DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 109.36 ACRES INTO 29 SINGLE FAMILY LOTS AND FIVE (5) OUTLOTS TO BE KNOWN AS OAKWOOD PONDS, LOCATED AT THE NE QUADRANT OF LEVER STREET AND 125TH AVENUE. EXCELSIOR GROUP. (CASE FILE NO. 17-0029/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
09/12/17 |
|
City Council (Preliminary Plat) |
10/19/17 |
|
City Council (Final Plat) |
01/18/18 |
Background
The final plat consists of subdividing approximately 109 acres into a subdivision with a total of 28 new lots and one lot for the existing home on 125th Avenue. The final plat also includes outlots for ponds, drainage, wetlands, and future development.
ENGINEERING ITEMS
The developer has responsibility to construct 125th Avenue NE intersection improvements associated with this development. Anoka County has specified required improvements in their plat review.
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.
Developer and staff will work together to identify areas of the plat where additional trees can be saved through the use of custom grading, retaining walls, and by structure design.
The property owners in this plat, together with other property owners along Lever Street have petitioned for trunk sanitary sewer, water main, and street improvements to be constructed to serve the plat. A feasibility report was prepared and presented to the City Council on June 1, 2017. The report identified assessments that each parcel on Lever Street would pay for the proposed improvements. The estimated cost for property owners of this plat are estimated at $384,846. The Blaine City Council held a public hearing and ordered improvements on July 13, 2017 (City Project No. 17-07). The Oakwood Ponds development will be responsible for paying assessments for the improvements.
It is anticipated that the city project, to install the trunk sanitary sewer and trunk water main along Lever Street NE from 125th Avenue NE to serve properties along Lever Street NE, will be Spring/Summer of 2018.
Trunk Sanitary Sewer area charges become due with platting for upland acreage (the 28 lots). The 2017 rate of $6,300/acre for Sanitary Sewer District 7 will apply to all upland acreage, this rate will be indexed at the end of January 2018 to the 2018 rate and will apply to this parcel.
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 insure access. A Drainage and Utility easement will need to be dedicated in the north west corner of the Oakwood Ponds development to accommodate the proposed Lever Street Lift Station.
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.
Rice Creek Watershed District review and permit is required.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house type, and house elevation information. Additional information is required on adjacent parcels to the south to confirm that 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.
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.
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. 17-147.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by The Excelsior Group as subdivision Case No. 17-0029; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The Northwest Quarter of the Southeast Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota
And
That part of the East Half of the East Half of the Southwest Quarter of the Southeast Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota, lying northerly of the following described line:
Commencing at the Northwest corner of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter; thence South 00 degrees 10 minutes 23 seconds East, assumed bearing along the West line of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter, a distance of 548.50 feet to the point of beginning of the line to be described; thence South 44 degrees 17 minutes 21 seconds East, 467.86 feet to the East line of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter and said line there terminating.
And
The Northeast Quarter of the Southeast Quarter and the Southeast Quarter of the Southeast Quarter all in Section 1, Township 31, Range 23, except the East 660 feet of said Southeast Quarter of the Southeast Quarter as measured along the North and South lines of the Southeast Quarter of the Southeast Quarter, and also except Parcel 6, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 50.
And
That part of the East Half of the East Half of the Southwest Quarter of the Southeast Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota, lying southerly of the following described line:
Commencing at the Northwest corner of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter; thence South 00 degrees 10 minutes 23 seconds East, assumed bearing along the West line of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter, a distance of 548.50 feet to the point of beginning of the line to be described; thence South 44 degrees 17 minutes 21 seconds East, 467.86 feet to the East line of said East Half of the East Half of the Southwest Quarter of the Southeast Quarter and said line there terminating.
Excepting therefrom Parcel 5, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 50, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on October 19, 2017, subject to the stipulations as contained in Blaine City Council Resolution No. 17-147; 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 Oakwood Ponds per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The developer has responsibility to construct 125th Avenue NE improvements associated with this development per Anoka County plat review comments.
2. An Anoka County right-of-way permit is required prior to start of any site work.
3. 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.
4. All streets will follow the Anoka County street name grid system.
5. Plans and specifications must be approved by the City prior to start of construction.
6. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
7. 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. A drainage and utility easement will be required in the northwest corner of the development for the regional Lever Street lift station.
8. 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.
9. 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.
10. Sidewalks are required on all streets and location will be determined in the plan review process.
11. 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.
12. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
13. The developer shall be responsible for assessments for trunk sanitary sewer and water main improvements for City Project No. 17-07.
14. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2018 rate for Sanitary Sewer District 7 will apply to all upland acreage if platted in 2018.
15. The development plan shall indicate all structures will be protected from flooding.
16. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
17. RCWD permit is required prior to City approval of construction plans and specifications.
18. 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.
19. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
20. Park dedication to be paid for 28 housing units at the rate of $4,320 per unit for a total of $120,960 (2018 rate).
21. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way.
22. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
23. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
24. 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.
25. All development signage by separate review.
26. All existing structure removals will require demolition permits. All wells and septic systems to be properly abandoned per all local and state requirements.
27. The developer must meet the City’s Tree Preservation requirements by planting 735 replacement trees for the lots that were preliminary platted
(105 disturbed acres). The Developer is required to plant three trees per lot for the overall preliminary plat which will account for 633 of the replacement trees. A landscape plan for the remaining 102 trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County, or the Developer can make a cash payment of $30,600 to the City’s reforestation fund.
28. At the time a future Final Plat is presented for development adjacent to the Caldwell Property (4801 125th Avenue NE) the plat is to incorporate one of the following access options into the northeast corner of the Caldwell property:
• The developer and property owner (Mr. Caldwell) agree on an eyebrow cul-de-sac design that incorporates a portion of Mr. Caldwell’s property.
or
• The developer plats and provides an outlot of sufficient width to provide either a future private driveway or if appropriate a future street into the Caldwell property. The outlot would be held by the City until such time as either a subdivision or lot split with building permit is requested and approved by the City for the upland portion of the Caldwell property. At such time the City would then transfer the outlot (at no cost except recording and title fees) to the property owner developing the property. Any future improvements in terms of access or utility extensions would be the responsibility of the future developer/builder.
29. 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.
30.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 Oakwood Ponds.
PASSED by the City Council of the City of Blaine this 18th day of January, 2018.