ITEM: 11.1 A DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 53.02 ACRES INTO 33 SINGLE FAMILY LOTS AND THREE OUTLOTS TO BE KNOWN AS WOODS AT QUAIL CREEK 2ND ADDITION. U.S. HOME CORPORATION. (CASE FILE NO.13-0017/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
06/21/07 |
City Council (Final Plat and CUP 1st Addition) |
05/06/10 |
City Council (Final Plat and CUP) |
05/02/13 |
Background
U.S. Home Corporation (Lennar Homes) is proposing to construct 33 single family homes just north of the Woods at Quail Creek. The Woods at Quail Creek 2nd Addition would establish 33 single family lots and 3 outlots, some of which will be reserved for future phases.
Sidewalks will be constructed along one side of all streets. A trail will be required along the west side of Xylite Street. Future phases will also require a trail from the Pioneer Park extension to the north/east to connect to the Harpers Street area.
Park dedication will be required for this plat in the amount of $2,813 per unit for a total of $92,829. This amount is due prior to release of final plat mylars for recording purposes.
The site and individual lots will be mass graded and there will be significant tree loss as the site is heavily wooded. The City's Tree Preservation ordinance requires replacement for a portion of those trees at the rate of seven (7) trees per acre. The disturbed area for the plat has been shown as 12.3 acres which results in 86 replacement trees. These trees can be replaced by planting them on the lots (three trees per lot would be 99 trees).
Developer will be required to obtain a Coon Creek Watershed permit prior to commencement of any site work.
The Xylite Street access at 125th Avenue was constructed as a right-in/right -out with the first phase of the Woods at Quail Creek. This type of access is consistent with the ultimate layout and Anoka County access spacing guidelines for the 125th Avenue corridor. It also was constructed prior to any homes being sold or constructed to make the potential homeowners aware of the access. As the first phase is nearing completion the new residents are concerned with the safety of the access and have petitioned the County for consideration of a full access. City staff has met with Anoka County Highway Department (ACHD) staff to review the access into this development from 125th Avenue (CSAH 14) and the timing of the construction of the other access points, 128th Avenue and 129th Avenue, into this development from Harpers Street. The City has also reviewed the 125th Avenue access with the developer who has indicated that the scope of work and resulting cost is beyond their financial ability and that they would rather focus on securing an alternative access within their future development phase.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Neighborhood Concept
Final Plat
Grading Plan
Narrative and Home Plans from Lennar
Body
WHEREAS, an application has been filed by U.S. Home Corporation as subdivision Case No. 13-0017; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOTS F AND G, WOODS AT QUAIL CREEK, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on June 21, 2007, subject to the stipulations as contained in Blaine City Council Resolution No. 07-111.
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 The Woods at Quail Creek 2nd Addition per Section 74-43 of the subdivision regulations is hereby granted 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, 10 foot bituminous trail, 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 2013 rate for Sanitary Sewer District 6-5 is $5,179 per upland acre.
4. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
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. Sidewalks 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 considered adjacent to wetland edges and shall be placed in an easement.
13. CCWD permit is required prior to City approval of construction plans and specifications.
14. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
15. Development roadway drives and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private and future inspections, operations, and maintenance shall be the responsibility of the homeowner's association.
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 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 86 replacement trees. Replacement can be accomplished by planting three trees on each lot (total of 99 trees).
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. Sidewalks to be constructed on one side of both streets in the plat. Trail to be constructed on the west side of Xylite Street.
23. All development signage issued under a separate permit.
24. 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.
25. Park dedication will be required for the 33 lots in the plat in the amount of $2,813 per unit for a total of $92,829. This amount is due prior to release of final play mylars for recording purposes.
26. Review and approval of future plat phases will evaluate and determine location of alternative access points for pedestrian and vehicle access to other neighborhoods outside the plat with eventual connection to Harpers Street (east) and possibly Radisson Road (west).
PASSED by the City Council of the City of Blaine this 2nd day of May 2013.