DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY 30 ACRES INTO 46 LOTS AND 5 OUTLOTS TO BE KNOWN AS ALEXANDER WOODS, LOCATED AT 113TH AVENUE NE AND POLK STREET NE. (CASE FILE NO. 20-0006/EES)
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/09/20 |
|
City Council (Preliminary Plat) |
07/20/20 |
|
City Council (Final Plat) |
08/03/20 |
Staff Report Prepared by Elizabeth Showalter
Background
The city council approved the preliminary plat, rezoning and conditional use permit for Alexander Woods on July 20, 2020. The development is on the south side of 113th Avenue at the Polk Street alignment. The applicant is requesting final plat approval for the northern portion of the development at this time.
Final Plat
The preliminary plat subdivided 30 acres into 45 villas and 39 single family homes and the development will be known as Alexander Woods. Forty-six lots are proposed to be platted at this time, including 22 villa lots, 21 single family, and the three existing homes that will remain. The villa lots have a minimum width of 53 feet and the single family lots have a minimum width of 55 feet. Five outlots are shown including two for stormwater management and three for future development.
Wicklow Woods, a recent development by Lennar, stubbed several streets in the direction of this development. Two properties, under common ownership, are located between Wicklow Woods and Alexander Woods, and a ghost plat has been provided showing how those properties could develop and connect to the streets on either side. The property to the west is currently proposed for development by Lennar. Tyler Street, on the north side of 113th Avenue, is located at the property line between Alexander Woods and the future Lennar subdivision. A phasing plan and agreement between the two developers is needed to address the shared street. Two streets are proposed to connect to the developments to the south and create connections to 109th Avenue through the Creekside Village and Coopers Meadow.
Sidewalk is required on one side of all streets. Addition of that sidewalk is a condition of approval. Sidewalk is required on the south side of 113th Avenue as well.
Park dedication will be required for the 46 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $204,654 if paid in 2020. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Existing septic systems on lots 19 and 20 are exceptionally close to the proposed lot lines. Connection to utilities is required for those two lots. Lot 21 may hook up to utilities or remain on well and septic. Developer will be required to pay the sanitary sewer connection charges for each of the existing lots that are part of the proposed development. This charge 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. Fillmore Street will be extended and connect to 113th Ave NE. Polk Street will be extended north and connect into 112th Lane NE. 112th Lane NE will extend from Fillmore Street to the west property line for future connection. Tyler St NE will align with the existing alignment on the north side of 113th Ave NE. 111th Lane NE will extend to the east 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 stormwater ponding areas, signage at the property corners adjacent to the infiltration basins and stormwater pond are required.
The final plat is consistent with the approved preliminary plat, Resolution No. 20-102.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Capital Trust Development LLC, Gesino Monti C & Shirley A, Lent David C & Barbara K, Schrunk Grace E, and Anderson Grace Elizabeth, as subdivision Case No. 20-0006; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The west one-half of Lot Nineteen (19), and the east one-half (E 1/2) of Lot Twenty (20), Central Avenue Acres, according to the plat thereof on file in the office of the Registrar of Titles, Anoka County, Minnesota.
AND
The west one-half (W 1/2) of Lot Twenty (20), of Central Avenue Acres, Anoka County, Minnesota, according to the plat thereof on file in the office of the Registrar of Titles, Anoka County, Minnesota.
AND
The east half of Lot 21, Central Avenue Acres, according to the plat thereof on file in the office of the Registrar of Titles, Anoka County, Minnesota.
AND
The west half of Lot 21, Central Avenue Acres, according to the plat thereof on file in the office of the Registrar of Titles, Anoka County, Minnesota.
AND
The east half of Lot 22, Central Avenue Acres, according to the plat thereof on file in the office of the Registrar of Titles, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on July 20, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-102; 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
7. (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.
8. A 6-foot concrete sidewalk must be located on the east side of Fillmore Street, the west side of Polk Street, the south side of 112th Lane NE and along 111th Lane NE. A 6-foot concrete sidewalk must also be constructed along the south side of 113th Avenue.
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 development plan shall indicate all structures will be protected from flooding.
11. CCWD permits are required prior to city approval of construction plans and specifications.
12. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
13. Park dedication will be required for the 84 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $373,716 if paid in 2020. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
14. Developer will be required to pay the sanitary sewer connection charges for each of the existing lots that are part of the proposed development. This charge must be paid prior to releasing the plat mylars for recording at Anoka County.
15. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
16. 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.
17. All development signage by separate review.
18. Each lot in this development shall have three trees, two of which must be overstory trees with a minimum size of 2.5 caliper inches. The third tree may be overstory or ornamental. Ornamental trees may be 2 caliper inches. Two of the required trees must be located in the front yard. The third tree may be located in any yard.
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. Existing septic systems on lots 19 and 20 are exceptionally close to the proposed lot lines. Connection to utilities is required for those two lots. Lot 21 may hook up to utilities or remain on well and septic. Financial guarantees for the plat will not be released until this occurs.
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 Alexander Woods.
22. 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 infiltration basins and the stormwater pond at the edge of single family lots.
PASSED by the City Council of the City of Blaine this 3rd day of August, 2020.