DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY 12.75 ACRES INTO 19 SINGLE FAMILY LOTS TO BE KNOWN AS WOODS AT QUAIL CREEK 5TH ADDITION, LOCATED AT THE NORTH END OF XYLITE STREET NE. NEWMARK HOMES INC. (CASE FILE NO. 20-0020/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/14/20 |
|
City Council (Preliminary Plat) |
08/17/20 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
08/23/20 |
Planning Commission Action
Staff Report Prepared by Lori Johnson
The Planning Commission voted unanimously to approve the preliminary plat. There was a comment from a resident at the public hearing who was concerned about traffic due to the new development and new road connection.
Background
The applicant, MG Main Street Properties, is proposing to plat the 12.75 acres just north of the Woods at Quail Creek 4th Addition into 19 single family lots. The property is currently zoned R-1AA (Single Family) as this property was platted as an outlot of the Quail Creek 10th Addition to the north, which has the same zoning designation. It’s always been envisioned that this plat would be brought forward and development would occur in this area. MG Main Street Properties also developed Woods at Quail Creek 4th Addition.
Rezoning
Since this property has a different zoning designation from the other Woods at Quail Creek plats, it is necessary to process a rezoning application for this plat. The new zoning would be DF (Development Flex) so the zoning of all of the Woods at Quail Creek plats are consistent with one another. This is also the zoning district that is utilized the most for new developments.
Preliminary Plat
The plat contains 19 lots and it also contains the extension of Xylite Street north to where it meets 129th Lane NE at the intersection of Alamo Ct NE and then continues on to the Springbrook Addition.
Outlot A is for storm drainage purposes and wetlands.
Park dedication will be required for the 19 lots in this plat in the amount of $4,449 per lot for a total of $84,531. This amount is due prior to release of final plat mylars for recording purposes.
Sidewalks will be constructed along the east side of Xylite Street and the north side of 129th Lane.
Trunk sanitary sewer area charges become due with platting for upland acreage. The 2020 rate for Sanitary Sewer District 6-5 is $6,247.00 per acre and will apply to all upland acreage if platted in 2020.
There will be significant tree loss as the site is heavily wooded and roughly 8 acres are being disturbed during grading activity. The city’s Tree Preservation ordinance requires replacement for a portion of those trees at the rate of eight (8) trees per acre, which would result in 64 replacement trees. To replace these trees, the developer will be required to plant three (3) trees per lot (57 trees). The developer will also need to submit a landscape plan prior to final plat approval that indicates where the remaining seven (7) replacement trees will be located.
Appropriate signage to be installed at all property corners around the stormwater management features at the edge of single family lots.
Developer will be required to obtain a Coon Creek Watershed permit prior to commencement of any site work.
Conditional Use Permit
Newmark Homes is planning to be the primary builder in this development and both ramblers and two story homes are proposed for this plat. The homes will range in size from 1,600 square feet to 4,500 square feet above grade. Floor plans and exterior elevations are included for your review. The exterior of the units will be similar to those already provided in the previous four additions of Woods at Quail Creek and the conditions regarding the exterior materials will be the same as were required in those additions. All units will be required to have a mixture of LP Smartside, stone, louvers, shakes and board and batten details.
The required minimum setbacks for the homes are as follows:
a) Front Yard - 25 Feet
b) Rear Yard - 25 Feet
c) Side Yard Interior - 7.5 Feet (Garage and Living Space)
d) Side Yard Corner - 25 Feet
Because the homes in this plat are well beyond 500 feet from 125th Avenue the
Noise Abatement Standards will not apply. All other requirements are spelled out
in the conditions of the resolution.
A note about traffic with regard to the new road connection:
The city will continue to monitor the new road connection and the affected streets to determine the impact to the surrounding neighborhood. If traffic calming measures are warranted, this will be reviewed with the Traffic Commission.
Recommendation
By motion, approve the Resolution.
Attachments
See rezoning report (2nd reading)
Body
WHEREAS, an application has been filed by Newmark Homes Inc as subdivision Case File No. 20-0020; and
WHEREAS, said case involves the division of land described as follows:
THAT PART OF OUTLOT D, QUAIL CREEK 10TH ADDITION, ANOKA COUNTY, MINNESOTA, THAT LIES SOUTHEASTERLY OF THE FOLLOWING DESCRIBED LINE; COMMENCING AT THE SOUTHEAST CORNER OF SAID OUTLOT D; THENCE NORTH 88 DEGREES 18 MINUTES 58 SECONDS WEST, ALONG THE SOUTH LINE OF SAID OUTLOT D, 950.90 FEET TO THE POINT OF BEGINNING OF SAID LINE TO BE DESCRIBED; THENCE NORTH 20 DEGREES 40 MINUTES 31 SECONDS EAST 275.48 FEET; THENCE NORTH 21 DEGRESS 03 MINUTES 52 SECONDS EAST 359.40 FEET; THENCE NORTH 79 DEGREES 53 MINUTES 59 SECONDS EAST 731.83 FEET TO THE EAST LINE OF SAID OUTLOT D AND THERE TERMINATING.
WHEREAS, the Blaine Planning Commission has reviewed said case file on July 14. 2020; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 20-0020 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on August 17, 2020.
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 Woods at Quail Creek 5th Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. All streets will follow the Anoka County street name grid system.
2. Developer installed improvements shall include construction of lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, 6 foot concrete sidewalks, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items.
3. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2020 rate for Sanitary Sewer District 6-5 is $ 6,247.00 per upland acre.
4. Street and utility extensions are required to the edge of the plat for each connection to the adjacent parcel.
5. 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.
6. Hydrant locations must be reviewed and approved by the Fire Department.
7. 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.
8. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity (MN R100001) 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.
9. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheet(s). Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city engineer review and approval. Plans and specifications must be approved by the city prior to start of construction.
10. Sidewalk improvements must be soil corrected to full depth. Driveway subgrades must be fully corrected or provide a geotechnical report designing an alternate section. Driveways not having fully corrected subgrades shall have an extended warranty to protect future property owners. The development contract shall set forth the length and details of the warranty.
11. The development plan shall indicate all structures will be protected from flooding.
12. A twenty-foot buffer strip shall be provided adjacent to wetland edges and shall be placed in an easement. All buildings will be provided a 30-foot setback from all wetland boundaries.
13. Appropriate signage to be installed at all property corners around the stormwater management features at the edge of single family lots.
14. CCWD permit is required prior to city approval of construction plans and specifications.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Home construction prior to the installation and acceptance of developer installed improvements will be subject to longer response times from public safety responders. Certificates of Occupancy will not be issued until the developer installed improvements are accepted and private utility service available.
17. The plat to meet the city’s Tree Preservation requirements by planting 64 replacement trees. To replace these trees, the developer will be required to plant three trees per lot (57 trees). The developer will also need to submit a landscape plan prior to final plat approval that indicates where the remaining 7 replacement trees will be located.
18. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape or development signage improvements along and within the right-of-way except for typical individual lot boulevard sod and tree plantings.
19. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
20. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds, existing wells, or new wells as source of water supply with a moisture sensor installed.
21. 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.
22. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2020 rate for Sanitary Sewer District 6-5 is $6,247.00 per acre and will apply to all upland acreage if platted in 2020.
23. Sidewalks will be constructed along the east side of Xylite Street and the north side of 129th Lane.
24. All development signage issued under a separate permit.
25. Execution and recording of a Development Agreement, which sets forth in greater detail the plat conditions and park development as well as other responsibilities for the development of this plat.
26. Park dedication will be required for the 19 lots in this plat in the amount of $4,449 per lot for a total of $84,531. This amount is due prior to release of final plat mylars for recording purposes.
27. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of the Woods at Quail Creek 5th Addition plat.
PASSED by City Council of the City of Blaine this 17th day of August, 2020.