DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 174 ACRES INTO 129 LOTS AND 10 OUTLOTS TO BE KNOWN AS NORTH MEADOWS, LOCATED AT LEXINGTON AVENUE NE AND 109TH AVENUE NE. ALLIANCE BANK (WELLINGTON MANAGEMENT, INC.) (CASE FILE NO. 19-0043)
Schedule of Actions
|
Planning Commission (Public Hearing) |
02/12/20 |
|
City Council (Preliminary Plat) |
04/20/20 |
|
City Council (Final Plat) |
06/01/20 |
Background
Wellington Management, Inc. has requested approval for the development of land north of 109th Avenue at the Austin Street alignment. The city council approved a preliminary plat, rezoning and conditional use permit for this project, known as North Meadows, on April 20, 2020 that included 258 lots on 174 acres. The majority of the lots will be residential lots of varying types, with three of the lots planned for commercial/industrial uses in the future. Lennar is the proposed home builder within this plat.
At this time, the applicant wishes to final plat a portion of the residential lots. The final plat includes 129 lots and 10 outlots. There are 35 villa home lots, 28 twinhome lots and 65 townhome lots included in the final plat. The common lot for the townhomes is also included. The ten outlots in the plat will be used in the future for more residential development or for storm water and ponding purposes.
Park dedication will be required for the 129 residential lots being final platted at the rate of $4,449 per unit, for a total park dedication requirement of $573,921. This fee must be paid prior to the release of the final plat mylars for recording at Anoka County.
Outlot A is being proposed as a trail access location to the Wetland Sanctuary on city owned property immediately north of the single family lots being proposed. At the Blaine City Council workshop on May 11, 2020, the Council indicated their desire to relocate this outlot to Lot 1, Block 1 of the final plat. A trail access and a 13-stall parking lot should be located in this outlot, and trees and fencing shall be located on the north property line of this outlot. Outlot A can be converted to another villa home lot on the final plat mylars.
The city is requesting that the developer deed Outlot A to the city with no credit for park dedication fees based on the value of this land. The city is also requesting that the developer construct all of the above listed improvements at the time of development, and the city will give the developer park dedication credit for the cost of the improvements only. Details have not been finalized on these costs at this time, but this arrangement will be fully detailed in the development agreement associated with this plat. It should also be noted that this construction will need a permit from the Rice Creek Watershed District, which will be a separate permit from the overall grading and site development permit.
The west residential portion of the plat will be accessed via an entrance from 109th Avenue (CSAH 12) at the Naples Street alignment. The developer will need to construct the access improvements on 109th Avenue (CSAH 12) as determined by Anoka County and will need to obtain a permit from them for any proposed work in their right-of-way. The internal streets labeled as X and Y will be constructed to city standards and will have six-foot concrete sidewalks on the east and south side of Street X and the east side of Street Y. A water main will be extended south on the Naples Street alignment to provide a looped system to this portion of the development.
Austin Street will be constructed from 109th Avenue (CSAH 12) north to 112th Avenue. Austin Street will also have an 8 foot bituminous trail on the west side of the street. The developer has submitted a traffic study based on the proposed development, including the outlots, as commercial and HDR land uses. The traffic study recommends several mitigation measures such as a traffic signal at the intersection of 109th Avenue at Austin St. and extending turn lanes on Lexington Avenue at 109th Avenue. Again, the developer will need to construct the access improvements on 109th Avenue and Lexington Avenue based on and determined by Anoka County and will need to obtain a permit from them for any of the proposed work in their right-of-way.
The final plat is consistent with the approved preliminary plat, Resolution No. 20-42.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Alliance Bank (Wellington Management, Inc.) as subdivision Case File No. 19-0043; and
WHEREAS, said case involves the division of land described as follows:
PARCEL 1:
OUTLOT E, GLENN MEADOWS, ANOKA COUNTY, MINNESOTA.
AND
PARCEL 2:
OUTLOT G, GLENN MEADOWS, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on April 20, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-42; and
WHEREAS, the applicant has submitted a final plat 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 North Meadows per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of curb width. Except Austin Street will dedicate 70 feet of right-of-way and be constructed to 34 feet back to back of curb width.
2. All streets will follow the Anoka County street name grid system.
3. Plans and specifications must be approved by the city prior to start of construction, which will include construction access from 109th for the duration of the construction and keeping 112th Avenue closed at Austin Street until street and utility construction is compete.
4. 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.
5. 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.
6. 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.
7. 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.
8. Trunk Sanitary Sewer and Trunk Water main connection charges become due with platting for the Austin Street parcels. The current amount as of February 2020 is $291,326.46.
9. The development plan shall indicate all structures will be protected from flooding.
10. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
11. RCWD permit is required prior to city approval of construction plans and specifications.
12. ACHD permit is required prior to city approval of construction plans and specifications.
13. The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits for any portion of the development that is 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 and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
14. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
15. Park dedication will be required for the 129 residential lots being final platted at the rate of $4,449 per unit, for a total park dedication requirement of $573,921. This fee must be paid prior to the release of the final plat mylars for recording at Anoka County
16. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
17. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
18. 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.
19. Outlot A must be converted to a villa lot, and Lot 1, Block 1 must be converted to Outlot A to accommodate the construction of a parking lot, trail head, fencing and landscaping to serve the Blaine Wetland Sanctuary.
20. The developer to deed Outlot A to the city with no credit for park dedication fees based on the value of this land. The developer to construct all of the improvements listed in the development agreement for the parking lot and trail head at the time of development, and the city will give the developer park dedication credit for the cost of the improvements only. This work will require a separate permit from RCWD.
21. All development signage by separate review.
22. 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.
23. No work can occur on site until the 2040 Comprehensive Plan is approved by the Met Council.
24. Site plan approval is required for the townhome area.
25. Some of the trees proposed in the rear yards of the twinhome lots adjacent to Outlot C should be redirected to the rear yards of the villa lots (Lots 1-11, Block 1) on the east side of the development. Ultimately, one rear yard tree should be placed on Lots 1-11, Block 1 of the proposed plat. All other landscape requirements must also be met. (This may mean that the overall tree requirement goes up for the villa and twinhome lots.)
26. 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 North Meadows.
PASSED by City Council of the City of Blaine this 1st day of June, 2020.