DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY 40 ACRES INTO 36 LOTS AND FOUR OUTLOTS TO BE KNOWN AS MILL POND AT 13045 LEVER STREET. (TEGL/AREP MILL POND, LP) (CASE FILE NO. 18-0012/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/13/18 |
|
City Council (Preliminary Plat) |
12/20/18 |
|
City Council (Final Plat) |
06/17/19 |
Background
The final plat proposal consists of subdividing approximately 40 acres into a subdivision with a total of 36 new dwelling units and four outlots. The plat includes outlots for ponds, drainage, wetlands, and future development.
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. All streets will follow the Anoka County street name grid system.
Developer and staff will work together to identify areas of the plat where additional trees can be saved through the use of custom grading, retaining walls, and by structure design.
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 $192,423. The Blaine City Council held a public hearing and ordered improvements on July 13, 2017 (City Project No. 17-07). The Mill Pond development will be responsible for paying assessments for the improvements.
It is anticipated that the city project, to install the trunk sanitary sewer and trunk water main along Lever Street NE from 125th Avenue NE to serve properties along Lever Street NE, will be completed in Summer 2019.
Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2019 rate of $6,621/acre for Sanitary Sewer District 7 will apply. There are 12.171 acres in this first plat for a charge of $80,584. As additional areas are platted, future charge will apply at the rate in place at the time of platting.
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. 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.
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.
Rice Creek Watershed District review and permit is required.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house type, and house elevation information. Additional information is required on adjacent parcels to the south to confirm that existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting wetland delineation report, geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for city review and approval.
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.
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. 18-230.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by TEGL/AREP Mill Pond, LP as subdivision Case No. 18-0012; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Parcel A: That part of the North Half of the South Half of the Northeast Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota lying North of the South 330 feet thereof.
Parcel B: The South 330 feet of the North Half of the Southeast Quarter of the Northeast Quarter and the South 330 feet of the North Half of the Southwest Quarter of the Northeast Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on December 20, 2018, subject to the stipulations as contained in Blaine City Council Resolution No. 18-230; 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 Mill Pond 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. Street A shall be 130th Lane NE. Street B shall be Marmon Street NE.
3. Plans and specifications must be approved by the city prior to start of construction.
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. 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.
7. 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.
8. Sidewalks (one-side) are required on all streets and location will be determined in the plan review process.
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 grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. Required storm water detention basins shall not be over sized for sand excavation, so that additional areas of trees can be saved. Storm pipes shall not be routed through tree preservation areas.
11. The developer shall be responsible for assessments for trunk sanitary sewer, trunk water main, and Lever Street improvements for City Project No. 17-07.
12. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2019 rate of $6,221/acre for Sanitary Sewer District 7 will apply. The total amount due is $80,584.
13. The development plan shall indicate all structures will be protected from flooding.
14. A twenty foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
15. RCWD permit is required prior to city approval of construction plans and specifications.
16. 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.
17. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations for each structure.
18. Park dedication to be paid for 36 housing units at the rate of $4,449 per unit for a total of $160,164 (2019 rate).
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 or storm water reuse.
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. All development signage by separate review.
23. All existing structure removals will require demolition permits. All wells and septic systems to be properly abandoned per all local and state requirements.
24. The required landscaping in the single-family area consists of one boulevard and one front yard tree per lot. Site grading will remove a number of trees over the development. The required two trees per lot, plus a 3rd tree on corner lots (194 trees) will meet the tree replacement requirement for the plat.
25. No parcel adjacent to Lever Street will be allowed street access to Lever Street NE. The final plat should dedicate a no right of access along Lever Street on the lot lines of all parcels adjacent to Lever Street.
26. Outlots B and D(storm pond and wetland area) to be deeded to the city, by Warranty Deed, once all of the Developer Installed Improvements have been completed and accepted by the city.
27. 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.
28. 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 addition name
PASSED by the City Council of the City of Blaine this 17th day of June, 2019.