DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 7.53 ACRES INTO 26 SINGLE FAMILY LOTS AND TWO (2) OUTLOTS TO BE KNOWN AS OAK MEADOWS AT 129th AVENUE/WEST OF RADISSON ROAD NE. OAK MEADOWS LAND HOLDING, LLC. (CASE FILE NO. 14-0028/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
06/10/14 |
City Council (Preliminary Plat) |
06/19/14 |
City Council (Final Plat) |
11/06/14 |
Background
The applicant is proposing to subdivide an approximately 7.5 acre area (3 parcels) into 26 single family lots. The existing zoning for this plat is R-1AA and the preliminary plat that was approved in June of 2014 was for 27 lots. During the final CCWD review an additional ares was required for storm water and one lot was removed from this Final Plat. Most of the lots in the plat meet the lot width and depth requirements of the R-1AA zoning district. However, most of the lots do not meet the minimum lot area requirement of 10,800 square feet. This minimum lot size is difficult to meet due to the required and platted 75 feet of right-of-way (60-feet is typical). The lots range in width from 80 -100 feet and are generally 130 feet in depth. Therefore, the lot square footage ranges from 10,295 square feet to 16,370 square feet. There should be no issues meeting all house pad and setback standards.
The R-1AA zoning requires the minimum square footage of the homes to be slightly higher than the R-1 (Single Family) zoning district and therefore would be consistent with the plat adjacent to the east, which is also zoned R-1AA.
A center median has been proposed that would be an extension of the center median constructed east of the proposed plat. However, the proposed median would not have a sidewalk constructed through the center, but a sidewalk would be constructed on both sides of 129th Avenue.
The developer is required to apply for a National Pollutant Discharge Elimination System (NPDES) Phase II permit from the MN Pollution Control Agency. A copy of the permit application and Storm Water Pollution Prevention Program must be sent to the City. Site approval will not be granted and no work performed on site until receipt of this information.
Trunk sanitary sewer charges are due with this plat. The 2014 rate $3,426/acre for the 7.53 acres for a total of $25,787.
Coon Creek Watershed District has reviewed this plat.
Standard utility and drainage easements must be dedicated along all lot lines and storm sewer features.
The two outlots (Outlots A and B) located at the east end of the plat will be storm water ponds that will accept both lot drainage as well as drainage from the public street. Outlot B has been increased in size to accommodate the required storm drainage, therefore the total number of lots has been decreased by one lot from the preliminary plat approval. The outlots should be deeded to the City once all of the Developer Installed Improvements have been completed and accepted by the City.
Developer installed improvements on 129th Avenue shall include construction of sanitary sewer lift station, 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 on both sides of 129th Avenue, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction.
The developer will also need to construct the northerly extension of Eldorado Street to connect to 130th Avenue.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheet(s). Plans shall detail wetland(s) information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house (structure) type, and house (structure) elevation information. Additional information is required on adjacent parcels to the west that indicates 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.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Park dedication will be required for this plat in the amount of $3,094 per unit for 26 lots (2014 rate). The total fee required would be $80,444. The amount is due prior to release of mylars for recording at Anoka County.
The final plat is consistent with the approved preliminary plat, Resolution No. 14-112.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Oak Meadows Land Holding, LLC as subdivision Case No. 14-0028; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOTS B, C AND D OF GILLUND OAKS ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on June 19, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-112; 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 Oak Meadows per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. Park dedication will be required for the 26 new lots in this plat at the rate in effect at the time of final plat. The 2014 rate is $3,094 per lot for a total of $80,444.
2. The developer will be responsible for the installation of developer installed improvements on 129th Avenue including concrete sidewalk on both sides of 129th Avenue.
3. Trunk sanitary sewer charges are due with this plat. The 2014 rate $3,426/acre for the 7.53 acres for a total of $25,787.
4. Coon Creek Watershed District approval is required prior to the City Council consideration of preliminary plat and a Watershed permit is required prior to City approval of the construction plans and specifications.
5. An as-built survey will be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
6. Dedication of standard utility and drainage easements along all lot lines and storm sewer features.
7. The two outlots (Outlots A and B) located at the east end of the plat will be storm water ponds that will accept both lot drainage as well as drainage from the public street. The outlots should be deeded to the City within 60 days after all of the Developer Installed Improvements have been completed and accepted by the City.
8. A grading/development plan including custom grading information per lot, house type, existing drainage patterns, street grading, tree preservation and erosion control information shall be submitted for City approval prior to issuance of the first building permit and before any work is performed on site.
9. The developer is required to apply for a NPDES permit. A copy of the permit application must be sent to the City prior to any work being performed on the site.
10. 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%. All lots shall have at least 8,000 square feet above the 100-year floodplain elevation.
11. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
12. All development signage by separate review.
13. 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.
14. 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.
15. All streets will follow the Anoka County street name grid system.
16. Plans and specifications must be approved by the City prior to start of construction.
17. Hydrant locations must be reviewed and approved by the Fire Department.
18. 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.
19. Sidewalks improvements must be soil corrected to full depth. Driveway subgrades must be fully corrected or provide a geotechnical report designing an alternate section. Driveways not having fully corrected subgrades shall have an extended warranty to protect future property owners. The development contract shall set forth the length and details of the warranty.
20. The developer will be required to construct the northerly extension of Eldorado Street and connect it to 130th Avenue.
21. 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 Oak Meadows.
PASSED by the City Council of the City of Blaine this 6th day of November 2014.