Adopt Resolution #14-09-192 Granting Final Plat Approval of Country Club Hills Located East of Variolite Street, South of 161st Avenue; Case of Greatland Homes, LLC

The purpose of this case is to provide a contingent approval for the Country Club Hills Final Plat. Final details will be approved at the August 23rd City Council Meeting, but Staff felt it important to have a preliminary and contingent approval prior to that to ensure that the direction of the City Council at the June 24 City Council Meeting was captured. Contingencies include the following:
 

1. Completion and approval of a Development Agreement
2. Review and approval of construction plans by the City Engineer
3. Review and approval of the requested deed restrictions for density transitioning by the City Attorney
4. Field verification of Tree Preservation Plan

The City has received an Application for Final Plat Approval of Country Club Hills. Country Club Hills is a proposed major subdivision that would create 85 new single family lots. Phase I of this project proposed to subdivide 26 of the 85 lots.

These lots were previously contemplated as Phases II and III of Sweetbay Ridge and were included in that 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, which was held as part of the Planning Commission review. 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.

The Property contains significant wetland complexes.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, and plans have been revised per City Council approval of the Preliminary Plat to eliminate the proposed outlot. 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. Please note that the trail easement and hydrant connection are not included in this first phase, and thus are not reflected in the current construction plans. These items will, however, be included in the Development Agreement to be constructed with future phases.

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. In lieu of the originally proposed Conservation Easement, the Developer has proposed an easement to be administered by the Home Owners' Association that will protect from large-scale tree removal and serve as an appropriate buffer.

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 #14-09-192 granting Final Plat Approval of Country Club Hills, contingent upon revisions as outlined in the Staff Review Letter dated September 4, 2014 and the following:
 

1. Completion and approval of a Development Agreement
2. Review and approval of construction plans by the City Engineer
3. Review and approval of the requested deed restrictions for density transitioning by the City Attorney
4. Field verification of Tree Preservation Plan