DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 9.83 ACRES INTO 29 LOTS AND ONE (1) OUTLOT TO BE KNOWN AS HIDDEN ACRES, LOCATED AT 113TH AVENUE NE/PIERCE STREET NE. CARDINAL LAND COMPANY, LLC. (CASE FILE NO. 15-0072/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
01/12/16 |
|
City Council (Preliminary Plat) |
02/18/16 |
|
City Council (Final Plat) |
03/03/16 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. Public comments included concern regarding drainage, road access to adjacent properties, property values, taxes and density with the new development.
Background
The applicant, Cardinal Land Company, LLC, is proposing to develop a property that lies north of 113th Avenue and west of Ulysses Street. It is a 9.83 acre parcel that has a current zoning of FR (Farm Residential) and a land use of LDR (Low Density Residential).
The proposed plat of Hidden Acres contains 29 single family lots. The lots will be accessed via the creation of Pierce Street NE that will connect to 113th Avenue to the south and to 114th Avenue to the west at some point in the future. Lot widths vary but are 57-feet wide for the narrowest interior lot and 88-feet wide for the widest corner lot. Lot depths are generally 135 feet.
The applicant will be required to pay park dedication for the 29 lots in this plat in the amount of $3,744 (2016 rate) per lot, for total due of $108,576. This fee must be paid prior to release of the final plat mylars for recording at Anoka County.
The proposed road will be a public street with dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back in width and include a 6 foot concrete sidewalk. An 8 foot bituminous trail shall be added over the sewer extension from 114th Avenue to the existing trail in Hidden Ponds Park. This sewer and trail alignment lies over the eastern edge of one of the City’s open space parcels. A trail extension will also be provided east of the cul-de-sac for connection to the future development parcels to the east.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of infiltration trenches, drainage swales, and storm water management ponds. The Developer is to provide access for inspection and maintenance of the storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access. Design of landlocked storm water features must be designed based on back-to-back 100 year events.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for construction activity from the Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application preparation of the Storm Water Pollution Prevention Plan (SWPPP) for the development site.
The Developer will need to obtain a Coon Creek Watershed prior to any activity on site.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The developer has provided a concept sketch of the adjacent parcels to show one of the ways those parcels can be developed.
The final plat is consistent with the approved preliminary plat, Resolution No. 16-021 including the added language requiring acknowledgement on the extension of 114th Avenue between Pierce Street and Polk Street.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Cardinal Land Company, LLC as subdivision Case No. 15-0072; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The East Half (E ½) of Lot Thirty-one (31) and West Half (W ½) of Lot Thirty-two (32). Central Avenue Acres, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on February 18, 2016, subject to the stipulations as contained in Blaine City Council Resolution No. 16-021; 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 Hidden Acres per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The applicant will be required to pay park dedication for this plat in the amount of $3,744 (2016 rate) per lot, for total due of $108,576. This fee must be paid prior to release of the final plat mylars for recording at Anoka County.
2. Coon Creek Watershed District permit is required prior to any site work. The Developer shall be responsible for the construction, maintenance, and repair of storm water features.
3. Pierce Street NE and 114th Avenue NE requires dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back in width.
4. Development agreement to require homebuyer’s execution of a recordable document that acknowledges 114th Avenue will be a future street connection between Pierce Street and Polk Street.
5. Site plan and grading approval is required prior to any construction activities occurring on site.
6. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
7. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, 6 foot concrete sidewalk, 8 foot bituminous trail, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items. The City shall approve plans and specifications prior to start of construction.
8. All Streets will follow the Anoka County street name grid system. The proposed streets shall be named Pierce Street NE and 114th Avenue NE.
9. Standard utility and drainage easements must be dedicated along all lot lines and over areas of infiltration trenches, drainage swales, and storm water management ponds. The Developer is to provide access for inspection and maintenance of the storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access. Design of landlocked storm water features must be designed based on back-to-back 100 year events.
10. In addition to the sidewalk and trail sections required along public streets an 8-foot bituminous trail is required between 114th Avenue and the City trail connection to the north of the plat (Hidden Park Trail) as well as eastward between proposed Lot 12, Block 2 and Lot 1, Block 3.
11. Trail between the two lots (Lot 12, Block 2 and Lot 1, Block 3) to be contained in a separate 20-foot wide outlot to be deeded to the City.
12. 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 Hidden Acres.
PASSED by the City Council of the City of Blaine this 3rd day of March 2016.