DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A PRELIMINARY PLAT TO SUBDIVIDE 11.48 ACRES INTO 40 LOTS AND TWO (2) OUTLOTS TO BE KNOWN AS MEADOW PLACE, LOCATED AT 113TH AVENUE NE/ULYSSES STREET NE. ACCENT HOMES, INC. (CASE FILE NO. 18-0041/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/10/18 |
|
City Council (Preliminary Plat) |
08/16/18 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
08/19/18 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were comments at the public hearing regarding traffic, small lot sizes, trees and landscaping requirements and sidewalks.
Background
The applicant, Accent Homes, Inc., is proposing to develop a property that lies north of 113th Avenue and west of Ulysses Street. It is a 11.48 acre parcel that has a current zoning of FR (Farm Residential) and a land use of LDR (Low Density Residential). The property lies immediately east of the Hidden Acres development. The builder of the homes in the plat will be Capstone Homes.
REZONING
The applicant is proposing to create 40 single family lots on this property. While this number of lots fits with the current land use of the property, the applicant wishes to change the zoning of the property to DF (Development Flex) to provide more flexibility with setbacks, lot size, etc. In return the City can require upgraded building elevations and landscaping to provide a nice product and neighborhood for the area.
PRELIMINARY PLAT
The proposed plat of Meadow Place contains 40 single family lots. The lots will be accessed through two north/south streets that will connect to 113th Avenue to the south. There are two outlots in the plat. Outlot A will be used for storm drainage purposes and Outlot B will be used for a trail extension as discussed below.
The applicant will be required to pay park dedication for this plat in the amount of $4,320 (2018 rate) per lot, for total due of $172,800. This fee must be paid prior to release of the final plat mylars for recording at Anoka County.
The proposed roads will be public streets 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 (Outlot B) shall be constructed to connect with the cul-de-sac in Hidden Acres, which has a trail extension abutting the City’s open space parcels. A 6-foot concrete sidewalk is also located on 113th Avenue.
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 undeveloped parcel on the northwest corner of Ulysses Street and 113th Avenue to show how those parcels could be developed in the future.
CONDITIONAL USE PERMIT
While the lots being created are single family lots, the plat known as Meadow Place will be marketed and managed as detached townhome lots. They will be very similar to the homes provided in the adjacent Hidden Acres development as Capstone Homes was the builder/developer of that plat. They are called detached townhome lots because landscaping and snow removal will be governed by a private home owners association and the units are completely detached. In fact, the same management company that was used for Hidden Acres will be used for Meadow Place.
Home buyers will have several different home styles and floor plans to choose from. Home packages will be in the upper $300,000 range to the mid $400,000 range. Square footages of the homes range from 1,587 square feet (rambler) to 1,872 square feet (rambler). The elevations include horizontal and vertical siding, shakes and stone.
Each lot is required to contain two front yard trees with a minimum of 2½-inch caliper. The City will work with the builder on cul-de-sac lots that may not have room for a front yard tree to provide the tree elsewhere on the lot. Corner lots shall each have one additional boulevard tree (three total trees). Additionally, there is a heavy row of landscaping along Ulysses Street to help buffer the street noise for the newly created homes. The homeowners association will be responsible for the maintenance of this landscaping. Underground irrigation will be supplied to this area along Ulysses Street. With the required yard trees and the landscaping along Ulysses Street, the tree preservation ordinance of 8 trees per lot is being met.
Recommendation
By motion, approve the Resolution.
Attachments
See report for Rezone.
Body
WHEREAS, an application has been filed by Accent Homes as subdivision Case File No. 18-0041; and
WHEREAS, said case involves the division of land described as follows:
Parcel 1
The South Half of the East Half (S1/2 of E1/2) of Lot Thirty-Two (32) CENTRAL AVENUE ACRES, according to the map or plat thereof on file and of record in the office of the Registrar of Titles, Anoka County, Minnesota.
AND
Lot Twelve A (12A) of CENTRAL AVENUE ACRES, EXCEPT the South 315.00 feet of the East 310.00 feet of said Lot 12A, according to the plat thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota.
Parcel 2
The South 315.00 feet of the East 310.00 feet of Lot Twelve A (12A) of CENTRAL AVENUE ACRES, according to the plat thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota.
Parcel 3
Outlot A, NAUMAN ACRES, EXCEPT that part of Outlot A, NAUMAN ACRES, embraced within Parcels 9, 9C and 9D, CITY OF BLAINE RIGHT-OF-WAY PLAT NO. 3, ANOKA COUNTY, Minnesota.
The Northeast corner of Lot 32, CENTRAL AVENUE ACRES, has been marked by a judicial landmark set pursuant to Torrens Case No. C6-95-4134.
Parcel 4
Lot Twelve (12), CENTRAL AVENUE ACRES, according to the plat on record in the Office of the Registrar of Titles for said Anoka County, EXCEPTING therefrom that part of said Lot Twelve (12) described as follows to-wit:
Commencing at the Southwest corner of the above described five (5) acre tract, thence North on the West line of said tract two hundred sixty-four (264) feet; thence East and parallel with the South line of said tract, one hundred sixty-five (165) feet; thence South and parallel with the West line of said tract two hundred sixty-four (264) feet to the South line of said tract; thence West one hundred sixty-five (165) feet to the place of commencement and containg one (1) acre.
AND ALSO EXCEPTING that part of Lot 12, CENTRAL AVENUE ACRES, embraced within Parcels 9, 9A, 9B and 9D, CITY OF BLAINE RIGHT-OF-WAY PLAT NO. 3
WHEREAS, the Blaine Planning Commission has reviewed said case file on July 10, 2018; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 18-0041 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on August 16, 2018.
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 Meadow Place permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. The applicant will be required to pay park dedication for this plat in the amount of $4,320 (2018 rate) per lot, for total due of $172,800 if paid in 2018. 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. All roads require the dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back in width.
4. A development agreement and grading approval is required prior to any construction activities occurring on site.
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, 6 foot concrete sidewalks, 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.
7. All Streets will follow the Anoka County street name grid system. The proposed street shall be named Johnson Street NE and Lincoln Court NE.
8. 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.
9. In addition to the sidewalk and trail sections required along public streets (Street A, B and 113th) an 8-foot bituminous trail is required on Outlot B. Credit towards park dedication will not be given for this construction.
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 Meadow Place.
PASSED by City Council of the City of Blaine this 16th day of August.