Consent - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval to Subdivide 8.97 Acres into 29 Single Family Lots and One Outlot to be Known as Oakwood Ponds 6th Addition at 127th Lane NE and Stutz Street NE. Twin Cities Land Development (Case File No. 22-0031/SLK)
end
Executive Summary
This application is a request to final plat 8.97 acres into 29 single-family lots and one outlot.
Schedule of Actions
|
Planning Commission Public Hearing |
09/12/17 |
|
City Council (Preliminary Plat) |
10/19/17 |
|
City Council (Final Plat) |
05/02/22 |
|
Action Deadline |
06/12/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner, and Teresa Barnes, Project Engineer
Zoning
The subject property is zoned DF (Development Flex).
Land Use Designation
The subject property is guided LDR (Low Density Residential).
Surrounding Zoning and Land Uses
The properties to the south and west are zoned DF (Development Flex) and guided LDR (Low Density Residential). The property to the north is zoned FR (Farm Residential and guided LDR (Low Density Residential). The area west of the subject property is in the city of Lino Lakes.
History
The property was preliminary platted in 2017 as 24 (80-foot wide) lots. In February 2022, the City Council approved a Conditional Use Permit Amendment to allow the development of approximately 65-foot-wide lots within this outlot. Therefore, the plat now proposes 29 (65-foot wide) lots.
Evaluation of Request
Plat
The proposed plat subdivides an 8.97-acre parcel into 29 new single-family lots and one outlot to provide access to a storm ponding area. The proposed change to 29 (65-foot wide) lots would be approximately 3.2 units per acre.
The final plat is consistent with the approved preliminary plat, Resolution No. 17-147.
Landscaping
Each lot shall contain two front yard trees with a minimum of 2½-inch caliper. All lots shall have one additional yard tree (deciduous or conifer) to meet the tree replacement plan.
Tree Preservation
The developer is required to meet the City’s tree preservation requirements by planting 735 replacement trees for the lots that were preliminary platted (105 disturbed acres) with the entire Oakwood Ponds development. The Developer is required to plant three trees per lot for the overall preliminary plat which accounts for 633 of the replacement trees. The developer submitted a landscape plan that meets the tree preservation replacement requirements with the grading approval in 2017.
Park Dedication
Park dedication will be required for the 29 new lots being proposed within the plat. The City’s current park dedication rate for single-family lots is $4,449 per unit (2022 rate). A total park dedication fee of $129,021 would become due prior to final plat mylars being released to the developer for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the RCWD 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 on, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
The developer will be responsible for Trunk Sanitary Sewer area charges and they become due with platting of upland acreage. The 2022 rate for Sanitary Sewer District 7 is $6,948 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 8.97 acres of upland for a total sewer area charge of $62,323.
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 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 the easement.
The developer will need to submit the project to Rice Creek Watershed District (RCWD) for review, approval and permits 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
All local roads shall be constructed to 29-feet back-to-back.
Six-foot concrete sidewalks are required to be constructed on one side of all local streets. Location to be determined in the plan review process.
As part of the street design, the development will be required to provide streetlights and they 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.
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-ft 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 maintaining 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’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 Twin Cities Land Development as Case File No. 22-0031 for a final plat known as Oakwood Ponds 6th Addition; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot C, OAKWOOD PONDS 5TH ADDITION, Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on date, subject to the conditions as contained in Blaine City Council Resolution No. 17-147; 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 Oakwood Ponds 6th 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 all necessary documents, agreement and releases related to the approval, recording or administration of Oakwood Ponds 6th Addition.
1. 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 and recorded in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. All development signage by separate review.
3. Each lot shall contain two front yard trees with a minimum of 2½-inch caliper. All lots shall have one additional yard tree (deciduous or conifer) to meet the tree replacement plan.
4. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
5. 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.
6. Plans and specifications must be approved by the City prior to start of construction.
7. RCWD 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. 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.
14. All streets will follow the Anoka County Street name grid system.
15. Sidewalks are required and location will be determined in the plan review process.
16. 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.
17. Hydrant locations must be reviewed and approved by the Fire Department.
18. The developer will be responsible for Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 7 is $6,948 per upland acre and will be applied to the acreage platted, this phase is proposing to develop 8.97 acres of upland for a total sewer area charge of $62,323.
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.
PASSED by the City Council of the City of Blaine this 2nd day of May, 2022.