CONSENT - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval to Subdivide Approximately 9.82 Acres into 29 Lots and 2 Outlots to be Known as Alexander Woods Third Addition at 1080 and 1100 113th Avenue NE. (Capital Trust Development LLC) (Case File No. 22-0017/EES)
end
Executive Summary
Alexander Woods 3rd Addition is the third phase of a single-family subdivision on the south side of 113th Avenue. The final plat is consistent with the approved preliminary plat.
Schedule of Actions
|
Planning Commission Public Hearing |
12/14/21 |
|
City Council (Preliminary Plat) |
01/19/22 |
|
City Council (Final Plat) |
03/21/22 |
|
Action Deadline |
04/22/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
M/I Homes received preliminary plat approval to develop 9.8 acres on the south side of 113th Avenue between Wicklow Woods and Alexander Woods 2nd Addition. This will be a continuation of their Alexander Woods development.
M/I Homes is proposing to subdivide two existing lots into 29 single-family lots and two outlots for stormwater management. The proposed lots are between 55 and 65 feet in width, which is consistent with the 55-foot wide lots in the neighboring Alexander Woods subdivision.
The existing homes are proposed to be removed/demolished and the existing wells and septic fields will need to be properly abandoned.
The subdivision connects the two neighboring developments as was envisioned by the ghost plat prepared for Alexander Woods. Sidewalks are proposed on one side of all internal streets and on the south side of 113th Avenue.
Park dedication is required for the 29 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $129,021 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
The Developer is 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. All streets will follow the Anoka County street name grid system.
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.
The 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 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.
The final plat is consistent with the approved preliminary plat, Resolution No. 22-011.
Strategic Plan Relationship
Not applicable.
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’s 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 A & A Properties LLP (Capital Trust Development LLC) as Case No.22-0017; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot A, Alexander Woods, Anoka County, Minnesota
AND
The East Half of Lot 19, Central Avenue Acres, Anoka County, Minnesota
AND
The West half (W ½) of Lot Eighteen (18) of Central Avenue Acres, according to the recorded plat thereof on file and of record in the office of the Registrar of Titles of said Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on January 19, 2022, subject to the stipulations as contained in Blaine City Council Resolution No. 22-011; 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 Alexander Woods Third Addition per Section 74-43 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 Alexander Woods Third Addition.
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 Storm Water Pollution Prevention Plan (SWPPP) for the development site.
7. A 6-foot concrete sidewalk must be located on the east side of Pierce Place (Street A), and the south side of 111th Lane NE, 112th Ave NE and 112th Lane NE. A 6-foot concrete sidewalk must also be constructed along the south side of 113th Avenue.
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. Coon Creek Watershed District permits are required prior to city approval of construction plans and specifications.
11. As-built surveys are required to verify structure elevations, custom grading requirements, and final lot grading elevations.
12. Park dedication is required for the 29 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $129,021 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
13. Developer is 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.
14. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
15. 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.
16. All development signage requires separate review and permit.
17. Each lot shall contain two front yard trees and one rear yard tree. Two of the trees must be 2.5 caliper inch overstory trees and the third tree may be a 2.5 caliper inch overstory tree or a 6-foot-tall conifer tree. Corner lots require a fourth tree to be located in the corner side yard.
18. The existing homes must be demolished with well and septic properly abandoned prior to release of the mylars for recording. Demolition permits are required.
19. 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 is required.
PASSED by the City Council of the City of Blaine this 21st day of March, 2022.