ITEM: 11.2 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
RESOLUTION GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.16 ACRES INTO 15 SINGLE FAMILY LOTS TO BE KNOWN AS SHADOW PONDS VILLAGE AT URBANK CIRCLE/VERMILLION STREET NE. SHADOW PONDS, LLC. (CASE FILE NO. 12-0042/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/11/12 |
City Council (Plat/CUP) |
01/03/13 |
Action Deadline |
01/07/13 |
Planning Commission
The Planning Commission voted 5-1 (Radtke) to approve the preliminary plat. There were several comments at the public hearing related to traffic concerns and landscaping.
Background
The Shadow Ponds development, located just east of Radisson Road and just north of the Lakes Parkway intersection, was approved by the City Council in May of 2006. Sometime after that the developer, GM Homes, prepared and graded the site, installed utilities and constructed the streets. They did not however build any of the 25 attached townhomes and since then have lost the site to the lender. The site is guided MDR (Medium Density Residential) and is zoned DF (Development Flex). The four acre site is located on the south end of three other similar sized parcels, all of which have single family homes on septic and well with direct driveway access to Radisson Road. Those sites are also guided as MDR but remain zoned FR (Farm Residential). As you can see from the location map The Lakes has developed townhomes on two sides of this area.
The MDR land use designation was placed on this parcel, as well as the three parcels to the north, by the City Council in 2005 and set the tone for the type of development that should be expected.
The current re-plat proposal for 15 single family lots is a shift in product type and density which could impact the ultimate use for the three parcels to the north. While not very many attached products are being built in today's market, this could be an issue in the future if those homeowner's decide to sell for development. At a City Council workshop on November 8th, the City Council agreed to allow Shadow Ponds LLC to make an application for a conditional use permit based on the plans provided at that time. The neighborhood has been notified of the proposed changes. Specifically, the three adjacent owners to the north were sent additional information regarding the development. There has not been any negative reaction from those land owners.
Capstone Homes (Ben Minks) has reached an agreement to purchase the site from the lender and is proposing to redevelop the site into a small lot single family development of 15 lots. This will require a re-plat as well as redesign and removal of some of the improvements previously constructed by GM Homes.
In general the revised development would have the following elements:
· 15 single family lots with typical lot sizes of 6,500 to 9,000 square feet. A few are larger and up to 23,667 square feet. Typical lot widths are 60-70 feet. |
· Single family homes on a 45-foot wide pad, 25-foot front yard setbacks and 7.5 feet side yard setbacks. |
· The homes would be similar to those built by Capstone recently in the Granville Villas development. Expected finished values range from $230,000 to $265,000. |
· All garages would be standard single family with double and triple bays. Exterior building materials of Hardi type siding/brick/stone on the fronts with aluminum and vinyl siding on the sides and rear. |
· Significant landscaping added along Radisson Road to help buffer the four rear yards. |
· There would be no homeowner's association. |
· The development, once approved, would begin immediately and could be built out over the next 12-18 months. |
Preliminary Plat
The plat contains 15 detached single-family lots. Park Dedication has been paid for the proposed 15 lots.
Developer installed improvements were constructed by the original developer and will need to be modified to fit the proposed product. Improvements shall include construction of 6 foot concrete sidewalk on the north side of Urbank Circle, bituminous wear course, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items and removal of existing driveways and utilities not needed for proposed units. Plans and specifications must be approved by the City prior to start of construction.
Drainage and utility easements shall be dedicated on all lot lines, and storm water features.
Attachments
Zoning and Location Map
Preliminary Plat
Certificate of Survey
Grading Plan
Utility Plan
Landscape Plan
Elevations (3)
Floor Plans (2)
Public Comments
Recommendation
By motion, approve the Resolution.
Body
PER CHAPTER 74 OF THE SUBDIVISION ORDINANCE
WHEREAS, an application has been filed by Shadow Ponds, LLC as subdivision Case File No. 12-0042; and
WHEREAS, said case involves the division of land described as follows:
LOTS 1-7, BLOCK 1 AND LOTS 1 THROUGH 10, BLOCK 2, SHADOW PONDS ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine Planning Commission has reviewed said case file on December 11, 2012; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 12-0042 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on January 3, 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 Shadow Ponds, LLC permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. A six-foot concrete sidewalk to be placed along the north side of Urbank Circle NE.
2. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
3. A development plan including custom grading information per lot, house type, existing drainage patterns, street grading, tree preservation, and erosion control information shall be submitted for City approval prior to issuance of the first building permit. Additional topographic detail will be required on adjacent properties for review of drainage issues.
4. Storm drainage calculations must be submitted for review.
5. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) Phase II permit from Minnesota Pollution Control Agency.
6. An as-built survey will be required to verify structure elevations, custom grading requirements, and final grading elevations.
7. The developer will be responsible for installation of sidewalks, bituminous wear course, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items and driveway and utility removals as required. Plans and specifications must be approved by the City prior to start of construction.
8. Streets names shall be consistent with Anoka County's street name grid system and shall be Urbank Circle NE.
9. Drainage and utility easements shall be dedicated on all lot lines and storm water features.
10. A development agreement is required that outlines the developer's responsibilities during the development process.
PASSED by City Council of the City of Blaine this 3rd day of January 2013.