Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide 10.9 Acres into 30 Single Family Lots and Three Outlots to be Known as Radisson Hills at 12030 Radisson Road NE. Radisson Estates LLC (Case File No. 22-0023/SLK)
end
Executive Summary
Radisson Hills is a 30-lot single-family subdivision. The development requires a rezoning, conditional use permit and preliminary plat, and is generally consistent with the adjacent developments.
Schedule of Actions
|
Planning Commission Public Hearing |
06/14/22 |
|
City Council (Preliminary Plat) |
07/18/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
09/17/22 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The property has an existing zoning designation of FR (Farm Residential). The applicant is proposing to rezone to DF (Development Flex).
Land Use Designation
The parcel has a land use of LDR (Low Density Residential) and this designation allows 2.5 to 6 units per acre. Therefore, the proposed 2.75 units per acre meets the LDR density requirements.
Surrounding Zoning and Land Uses
The surrounding properties to the west and south are zoned DF, the properties to the north are zoned R-1 (Single Family) and the property to the east is zoned FR (Farm Residential). All the surrounding properties are guided LDR (Low Density Residential).
Existing Conditions
The site currently has open grass areas and trees. There is an existing single-family home and five accessory buildings that are proposed to be removed as a part of the development.
History
A concept/ghost plan has been included to identify how the properties to the west and east can possibly be developed in the future.
Preliminary Plat
Section 74-81 General requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Evaluation of Request
Plat
The applicant is proposing to develop approximately 10.9 acres into 30 single-family lots and three outlots. The 30 single-family lots are approximately 65-68 feet in width. The outlots will be used for ponding and future development. Outlots B and C are too small to plat as lots and therefore are proposed to be combined with the property to the west when it develops. The square footage of the proposed lots range from 8,114 square feet to 17,731 square feet.
Architectural
The developer is proposing several types of homes such as a rambler, split level, and two-story homes in this development. The homes range in size from 1,360 square feet to 2,520 square feet.
All homes shall be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with the report are examples of the elevations and floor plans that were submitted by the applicant. Use of premium materials such as brick, natural stone, stucco, cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. There should be a variety of home styles, front elevations and colors to provide maximum housing variety within each neighborhood. Developer to establish criteria to ensure that adjacent single-family homes built within the development do not have the same exterior color or architectural elevations.
Setbacks
• Front yard setback - 25 feet
• Side yard setback - 7.5 feet for house and garage
• Corner side yard setback - 20 feet
• Rear yard setback - 30 feet
Landscaping
Each lot in the development is required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots makes it difficult to plant two trees in the front yard. Therefore, one tree will be required in the front yard and one tree may be planted in the rear or front yard.
Tree Preservation
Approximately 6.5 acres of trees will be disturbed during construction. The City’s tree preservation requirements include replacing eight trees per acre for all disturbed portions of the development. This would mean that 50 trees are required for tree replacement purposes. The developer has proposed a total of 63 trees within this development including individual lot landscaping. The tree preservation replacement requirement has been met.
Park Dedication
Park dedication will be required for the 30 new lots being constructed at the rate of $4,449 per unit (2022 rate), for a total park dedication fee of $133,470. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the grading, drainage, erosion protection and sediment control plans prepared by the Developer's engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
The developer will also need to submit construction contract documents that include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. The developer will need to receive acknowledgement from the adjacent properties that are shown to be affected by the grading that goes beyond the plat.
For each lot a house is proposed to be constructed on, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
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.
Utilities will be extended to the edge of the plat for future connection to adjacent parcels.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The developer will need to submit the project to Coon Creek Watershed District (CCWD) for review, approval and permits prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding.
Access/Street Design/Sidewalks/Trails
All local roads shall be constructed to 29-feet back-to-back of width and will extend to the edge of the plat for future connection with adjacent parcels.
Six-foot concrete sidewalks are required to be constructed on one side of all local streets.
As part of the street design, the development will be required to provide street lights installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of the lights that are installed that reflect the normal and typical lighting requirements by the City.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
All local public streets require dedication of 60-feet of right-of-way.
The Developer is to provide access for inspection and maintenance of storm water management infrastructure. This maintenance access shall be a minimum of 10-ft wide and allow for vehicular access. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the rezoning. There were comments at the public hearing from residents related to road access to the proposed development, sidewalks, drainage, uses for the outlots/easements, wildlife, access to Radisson Road, how the proposed road will be constructed at the west property line, and traffic from the new development.
Financial Impact
Not Applicable.
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Existing Conditions
Preliminary Plat
Grading Plan
Utility Plan
Tree Preservation
Ghost Plat
Narrative
House/Floor Plans
Unapproved Planning Commission Minutes 6/14/22
Body
WHEREAS, an application has been filed by Radisson Estates LLC as Case File No. 22-0023 for a preliminary plat known as Radisson Hills; and
WHEREAS, said case involves the division of land described as follows:
That part of Lot Eleven (11), Auditor’s Subdivision No. 81 described as follows: Commencing on the South line of said Lot 11, at a point 467 feet East of the South west corner thereof, thence North and parallel with the West line of said Lot 11 to a point which is 300 feet North of the South line of said Lot 11, thence East and parallel to said South line for a distance of 233 feet to the actual point of beginning, thence Northerly and parallel with the West line of said Lot 11 and its Northerly extension thereof for a distance of 758 feet, thence East and parallel to the South line of said Lot 11 to the center line of Radisson Road as the same is now laid out and traveled, thence Southeasterly along the center line of said Radisson Road to the intersection of the most Easterly line of said Lot 11 and the Center line of Radisson Road, thence South along said East line to a point which is 300 feet North of the Southeast corner of said Lot 11, as measured along said East line, thence West and parallel with the South line of said Lot 11 to the point of beginning, according to the map or plat thereof on file and of record in the office of the Register of Deeds in and for Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission has reviewed said case file on June 14, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on June 14, 2022 and recommend approval regarding said plat with conditions; and
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 Radisson Hills permitting preparation of a final plat for approval per Section 74-43 subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED 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 Radisson Hills.
1. Park dedication is required for the 30 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $133,470 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. All development signage by separate review.
3. Each lot in the development is required to have the standard two trees with a minimum of 2½-inch caliper per lot. One tree is required in the front yard and one tree may be planted in the rear or front yard. Corner lots shall contain an additional yard tree.
4. If Outlot B and Outlot C have not been developed with the adjacent parcels by June 30, 2024, they shall be deeded to the City at that time.
5. 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 is required.
6. The overall development shall be certified by a professional engineer licensed in the State of Minnesota and indicate all structures shall be protected from flooding.
7. Plans and specifications must be approved by the City prior to start of construction.
8. CCWD permit is required prior to city approval of construction plans and specifications.
9. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a Storm Water Pollution Prevention Plan (SWPPP) for the development site.
10. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
11. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
12. Standard utility and drainage easements must be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
13. The Developer is to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
14. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back-to-back of width.
15. All streets will follow the Anoka County street name grid system.
16. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
17. Sidewalks are required on all streets.
18. Streetlights shall be installed in the manner, location and type prescribed by the City Engineer. The Developer shall pay the costs of all the street lighting installations. The City agrees to pay the cost of maintaining the portion of lights that are installed that reflect the normal and typical lighting requirements of the City. Additional lights and those within neighborhoods that are installed by the Developer will be required to be maintained by the Homeowners Association.
19. Hydrant locations must be reviewed and approved by the Fire Department.
20. Water and sanitary sewer availability charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
21. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
22. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
23. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
PASSED by City Council of the City of Blaine this 18th day of July, 2022.