance with the approved preliminary plat.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval for The Lakes of Radisson Fifty-Eighth Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. Park dedication for this plat has been previously addressed through the agreement for credit and payment as outlined in the approved Park Development Agreement and based on the platting of up to 3,300 housing units and 11 acres of commercial/retail.
2. A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control and tree preservation details shall be included on the grading plan. Lot grading to be consistent with Lakes Water Management Plan.
3. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
4. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
5. Coon Creek Watershed District permit is required prior to the approval of grading.
6. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
7. As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
8. The developer will be responsible for installation of sanitary sewer, trunk main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction.
9. All City streets, exclusive of parkways, require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width.
10. The street name shall be Harpers Court NE.
11. Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. The Developer is to provide access for maintenance of storm water features. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
12. Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way.
13. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service. Maintenance of the mailboxes to be the responsibility of the homeowner's association.
14. Outlot A to be deeded to the City, by warranty deed, in order to be recorded along with the Final Plat consistent with earlier agreement with the Developer and Main Street 1000.
15. Execution and recording of a Development Agreement, which sets forth in greater detail the plat conditions as well as other responsibilities for the development of this plat.
16. Soil boring information is required for determination of lowest floor elevations.
17.Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
18.All development signage by separate review.
19. The City may be required by Anoka County to share in the costs of future improvements to 125th Avenue including intersection improvements, traffic signal installations and roadway widening. The City reserves its right to assess a portion of such future improvement costs to parcels located within this plat, pursuant to MN Statutes Chapter 429.
20. Landscaping for Lakes of Radisson 58th Addition common areas and along the streets to be completed as shown on the approved Site Plan.
21. Developer to execute and record documents, with each new home buyer purchase and closing of Lots 1-17, that provides clear buyer acknowledgment, that the new home is in close proximity to the City's active Lakeside Commons Park, public beach and parking area.
22. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of the Lakes of Radisson Fifty-Eighth Addition plat.
PASSED by the City Council of the City of Blaine this 20th day of March 2014.