DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.6 ACRES INTO EIGHT (8) SINGLE FAMILY LOTS TO BE KNOWN AS HIDEAWAY OF BLAINE, LOCATED AT 1749 118TH AVENUE NE. BALD EAGLE BUILDERS, INC. (CASE FILE NO. 16-0009/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/08/16 |
|
City Council (Preliminary Plat) |
04/21/16 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
05/20/16 |
Planning Commission Action
The Planning Commission voted to approve the rezoning 6-1. There were several comments at the public hearing regarding traffic, loss of trees and the density of the project.
Background
Bald Eagle Builders, Inc. is proposing to develop a small infill plat (8 lots) on a 4.6 acre property that is between 119th Avenue and 118th Avenue just to the east of Aberdeen Street/Club West Parkway. The proposal requires a rezoning of the property and approval of a preliminary plat.
Preliminary Plat
The proposed plat contains 8 single family lots and will be known as Hideaway of Blaine. There is an existing home and accessory structure that will be removed with the development of this plat. All of the lot sizes exceed the minimum lot size requirement of the R-1A zoning district, which is 12,150 square feet. The lot sizes range from 23,629 square feet (just over one-half acre) to over 26,000 square feet.
Park dedication will be required for the 8 new lots being proposed within the plat. The City’s current park dedication rate for single family lots is $3,744 per unit. A total park dedication fee of $29,952 would become due prior to final plat mylars being released to the developer for recording at Anoka County.
The plat will be custom graded so as to preserve as many trees as possible on these lots. There will be minimal tree removal on these lots. The original concept plan for this property included the development of a cul-de-sac from 118th Avenue with several lots around the cul-de-sac. That plan would have resulted in very significant tree loss and smaller lot sizes. The plan that is presented at this time will be a much better fit for the neighborhood with minimal tree loss and provide lot sizes more in line with the surrounding neighborhood.
Please note that we do not need to obtain house product information for this approval because it is an infill plat with a specific zoning designation. All of the houses must simply meet the requirements of the R-1A zoning district.
Developer will need to obtain a Coon Creek Watershed permit prior to commencing any work on the site. Infiltration of water runoff is required for the plat. The Developer must analysis locating smaller basins on each lot instead of one large basin. Homeowners will be required to maintain the basins regardless of the size and/or location as they are located in rear yards with no easy access. Smaller basins could also save grading and tree removal. Maintenance requirements for homeowners shall be included with purchase agreements.
Existing soils will need to be evaluated for the highest historic water elevations. The lowest floor of proposed structures must be a minimum of two feet above the highest historic water elevation.
The Developer will be required to install additional sanitary sewer and water services for Lots 3 and 7. Due to the depth of the existing sanitary sewer main, these sanitary sewer services must be installed to existing manholes using inside drop connections.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Tree Inventory Plan
Grading Plan
Body
WHEREAS, an application has been filed by Bald Eagle Builders, Inc. as subdivision Case File No. 16-0009; and
WHEREAS, said case involves the division of land described as follows:
(Description per Anoka County Certificate of Title No. 100284)
The West 343 feet of the East 543 feet of Tract E, Registered Land Survey No. 16, Anoka County, Minnesota EXCEPT the South 686 feet and that part lying Southerly of a curve, concave to the South, having a radius of 60.00 feet, the center of circle of said curve being 260.00 feet West of the East line of said Tract E measured at a right angle to said East line and 653.00 feet North of the South line of said Tract E as measured at a right angle to said South line, according to the survey thereof on file and of record in the office of the Registrar of Titles in and for Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission has reviewed said case file on March 8, 2016; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 16-0009 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on April 21, 2016.
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 Hideaway of Blaine permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication will be required for the 8 new lots being proposed within the plat. The City’s current park dedication rate for single family lots is $3,744 per unit. A total park dedication fee of $29,952 would become due prior to final plat mylars being released to the developer for recording at Anoka County.
2. Developer to obtain a permit from Coon Creek Watershed District prior to any site work. Developer to analysis location and sizes of infiltration basins.
3. Homeowners shall be required to maintain infiltration basins.
4. Additional information is required to determine lowest floor elevations.
5. Standard WAC (Water Access) and SAC (Sewer Access) fees will be due with each home constructed.
6. Developer must install sanitary sewer and water services to Lots 3 and 7. Existing manholes must be used for the sanitary services.
7. Demolition permits must be obtained for the removal of the existing home and large accessory structures. The small accessory structures shown on Lot 5 of the plat must also be removed.
8. Execution and recording of a Development Agreement outlining the developer responsibilities for grading and development of the property.
9. 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 Hideaway of Blaine.
PASSED by City Council of the City of Blaine this 21st day of April, 2016.