Consent - Sheila Sellman, City Planner
Title
Title
Granting Final 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. 22-0055/SLK)
end
Executive Summary
Radisson Hills is a 30-lot single-family subdivision located just south of Cloud Drive. The proposed final plat is consistent with the preliminary plat.
Schedule of Actions
|
Planning Commission Public Hearing |
06/14/22 |
|
City Council (Preliminary Plat) |
07/18/22 |
|
City Council (Final Plat) |
08/15/22 |
|
Action Deadline |
09/20/22 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The subject property was rezoned from FR (Farm Residential) to DF (Development Flex) on July 18, 2022.
Land Use Designation
The parcel has a land use designation of LDR (Low Density Residential) which 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
The subject site was rezoned to DF on July 18, 2021 and also received preliminary plat approval. The final plat is consistent with the approved preliminary plat, Resolution No. 22-122.
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 developable 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.
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 streetlights 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 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 preliminary plat. The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing for the preliminary plat 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.
4. Posted (sign) on the property with contact information for the Planning Department.
Notifications are not required for final plats.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Radisson Estates LLC as Case File No. 22-0055 for a final plat known as Radisson Hills; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, 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 City Council granted preliminary plat approval on July 18, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-122; and
WHEREAS, the final plat is in general conformance with the approved preliminary plat.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval for Radisson Hills per Section 74-43 of the subdivision regulations is hereby granted subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED The Mayor, City Clerk and City Manager are hereby authorized to execute all necessary documents, agreement and releases related to the approval, recording or administration of Radisson Hills.
1. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
2. 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.
3. All development signage by separate review.
4. 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.
5. 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.
6. 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.
7. 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.
8. Plans and specifications must be approved by the City prior to start of construction.
9. CCWD permit is required prior to city approval of construction plans and specifications.
10. 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.
11. 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.
12. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
13. 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.
14. 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.
15. 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.
16. All streets will follow the Anoka County street name grid system.
17. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
18. Sidewalks are required on all streets.
19. 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.
20. Hydrant locations must be reviewed and approved by the Fire Department.
21. 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.
22. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
23. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
24. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
25. All structures/buildings on the parcel must be removed prior to the City releasing the final plat for recording.
PASSED by the City Council of the City of Blaine this 15th day of August, 2022.