DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.63 ACRES INTO 15 SINGLE FAMILY LOTS AND ONE (1) OUTLOT TO BE KNOWN AS VILLAS IN THE LAKES AT HARPERS STREET/LAKES PARKWAY. HEDBERG HOMES. (CASE FILE NO. 14-0030/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
08/13/14 |
City Council (Pre Plat/CUP) |
09/04/14 |
Action Deadline |
09/19/14 |
Planning Commission
The Planning Commission voted unanimously to approve the preliminary plat and conditional use permit. There were no comments at the public hearing.
Background
Villas in the Lakes consists of subdividing approximately 4.63 acres into a subdivision with 15 dwelling units. The preliminary plat also includes one outlot for a private drive. This application proposes 15 detached townhomes similar to those that have been recently built by Hedberg Homes in the Woodland Village Development and in Club West.
The proposed single-family products would include brick, stone, hardie siding, and varying rooflines. The floor plans, all single level, would provide 1,550 to 1,800 square feet of finished area. The estimated price range is low $300,000-$385,000.
All single family detached units are proposed to be constructed with an 18-foot front yard setback. All homes will have a 20-foot rear yard setback. A minimum of 10 feet between houses will be provided in the side yard.
All yards and driveways will be association maintained.
The applicant has provided a landscape plan that will nicely compliment the development and provide an attractive appearance.
Engineering Items
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 any work being done on site.
The developer shall process a Letter of Map Change with FEMA as needed 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, sidewalks, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction. The street name shall be 123rd Court NE. Utilities (sanitary sewer, water main, storm sewer) and streets are private and shall be maintained by a homeowners association.
The Developer is proposing to construct the private street 24' wide back to back. This will require no parking on one side of the street. No parking signs shall be installed with the project. A six foot wide concrete sidewalk must be installed along the west side of North Marina Circle. An eight foot wide bituminous trail must be constructed along the east side of Harpers Street.
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 detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to provide access to existing power lines in plat. A minimum 20' wide easement must be dedicated for existing guy wires between Lots 11 and 12.
Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets. This would include the ornamental trees planted along Harpers Street and Lakes Parkway.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
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.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Landscape Plan
Stormwater Treatment Plan
Site Elevations (2)
House Elevations (4)
Body
WHEREAS, an application has been filed by Hedberg Homes as subdivision Case File No. 14-0030; and
WHEREAS, said case involves the division of land described as follows:
OUTLOT N, THE LAKES OF RADISSON TWENTIETH ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine Planning Commission has reviewed said case file on August 13, 2014; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 14-0043 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on September 4, 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 Villas in The Lakes permitting preparation of a final plat for approval per Section 74-43 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 any work being done onsite.
6. The developer shall process a Letter of Map Change with FEMA as needed 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.
7. 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.
8. As-built surveys will be required to verify structure elevations and lo grading for each structure constructed.
9. 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. A six foot wide concrete sidewalk must be installed along the west side of North Marina Circle. An eight foot wide bituminous trail must be constructed along the east side of Harpers Street. Plans and specifications must be approved by the City prior to start of construction.
10. The private street shall be signed for no parking on one side. The street name shall be 123rd 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. 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.
12. Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets. Utilities (sanitary sewer, water main, storm sewer) and streets are private and shall be maintained by a homeowners association.
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. Site work cannot commence until after execution of a SIPA (Site Improvement Performance Agreement), establishment of required financial guarantees and formal Site Plan Approval from the City.
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. All development signage by separate review.
18. Landscaping for Villas in the Lakes common areas and along the streets to be completed as shown on the approved Site Plan.
19. 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 Villas in The Lakes.
PASSED by City Council of the City of Blaine this 4th day of September 2014.