DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
Granting Final Plat Approval to Subdivide 19.16 Acres into 124 Lots to be Known as North Meadows 2nd Addition at Lexington Avenue NE and 109th Avenue NE. North Meadows LLC (Wellington Management) (Case File No. 21-0033/LSJ)
Executive Summary
This final plat will plat the remainder of the residential lots in the North Meadows preliminary plat. This plat includes 64 villa/twin home lots and 60 townhome lots. There are no commercial lots included with this final plat.
Schedule of Actions
|
Planning Commission Public Hearing |
02/12/20 |
|
City Council (Preliminary Plat) |
04/20/20 |
|
City Council (Final Plat) |
05/03/21 |
Background
Staff report prepared by Lori Johnson, City Planner
The City Council approved a preliminary plat, rezoning and conditional use permit for this overall project, known as North Meadows, on April 20, 2020 that included 258 lots on 174 acres. The majority of the lots will be residential lots of varying types, with three of the lots planned for commercial/industrial uses in the future. Lennar is the proposed homebuilder and Wellington Management is the developer.
The first addition of North Meadows was final platted with a total of 129 lots and 10 outlots. At this time, the applicant wishes to final plat the remaining residential lots in the plat. The North Meadows 2nd Addition final plat includes 124 lots. There are 38 villa home lots, 26 twinhome lots and 60 townhome lots included in the final plat.
Park dedication will be required for the 124 residential lots being final platted at the rate of $4,449 per unit, for a total park dedication requirement of $551,676. This fee must be paid prior to the release of the final plat mylars for recording at Anoka County.
The final plat is consistent with the approved preliminary plat, Resolution No. 20-42.
Strategic Plan Relationship
Not applicable
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing on the preliminary plat were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
No notification is required for a final plat.
Staff Recommendation
By motion, approve the resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by North Meadows LLC as subdivision Case No. 21-0033; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot B, Outlot D, Outlot E, NORTH MEADOWS, according to the recoreded plat thereof, Anoka County, Minnesota
And
Outlot I, NORTH MEADOWS, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on April 20, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-42; 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 North Meadows 2nd Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of curb width.
2. All streets will follow the Anoka County street name grid system.
3. Plans and specifications must be approved by the City prior to start of construction, which will include construction access from 109th Avenue for the duration of the 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 be protected from flooding.
9. A 20-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. The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits for any portion of the development that is 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, to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
12. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
13. Park dedication will be required for the 124 residential lots being final platted at the rate of $4,449 per unit, for a total park dedication requirement of $551,676. This fee must be paid prior to the release of the final plat mylars for recording at Anoka County.
14. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
15. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
16. 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.
17. All development signage by separate review.
18. 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.
19. Site plan approval is required for the townhome area.
20. Some of the trees proposed in the rear yards of the twin home lots adjacent to Outlot C should be redirected to the rear yards of the villa lots (Lots 1-7, Block 1) on the east side of the development. Ultimately, one rear yard tree should be placed on Lots 1-7, Block 1 of the proposed plat. All other landscape requirements must also be met. (This may mean that the overall tree requirement goes up for the villa and twinhome lots.)
21. 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 North Meadows 2nd Addition.
PASSED by the City Council of the City of Blaine this 3rd day of May, 2021.