DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 8.5 ACRES INTO 31 SINGLE FAMILY LOTS TO BE KNOWN AS WOODRIDGE SECOND ADDITION, LOCATED AT 12944 LEVER STREET NE. LENNAR CORPORATION. (CASE FILE NO. 18-0065/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/13/2018 |
|
City Council (Preliminary Plat) |
04/19/2018 |
|
City Council (Final Plat) |
10/18/2018 |
Background
Lennar Corporation received preliminary plat approval (56 single family lots) for the 38 acre development known as Woodridge on the west side of Lever Street on April 19, 2019. As you are aware, Lever Street is being reconstructed in 2018/2019 and sewer and water is being installed on this street as part of that project. The City Council also approved a rezoning and conditional use permit for the project on April 19, 2018.
Lennar is proposing to develop the remaining 31 single family lots in the second phase of development to be known as Woodridge Second Addition.
Park dedication will be required for the 31 new lots being constructed at the rate of $4,320 per unit, for a total park dedication fee of $133,920. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
All streets will follow the Anoka County street name grid system.
The property owners in this plat, together with other property owners along Lever Street have petitioned for trunk sanitary sewer, water main, and street improvements to be constructed to serve the plat. A feasibility report was prepared and presented to the City Council on June 1, 2017. The report identified assessments that each parcel on Lever Street would pay for the proposed improvements. The estimated cost for property owners of this plat are estimated at $ 421,872. The Blaine City Council held a public hearing and ordered improvements on July 13, 2017 (City Project No. 17-07). The Woodridge development will be responsible for paying assessments for the improvements. The installation of the trunk sanitary sewer and trunk water main along Lever Street NE from 125th Avenue NE to serve the property is currently underway.
Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2018 rate of $6,632/acre for Sanitary Sewer District 7 will apply to all upland acreage if platted in 2018.
The developer has obtained permits from both Rice Creek Watershed District and Coon Creek Watershed for the grading of the entire plat as this project is proposing to manage storm water within both districts.
The final plat is consistent with the approved preliminary plat, Resolution No. 18-62.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by US Home Corporation as subdivision Case No. 18-0065; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Outlot F, Woodridge First Addition, according to the recorded plat thereof Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted final plat approval for Woodridge First Addition on April 19, 2018, subject to the stipulations as contained in Blaine City Council Resolution No. 18-62; 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 Woodridge Second Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width.
2. All streets will follow the Anoka County street name grid system. Streets will be Jewell Circle NE and Kissel Court NE.
3. Plans and specifications must be approved by the City prior to start of construction.
4. 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.
5. 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.
6. 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.
7. A six-foot concrete sidewalk must be placed on the west side of proposed Jewell Circle NE.
8. 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.
9. The developer shall be responsible for assessments for trunk sanitary sewer, water main, and Lever Street improvements for City Project No. 17-07.
10. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2018 rate of $6,632/acre for Sanitary Sewer District 7 will apply to all upland acreage if platted in 2018.
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. Any change to the original grading plan will require a review or amendment to the existing RCWD and CCWD permits prior to approval of construction plans and specifications.
14. The Developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer 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.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Park dedication will be required for the 31 new lots being constructed at the rate of $4,320 per unit, for a total park dedication fee of $133,920. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
17. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along the west side of Lever Street (Outlot C).
18. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
19. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
20. 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.
21. All development signage by separate review.
22. Approximately 24 acres will be disturbed during construction of the overall plat and the City’s tree preservation requirement includes replacing 8 trees per acre for all disturbed portions of the development. This would mean that 192 trees would be required for tree replacement purposes. The developer has proposed a total of 178 trees within this development, including individual lot landscaping.
23. 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.
24. 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 Woodridge Second Addition.
PASSED by the City Council of the City of Blaine this 18th day of October, 2018.