DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 42 ACRES INTO 59 SINGLE FAMILY LOTS AND 3 OUTLOTS TO BE KNOWN AS LEXINGTON COVE 1ST ADDITION, LOCATED AT 12801 AND 12847 LEXINGTON AVENUE NE. LENNAR CORPORATION (CASE FILE NO. 19-0040/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
12/10/19 |
|
City Council (Preliminary Plat) |
01/22/20 |
|
City Council (Final Plat) |
02/03/20 |
Background
Lennar Corporation is proposing to develop 42 acres on the east side of Lexington Avenue and north of 125th Avenue for the purpose of constructing 97 single family homes. The proposed plat lies to the west of Lennar’s other single family project, Woodridge, that is accessed via Lever Street. This plat, with 59 lots, will be known as Lexington Cove 1st Addition
The 59 lots will be used for single family homes, while the outlots will be used for future development of single family homes and for storm water/drainage purposes.
Park dedication will be required for the 59 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $262,491. This amount 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.
The proposed street connection will need to be submitted to the Anoka County Highway Department (ACHD) for review and comment. All work proposed in the county right of way will need to be permitted by the ACHD.
Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2019 rate of $6,652/acre for Sanitary Sewer District 7 will apply to all upland acreage platted in 2020.
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.
Right-of-Way and drainage and utility easements will need to be platted in the first addition outlots that will allow the extension of the proposed water main and sanitary sewer force main.
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.
A Rice Creek Watershed District review and permit are required for this project.
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 the south 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.
The Developer shall process a Letter of Map Change with FEMA prior to issuance of building permits if any of the development is within the unnumbered A-Zone on the FEMA flood map. Developer 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.
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. 20-15.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Lennar Corporation as subdivision Case No. 19-0040; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
PARCEL 1:
OUTLOT G, WOODRIDGE FIRST ADDITION, ANOKA COUNTY, MINNESOTA.
PARCEL 2:
THE NORTH QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 31, RANGE 23, EXCEPT PARCEL 6, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 81, ANOKA COUNTY, MINNESOTA.
PARCEL 3:
THE NORTH 330 FEET OF THE SOUTH THREE-FOURTHS OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 31, RANGE 23, EXCEPT PARCEL 7, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 81, ANOKA COUNTY, MINNESOTA.
PARCEL 4:
THE NORTH 930 FEET OF THE SOUTH THREE-FOURTHS OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 1 TOWNSHIP 31 RANGE 23, EXCEPT THE NORTH 330 FEET THEREOF, ALSO EXCEPT THE SOUTH 300 FEET THEREOF, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on January 22, 2020, subject to the stipulations as contained in Blaine City Council Resolution No. 20-15 ; 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. Right-of-Way and drainage and utility easements will need to be platted in the first addition outlots that will allow the extension of the proposed water main and sanitary sewer force main.
6. 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.
7. 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.
8. 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.
9. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2020 rate of $6,652/acre for Sanitary Sewer District 7 will apply to all upland acreage if platted in 2020.
10. 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. ACHD permit is required prior to city approval of construction plans ans specifications.
14. The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits for any portion of the development that is within the unnumbered A-Zone on the FEMA flood map. Developer 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.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Park dedication will be required for the 59 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $262,491 if paid in This amount must be paid prior to releasing the plat mylars for recording at Anoka County. Outlots will be subject to park dedication when they are final platted.
17. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
18. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
19. 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.
20. All development signage by separate review.
21. Each lot in the development will be required to have the standard two trees per lot with extra plantings on corner lots. The landscape plan also includes an extensive screening effort along Lexington Avenue, which will present a very nice border to the development and provide screening for the new homes along this roadway. This landscaping will also help to meet tree preservation requirements. Approximately 23.7 acres will be disturbed during construction and the city’s tree preservation requirement includes replacing 8 trees per acre for all disturbed portions of the development. This would mean that 218 trees would be required for tree replacement purposes. The developer has proposed, and will be required to install, a total of 232 trees within this development, including individual lot landscaping and screening along Lexington Avenue.
22. A 6-foot maintenance free fence must be provided along the west side of the lots on Lexington Avenue to enhance the landscape screening along this roadway.
23. The developer to require the Homeowners Association to maintain the six-foot fence along the west side of the lots along Lexington Avenue. If/when the fence needs replacement; the entire fence must be consistent in style.
24. 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.
25. 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 Lexington Cove 1st Addition.
PASSED by the City Council of the City of Blaine this 3rd day of February, 2020.