PUBLIC HEARING: Review Preliminary Plat of Country Club Hills Located East of Variolite Street, South of 161st Avenue; Case of Greatland Homes, LLC

The City has received an Application for Preliminary Plat Approval of Country Club Hills. Country Club Hills is a proposed major subdivision that would create 88 new single family lots. These lots were previously contemplated as Phases II and III of Sweetbay Ridge and were included in the original Preliminary Plat approval.

Staff attempted to notify all Property Owners within a 700 foot radius of the Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County UnionHerald.

Detailed analysis can be found in the attached Technical Review Report. The following is a summary of Staff findings.

Generally speaking, it appears that the proposed subdivision complies with required bulk standards such as lot size, lot width, and required public improvements. The Preliminary Plat also appears to demonstrate that future dwellings will be able to comply with other standards such as setbacks, maximum coverage, etc.

Based on experience from the first phase of Sweetbay Ridge, Staff would recommend that the Applicant supply more detailed floor plan information on a select few lots contained in the Preliminary Plat. The Property contains significant wetland complexes. Staff desires that the Applicant demonstrate in additional detail that there is sufficient net buildable area such that a floor plan consistent with the type of homes being constructed in the development can be accommodated. On at least one occasion in Sweetbay Ridge Phase I, this proved to be difficult once the actual floor plan was known.  Additionally, Staff is requesting that the delineated boundary of the wetlands be clearly marked (temporary markings such as snow fence or something similar) until construction on individual lots, including final landscape improvements (topsoil/sod), are complete.  Often times, a builder or home owner that is installing these final improvements are not aware of this boundary and thus, the temporary markings should will assist in ensuring that no filling of or encroachment into the wetland area(s) occurs in violation of the state's Wetland Conservation Act.  Although these standards are addressed in State Statute and State Rules, the City, through the Lower Rum River Water Management Organization, is responsible for enforcing them.

The current plans do not show a connection to Traprock Commons, the existing development to the south, via Traprock Street. The City Council explicitly did not require this connection as part of the original Sweetbay Ridge plat, based on significant public feedback. Staff would desire that the Planning Commission explicitly discuss this item to either confirm that the City will not require this connection, or to direct Staff to explore this opportunity further if so desired. Staff is not recommending that this connection shall be made, but desires to ensure that the assumption is properly discussed. It is anticipated that a number of the residents of Traprock Commons will remain opposed to the connection, and Country Club Hills can operate at an acceptable level without this connection. Staff would recommend retaining a corridor for future utility, trail, or emergency access if necessary.

Civil Engineering Plans (grading, drainage, utility, erosion control) are generally acceptable with revisions as outlined in the Staff Review Letter. Landscape and Tree Inventory Plans are also generally acceptable with revisions as outlined in the Staff Review Letter. Please note that wetland buffers are not being required as part of this request. The original plans for Sweetbay Ridge did include voluntary buffers. Any reference to wetland buffers is a carry-over from the original Sweetbay Ridge plans and will be removed on the final plans.

The Preliminary Plat is the final opportunity for the Planning Commission to provide a recommendation to the City Council. The final step in review, the Final Plat, is reviewed and approved by the City Council.

All costs associated with processing the request are the responsibility of the Applicant.

Staff recommends approval of the Preliminary Plat for Country Club Hills, contingent upon revisions as outlined in the Staff Review Letter dated May 30, 2014.

Motion to recommend that the City Council adopt Resolution #14-06-101 granting Preliminary Plat Approval of Country Club Hills, contingent upon revisions as outlined in the Staff Review Letter dated May 30, 2014.