DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 14.26 ACRES INTO 25 SINGLE FAMILY LOTS AND ONE (1) OUTLOT TO BE KNOWN AS THE LAKES OF RADISSON 59th ADDITION AT 123rd COURT/CLOUD DRIVE NE. GORHAM DEVELOPMENT, LLC. (CASE FILE NO. 14-0029/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
07/08/14 |
City Council (1st Reading Rezoning) |
06/19/14 |
City Council (Comp Plan/2nd Reading Rezoning/Pre Plat/CUP) |
07/10/14 |
Action Deadline (Extended by City) |
08/22/14 |
Planning Commission
The Planning Commission voted unanimously to recommend approval of the Comprehensive Land Use Plan Amendment, Rezoning, Preliminary Plat and Conditional Use Permit. The applicant spoke at the public hearing on his behalf.
Background
The property (5 lots) in question is vacant land that is currently zoned I-1 (Light Industrial). This particular property has seen at least two previous zoning changes over the years. Originally, in 2006, the City Council rezoned this property to I-2 (Heavy Industrial) due to its proximity to other heavy industrial uses with outside storage and due to the need for more heavy industrial property within the City. More recently, in early 2014, the City Council rezoned this property to LI (Light Industrial) based on the site's close proximity to other residential uses in The Lakes which does not create an ideal location for heavy industrial uses. The property has now been vacant for several years as marketing efforts for heavy industrial or light industrial uses have not been successful.
At this time Gorham Development, LLC wishes to change the land use and zoning of the property to LDR (Low Density Residential) and DF (Development Flex) in order to subdivide and construct single family homes. A preliminary plat and a conditional use permit are also required for such development.
Preliminary Plat
The preliminary plat consists of 25 single family lots and one outlot. The lots range in size from 11,403 square feet to 45,666 square feet.
Outlot A in the plat must be combined with Lot 25 or combined with the adjacent Heavy Industrial lot. This area must be privately owned and maintained at all times and a lot combination is the best way to ensure it is maintained.
Park dedication is required for the 25 new lots. The new park dedication amount would be $3,094 per lot for a total amount of $77,350. Park dedication was previously paid for 11.49 acres of industrial land which provides the current developer with a credit of $63,517. Thus, the total amount of park dedication due at this time would be $13,833.
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 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 is proposing to remove the existing street and some of the existing utilities to re-align the street. The Developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, 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 remain 123rd Court NE.
A portion of the right-of-way for 123rd Court NE will need to be vacated as well as some existing easements. The Developer will need to submit a petition for the vacations.
Standard utility and drainage easements must be dedicated along all lot lines and
over ponds, and storm water detention basins. 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.
With this plat of 25 lots a total of 2,661 housing units will have been created in The Lakes development.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Existing Conditions
Preliminary Plat
Site and Utility Plan
Grading Plan
Landscape Plan
Elevations and Floor Plans
Narratives from the Developer
Color Sketch Plan
Body
WHEREAS, an application has been filed by Gorham Development, LLC as subdivision Case File No. 14-0029; and
WHEREAS, said case involves the division of land described as follows:
LOTS 1 AND 2, BLOCK 1, AND LOTS 1, 2, AND 3, BLOCK 2, THE LAKES OF RADISSON THIRTY-SECOND ADDITION, ACCORDING TO THE RECORDED PLAT THEREOF, ANOKA COUNTY, MINNESOTA; AND
LOT 2, BLOCK 1, AND THAT PART OF LOT 1, BLOCK 1, THE LAKES OF RADISSON COMMERCIAL PARK, ACCORDING TO THE RECORDED PLAT THEREOF ANOKA COUNTY, MINNESOTA, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE SOUTH 01 DEGREES 05 MINUTES 20 SECONDS WEST, ASSUMED BEARING, ALONG THE WEST LINE THEREOF 538.89 FEET TO THE SOUTHWESTERLY CORNER OF SAID LOT 1 AND THE POINT OF BEGINNING OF SAID LINE TO BE DESCRIBED; THENCE SOUTH 89 DEGREES 38 MINUTES 54 SECONDS EAST ALONG THE SOUTHERLY LINE OF SAID LOT 1 AND ITS EASTERLY EXTENSION 653.77 FEET TO THE EASTERLY LINE OF SAID LOT 1 AND SAID LINE THERE TERMINATING.
WHEREAS, the Blaine Planning Commission has reviewed said case file on June 10, 2014; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 14-0029 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on June 19 and July 10, 2014.
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 The Lakes of Radisson 59th Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Outlot A in the plat must be combined with Lot 25 or combined with the adjacent Heavy Industrial lot. This area must be privately owned and
maintained at all times and a lot combination is the best way to ensure its maintained.
2. Park dedication is required for the 25 new lots. The new park dedication amount would be $3,094 per lot for a total amount of $77,350. Park dedication was previously paid for 11.49 acres of industrial land which provides the current developer with a credit of $63,517. Thus, the total amount of park dedication due at this time would be $13,833.
3. 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 59th Addition.
4. 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.
5. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
6. 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.
7. Coon Creek Watershed District permit is required prior to the approval of grading plan.
8. 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.
9. As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
10. The developer is proposing to remove the existing street and some of the existing utilities to re-align the street. The Developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, 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 remain 123rd Court NE.
11. A portion of the right-of-way for 123rd Court NE will need to be vacated as well as some existing easements. The Developer will need to submit a petition for the vacations.
12. Standard utility and drainage easements must be dedicated along all lot lines and over ponds, and storm water detention basins. 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.
13. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
14. 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.
15. Soil boring information is required for determination of lowest floor elevations.
16. 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.
17. Developer to include in promotional materials as well as lot purchase documents that the plat is adjacent to industrial uses that have the ability to generate noise and other impacts that could cause conflict for future homeowners.
PASSED by City Council of the City of Blaine this 10th day of July 2014.