ITEM: 11.2 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 37.18 ACRES INTO 47 LOTS AND TWO OUTLOTS TO BE KNOWN AS WESTON WOODS ON RICE CREEK AT 8791 LEXINGTON AVENUE NE. MARK OF EXCELLENCE HOMES. (CASE FILE NO. 13-0066/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
01/14/14 |
City Council (1st Reading Rezoning) |
02/06/14 |
City Council (2nd Reading, Plat, CUP) |
02/20/14 |
City Council (Final Plat) |
05/15/14 |
Background
The applicant is proposing to subdivide an existing golf course, Kate Haven into 44 attached twinhome style units, one lot for the existing home, two lots for common areas, and two outlots for a private street and future development.
Approximately 22 acres of the site will be disturbed with a large wetland/open space feature located in the middle of the site that will be retained. Net development density will be approximately 4.6 units per acre which is within the density range allowed by the parcel's LDR/MDR (Low/Medium Density Residential) land use designation.
The twinhomes would include brick, stone, and varying rooflines. The floor plans would provide approximately 1,500 square feet of finished area above grade (first floor) with one and two bedrooms on the first floor. All homes will also have basement levels, most with walk-outs. The estimated price range is $375,000 -$475,000 per home.
Engineering Issues
Developer to dedicate drainage and utility easements over proposed Outlots A and B. Existing easements on underlying properties will need to be vacated before the plat can be recorded, except for the existing MCES easement over the sanitary sewer.
A drainage and utility easement will need to be recorded on Outlot B in the second phase of the plat, over the extension of watermain from the 88th Lane NE alignment north to Flowerfield.
A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan.
The size of site being graded requires a National Pollutant Discharge Elimination System(NPDES) permit from Minnesota Pollution Control Agency. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
Rice Creek Watershed District permit is required prior to the City approving any work on site.
The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered AE-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. As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. The Developer will be responsible for the maintenance of the infiltration basins after they are constructed to insure that the basins are functioning correctly. All Streets will need to follow the Anoka County street name grid system.
Water service for this plat will need to come from the existing stub on 88th Lane alignment at Lexington Avenue.
Developer will need to obtain a permit from the Metropolitan Council Environmental Services for the proposed work in and around the existing trunk sanitary sewer line that runs through the parcel prior to City allowing any work on site.
Plans and specifications must be approved by the City prior to start of construction. All streets shall be constructed to City Standards for width based on parking configuration. The current plan shows both streets at 29 feet in width which would allow parking on both sides and the elimination of several parking stalls as described above. However, these are private streets and could constructed to a minimum of 24-foot wide streets that could be parked on one side provided "NO PARKING FIRE LANE" signs are posted every 75 feet on the opposite side of the drive.
Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. The Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to require homeowner's associations to be responsible for maintenance and upkeep of all utilities, streets, storm drainage improvements, and landscape improvements in the development. Developer shall provide documentation to the homeowner's association, with copies to the City, about maintenance procedures for the improvements.
The applicant will need to construct a concrete sidewalk along the proposed streets labeled Outlot A, and a six foot concrete sidewalk along the north side of 87th Avenue from Lexington Avenue to the east edge of the plat.
The driveway for the four units on Flowerfield Road will be limited to a maximum driveway width of 30 feet.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
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.
Park dedication will be required on the 44 newly platted lots.
All development signage by separate review.
The final plat is consistent with the approved preliminary plat, Resolution No. 14-033.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map |
Final Plat |
Body
WHEREAS, an application has been filed by Mark of Excellence Homes as subdivision Case No. 13-0066; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 31, RANGE 23, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on February 20, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-033; 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 Weston Woods on Rice Creek 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. Outlot A shall be named Ghia Street NE.
2. Plans and specifications must be approved by the City prior to start of construction.
3. 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.
4. 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.
5. 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.
6. 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.
7. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. The development plan shall indicate all structures will be protected from flooding.
8. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
9. Rice Creek Watershed District permit is required prior to City approval of construction plans and specifications.
10. An Anoka County Highway Department permit is required for work within the Lexington Avenue r-o-w for removal of existing driveway and restoration of curb and boulevard.
11. Metropolitan Council Environmental Services permit is required prior to City approval of construction plans and specifications.
12. The Developer shall process a Letter of Map Amendment with FEMA and 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.
13. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
14. Development roadways and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private and future inspections, operations, and maintenance shall be the responsibility of the homeowner's association.
15. Park dedication will be required for 44 units in the amount of $3,094 per unit, for a total park dedication fee of $136,136. Lots created with later plat phases will be subject to the park dedication rate in effect at time of platting.
16. Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the outlots and common lots.
17. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
18. Private streets can be constructed to a minimum of 24 feet in width to allow parking one side if signed "NO PARKING FIRE LANE" signs are posted every 75 feet on the opposite side of the drive.
19. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds, existing wells, or new wells as source of water supply with a moisture sensor installed.
20. 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.
21. All development signage by separate review.
22. A sidewalk to be constructed along Outlot A, and the north side of 87th Avenue from Lexington Avenue to the east edge of the plat.
23. The driveway for the four units on Flowerfield Road will be limited to a maximum driveway width of 30 feet.
24. Developer shall provide and maintain a cash escrow to guarantee timely and satisfactory construction of the Developer Installed Improvements in public Right of Way. The initial cash escrow shall be in the amount of $25,000. Upon completion, inspection, and acceptance by the City of the Developer Installed Improvements, the financial guarantee may be reduced or released if appropriate, except for punch list items. The cash escrow shall cover all costs incurred by the City including, but not limited to, engineering fees, legal fees, cost of acquisition of any necessary easements if any, and any other costs incurred by the City relating to the Developer Installed Improvements. City expenses exceeding the initial escrow amount shall be invoiced to the Developer, who shall pay said costs within 30 days of invoice. The City will release any unused portion of the cash escrow, with a statement showing paid expenses, upon Developer completion, and after City acceptance of all aspects of the Developer Installed Improvements and required site improvements.
25. 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 Weston Woods on Rice Creek.
PASSED by City Council of the City of Blaine this 15th day of May 2014.