DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 6.61 ACRES INTO 22 LOTS TO BE KNOWN AS PARKSIDE NORTH 4TH ADDITION, LOCATED AT 123RD CIRCLE/LEVER STREET NE. PAXMAR, LLC. (CASE FILE NO. 16-0012)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/12/14 |
|
City Council (Preliminary Plat) |
12/18/14 |
|
City Council (Final Plat) |
04/21/16 |
Background
The final plat will consist of 22 single family lots on 123rd Circle NE. The proposed lots on 123rd Circle are consistent with the approved pre-plat. D.R. Horton is intended to be the builder of this phase homes.
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 twenty two (22) 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 lateral sanitary sewer with services, lateral 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 123rd Circle NE, 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.
Note that while approval of the Final Plat is recommended it is also recommended contingent upon the City Council amending the Development Agreement for Parkside North Second Addition and the Developer meeting the obligations of the amended Development Agreement.
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. 16-0012; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT D, PARKSIDE NORTH 2ND ADDITION, ACCORDING TO THE RECORDED PLAT THEREOF, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on December 18, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-239; 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 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. The Developer shall process a Letter of Map Amendment with FEMA and 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.
12. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
13. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
14. 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.
15. All development signage by separate review.
16. 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.
17. Park dedication will be due with the final platting of the twenty two (22) lots at the 2011 rate of $2,435 per lot. The total payment of $53,570 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.
18. 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 4th Addition.
19. Final Plat approval is contingent upon the City Council approving and Developer executing an amendment to the Development Agreement for Parkside North Second Addition as well as the Developer meeting all financial obligations of the amended Development Agreement for Parkside North Second Addition.
PASSED by the City Council of the City of Blaine this 21st day of April, 2016.