DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY 13.71 ACRES INTO 40 LOTS AND ONE OUTLOT TO BE KNOWN AS WICKLOW COVE, LOCATED AT 860/880/910 113TH AVENUE NE. LENNAR CORPORATION (CASE FILE NO. 20-0012/EES)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/14/20 |
|
City Council (Preliminary Plat) |
08/03/20 |
|
City Council (Final Plat) |
08/17/20 |
Background
Staff Report Prepared by Elizabeth Showalter
Lennar Corporation is proposing to develop 13.71 acres consisting of three existing lots on the south side of 113th Avenue for the purpose of constructing 40 single family homes and two outlots on this property. The city council approved the preliminary plat, rezoning and conditional use permit for this development on August 3, 2020.
The development will be known as Wicklow Cove. One outlot will be used for stormwater management, and the other, which is long strip of land on the west side of the plat, is to facilitate future development of the parcel to the west by allowing sufficiently deep lots to meet typical setbacks in this neighborhood.
This plat is proposed to connect to Alexander Woods. The developments will share a street and need to coordinate for utility access. The development provides a street connection to the west for future development. A ghost plat has been provided demonstrating how the two remaining larger parcels to the west could be developed. This plan helps the city and land owners understand where street connections can and should occur. Sidewalk is required for one side of all internal streets, as well as the south side of 113th Avenue.
Park dedication will be required for the 40 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $177,960. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
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. Tyler Street NE matches the grid. 112th Lane NE shall continue west from Tyler St NE and connect to Able St NE. Able St NE will run north-south and connect 113th Ave NE to 111th Lane NE. 111th Lane NE will be a cul-de-sac to the east and extend to the west property line for future connection.
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 ensure access.
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.
Coon Creek Watershed District review and permit are required prior to any city plan approval.
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 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. Utilities must be extended to the end of the stub streets to serve adjacent parcels.
Hydrant locations will need to be reviewed with the city’s Public Works and Fire Departments prior to final plan approval. Additional hydrants may be needed to facilitate maintenance.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
To reduce encroachment from homeowners into any stormwater ponding areas, signage at the property corners adjacent to all storm water features, infiltration basins and the stormwater pond are required.
The final plat is consistent with the approved preliminary plat, Resolution No. 20-107.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Wagner Daryl J, Wagner Marion J, and Caouette Trustee, Thomas L as subdivision Case File No. 20-0012; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
THAT PRT OF LOT 23 CENTRAL AVENUE ACRES LYG W OF E 4 ACRES THEREOF, EX THAT PRT OF SD LOT LYG SLY OF FOL DESC LINE; BEG AT A PT ON W LINE OF SD LOT 185FT N OF SW COR THEREOF, TH SELY TO A PT ON W LINE OF SD E 4 ACRES OF SD LOT 130 FT NLY OF SW COR OF SD E 4 ACRES AND SD LINE THERE TERM, SUBJ TO EASE OF REC
AND
THE E 4 AC OF LOT 23 CENTRAL AVENUE ACRES EX THE S 130 OF SD LOT 23 EX RD SUBJ TO EASE OF REC
AND
W ½ OF LOT CENTRAL AVENUE ACRES, EX RD SUBJ TO EASE OF REC
WHEREAS, the Blaine City Council granted preliminary plat approval on August 3, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-107; 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 development name 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 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.
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. A 6-foot concrete sidewalk must be located on the west side of Tyler St NE, the east side of Able St NE, the south side of 112th Lane NE and the north side of 111th Lane NE. A 6-foot concrete sidewalk must also be constructed on the south side 113th Avenue.
8. 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.
9. The development plan shall indicate all structures will be protected from flooding.
10. CCWD permits are 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. Park dedication will be required for the 40 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $177,960 if paid in 2020. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
13. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
14. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
15. 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.
16. The developer will be responsible for the connection charges associated with the installation of the trunk line for each of the existing properties. These charges are due prior to the release of the plat mylars for recording at Anoka County.
17. All development signage by separate review.
18. Each lot in the development will have the three trees per lot, with two front yard overstory trees (2.5 caliper inches) and one rear yard tree, which may be an overstory tree (2.5 caliper inches) or a conifer (6-foot).
19. 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.
20. Signs stating “City of Blaine property”. No mowing, alteration or removal of vegetation. No filling, construction, or application of chemicals is allowed. State of MN § 609.605 (1).” are to be installed at all property corners around the stormwater pond at the edge of single family 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 Wicklow Cove.
PASSED by the City Council of the City of Blaine this 17th day of August, 2020.