DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 27.5 ACRES INTO 71 LOTS AND FIVE OUTLOTS TO BE KNOWN AS PARKSIDE NORTH 7TH ADDITION, LOCATED AT 124TH LANE NE/ISETTA COURT. PAXMAR, LLC. (CASE FILE NO. 16-0051/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/12/14 & 03/08/16 |
|
City Council (Preliminary Plat) |
12/18/14 & 04/07/16 |
|
City Council (Final Plat) |
12/15/16 |
Background
The final plat will consist of 42 single family lots on 124TH Lane NE and Isetta Court NE. The final plat will also include 29 single family detached units on 124th Lane NE and Fraizer Street NE. The proposed lots are consistent with the approved pre-plats as well as the Conditional Use Permits that were issued by the City Council earlier this year. The proposed outlots will be used for private streets, drainage areas, and future development.
Park dedication will be required with the platting of each new lot. The Lexington Athletic Complex (LAC) just to the southwest of this Plat is located on 40 acres that were purchased from the applicant. An element of that purchase relied on future park dedication as a credit for what the City owes on the balance of the purchase (originally $1.4 Million). The Park Dedication that will then be due from the platting of the seventy one (71) lots will be established as a credit against the balance that is owed by the City. Also consistent with the park purchase agreement the 2011 park rate of $2,435 per residential lot/unit will be used to calculate the credit. Future lots that are final platted will also be calculated as a park credit in the same manner.
The purchase agreement for the LAC park purchase also outlined that WAC (Water Access Charges) payments would also be used as part of the credit on park dedication payments. This will be further identified and called out in the Development Agreement.
Developer installed improvements shall include construction of all streets within the plat (to serve the platted lots) including sanitary sewer with services, water main with services, storm drainage improvements, storm water management and
water quality treatment infrastructure, streets with concrete curb and gutter, 6 foot concrete sidewalks along east and west side of Fraizer Street, south side of 124th Lane, and the west side of Ghia Street, mailboxes, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction.
All local public streets typically require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of 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 insure access. Developer to verify normal ground water elevation in ponds. If the “Normal Ground Water Elevation” does not match the “Normal Water Elevation” that the 10:1 safety bench is designed at, provide a dense vegetative buffer strip between the two elevations. Developer shall submit a buffer strip seed mix design for review. All pond slopes shall be 4:1 except below Normal Ground Water Elevation, which can be 3:1.
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%.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II Permit from Minnesota Pollution Control Agency (MPCA).
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 Rice Creek Watershed District (RCWD) permit is required prior to the start of any site work.
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. 14-239 and 16-051.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Paxmar, LLC as subdivision Case No. 16-0051; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot A and Outlot B, PARKSIDE NORTH 6TH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota,
And
Outlot B, PARKSIDE NORTH 5TH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on December 18, 2014 and April 7, 2016, subject to the stipulations as contained in Blaine City Council Resolution No. 14-239 and Resolution No. 16-051; 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 Parkside North 7th Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
Blocks 4, 5, and 6 (42 Single Family Lots):
1. All streets will follow the Anoka County street name grid system.
2. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, trails, traffic control signs, street signs, and all appurtenant items. The Developer will be responsible for the maintenance of the infiltration basins for a period of three (3) years after they are constructed.
3. Plans and specifications must be approved by the City prior to start of construction.
4. 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.
5. 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.
6. 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.
7. 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.
8. The development plan shall indicate all structures will be protected from flooding.
9. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
10. RCWD permit is required prior to City approval of construction plans and specifications.
11. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
12. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
13. 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. The WAC payments (at the rate at time of payment) will be applied as a credit against the original $1.4 million that was owed by the City for the purchase of the Lexington Athletic Complex property.
14. All development signage by separate review.
15. 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.
16. Park dedication will be due with the final platting of the forty two (42) lots at the 2011 rate of $2,435 per lot. The total payment of $102,270 will be applied as a credit against the original $1.4 Million that was owed by the City for the purchase of the Lexington Athletic Complex property.
17. 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 Parkside North 7th Addition.
Blocks 1, 2, and 3 (29 Detached Townhomes):
1. Park dedication will be due with the final platting of the twenty nine (29) lots at the 2011 rate of $2,435 per lot. The total payment of $70,615 will be applied as a credit against the original $1.4 Million that was owed by the City for the purchase of the Lexington Athletic Complex property.
2. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
3. 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. A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control and tree preservation details shall be included on the grading plan. Lot grading to be consistent with the approved master grading plan for the Parkside North development.
4. Rice Creek Watershed District permit is required prior to the approval of grading.
5. As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
6. 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. Plans and specifications must be approved by the City prior to start of construction.
7. All Private streets or alley can be constructed to a minimum of 22 feet in width if signed “No Parking”. Private 24-foot wide streets can be parked on one side provided “NO PARKING FIRE LANE” signs are posted every 75 feet on the opposite side of the drive.
8. Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. Existing easements on underlying properties must be vacated before the plat is recorded. 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.
9. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of all utilities, streets, storm drainage improvements, infiltration basins, driveways 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.
10. Outlot C Parkside North 5th Addition (landscaping outlot along 125th Avenue) to be owned and maintained by homeowner’s association. Association documents related to the association’s maintenance and ownership of this outlot to be submitted to the City for review.
11. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service. Maintenance of the mailboxes to be the responsibility of the homeowner’s association.
12. 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. WAC payments that are paid with each building permit will be reimbursed to the Developer as part of the original $1.4M owed by the City for purchase of the land for the Lexington Athletic Complex.
13. All development signage by separate review.
14. Landscaping for Parkside North NW Townhomes common areas and along the streets to be completed as shown on the approved Site Plan.
15. The landscape plan to be approved through a site plan approval process.
16. All site improvements to be covered by a Site Improvement Performance Agreement (SIPA) and appropriate financial guarantee.
17. Anoka County Highway Department to review and comment on plat prior to release of mylars for recording.
18. Developer to execute a Development Agreement for extension of public improvements and well as other responsibilities for development of the plat.
19. 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 Parkside North 7th Addition.
PASSED by the City Council of the City of Blaine this 15th day of December 2016.