Adopt Resolution #14-06-101 Granting Preliminary Plat Approval 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 85 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. The Planning Commission recently recommended the same as the previous approval; specifically eliminating the proposed outlot and consolidating with the adjacent parcels. The Planning Commission did recommend that a Hyrdrant be allowed to be constructed at the terminus of Traprock Street to the south as well as a pedestrian trail connection. Both of these improvements would require the conveyance of an easement to the City. A number of the residents of Traprock Commons did comment during the Public Hearing and preceding Open House that they remained opposed to a roadway connection, but would support a hydrant and trail connection. According to previous traffic studies, the proposed plat can operate at an acceptable level without this connection.

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.

Based on the Public Hearing, the need for some sort of density transitioning is important to the surrounding residents. Currently, this is proposed as a Conservation Easement. Final details of this easement will need to be finalized prior to approval of the Final Plat. As the Staff Review File notes, the primary concern of Staff is the responsibility of the ongoing administration of this easement. It appears that the Developer can satisfy the recommendation of the Planning Commission and is establishing a Home Owners Association that can administer the terms of the easement, which may or may not be a traditional Conservation Easement arrangement. Regardless, the administration of the easement will work to protect the vegetative cover that exists today that will serve as density transition.

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

The Planning Commission recommended 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 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 and the Developer entering into a Development Agreement with the City.