DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
Granting Final Plat Approval to Subdivide Approximately 29.96 Acres into 48 Townhome Lots, One Common Lot, Two Apartment Lots and Two Outlots to be Known as Groveland Village, Located at the Northwest Corner of 93rd Lane and 85th Avenue NE. Fenway Land (MI Homes) (Case File No. 21-0015/EES)
Executive Summary
The applicant is requesting final plat approval for the first phase of the Groveland Village preliminary plat. The final plat is consistent with the preliminary plat.
Schedule of Actions
|
Planning Commission Public Hearing |
01/21/21 |
|
City Council (Preliminary Plat) |
02/17/21 |
|
City Council (Final Plat) |
03/15/21 |
Background
Staff report prepared by Elizabeth Showalter
The City Council granted preliminary plat approval to Groveland Village on February 17, 2021, which included subdivision of a 27 acre lot into 106 townhome lots, 2 apartment lots, and common lots and outlots. At this time, the developer is requesting final plat approval for the first phase of the townhomes (48 townhome lots), both of the apartment lots, one common lot, and three outlots (two for stormwater and wetlands and one for future development of the remaining townhome lots).
Park dedication will be required for each unit being constructed. The 2021 park dedication rate is $4,449 per unit. A total of $213,552 will be due for the townhomes and $676,248 for the apartments, if paid in 2021. Park dedicated must be paid prior to release of mylars for recording.
A traffic study was generated based on comments from the jurisdictional roadway agencies, Minnesota Department of Transportation, Anoka and Ramsey County. The study includes existing and proposed conditions of land use and several options for roadway connection to 85th Avenue. The developer will need to incorporate any comments the agencies have into their final designs. This will include any intersection design requirements, turn movement restrictions, signal modifications to exiting signals, etc. At this time Anoka County has provided a preliminary review indicating the access onto 85th Avenue will be full access, with the developer required to construct turn lanes.
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.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items.
Site Plan approval will be required for this development before any work is performed on site.
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.
The final plat is consistent with the approved preliminary plat, Resolution No. 21-023.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit and preliminary plat. Three residents spoke at the public hearing. Comments included concern about the residential uses in close proximity to the airport, increased traffic on 85th Avenue and on Groveland Road into Mounds View, and concerns about the removal of trees and change to the natural environment.
The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
As required by the recently adopted neighborhood meeting policy, the developer held a virtual neighborhood meeting on January 8, 2021. A summary of the meeting was provided by the applicant and is attached to this report.
Concerns identified in the neighborhood meeting process included the height of the townhomes adjacent to the existing homes on the west side of the property, the impact of the residential uses on the neighborhood, particularly if the residents were low income, and traffic.
The public notice boundary for the project was extended beyond the statutorily required 350-foot radius to include all properties east of Hastings Street.
No public notice or neighborhood meeting was conducted for the final plat.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by M/I Homes; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
THAT PART OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER, THAT PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER, AND THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 31, RANGE 23, ANOKA COUNTY, MINNESOTA, LYING EASTERLY OF THE PLATS OF JONATHAN’S 1ST ADDITION, ROSEY’S ADDITION, AND CARRIAGE WOOD, ALL IN SAID ANOKA COUNTY, MINNESOTA, AND ALSO LYING EASTERLY OF THE SOUTHERLY EXTENSION OF THE EASTERLY LINE OF SAID PLAT OF JONATHAN’S 1ST ADDITION, AND LYING EASTERLY OF THE NORTHERLY EXTENSION OF THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF SAID PLAT OF CARRIAGE WOOD, EXCEPT THAT PART EMBRACED WITHIN MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 02-6, SAID ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on February 17, 2021, subject to the stipulations as contained in Blaine City Council Resolution No. 21-0023; 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 Groveland Village per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. Park dedication is required for each unit being constructed. The 2021 park dedication rate is $4,449 per unit. A total of $213,552 will be due for the townhomes and $676,248 for the apartments, if paid in 2021. Park dedicated must be paid prior to release of mylars for recording.
2. Developer will need to obtain a Coon Creek Watershed District permit prior to any site work. The developer shall be responsible for the construction, maintenance, and repair of storm water features.
3. Site plan and grading approval is required prior to any construction activities occurring on site.
4. A development agreement which outlines all of the developer’s responsibilities for Developer Installed Public Improvements will be required prior to any work being performed on site. The development agreement will also include the financial guarantee for the private improvements and landscaping.
5. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
6. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items. The City shall approve plans and specifications prior to start of construction. Hydrant locations will need to be reviewed by the Fire Department.
7. A six-foot wide concrete sidewalk is required along the south side of Street A.
8. Standard utility and drainage easements must be dedicated along all lot lines. The Developer is to provide access for inspection and maintenance of this storm water infrastructure.
9. The developer will be required to obtain the approval of Anoka County, Ramsey County, and/or MnDOT for any work within the respective right-of-ways.
10. 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 Groveland Village.
PASSED by the City Council of the City of Blaine this 15th day of March, 2021.