DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 6.34 ACRES INTO 18 SINGLE FAMILY LOTS AND FOUR (4) OUTLOTS TO BE KNOWN AS WOODLAND VILLAGE 11TH ADDITION, LOCATED AT 119TH CIRCLE/WOODLAND PARKWAY. WOODLAND DEVELOPMENT. (CASE FILE NO. 15-0068/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/08/14 |
|
City Council (Preliminary Plat) |
08/07/14 |
|
City Council (Final Plat) |
11/19/15 |
Background
In 2014, a preliminary plat was approved for Woodland Village 7th Addition. The preliminary plat approval consisted of subdividing an approximately 18 acre parcel into a subdivision with a total of 55 dwelling units.
The final plat proposal consists of subdividing approximately 6.34 acres into a subdivision with a total of 18 dwelling units creating single family residential units.
The homes located west of Woodland Parkway will be constructed on a smaller lot of 65 feet in width. The depths on these lots range from 120 feet and deeper. The homes will include some brick and stone. The floor plans would provide 2,200+ square feet of finished area for two story homes. The estimated price of this product is $350,000-$375,000. The Conditional Use Permit (CUP) that was approved in August of 2014 established the zoning standards for this development.
All single-family units are proposed to be constructed with a minimum 25-foot front yard setback and 30-foot rear yard setback. The homes will have a 7.5 foot side yard setback for living area and a 5 foot side yard setback for the garage.
The required landscaping in the single-family area consists of two front yard trees per lot. This requirement will need to be met on the landscape plan.
Park dedication will be required for all units.
Engineering Items
The City may be required by Anoka County to share in the costs of future signal and intersection improvements to Lexington Avenue. The City will be required to cost share in these improvements and this amount will proposed to be assessed to benefitting parcels including those in the plat.
The Developer is proposing to construct private streets. For parking on both sides, the streets must be a minimum of 29 feet back to back of width. All streets will follow the Anoka County street name grid system. The Developer will need to maintain proper site distance along Woodland Parkway for traffic using Driveway E. Grading and landscape items in the site line will need to meet the City’s site distance maximum of 30” above the gutter line of the street. Addresses for the plat will be assigned to Woodland Parkway.
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. Design of land-locked storm water features must be based on two back-to-back 100-year storm events or an over-land overflow must be provided.
The 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 prior to the start of any work associated with the plat improvements.
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. The development plan shall indicate all structures will be protected from flooding.
A Letter of Map Revision was issued by FEMA in 2008, revising the flood map for the area. The Developer shall process any necessary FEMA Letter of Map Amendments and provide 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.
Development roadway drives and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private, but shall be constructed per the City of Blaine’s Standard Specifications. Future inspections, operations, and maintenance shall be the responsibility of the development association.
The final plat is consistent with the approved preliminary plat, Resolution No. 14-147.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Woodland Development as subdivision Case No. 15-0068; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot A, WOODLAND VILLAGE 10TH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on August 7, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-147; 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 Woodland Village 11th Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The City may be required by Anoka County to share in the costs of future signal and intersection improvements to Lexington Avenue. The City will be required to cost share in these improvements and this amount will proposed to be assessed to benefitting parcels including those in the plat.
2. All private streets shall be constructed to 29 feet back to back of width which allows parking on both side The Developer will need to maintain proper site distance along Woodland Parkway for traffic using Driveway E. Grading and landscape items in the site line will need to meet the City’s site distance maximum of 30” above the gutter line of the street.
3. All streets will follow the Anoka County street name grid system. Addresses will be assigned to Woodland Parkway.
4. Plans and specifications must be approved by the City prior to start of construction.
5. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
6. 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.
7. 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.
8. 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.
9. 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.
10. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. The development plan shall indicate all structures will be protected from flooding.
11. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
12. RCWD permit is required prior to City approval of construction plans and specifications.
13. 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.
14. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
15. Development roadway drives and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private and future inspections, operations, and maintenance shall be the responsibility of the homeowner’s association.
16. Park dedication to be paid for 18 housing units at the rate in effect at the time of final plat. The 2015 rate is $3,404 per lot or a total of $61,272 if platted and paid in 2015.
17. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way, Outlots A, B, C, and D.
18. Developer to submit a landscape plan for Outlots B and D. Plan to be submitted and approved prior to City issuance of building permits. Outlots B and D to be owned and maintained by the Homeowner’s Association.
19. Outlots A and C to be maintained and owned by the homeowners association as private drives.
20. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
21. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds, existing wells, or new wells as source of water supply with a moisture sensor installed.
22. 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.
23. All development signage by separate review.
24. Execution and recording of a Development Agreement or SIPA, which sets forth in greater detail the plat conditions as well as other responsibilities for the development of this plat.
25. 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 Woodland Village 11th Addition plat.
PASSED by the City Council of the City of Blaine this 19th day of November 2015.