HomeMy WebLinkAbout2003-101 Council Resolution•
Century Farm North Final Plat
page 6
CITY OF LINO LAKES
RESOLUTION NO. 03-101
RESOLUTION APPROVING THE FINAL PLAT FOR
CENTURY FARM NORTH
WHEREAS, a request has been submitted to the City for the approval of a final plat, and
WHEREAS, review and approvals of plats are governed by state statutes and City
ordinances, and
WHEREAS, the site is included in the Century Farm North preliminary plat approved by
the City Council on April 28, 2003, by Resolution 03-60, and
WHEREAS, the preliminary plat approval included phasing of the development over
several years, and
S WHEREAS, the final plat for Century Farm North received by the City July 9, 2003 is
consistent with that phasing plan and other City requirements, and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lino
Lakes hereby approves the final plat for Century Farm North.
Adopted by the Lino Lakes City Council this / day of J I,c,(t , 2003.
ATTEST:
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Ann Blair, City CC erk
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J. Be eson, Mayor
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CITY OF LINO LAKES
RESOLUTION NO. 03-60
RESOLUTION APPROVING A MUSA RESERVE ALLOCATION AND
PRELIMINARY PLAT/ PLANNED UNIT DEVELOPMENT STAGE PLAN
FOR CENTURY FARM NORTH
WHEREAS, the City has received applications for developing an area known as Century
Farm North; and
WHEREAS, the development requires approval of the allocation of Metropolitan Urban
Service Area (MUSA) reserve and approval of a preliminary plat/planned unit
development stage plan; and
WHEREAS, a public hearing was held before the Planning & Zoning Board on
December 11, 2002 and was continued to January 8, 2003 and February 12, 2003; and
WHEREAS, the proposed MUSA allocation and preliminary plat/planned unit
development stage plan meet the requirements of the City's Growth Management, Zoning
and Subdivision Ordinances; and
WHEREAS, the City Council approved Ordinance 12-03 rezoning the site to Planned
Unit Development for residential development; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby
approves the MUSA allocation and preliminary plat/planned unit development stage plan
for Century Farm North with the following conditions:
1. A total of 55.0 acres of MUSA shall be allocated for the project, and the project's 249
• residential units shall be developed in accordance with the following phasing plan,
which is illustrated on Attachment A:
year
2003
2004
2005
2006
2007
total
MUSA acres to be
Allocated
15.3
11.4
13.5
5.4
9.4
55.0
Lots to be final platted
56
65
52
43
33
249
2. A cul de sac will be constructed at the east terminus of the new Carl Street within
Century Farm North. Carl Street will not be connected to the existing Carl Street as
part of the Century Farm North development.
3. The driveway of Lot 7, Block 6 be shifted eastward to the extent possible.
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4. The submitted townhome housing types and building elevations be modified to
specify finish materials and be subject to City approval. Side walls facing public
streets shall include windows or other architectural features to avoid the appearance
of a blank wall.
5. Lots 1-3, Block 4 shall be "airpark" lots. If these or other designated airpark lots are
to be converted to non-airpark lots in the future, depending on the extent of changes
to the design or configuration of the lots and roads, this could require replatting and a
PUD amendment, at the City's discretion.
6. The applicant provide documentation to the City that all applicable runway safety
requirements have or will be satisfied. The runway safety zone requirements are
herebay established as a zoning restriction. As shown on the preliminary plat, the
restricted area is measured from the edge of a 200' wide strip centered on the runway.
At 126' from the edge, the maximum structure height is 18'. At 175' from this edge,
the maximum structure height is 25'. The structure height maximum limit shall
follow the slope of this imaginary surface and shall continue to extend over the
development.
7. Specific hanger designs be submitted subject to City approval prior to consideration
of the final plat approval of the lots with the hangers.
8. All homeowner association by-laws be subject to review and approval by the City
Attorney prior to consideration of the final plat for lots where the association applies.
9. The wetland mitigation plan be subject to comment and recommendation by the City
Engineer and Rice Creek Watershed District. All conditions imposed by the Rice
Creek Watershed District shall be satisfied. The filling of land intended to be upland
for park dedication must be accepted with the mitigation plan.
10. Park dedication shall include cash as well as land, shall include the trail across the 2nd
• Addition to the eastern plat boundary, and include rough grading of the park land.
Generally, park land shall be as indicated on the "Parks/Open Space" plan submitted
in the April 2003 booklet. However, a new preliminary plat shall be submitted that
clearly shows the park dedication lands, along with upland data for all areas intended
to be dedicated as parkland. This data shall be reviewed to ensure acceptability prior
to final plat approval. There must be a minimum of 4.5 (four and one-half) acres of
contiguous upland useable for active recreation uses as determined by the Public
Services Director, and a minimum of 7.0 (seven) acres total upland. The cash
dedication may, at the City's discretion, be reduced by the cost of trail construction or
other in-kind activities by the developer. Trail locations within the park areas shall be
determined by the overall park design. The final park dedication shall be included in
the development agreement, which must be reviewed by the City Council for
approval.
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11. Grading, drainage and utility related modifications and comments as recommended
by the City Engineer in the attached memorandum (dated April 16, 2003) shall be
addressed and incorporated into the plans.
12. The project is subject to the results of the sewer feasibility study.
13. The project is subject to the City's determination of the number of residential units to
be allowed to connect to the City water system, based on the system's ability to
provide adequate service, prior to the construction of the infrastructure needed to
provide service to the units.
14. The project is subject to all requirements of Anoka County regarding access to Sunset
Road/CR 53.
15. Additional right of way for Sunset Road/CR 53 shall be dedicated, to total 60' from
centerline, within all areas of the plat.
16. The City formally vacate the segment of Carl Street as needed for developing this
plat.
17. The airplane hangers in Lots 1-4 and Lot 9, Block 4 (Phase 1) shall be built on the
runway side of the houses, with the houses fronting on the road rather than the houses
on the runway side of the lots.
18. Signs shall be installed along all wetland buffer/easement areas. Wetland easements
shall extend, at a minimum, 10 feet outward from the delineated wetland boundary.
19. This resolution shall not be effective until the rezoning approved by Ordinance 12-03
is in effect.
20. Elements of the project not specifically designed or addressed in the plans and
supporting documents are subject to the standards of the zoning ordinance. R-1
standards will apply to single family detached portions, the R-3 standards to the
multi -family attached portions.
21. Prior to consideration of a final plat, a revised preliminary plat shall be submitted for
City review to ensure that it reflects approved revisions.
22. This approval is based on the following plans and information, and supporting
documentation:
Existing Conditions Plan, received January 31, 2003
Preliminary Plat, dated January 20, 2003, received January 31, 2003
Preliminary Site Plan, dated January 20, 2003, received January 31, 2003
Phasing Plan (data April 18, plan sheet April 23, 2003)
Preliminary Landscape Plan, dated January 20, 2003, received January 31, 2003
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Preliminary Grading Plan, dated March 20, received March 28, 2003
Preliminary Utility Plan, dated March 20, received March 28, 2003
Townhome Building Elevations, received April 2003
Alternative Airpark Lot Layout, received January 31, 2003
City Engineer Comments dated April 16, 2003
Public Services Director Comments (Park Board)
dated August 6, 2002 and December 4, 2002
23. Prior to commencing site work on Century Farm North, the developer must supply a
plan that includes pond reconfiguration, tree planting, landscaping, and buffering for
the pond south of the air park which incorporates neighborhood concerns and is
acceptable to the City as approved by the City Council.
Passed by the Lino Lakes City Council this day of 2003.
ATTEST:
Ann Blair, City Clerk
John J. Bergeson, Mayor
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AGENDA ITEM 7 C (ii)
STAFF ORIGINATOR: Jeff Smyser
C. C. MEETING DATE: July 14, 2003
TOPIC: Resolution 03-101: Final Plat, Century Farm North
VOTE REQUIRED: 3/5
BACKGROUND
The preliminary plat for Century Farm North was approved by the City Council on April
28. The developer has submitted the final plat for phase 1. Under the new subdivision
ordinance, final plats are to be reviewed by the P & Z. This is the first final plat to which
the new requirement applies. It was reviewed by P & Z on July 9. The developer has
requested that the City Council approve the final plat on July 14. At the time of writing
this report, some issues were unresolved pending direction from the City Council.
The submitted final plat includes individual lots for units in phase one of the approved
phasing plan. This includes 56 units: 17 single family detached townhomes and 39
single family lots. Of the 39 SF lots, nine of them in Block 4 will be airpark lots.
ANALYSIS
As required by the subdivision ordinance, the following requirements shall be met before
consideration of the final plat by the Planning and Zoning Board or the City Council:
a. The final plat shall substantially conform to the approved preliminary plat and
phasing plan.
b. For plats that consist solely of individual single family residential lots, final plat
applications for subsequent phases shall not be approved until building permits
have been issued for forty (40) percent of lots in the preceding phase. This
paragraph applies only when the preceding phase consists of forty (40) or more
lots.
c. City Attorney approval of the status of title/property ownership related to the final
plat.
d. Completed development contract including all required financial securities and
timeframe for final plat and final grading completion.
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Century Farm North Final Plat
page 2
e. Conditions attached to approval of the preliminary plat shall be fulfilled or
secured by the development agreement, as appropriate.
f. All fees, charges, and escrow related to the preliminary or final plat shall be paid
in full.
Conformance With Preliminary Plat (a): The submitted final plat includes the
phase one lots with the remainder of the site in outlots. The final plat is in substantial
conformance with the approved preliminary plat.
Completion of Preceding Phase (b): This is the first phase of the project, so the
`minimum completion' clause doesn't apply. However, it will apply to subsequent
phases. It is expected that the final plat for phase two will be submitted for approval
early in January 2004. With construction beginning in mid -2003, it is unknown if 40% of
phase one (22 units) will be sold and have building permits issued.
Title (c): The title commitment and the final plat must be submitted to the City
Attorney in time for an opinion for the City Council meeting. Among other things, the
City Attorney compares the title commitment with the signature page of the plat to ensure
all persons with property interest are represented on the signature page.
As of July 9, the City Attorney had not received the title commitment and plat. As of
Friday, July 11, I have no further information from the City Attorney. The City should
not approve the plat without a complete and acceptable title commitment.
Development Agreement and Fees (d) and (f): Agenda item 7 C (i) addresses this
item.
Conditions of Approval (e): Resolution 03-60 approved the preliminary plat and lists
conditions of approval (see attached). The development agreement often includes
conditions that cannot be met prior to construction. For example, the phasing plan is an
ongoing requirement. Location of airplane hangars and wetland easement signs are other
examples. However, other conditions should be met prior to final plat approval to ensure
they get done.
Condition #7 requires review of airplane hangar design prior to final plat approval.
The attached drawings show the proposed hangar design. In addition to the drawings, the
draft homeowner covenants include the restrictions listed below.
Airplane Hangars. Airplane hangars are permitted on Air Park Lots subject to the
Lino Air Park North Declaration, the Permit and the following additional restrictions:
(a) Any airplane hangar constructed upon an Air Park Lot shall be built in
conformance with all building codes and regulations of the City and other
governmental and quasi -governmental entities having jurisdiction over the Air
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Century Farm North Final Plat
page 3
Park Lots and over Outlot B, Lino Air Park North, and its use as a private air
strip.
(b) Aircraft hangars and their construction and location upon an Air Park Lot, are
subject to prior approval by the Committee.
(c) Airplane hangars must meet the following minimum criteria:
(i) Architectural compatibility with living units located upon the Air Park
Lot including color (earth tones only) and architectural style, although
they may be constructed with metal sidewalls.
(ii) Must not exceed 3200 square feet.
(iii) Sidewall height of not less than twelve feet nor more than eighteen feet.
(iv) Not less than one entry door.
(v) An overhead clear span door a minimum of ten foot wide and eight foot
high.
(vi) 3/12 maximum roof pitch.
(vii) Roof color coordinated with sidewall color.
(viii) Minimum 24 inch and maximum 36 inch sidewall overhang, and
minimum 12 inch and maximum 18 inch gable overhang.
(ix) A forty foot minimum clear span door on the gable end facing the
applicable taxi way.
(x) Such additional aesthetic detail as the (Air Park Architectural Control)
Committee may designate including, but not limited to, windows and
window treatments, louvers and landscaping.
(xi) Any improved apron fronting the taxi way door of the airplane hangar
not to extend with ten feet of the lot line.
(d) Commercial use (including space rental) of any airplane hangar is not
permitted.
These (or a revised version) would be included in the covenants on the property.
However, the City has no authority to enforce private covenants. If the City wants to
enforce specific conditions, it would have to be done through a separate mechanism.
Condition #8 requires City review of the homeowner association documents.
Drafts have been submitted and forwarded to the City Attorney.
Condition #10 refers to the unresolved park dedication question. A new plan
illustrating park dedication has been received. It indicates 4.7 acres of contiguous upland
and another 3.1 acres of upland that is not contiguous. This acreage is acceptable.
However, the subdivision ordinance requires that dedicated upland, at a value of $28,000
per acre, be subtracted from a total cash amount calculated at $1665 per dwelling unit.
Other credits can be subtracted as well. In discussion with the Public Services Director,
the following park dedication scenario is proposed:
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Century Farm North Final Plat
page 4
TOTAL CASH CONTRIBUTION
previously total new cash per
total units platted units unit
total
249 8 241 $ 1,665 401,265
VALUE OF LAND DEDICATION
upland acres 7.813
addl. acres for east trail 0.060
addl. acres for north trail 0.250 per acre
total dedication credit 8.123 $ 28,000 (227,444)
OTHER
construction of concrete sidewalk (5') and bituminous trail (8') $ (70,000)
balance: cash dedication $ 103,821
That is, the land indicated on the "Preliminary Park Plan" of June 23, 2003 would be
dedicated. Upland would be credited toward the park dedication as would two small
additional pieces to preserve the potential for future trail connections. Construction of
the sidewalk and trail would be credited. The listed cash balance would be dedicated as
well.
The developer has agreed to the land dedication and to escrow the cash, but wants to
investigate the justification of the formula and the land values being used in the
dedication policy.
Condition #15 requires additional right of way for Sunset Road. This is supplied
on the final plat.
OPTIONS.
Approve Resolution 03-101 approving the final plat for Century Faun North.
2. Return to staff with direction.
RECOMMENDATION
At the time of writing this report, the title commitment and homeowner association
documents have not received City Attorney approval.
The City Council must decide if it is acceptable to rely on the homeowners association to
enforce the airplane hangar design elements.
If the issues listed above are satisfactorily resolved, staff recommends Option 1.
Century Farm North Final Plat
page 5
• If the above issues are not resolved, staff does not recommend approval.
This report is based on the following:
Final Plat, Century Farm North, received July 9, 2003.
Preliminary Park Plan, June 23, 2003
Hangar drawings, June 20, 2003
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