DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO ALLOW TO SUBDIVIDE 10.07 ACRES INTO 16 SINGLE FAMILY LOTS AND TWO (2) OUTLOTS TO BE KNOWN AS COTTAGEWOOD COVE, LOCATED AT 3500 131ST AVENUE NE. COTTAGEWOOD COVE, LLC. (CASE FILE NO. 18-0018/NBL)
Schedule of Actions
|
Planning Commission (Public Hearing) |
04/10/18 |
|
City Council (Preliminary Plat) |
05/17/18 |
|
City Council (Final Plat) |
07/12/18 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were two comments at the public hearing - one opposed to the rezoning and one in support of the project with encouragement for additional trees. One emailed comment expressed the desire to retain as many trees on site as possible.
Background
The final plat being presented is for Cottagewood Cove and consists of subdividing approximately 10.07 acres into 16 new dwelling units. The application proposes single-family homes. The plat consists of 16 lots and two outlots. The outlots will be used for storm water ponding and wetlands.
Because of the extensive grading effort required over almost all of the 10 acres there is significant tree removal. Tree replacement for 10 acres requires 80 trees to be planted. Prior to the release of the final plat Mylar’s the developer will need to present an overall landscape plan that includes 80 trees on site. The landscape plan will need to show three trees per lot (48 trees). The developer will also be required to plant as many of the 32 additional trees as possible along the north side of the required 8-foot bituminous trail and along the rear lot lines of proposed Lots 14-16. The developer also has the option to pay $300 per tree to the reforestation account if they choose not to or are unable to plant all of the required 32 additional trees, subject to City approval
Park dedication will be required for the 16 new lots being constructed at the rate of $4,320 per unit, for a total park dedication fee of $69,120 if paid in 2018. This amount must be paid prior to releasing the final plat Mylar’s for recording at Anoka County. The developer will not receive a park credit for constructing the small section of trail in Outlot B.
The preliminary plat approval was contingent upon the City Council and the Metropolitan Council both reviewing and approving the City’s Comprehensive Plan amendment moving the property into the District 6 Sewer Area. The Metropolitan Council approved the amendment and City Council also approved the amendment on May 3, 2018 by Resolution No. 18-79. Therefore, the final plat request can now be brought forward for approval.
Engineering Items
There will be one street connection to 129th Avenue and a cul-de-sac on the north end of the development. The developer has the responsibility for financial participation in 131st Avenue NE improvements associated with this development. The improvements include but are not limited to, one half of the cost to construct 131st Avenue across the entire northern property line of the Cottagewood Cove plat, approximately 330 feet. These improvements will include construction of 131st Avenue to a State Aid street standard, a 10-foot bituminous trail and a six-foot concrete sidewalk.
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.
The improvements within the proposed plat will include sanitary sewer, water main, storm drainage improvements, street, concrete curb and gutter, 6 foot concrete walk, 8 foot bituminous trail, street lights, mailboxes, traffic control signs, street signs. Plans and specifications must be approved by city prior to start of construction.
Both Outlot A and Outlot B will need to be deeded to the City. An eight-foot bituminous trail must be constructed by the developer on Outlot B to access the City’s open space to the east. The bituminous trial to extend and connect to the City’s existing woodchip trail in the open space.
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.
Construction contract documents shall include a grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Plans shall detail tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot grading, structure type, and structure elevation information. Additional information is required on adjacent parcels that indicate existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting geotechnical investigation report, soil-boring logs and hydrology report shall be included in the submittal for City review and approval.
A Coon Creek Watershed District (CCWD) permit is required prior to any site construction.
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. 18-91.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Cottagewood Cove, LLC as subdivision Case No. 18-0018; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
THE W 330 FT OF E 660 FT OF SW1/4 OF NW1/4 OF SEC 2 TWP 31 RGE 23, EX RD, SUBJ TO EASE OF REC
WHEREAS, the Blaine City Council granted preliminary plat approval on May 17, 2018, subject to the stipulations as contained in Blaine City Council Resolution No. 18-91; 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 Cottagewood Cove per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. All streets will follow the Anoka County street name grid system.
2. Developer installed improvements shall include construction of 129th Avenue and the cul-de-sac within the plat including lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, 6 foot concrete sidewalk and 8 foot bituminous trail extended to the existing trail in the City’s open space, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items.
3. Both Outlot A and Outlot B will need to be deeded to the City.
4. The developer has the responsibility for financial participation in 131st Avenue NE improvements associated with this development. The improvements include but are not limited to, one half of the cost to construct 131st Avenue across the entire northern property line of the Cottagewood Cove plat, approximately 330 feet. These improvements will include construction of 131st Avenue to a State Aid street standard, a 10-foot bituminous trail and a six-foot concrete sidewalk. The dollar amount of the participation will be outlined and required as a payment with the Development Agreement.
5. Plans and specifications must be approved by the City prior to start of construction.
6. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2018 rate for Sanitary Sewer District 6-5 is $6,229 per upland acre.
7. Street and utility extensions are required to the edges of the plat for future connection to adjacent parcels.
8. 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.
9. Each lot shall have a minimum rear yard area behind each structure of a minimum of 20 feet from the structure at a maximum grade of 5%.
10. 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.
11. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit 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.
12. Construction contract documents shall include a rough grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Supporting wetland delineation report, geotechnical investigation report, soil-boring logs, and hydrology report shall be included in the submittal for City review and approval.
13. The development plan shall indicate all structures will be protected from flooding.
14. Coon Creek Watershed concurrence is required prior to City Council consideration of preliminary plat and a Coon Creek Watershed District permit is required prior to any site construction.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
17. 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.
18. All development signage by separate review.
19. All wells and septic systems to be properly abandoned per all local and state requirements.
20. Demolition permits are required for the removal of all existing structures.
21. Park dedication is required for each of the 16 lots at the rate in effect at time of Final Plat. The 2018 rate is $4,320 per lot or $69,120 if platted and paid in 2018.
22. Prior to the release of the final plat Mylar’s the developer will need to present an overall landscape plan that includes 80 trees on site. The landscape plan will need to show three trees per lot (48 trees). The developer will also be required to plant as many of the 32 additional trees as possible along the north side of the required 8-foot bituminous trail and along the rear lot lines of proposed Lots 14-16. The developer also has the option to pay $300 per tree to the reforestation account if they choose not to or are unable to plant all of the required 32 additional trees, subject to City approval.
23. 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.
24. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of Cottagewood Cove.
PASSED by the City Council of the City of Blaine this 12th day of July, 2018.