Consent - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval Subdivide 81.66 Acres into 41 Family Lots and Two Outlots to be Known as Preserve at Lexington Waters (Phase One) at 13101 Lever Street NE. Blaine 2022, LLC. (Case File No. 23-0026/SAS)
end
Executive Summary
Preserve at Lexington Waters has preliminary plat approval for 106 single family lots. This final plat is for 41 of those lots with the remaining as outlots. This subdivision will be final platted in phases.
Schedule of Actions
|
Planning Commission Public Hearing |
05/10/22 |
|
City Council (Preliminary Plat) |
06/06/22 |
|
City Council (Final Plat) |
03/20/23 |
|
Action Deadline |
05/01/23 |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
The final plat is consistent with the approved preliminary plat, Resolution No. 22-097.
Zoning
The subject site is zoned DF (Development Flex).
Land Use Designation
The site has a land use designation of LDR (Low Density Residential) which allows development of 2.5 - 6 units per acre.
History
A preliminary plat to create 106 single family lots was approved in June 2022.
Evaluation of Request
Plat
The proposed plat creates 41 lots and two outlots. The preliminary plat was approved for 106 single-family lots and three outlots. As proposed, 64 lots will have a lot width of 60 feet and 42 lots will have a lot width of 75 feet or larger. The lots range in size from 7,752 square feet to 18,837 square feet. The smaller lots are for raised ranch homes that are one level living with a lower level, and the larger lots will be for traditional two-story homes.
Tree Preservation
Approximately 46.5 acres of trees are proposed to be removed/disturbed during construction. The City’s tree preservation requirement requires replacement of eight trees per acre for all disturbed portions of the development. With 46.5 acres being removed/disturbed 372 trees are required to be replaced onsite. The landscape plan shows 221 trees; therefore 151 more trees need to be planted onsite. The landscape plan should be revised to include the additional trees, or the applicant can pay into the reforestation fund at $400 per tree or a combination of both.
The site has its challenges with the wetlands and protected species. The total area that is being preserved with wetlands, trees, protected plants is 38.55 acres. This will remain as open space and is not developable.
Park Dedication
Park dedication is required for the 41 lots being final platted in phase one at a rate of $4,894 per lot (2023 rate) for a total park dedication $200,654.
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.
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.
Water/Sanitary Sewer Services
The developer will be responsible for Trunk Sanitary Sewer area charges which become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 7 is $7,046 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 60.21 acres of upland for a total trunk sewer area charge of $424,239.
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.
The developer shall be responsible for assessments for the Lever Street project that included street, sanitary sewer and water main improvements for City Project No. 17-07; Parcel 01-31-23-12-0005 currently owes $20,525.48 and Parcel 01-31-23-12-0007 currently owes $50,761.92.
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 plat will need to provide for a protective buffer strip of natural vegetation, at least 15-feet in width surrounding all wetlands. This buffer strip shall be placed in easement.
The developer will need to submit the project to Rice Creek Watershed District (RCWD) for review. Approval and permits are required prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents, to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
Access/Street Design/Sidewalks/Trails
The development is proposing to gain/provide access from connections to Lever Street NE, Opal Street NE, and 132nd Lane NE.
All local roads shall be constructed to 29-feet back-to-back of width.
Six-foot concrete sidewalks are required to be constructed on one side of all local streets.
A bituminous trail is required between the two cul-de-sacs.
As part of the street design, the development will be required to provide streetlights that 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 the lights that are installed that reflect the normal and typical lighting requirements by the City.
The City of Blaine has not planned or constructed the necessary infrastructure (street, sanitary sewer, or watermain) to provide connection to serve the adjacent communities of Ham Lake or Lino Lakes.
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-feet 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
This item is consistent with the strategic plan goal related to maintain current growth in the northeast area of the City.
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 on 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 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 Blaine 22, LLC as Case File No. for a final plat known as Preserve at Lexington Waters; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The West 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of said Southwest 1/4, and the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23, EXCEPT the West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23 and EXCEPT the West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
AND
That portion of the South 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31 Range 23, which lies East of the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
AND
The North 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31, Range 23.
AND
The West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
AND
The West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, Section 1, Township 31, Range 23.
Abstract Property.
WHEREAS, the Blaine City Council granted preliminary plat approval on June 6, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-097; 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 Preserve at Lexingotn Waters per Section 75-33 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 any and all necessary documents, agreement and releases related to the approval, recording or administration of Preserve at Lexington Waters.
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 41 new lots being constructed at the rate of $4,894 per lot, for a total park dedication fee of $200,654 if paid and recorded in 2023. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
3. All development signage requires separate review.
4. All existing structure removals will require demolition permits. All wells and septic systems to be properly abandoned per all local and state requirements.
5. The developer must meet the City’s Tree Preservation requirements by planting 372 replacement trees for the lots that were preliminary platted (46.5 disturbed acres); 151 more trees need to be planted onsite. The landscape plan shall be revised to include the additional trees or the applicant can pay into the reforestation fund at $400 per tree or a combination of both. A landscape plan for the remaining 151 trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County, and/or the Developer can make a cash payment to the City’s reforestation fund.
6. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits.
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. RCWD 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 site 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. A protective buffer strip of natural vegetation, at least 15-feet in width surrounding all wetlands. This buffer strip shall be placed in easement.
15. 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.
16. 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.
17. All streets will follow the Anoka County street name grid system.
18. Sidewalks are required on all streets as shown on the construction plans.
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. The developer shall be responsible for assessments for the Lever Street improvement project including street, sanitary sewer, and water main improvements for City Project No. 17-07. Currently Parcel 01-31-23-12-0005 owes $20,525.48 and Parcel 01-31-23-12-0007 owes $50,761.92.
22. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 7 is $7,046 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 60.21 acres of upland for a total trunk sewer area charge of $424,239.
23. 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.
24. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of creating ponds or storm water reuse.
25. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
26. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
27. The Developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents, to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
28. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way on any outlot or common space.
29. 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.
PASSED by the City Council of the City of Blaine this 20th day of March, 2023.