DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 111 ACRES INTO 96 LOTS AND THREE (3) OUTLOTS TO BE KNOWN AS QUAIL CREEK 10TH ADDITION. PAUL GAGNON. (CASE FILE NO. 16-0030/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/13/17 |
|
City Council (1st Reading Rezoning) |
07/13/17 |
|
City Council (Rezoning/Preliminary Plat) |
08/03/17 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
09/18/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were comments at the public hearing regarding construction noise, parking and tree removal. There was also a comment made regarding the need for another park in the area.
Background
At this time the applicant is requesting the approval of a preliminary plat for the 10th Addition of Quail Creek, which contains 96 single family lots and three outlots. This plat will complete the final stages of the Quail Creek development as this plat will encompass the vacant land between the Quail Creek development and the Wagamon Ranch development.
Rezoning
A portion of the plat, approximately 80 acres, needs to be rezoned to R-1AA (Single Family) from FR (Farm Residential). Some of the plat, as you can see on the attached zoning and location map, was zoned R-1AA from the previous platting activities of the first 9 additions of Quail Creek. To complete this development, the other parcels that are zoned FR need to be rezoned to R-1AA to match the zoning of the remainder of the Quail Creek development.
Preliminary Plat
The lots in the plat all meet the minimum lot size, lot depth and lot width requirements of the R-1AA (Single-Family) zoning district. All of the outlots will be used for drainage and utility purposes.
This plat will provide an access connection to the east to the development of Wagamon Ranch through the 132nd Avenue alignment. This connection is an essential element of the interconnectivity that the City seeks to provide between the neighborhoods in this area, and this connection has been planned for throughout the first 9 additions of Quail Creek.
Park dedication for this plat is required prior to release of the plat for recording at Anoka County. The park dedication fee is $4,114 per lot or $394,944 for 96 new lots. It is assumed however that this plat will be phased with park dedication paid at the per lot rate in effect at time of each final plat.
A permit from the Coon Creek Watershed District will be required prior to any grading work on site.
An approved grading, street and utility plan will be required prior to any construction activity on site. Plan will need to include a six-foot wide concrete sidewalk along the north side of 132nd Avenue along with an eight-foot bituminous trail along the south side.
Recommendation
By motion, approve the Resolution.
Attachments
See Report for Rezoning
Body
WHEREAS, an application has been filed by Paul Gagnon as subdivision Case File No. 16-0030; and
WHEREAS, said case involves the division of land described as follows:
Outlot H, QUAIL CREEK 2ND ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
AND
Outlot C, QUAIL CREEK 8TH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
AND
Outlot A, QUAIL CREEK 9TH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
WHEREAS, the Blaine Planning Commission has reviewed said case file on June 13, 2017; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 16-0030 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on August 3, 2017.
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 Quail Creek 10th Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication for this plat is required prior to release of the plat for recording at Anoka County. The park dedication fee, if paid in 2017, is $4,114 per lot or $394,944 for 96 new lots. Future phases of the plat will pay park dedication at the rate in effect of each final plat.
2. A NPDES and Coon Creek Watershed District permits are required prior to any grading work on site.
3. An approved grading, street and utility plan will be required prior to any construction activity on site. Plan will need to include a six-foot wide concrete sidewalk along the north side of 132nd Avenue along with an eight-foot bituminous trail on the south side.
4. Plans and specifications must be approved by the City prior to start of construction.
5. Street and utility extensions are required to the east edge of the plat for future connection to adjacent parcels.
6. 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.
7. 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%.
8. 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.
9. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
10. Construction contract documents shall include a rough grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for City review and approval.
11. The development plan shall indicate all structures will be protected from flooding.
12. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
13. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
14. 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.
15. All development signage by separate review.
16. 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.
17. 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 Quail Creek 10th Addition.
PASSED by City Council of the City of Blaine this 3rd day of August, 2017.