Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide Approximately 14.24 Acres into 29 Lots and 2 Outlots to be Known as Summerville Meadows at 12551 Lever Street NE. (Capital Trust Development LLC) (Case File No. 21-0059/SLK)
end
Executive Summary
This application is a request for preliminary plat of approximately 14.24 acres into 29 single-family lots and 2 outlots.
Schedule of Actions
|
Planning Commission Public Hearing |
11/09/21 |
|
City Council (Preliminary Plat) |
12/20/21 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
02/05/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
Capital Trust LLC is proposing to develop approximately 14.24 acres on the east side of Lever Street and north of 125th Avenue NE to construct 29 single-family homes on two existing properties. The applicant is requesting a rezoning, preliminary plat and conditional use permit.
Rezoning
Currently, the property has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The property is within the MUSA (Metropolitan Urban Service Area) which indicates it is intended to be served with city sewer and water. The proposed zoning is DF (Development Flex) to cover the residential uses. With the DF zoning, housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP).
Preliminary Plat
Capital Trust LLC is proposing to develop 14.24 acres into 29 single-family homes, the development will be known as Summerville Meadows. The single-family lots have a minimum width of 55 feet. The existing home and several accessory buildings will be removed from the site. All existing structures will need to be removed prior to recording the plat with Anoka County. Two outlots are proposed for potential future lots, stormwater management and wetlands.
A stub street on the south end of the site is proposed which could provide access to the property to the south for future development.
Sidewalk is proposed on one side of all streets.
Park dedication will be required for the 29 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $129,021 if paid and recorded in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
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.
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 ensure 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 are required prior to any city plan approval.
Construction contract documents shall include the following: 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 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. Utilities must be extended to the end of the stub streets to serve adjacent parcels.
Hydrant locations will need to be reviewed with the City’s Public Works and Fire Departments prior to final plan approval. Additional hydrants may be needed to facilitate maintenance.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Conditional Use Permit
The conditional use permit is necessary to set up the standards of development in the DF (Development Flex) zoning district. This is consistent with every DF zoning district within the city.
All setbacks are listed within the proposed resolution for approval. Also included in the resolution are house size standards, exterior material standards and landscaping requirements.
M/I Homes is the proposed builder for the development. The single-family homes are proposed to range from 2,100 square feet to 2,600 square feet and from $400,000 to $450,000.
The single-family homes are not proposing to have a homeowners association.
Vinyl siding is proposed on front elevations of the housing product which is consistent with other similar projects and is supported by staff.
The grading plan shows that about 1.5 acres of trees will be disturbed by construction. Applying the maximum tree replacement requirement (8 trees per disturbed acre), 12 trees are required to be planted. Therefore, the tree replacement requirement will be covered by the required two trees per lot. Each lot in the development will be required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots make it difficult to plant two trees in the front yard, therefore, one tree will be required in the front yard and one tree in the rear yard. The landscape plan also includes additional plantings adjacent to Lever Street.
Because of the proximity of portions of this development to 125th Avenue, it is recommended that Noise Abatement Standards be incorporated into all housing constructed within 500 feet of 125th Avenue.
Strategic Plan Relationship
This item is consistent with the strategic plan goal related to maintaining current growth in the northeast area of the City.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Existing Conditions
Preliminary Plat
Color Site Plan / Future Street Access to South
Preliminary Grading and Erosion Control Plan
Landscape Plan
Ghost Plat / Tree Preservation Plan
House Plans
Narrative
Public Comments
Unapproved Planning Commission Minutes 11/9/21
Body
WHEREAS, an application has been filed by Capital Trust Development LLC as subdivision Case File No. 21-0059; and
WHEREAS, said case involves the division of land described as follows:
Lot 1, Block 1, GREEN MEADOW ADDITION, Anoka County, Minnesota
and
Outlot A, GREEN MEADOW ADDITION, Anoka County, Minnesota
WHEREAS, the Blaine Planning Commission has reviewed said case file on November 9, 2021; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 21-0059 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on December 20, 2021.
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 Summerville Meadows permitting preparation of a final plat for approval per Section 74-43 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 shall follow the Anoka County street name grid system.
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 6-foot concrete sidewalk must be located on west side of street A and the north side of street B.
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 development plan shall indicate all structures will be protected from flooding.
10. RCWD permits are required prior to city approval of construction plans and specifications.
11. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
12. Park dedication is required for the 29 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $129,021 if paid and recorded in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
13. Developer is required to pay the sanitary sewer and water main connection charges for the development. These charges must be paid prior to releasing the plat mylars for recording at Anoka County.
14. Developer is required to pay the sanitary sewer trunk charge for all upland. This development is contained within Sanitary Sewer District 7 and the 2021 charge is $6,747 per upland acre. This will apply to all area platted in 2021. This charge must be paid prior to the release of the plat mylars for recording at Anoka County.
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.
17. All development signage by separate review.
18. Each lot in the development is required to have the standard two overstory trees per lot (one front yard and one rear yard) (minimum size of 2.5 caliper inches) with extra plantings on corner lots. The landscape plan also includes additional plantings adjacent to Lever Street.
19. All existing structure removals require demolition permits and be removed prior to releasing the mylars for recording with Anoka County.
20. Noise Abatement Standards must be incorporated into all housing constructed within 500 feet of 125th Avenue.
21. All wells and septic systems shall be properly abandoned per all local and state requirements.
22. 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 is required.
23. 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 Summerville Meadows.
PASSED by City Council of the City of Blaine this 20th day of December, 2021.