Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide 19.24 Acres into 16 Single Family Lots, One Outlot, and Two Lots for Existing Homes to be Known as Meadowland Estates West at 2741 and 2775 125th Avenue NE. Herbst Raich Investments (Case File No. 22-0014/SLK)
end
Executive Summary
Meadowland Estates West is an 18-lot single-family subdivision. The development requires a rezoning, conditional use permit and preliminary plat, and is generally consistent with the adjacent developments.
Schedule of Actions
|
Planning Commission Public Hearing |
04/12/22 |
|
City Council (Preliminary Plat) |
05/16/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
7/13/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner, and Teresa Barnes, Project Engineer
Zoning
The property has an existing zoning designation of FR (Farm Residential). The applicant is proposing to rezone to DF (Development Flex).
Land Use Designation
The parcel has a land use of LDR (Low Density Residential) and this designation allows 2.5 to 6 units per acre. Therefore, the proposed 2.5 units per acre does meet the LDR density requirements.
Surrounding Zoning and Land Uses
The surrounding properties are zoned DF and also guided LDR (Low Density Residential).
Existing Conditions
The site currently has wetlands, approximately 3 acres of trees, a county ditch (north to south), Anoka County storm pond for 125th Avenue, and open grass areas. There are two existing single-family homes.
History
A concept/ghost plan that was included in the Meadowland Estates plat for Lot 6 and 7 has been included to identify how Lot 6 and 7 could potentially be developed in the future by providing access from the north and potentially from the south between proposed Lots 5 and 8.
Preliminary Plat
Section 74-81 General requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Evaluation of Request
Plat
The applicant is proposing to develop approximately 19.24 acres into 16 single family lots for slab on grade type homes, one outlot, and two lots for existing homes. The 16 single family lots have lot widths of 53-54 feet in width. The outlot will be used for flood plain storage, an existing ditch, and wetlands. The square footage of the proposed lots range from 7,054 square feet (newly created lot) to 223,687 square feet (existing home lot).
Architectural
The developer is proposing to construct a villa type home in this development. The homes range in size from 1,600 square feet to 2,300 square feet.
All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with the report are examples of the elevations and floor plans that were submitted by the applicant. Use of premium materials such as brick, natural stone, stucco, cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. There should be a variety of home styles, front elevations and colors to provide maximum housing variety within each neighborhood. Developer to establish criteria to ensure that adjacent single-family homes built within the development do not have the same exterior color or architectural elevations.
Currently, the applicant does not plan to have a Homeowners Association for the homes within the plat.
Setbacks
• Front yard setback - 25 feet
• Side yard setback - 6.5 feet for house and garage.
• Corner side yard setback - 20 feet.
• Rear yard setback- 30 feet
Landscaping
Each lot in the development will be required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots makes it difficult to plant two trees in the front yard. Therefore, one tree will be required in the front yard and one tree in the rear yard. The landscape plan also includes additional trees along the street as you enter the development, the driveway for the two existing homes, and at the end of the cul-de-sac. This landscaping will also help to meet tree preservation requirements.
Tree Preservation
Approximately 1.4 acres of trees will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 11 trees would be required for tree replacement purposes. The developer has proposed a total of 49 trees within this development, including individual lot landscaping. The tree preservation replacement requirement has been met.
Park Dedication
Park dedication will be required for the 16 new lots being constructed at the rate of $4,449 per unit (2022 rate), for a total park dedication fee of $71,184. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire plat as shown on the CCWD and city approved 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.
For each lot a house is proposed to be constructed, 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 charge that becomes due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,527.00 per upland acre and will be applied to the acreage platted, this phase is proposing to develop 4 acres of upland for a total sewer area charge of $26,108.
The 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.
Wetlands/Watershed/FEMA
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-ft in width (but 25-ft is preferred) shall surround all wetlands. This buffer strip shall be placed in easement.
The developer will need to submit the project to the Coon Creek Watershed District (CCWD) for review, approval and permits 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 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.
Access/Street Design/Sidewalks/Trails
The development is proposing to provide access from a connection to 125th Avenue. As this is a county road the developer will need to construct any improvements as outlined in the development review of Anoka County’s plat review comments.
As part of the street design the development will be required to provide street lights and they shall be installed in the manner, location and type prescribed by the City Engineer. The Developer shall pay the costs of all of 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.
Easements/Right-of-way/Permits
The developer will need to obtain any and 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 proposed local public streets will require a dedication of 60-feet of right-of-way.
Airport Noise Considerations
Due to the proximity of portions of this development to 125th Avenue, Lots 11-18 (preliminary plat) are required in the Zoning Ordinance to incorporate the Noise Abatement Standards because they are constructed within 500 feet of 125th Avenue.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Financial Impact
Not Applicable.
Public Outreach/Input
Notices of a public hearing 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.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Existing Conditions
Preliminary Plat
Overall Grading Plan
Utility Plan
Landscape Plan
Tree Preservation
Ghost Plat for Lot 6 and 7
Narrative
House/Floor Plans
Public Comments
Unapproved Planning Commission Minutes 4/12/22
Body
WHEREAS, an application has been filed by Herbst Raich Investments, LLC as Case File No. 22-0014 for a preliminary plat known as Meadowland Estates West; and
WHEREAS, said case involves the division of land described as follows:
That part of the East Half of the West Half of the Southeast Quarter of the Southwest Quarter of Section 3, Township 31, Range 23, Anoka County Minnesota lying North of Anoka County Highway Right-of-Way Plat Number 46. (Abstract)
AND
That part of the West ½ of the West ½ of the Southeast ¼ of the Southwest ¼ of Section 3, Township 31, Range 23, lying Norht of the North right of way line of CSAH No. 14, Anoka County, Minnesota. (Abstract)
WHEREAS, the Blaine Planning Commission has reviewed said case file on April 12, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on April 12, 2022 and recommend approval regarding said plat with conditions; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Meadowland Estates West permitting preparation of a final plat for approval per Section 74-43 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 Meadowland Estates West.
1. Park dedication is required for the 16 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $71,184 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. All development signage requires a separate review.
3. Each lot in the development are required to have the standard two trees per lot (one front yard and one rear yard) with extra plantings on corner lots. The landscape plan also includes additional trees along the street as you enter the development, the driveway for the two existing homes, and at the end of the cul-de-sac. This landscaping will also help to meet tree preservation requirements. Approximately 1.4 acres will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 11 trees would be required for tree replacement purposes. The developer has proposed a total of 49 trees within this development, including individual lot landscaping.
4. 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.
5. Plans and specifications must be approved by the City prior to start of construction.
6. An Anoka County right-of-way permit is required prior to start of any site work.
7. CCWD permit is required prior to city approval of construction plans and specifications.
8. 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.
9. 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.
10. 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.
11. A protective buffer strip of natural vegetation, at least 15-ft in width (but 25-ft is preferred) shall surround all wetlands. This buffer strip shall be placed in easement.
12. 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.
13. The developer has responsibility to construct 125th Avenue NE improvements associated with this development per Anoka County plat review comments.
14. 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.
15. All streets will follow the Anoka County street name grid system.
16. Streetlights shall be installed in the manner, location and type prescribed by the City Engineer. The Developer shall pay the costs of all of 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.
17. Hydrant locations must be reviewed and approved by the Fire Department.
18. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate of $6,527/acre for Sanitary Sewer District 6 will apply to all upland acreage if platted in 2022.
19. 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.
20. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
21. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
22. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
23. 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 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.
24. 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 City Council of the City of Blaine this 16th day of May, 2022.