DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 28.53 ACRES INTO 42 SINGLE FAMILY LOTS AND TWO OUTLOTS TO BE KNOWN AS PRESERVE AT LEGACY CREEK 3rd ADDITION (LEGACY CREEK PARKWAY/129th AVENUE NE). THE RYLAND GROUP, INC. (CASE FILE NO. 14-0059/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
04/09/13 |
City Council (Preliminary Plat/CUP) |
05/02/13 |
City Council (Final Plat - 1st Addition) |
06/20/13 |
City Council (Final Plat - 2nd Addition) |
04/17/14 |
City Council (Final Plat - 3rd Addition) |
10/16/14 |
Background
Ryland Homes is the builder and developer of the Preserve at Legacy Creek. At this time they are requesting final plat approval for the third phase of this development. The plat includes larger lot single family home sites (72-75 feet). The CUP that set the development standards was adopted by the City Council as part of the Preliminary Plat in May of 2013.
The final plat known as The Preserve at Legacy Creek 3rd Addition consists of 42 single family lots and two (2) outlots. The outlots, A and B, will be used for future lots and drainage and utility easements. Outlot B will be deeded to the City once the developer installed improvements have been completed and accepted by the City.
Park dedication will be required for this plat in the amount of $3,094 per unit for a total of $129,948. This fee must be paid prior to release of mylars for recording at Anoka County.
The developer has responsibility for financial participation in 125th Avenue NE improvements associated with this development. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. The City has calculated the development potential of all of the developable property, lying north of 125th Avenue and within the current development schedule provided by the 2005 MUSA and has determined the per lot cost associated for the improvements to be $1,314 per lot (2014 rate). A total of 42 units will be constructed with this phase of the development so the total charge required would be $55,188 (future phases would be calculated and paid at current rates).
The developer has responsibility for financial participation in 131st Avenue NE improvements associated with this development. This includes, but is not limited to, one half of the cost to construct 131st Avenue across the entire northern property line of the Preserve at Legacy Creek plat, approximately 1650 feet. These improvements will include construction of 131st Avenue to a width of 33 feet and meet the current State Aid street standards along with a 10 foot bituminous trail and a six foot concrete sidewalk. This will be further detailed and dollar amounts established in future remaining phases.
The final plat is consistent with the approved preliminary plat, Resolution No. 13-067.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by The Ryland Group, Inc. as subdivision Case No. 14-0059; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT H, PRESERVE AT LEGACY CREEK ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on May 2, 2013, subject to the stipulations as contained in Blaine City Council Resolution No. 13-067; 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 Preserve at Legacy Creek 3rd Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The developer has responsibility for financial participation in 125th Avenue NE improvements associated with this development. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. The City has calculated the development potential of all of the developable property, lying north of 125th Avenue and within the current development schedule provided by the 2005 MUSA and has determined the per lot cost associated for the improvements to be $1,314 per lot (2014 rate). A total of 42 units will be constructed with this phase of the development so the total charge required would be $55,188 (future phases will be calculated at the unit rate in effect at time of platting).
2. All streets will follow the Anoka County street name grid system. The north-south street must be changed from Street C to Leyte Street.
3. Developer installed improvements shall include construction of trunk water main extension to the east edge of the plat, 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 sidewalks, 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.
4. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2014 rate for Sanitary Sewer District 6-5 is $ 5,205 per upland acre.
5. 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.
6. Outlot B to be deeded to the City once the Developer Installed Improvements have been completed and accepted by the City.
7. Hydrant locations must be reviewed and approved by the Fire Department.
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 (MN R100001) 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. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheet(s). Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for City Engineer review and approval.
11. Sidewalks and trail 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.
12. The development plan shall indicate all structures will be protected from flooding.
13. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
14. CCWD permit is required prior to City approval of construction plans and specifications.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Home construction prior to the installation and acceptance of developer installed improvements will be subject to longer response times from public safety responders. Certificates of Occupancy will not be issued until the developer installed improvements are accepted and private utility service available.
17. Park dedication will be required for this plat in the amount of $3,094 per unit for a total of $129,948. This fee must be paid prior to release of mylars for recording at Anoka County. If paid in 2015 it will be subject to the park rate in effect at the time of Plat recording.
18. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
19. 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.
20. Sidewalks to be constructed on the north side of 129th Avenue and east side of Leyte Street.
21. All development signage issued under a separate permit.
22. 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.
23. The developer has responsibility for financial participation in 131st Avenue NE improvements associated with this development. The improvements, which will be required as part of future phases, include but are not limited to, one half of the cost to construct 131st Avenue across the entire northern property line of the Preserve at Legacy Creek Plat, approximately 1,650 feet. These improvements will include construction of 131st Avenue to a State Aid street standard, a 10 foot bituminous trail, and a six foot concrete sidewalk. This will be further detailed with dollar values established as part of future phase development and review.
24. 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 the Preserve At Legacy Creek 3rd Addition.
PASSED by the City Council of the City of Blaine this 16th day of October 2014.