DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.45 ACRES INTO ONE (1) LOT TO BE KNOWN AS EMBERWOOD AT 126TH AVENUE/CENTRAL AVENUE NE. KASON, INC. (CASE FILE NO. 14-0002/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
03/11/14 |
City Council (1st Reading Rezoning) |
11/20/14 |
City Council (2nd Reading Rezoning, Comp Plan, Plat, CUP) |
12/04/14 |
City Council-Postponed from 12/04/14 (2nd Reading, Comp Plan, CUP) |
12/18/14 |
City Council (Final Plan CUP, Revised Preliminary Plat)postponed |
04/02/15 |
City Council (Final Plan CUP, Revised Preliminary Plat) |
05/07/15 |
Background
This item was tabled from the April 2nd City Council meeting, by request of the applicant, to allow the developer to work thru some development issues. That has occurred and the project appears to be ready to move forward if approved. The City Council granted "preliminary site plan" approval at the December 18, 2014 meeting. Over the winter the applicant, Kason Inc., further developed their site and building plans for a phased 112 unit structure, according to the Council approval. The final action related to the CUP is the Final Site Plan Approval. The set of actions also includes an amended preliminary plat application to assemble the four remnant parcels and place them into one platted lot. The plat also provides the necessary right-of-way (Ulysses Street) and easements necessary for the development.
Preliminary Plat
The preliminary plat consists of 1 new lot. The preliminary plat is required because the site contains both Torrens and Abstract recorded property, has an Oultot description that needs to be re-platted and development of the site requires typical easements and a small portion of additional right-of-way for the service road. The revised plat meets those requirements with the conditions that are attached.
Park dedication has never been paid for these parcels and would now be due with the plat. The 2015 park dedication rate for residential units is $3,404 per unit. For 112 units, the total amount of park dedication due for this project would be $381,248. The applicant has requested that the Park Dedication payment be phased with the 1st phase (based on 36 units) paid with the release of the plat for recording and the 2nd and 3rd phase paid with each building permit for the two final building phases. The future phases will be calculated based on the number of units in each building phase and at the park rate in effect at time of building permit. The applicant has the ability to pay the Park Dedication for the two later building phases prior to building permit in order to avoid proposed rate increases if they choose.
Coon Creek Watershed review and permit is required prior to any activity occurring on site.
Recommendation
By motion, approve the Resolution,
Attachments
Preliminary Plat
Site Plan/Grading Plan/Phasing Plans
Landscape Plan/Phasing Plan
Building Elevations
Floor Plans (Phases)
Narrative
Body
WHEREAS, an application has been filed by Kason, Inc. as subdivision Case File No. 14-0002; and
WHEREAS, said case involves the division of land described as follows:
Parcel 1 : (TorrensProperty)
THAT PRT OF SE1/4 OF SW1/4 OF SEC 5 TWP 31 RGE 23 DESC AS FOL: COM AT PT ON E LINE OF SD SE ¼ of the SW 1/4, 33 FT S OF NE COR THEREOF AS MEASURED ALONG THE EAST LINE; THENCE PROCEEDING W PARALLEL TO THE N LINE OF SD SE 1/4 OF THE SW 1/4, 284 FT TO ACT POB TH CONT W 220.16 FT TH S PRLL/W E LINE OF SD SE 1/4 OF THE SW1/4, 449 FT TH E PRLL/W N LINE OF SD SE 1/4 OF SW 1/4, 407.16 FT TH N PRLL/W E LINE OF SD SE ¼ OF THE SW 1/4, 225.5 FT TH W PRLL/W N LINE OF SD SE 1/4 OF THE SW 1/4, 187 FT TH N PRLL/W E LINE OF SD SE 1/4 A DISTANCE OF 223.5 FT TO POB
Parcel 2
OUTLOT D HONEY GROVE ADDITION, ANOKA COUNTY, MINNESOTA
Parcel 5
THE S 127.2 FT OF N 256.5 FT OF E 284 FT OF SE1/4 OF SW1/4 OF SEC 5 TWP 31 RGE 23
Parcel 6 (Abstract and Torrens Certificate of Title No. 115295
THE S 96.3 FT OF N 129.3 FT OF E 284 FT OF SE 1/4 OF SW1/4 OF SEC 5 TWP 31 RGE 23,
WHEREAS, the Blaine Planning Commission has reviewed said case file on March 11, 2014; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No.14-0002 be denied; and
WHEREAS the Blaine City Council has reviewed said case file on November 20, 2014, December 4, 2014, December 18, 2014, April 2, 2015 and May 7, 2015.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Emberwood permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication fee must be paid with the Plat for each unit that is constructed on the property. The 2015 park dedication rate for residential units is $3,404 per unit. For 112 units, the total amount of park dedication due for this project based on the 2015 rate would be $381,248. The applicant has requested that the Park Dedication payment be phased with the 1st phase (based on 36 units or $122,544) paid with the release of the plat for recording and the 2nd and 3rd phase paid with each building permit for the two final building phases. The future phases will be calculated based on the number of units in each building phase and at the park rate in effect at time of building permit. The applicant has the ability to pay the Park Dedication for the two later building phases prior to building permit in order to avoid proposed rate increases if they choose.
2. Coon Creek Watershed review and permit is required prior to any activity occurring on site.
3. 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 Emberwood Apartments Addition.
PASSED by City Council of the City of Blaine this 7th day of May 2015.