Development Business - Lori Johnson, City Planner
Title
Granting Final Plat Approve to Subdivide Approximately 9.8 Acres into 41 Lots to be Known as Alexander Woods 2nd Addition, Located at 112th Lane NE and Polk Street NE. Capital Trust Development LLC. (Case File No. 21-0008/EES)
Executive Summary
Capital Trust Development is requesting final plat approval for the remaining lots in Alexander Woods, a preliminary plat approved in 2020. The final plat is consistent with the preliminary plat.
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/09/20 |
|
City Council (Preliminary Plat) |
07/20/20 |
|
City Council (Final Plat) |
03/01/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The City Council approved the preliminary plat, rezoning and conditional use permit for Alexander Woods on July 20, 2020. The development is on the south side of 113th Avenue at the Polk Street alignment. Final plat approval was granted for 43 new lots and 3 existing lots on August 3, 2020. The applicant is requesting final plat approval for remaining lots at this time.
Final Plat
The preliminary plat subdivided 30 acres into 45 villas and 39 single family homes and the development will be known as Alexander Woods. Forty-one lots are proposed to be platted at this time, including 23 villa lots and 18 single family lots. The villa lots have a minimum width of 53 feet and the single family lots have a minimum width of 55 feet.
Wicklow Woods, a recent development by Lennar, stubbed several streets in the direction of this development. Two properties, under common ownership, are located between Wicklow Woods and Alexander Woods, and a ghost plat has been provided showing how those properties could develop and connect to the streets on either side. The property to the west is Wicklow Cove, currently under construction by Lennar, and Tyler Street is located with half of the right of way in each development. Two streets are proposed to connect to the developments to the south and create connections to 109th Avenue through the Creekside Village and Coopers Meadow.
A sidewalk is required on the east side of Fillmore Street, the south side of 111th Lane and the west side of Polk Street.
Park dedication will be required for the 41 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $182,409 if paid in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Developer will be required to pay the sanitary sewer connection charges for each of the existing lots that are part of the proposed development. This charge must be paid prior to releasing the plat mylars for recording at Anoka County.
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.
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. 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 ensure access.
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.
Coon Creek Watershed District review and permit are required prior to any city plan approval.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house type, and house elevation information. Additional information is required on adjacent parcels to confirm that existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting wetland delineation report, geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for city review and approval. Utilities must be extended to the end of the stub streets to serve adjacent parcels.
Hydrant locations will need to be reviewed with the City’s Public Works and Fire Departments prior to final plan approval. Additional hydrants may be needed to facilitate maintenance.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
To reduce encroachment from homeowners into stormwater ponding areas, signage at the property corners adjacent to the infiltration basins and stormwater pond are required.
The final plat is consistent with the approved preliminary plat, Resolution No. 20-102.
Strategic Plan Relationship
Approval of Alexander Woods 2nd Addition is consistent with the strategic plan goal to maintain current growth.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat on June 9, 2020.
Financial Impact
Not applicable.
Public Outreach/Input
As required for all preliminary plats, a notice was sent to all property owners within 350 feet of the project. At that time neighboring property owners expressed concerns about tree removal. No notice is required for the final plat.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Capital Trust Development LLC, as subdivision Case No. 21-0008; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOTS C, D, AND E, ALEXANDER WOODS, ACCORDING TO THE RECORDED PLAT THEREOF, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on July 20, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-102; 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 development name 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 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.
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. A 6-foot concrete sidewalk must be located on the east side of Fillmore Street, the south side of 111th Lane and the west side of Polk Street.
8. 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.
9. The development plan shall indicate all structures will be protected from flooding.
10. CCWD permits are required prior to city approval of construction plans and specifications.
11. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
12. Park dedication will be required for the 41 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $182,409 if paid in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
13. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
14. 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.
15. All development signage by separate review.
16. Each lot in this development shall have three trees, two of which must be overstory trees with a minimum size of 2.5 caliper inches. The third tree may be overstory or ornamental. Ornamental trees may be 2 caliper inches. Two of the required trees must be located in the front yard. The third tree may be located in any yard.
17. 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.
18. 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 Alexander Woods.
19. Signs stating “City of Blaine Property”. No mowing, alteration or removal of vegetation. No filling, construction, or application of chemicals is allowed. State of MN § 609.605 (1).” are to be installed at all property corners around the infiltration basins and the stormwater pond at the edge of single family.
PASSED by the City Council of the City of Blaine this 1st day of March, 2021.