DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 82.71 ACRES INTO 45 SINGLE FAMILY LOTS AND FIVE (5) OUTLOTS TO BE KNOWN AS PARKSIDE NORTH 2ND ADDITION AT 125TH AVENUE/LEVER STREET NE. PARKSIDE NORTH, LLC. (CASE FILE NO. 15-0042/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/12/2014 |
|
City Council (Preliminary Plat) |
12/18/2014 |
|
City Council (Final Plat) |
07/09/2015 |
Background
The final plat that has been submitted consists of 45 single family lots and 5 outlots for future development and ponding.
The plat will consist of 18 single family lots on 121st Court NE and 27 lots on Lever Street and 123rd Circle NE. The lots being platted on 121st Court NE are two lots less than originally shown on the preliminary plat. Secondly, the lots being platted on Lever Street are one lot less than shown on the pre-plat. The applicant has stated that the original home builder (Lennar) has decided not to move forward. The builder pools interested in the plat have a demand for a larger lot than what was originally pre-platted. Therefore, the lots on Blocks 3, 4, and 5 have been increased from generally 65 foot wide lots to 75 foot wide lots. The proposed lots on 123rd Circle are consistent with the approved pre-plat.
Park dedication will be required with the platting of each new lot. The Lexington Athletic Complex (LAC) currently being built just to the southwest of this Plat is located on 40 acres that were purchased from the applicant. An element of that purchase relied on future park dedication as a credit for what the City owes on the balance of the purchase (currently $1.4 Million). The Park Dedication that will then be due from the platting of the forty five (45) lots will be established as a credit against the $1.4 Million that is owed by the City. Also consistent with the park purchase agreement the 2011 park rate of $2,435 per residential lot/unit will be used to calculate the credit. Future lots that are final platted will also be calculated as a park credit in the same manner.
The purchase agreement for the LAC park purchase also outlined that WAC (Water Access Charges) payments would also be used as part of the credit on park dedication payments. This will be further identified and called out in the Development Agreement.
Developer installed improvements shall include construction of all streets within the plat (to serve the platted lots) including trunk and lateral sanitary sewer with services, trunk and lateral 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 along east and north side of Woodland Parkway/122nd Avenue and west side of Lever Street, 10 foot bituminous trail on the west and south side of Woodland Parkway and 122nd Avenue, 8 foot bituminous trail on the east side of Lever Street, mailboxes, traffic control signs, street signs, and all appurtenant items. Connection of parkway and utilities will be made to Lexington Avenue meeting the requirements prescribed by Anoka County Highway Department. Plans and specifications must be approved by the City prior to start of construction.
The developer has responsibility for financial participation in the Plat’s share of the cost of off-site improvements required by Anoka County on 125th Avenue NE at Lever Street and Lexington Avenue at 122nd Avenue. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. These improvements and developer’s responsibility will be further detailed in the Development Agreement.
All local public streets typically require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. Woodland Parkway, 122nd Avenue, and Lever Street are future State Aid routes for the city and will require additional right of way as provided by the Plat.
Street and utility extensions are required to the outside edges of the platted lots and Lexington Avenue. Right-of-way has been provided for the future Lever Street extension to 125th Avenue.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of 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 insure access. Developer to verify normal ground water elevation in ponds. If the “Normal Ground Water Elevation” does not match the “Normal Water Elevation” that the 10:1 safety bench is designed at, provide a dense vegetative buffer strip between the two elevations. Developer shall submit a buffer strip seed mix design for review. All pond slopes shall be 4:1 except below Normal Ground Water Elevation, which can be 3:1.
Each lot shall have a minimum rear yard area behind each structure of a minimum of 20 feet from the structure at a maximum grade of 5%.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II Permit from Minnesota Pollution Control Agency (MPCA).
Construction contract documents shall include a grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Plans shall detail tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, structure type, and structure elevation information. Additional information is required on adjacent parcels that indicate existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for City review and approval.
A Rice Creek Watershed District (RCWD) permit is required prior to the start of any site work.
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. 14-239.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Parkside North, LLC as subdivision Case No. 15-0042; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT B, PARKSIDE NORTH, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on December 18, 2014, subject to the stipulations as contained in Blaine City Council Resolution No. 14-239; 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 Parkside North 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. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, trails, traffic control signs and signals, street signs, and all appurtenant items. The Developer will be responsible for the maintenance of the infiltration basins for a period of three (3) years after they are constructed. Plans and specifications must be approved by the City prior to start of construction.
3. Plans and specifications for required roadway/utility work in ACHD right-of-way at Lexington Avenue to be approved by ACHD prior to construction.
4. Plans and specifications must be approved by the City prior to start of construction.
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. Prior to next phase of Developer’s single family lots (re-plats of Outlots B, C or D), Developer shall provide needed right-of-way or permanent road and utility easement from property to the east of Plat for full required width of Lever connection at 125th Ave.
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 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 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.
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. The Developer shall process a Letter of Map Amendment with FEMA and 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.
14. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
15. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
16. 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. The WAC payments (at the rate at time of payment) will be applied as a credit against the original $1.4 million that was owed by the City for the purchase of the Lexington Athletic Complex property.
17. All development signage by separate review.
18. 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.
19. Park dedication will be due with the final platting of the forty five (45) lots at the 2011 rate of $2,535 per lot. The total payment of $114,075 will be applied as a credit against the original $1.4 Million that was owed by the City for the purchase of the Lexington Athletic Complex property.
20. Plat to be reviewed and signed off by Anoka County Highway Department prior to mylar recording.
21. 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 Parkside North 2nd Addition.
PASSED by the City Council of the City of Blaine this 9th day of July, 2015.