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HomeMy WebLinkAbout2002-077 Council ResolutionResolution No. 02-77 Councilmember Reinert introduced Resolution No. 02-77 and moved its adoption. The mction for adoption of the foregoing resolution was duly seconded by Councilmember Dahl and upon vote being taken thereon, the following voted in favor thereof: Reinert, Dahl, Bergeson, Carlson and O'Donnell. The following voted against same: None. Whereupon said resolution was declared passed and adopted. CERTIFICATION OF RESOLUTION NO. 02-77 STATE OF MINNESOTA ) COUNTY OF ANOKA ) CITY OF LINO LAKES ) I, the undersigned, being the duly qualified City Clerk of the City of Lino Lakes, Minnesota, do hereby certify that the attached document is a true copy of Resolution No. 02-77 with the original thereof on file in the City Clerk's office, and the same is a full, true and complete copy insofar as the same relates to: RESOLUTION NO. 02-77 APPROVING THE ALLOCATION OF 54.73 ACRES OF MUSA TO THE STONEYBROOK DEVELOPMENT. Witness my hand as said City Clerk and the Corporate Seal of the City this 3rd day of September, 2002. (SEAL) CITY OF LINO LAKES RESOLUTION NO. 02-77 RESOLUTION APPROVING THE ALLOCATION OF 54.73 ACRES OF MUSA TO THE STONEYBROOK DEVELOPMENT WHEREAS, the City has received an application for the allocation of MUSA to service the proposed Stoneybrook residential subdivision, and WHEREAS, a public hearing was held before the Planning & Zoning Board on July 10, 2002, and WHEREAS, The proposed residential development is eligible for the MUSA Allocation of 54.73 acres based on the following findings: 1. The application for 54.73 acres of MUSA is being made in conjunction with the request for preliminary plat approval. 2. The applicant has requested an R -1X zoning designation be applied to the proposed development consistent with the proposed land use contained in the 2001 Comprehensive Plan. Such request has been made in conjunction with the preliminary plat request. 3. The property lies immediately south of Pheasant Hills Preserve, which is within the existing MUSA. The property lies within a Stage 1 growth area as defined in the 2001 Comprehensive Plan. 4. Development of the property is considered a natural utility extension. Existing utilities are located immediately to the north of the site. 5. Development of the property is considered a natural extension of existing roadways. Proposed roadways into the site will connect with the existing Pheasant Hills Drive and Sherman Lake Road. 6. Development of the property is environmentally compatible with the surrounding area. The proposed development has minimized impacts to existing wetlands and tree cover on the site. Approximately 21.44 acres of the 78.07 acre site (27%) will remain undeveloped. 7. The proposed development lies outside the scope of the City's 1992 Park and Trail Plan. The City's Park Board has evaluated the proposed development and recommended a 100% cash park dedication. 8. The Development is consistent with the City's Comprehensive Water and Sewer Plan. 9. Development of the property shall not adversely affect the health, welfare, and general safety of the community. 10. Birch Street (CSAH 10) is adequate to handle the additional traffic generated by the proposed development subject to the improvements specified by Anoka County. The developer will be responsible for the necessary upgrades to CSAH 10. 11. The project is proposed to be phased over two years. The phasing plan calls for 52 lots in 2002 and 50 lots in 2003. NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes, Minnesota hereby approves the allocation of 54.73 acres of MUSA to service the proposed Stoneybrook residential development subject to the following condition: 1. The development shall be accordance with the approved phasing plan consisting of 52 lots in 2002 and the remaining lots in 2003. Adopted by the Lino Lakes City Council this .`h day of August, 2002. f AI 1EST: Ann Blair, CiClerk John erg on, ayor STAFF ORIGINATOR: CITY COUNCIL MEETING DATE: TOPIC: ACTION REQUIRED: BACKGROUND AGENDA ITEM 7A Michael Grochala July 22, 2002 Resolution 02-77, Approving MUSA Allocation First Reading of Ordinance 07-02, Approving Rezoning from R, Rural to R -1X, Single Family Executive Resolution 02-78, Approving Preliminary Plat (Stoneybrook) 3/5 Vote — MUSA Allocation 3/5 Vote — Rezoning 3/5 Vote — Preliminary Plat Tollefson Development, Inc., has submitted an application for preliminary plat approval of Stoneybrook, a 102 lot single family residential subdivision. The request also requires approval to allocate MUSA to the site and a Rezoning from R, Rural District to R -1X, Single Family Executive Residential District. The site is located adjacent to and south of Birch Street and a quarter mile west of Centerville Road. This review is based on the following revised submittals prepared by Pioneer Engineering and received by the City on June 5, 2002: Preliminary Plat, revised May 29, 2002 Existing Conditions Plan, dated January 14, 2002 Preliminary Site/Utility Plan, revised May 30, 2002 Preliminary Grading and Erosion Control Plan, revised May 30, 2002 Detail Sheet, revised May 30, 2002 And Preliminary Landscaping Plan prepared by Pioneer Engineering, dated March 7, 2002 and received by the City on March 11, 2002. Wetland Delineation Report prepared by Barr Engineering, dated August 16, 2001, and received by the City on March 27, 2002. Geotechnical Report prepared by American Engineering Testing, Inc., 2002 and received by the City on March 27, 2002. Wetland Replacement Plan prepared by Barr Engineering, dated received by the City on March 27, 2002. ANALYSIS Proiect Overview Project Data: Existing Land Use: Total Site Area: Upland Area: Number of Lots: Gross Density: Net Density (Upland Only) dated February 28, March 2002, and 78.07 acres 54.73 acres 102 Single Family Residential Lots 6 Outlots 1.30 units/acre 1.86 units/acre The project consists of a 78 acre parcel that is currently in agricultural use containing approximately 19 acres of wetland. Surrounding land uses include sewered residential to the north (Pheasant Hills Preserve), unsewered large lot residential to the west and south, and a single family dwelling, pasture and wetland to the east. Land Use Plan: Zoning: The project site is currently zoned R, Rural District. Surrounding zoning includes R -1X, Single Family Executive to the north, and R, Rural to the east, west and south. Preliminary Plat: Lot Size. The minimum lot size of the R -1X District is 12,825 square feet of buildable land. All lots meet or exceed this provision. Stoneybrook Page 2 Comprehensive Plan (1990) Comprehensive Plan (2001) Site Rural Low Density Sewered Residential (Growth Area 1) North Single Family Residential Low Density Sewered Residential East Rural Low to Medium Density Residential (Growth Area 2) South Rural Low Density, Unsewered Residential West Rural Low Density, Unsewered Residential Zoning: The project site is currently zoned R, Rural District. Surrounding zoning includes R -1X, Single Family Executive to the north, and R, Rural to the east, west and south. Preliminary Plat: Lot Size. The minimum lot size of the R -1X District is 12,825 square feet of buildable land. All lots meet or exceed this provision. Stoneybrook Page 2 Lot Depth. The minimum lot depth is 135 feet. Double frontage lots are required to have a minimum lot depth of 145 feet. All lots meet or exceed these provisions. Lot Width. The minimum lot width is 90 feet for standard lots and 115 feet for corner lots. All lots meet or exceed these standards. Outlots. There are six outlots included in the proposed subdivision. The outlots cover the majority of ponds and wetland areas. The applicant is proposing to dedicate all outlots to the City. The applicant should be aware that the dedication of outlots to the City will not be accepted in fulfillment of park dedication (payment in lieu) requirements. Setbacks. The required setbacks established in the R -1X District are the greater of the following: 40 feet (Collector or Arterial Street), 30 feet (Local Street), 30 feet (front yard), 30 feet (rear yard), and ten feet (side yard - principal building). The lots have adequate dimensions to meet required setbacks. In addition, pond and wetland areas will mandate a significant setback between proposed building sites and existing homes on adjacent properties. However, the building pad for Lot 2, Block 4 extends to within 18 feet of the existing wetland and proposed 100 year High Water Elevation. While the City has no requirements with regard to wetland setbacks, staff recommends that the building pad, on this lot, be modified to maximize the usable yard space. Street and Block Design. Two accesses to the site, from Birch Street, are proposed at the existing Pheasant Hills Drive and Sherman Lake Road intersections. Street A extends southerly into the development from Birch Street, loops back and ties into Street B. Street B is proposed to extend from Birch Street to the easterly property line of the development to provide a connection for future development to the east. There are five cul-de-sacs proposed that intersect with either Street A or B. The proposed extension of Street B easterly has been evaluated to determine its feasibility. The proposed alignment appears to allow the street to service the adjacent property with minimal potential wetland impacts. Staff is recommending that the curve radius of the street be modified to further minimize potential wetland impacts. The future extension of Street B will require the crossing of the St. Paul Regional Water Services (SPRWS) easement. SPRWS has reviewed the proposal and provided the City with the requirements that will need to be satisfied when the extension takes place. Based on their review the extension does appear to be feasible. The proposed temporary cul-de-sac should be extended easterly to abut the property line. The cul-de-sac design should be modified to extend into Lot 3, Block 2, rather than Lot 46, Block 8 due the larger upland area on Lot 3. A permanent easement will be required to allow a cul-de-sac to be constructed until such time as the street is extended. Signage will be located at the street terminus indicating the future extension of the street. Stoneybrook Page 3 Street A is proposed as a large loop in the southern half of the development. While this section has two access points they form the same intersection and create a situation similar to a long cul-de-sac. Staff has evaluated other alignment options, however it appears that these would cause additional wetland impacts. Staff has reviewed this issue with the Public Safety Department and the Centennial Lakes Fire Department and determined that there are no access concerns with the proposed layout. Staff is also recommending that the applicant provide a street stub alignment to the south of the development in the approximate location of Street G. This would allow for a future connection with East Holly Drive. The 2001 Transportation Plan identifies East Holly Drive as a future Minor Collector and proposes its future connection with Holly Drive to the west and southerly to Ash Street (County J). While these projects are not planned in the near term, it would be practical to reserve the option to connect this subdivision to Holly Street in the future. It appears that an alignment option is available that would minimize impacts to existing properties to the south. It is likely that the connection would not be made until development takes place to the south. Street Width. In response to comments received by Rice Creek Watershed District the Developer is requesting a reduction in the City's standard street width to reduce impervious surface. The City currently requires a thirty-two (32) foot street width. The developer is requesting a twenty-nine (29) foot width. Section 302 of the City Code states that the City Council may permit variations from the street construction standards. Staff has evaluated the request and determined that the proposed twenty-nine foot width would be sufficient to handle local traffic needs within the development. However, it does appear that parking would need to be limited to a single side to insure emergency vehicle access. Additionally, the reduction in street width coupled with a curvilinear design of the subdivision's streets may reduce visibility of on -street pedestrian movements. Sidewalks along Street A and Street B may be necessary to alleviate this concern. The Environmental Board recommended reducing the street width. The Planning & Zoning board recommended that the street width be constructed to the city standard 32 foot width. Grading and Drainage. The City Engineer has completed review of the Grading and Drainage Plan. His comments, dated July 3, 2002, are attached. A Rice Creek Watershed District (RCWD) Land Development Permit is also required. The City's Local Water Management Plan calls for the minimum floor elevation, including basement to be 4 feet above the groundwater, 4 feet above the normal water level, or 2 feet above the 100 year flood elevation, whichever is greatest. The plan appears to satisfy these requirements based on the proposed normal and highwater levels. The developer is currently monitoring existing groundwater elevations for verification. Final adjustments will be made with the final grading plans. Stoneybrook Page 4 Mitigation sites are proposed to be fenced off after grading is completed to restrict construction traffic. If soils are to be brought to the site they must be consistent with existing soil types. Utilities. The City Engineer has completed review of the Utility Plans. His comments, dated July 3, 2002, are attached. Sanitary Sewer is proposed to be extended to the site from its existing location in Sherman Lake Road, north of Birch Street. Water will be provided by connection to the existing 16" trunk water main lying adjacent to the property on the south side of Birch Street. The water main is proposed to be looped back to the system by crossing Birch Street at Pheasant Hills Drive. Adequate capacity exists in the sanitary sewer system to service the proposed development. In addition, the Black Duck Lift Station, which services the area, is scheduled for replacement in 2003. Drainage and Utility Easements. Drainage and Utility easements are proposed being five feet in width and adjoining lot lines, and 10 feet in width and adjoining street lines and rear lot lines as required. Drainage and Utility easements covering the 100 year High Water Level and those covering underground storm sewers are subject to review and approval by the City Engineer. Easements should be provided to access all pond and wetland areas. Specifically, an easement should be provided for access to Outlot F and covering the emergency pond overflow on Lot 6, Block 8. Parkland Dedication. The Park Board discussed the proposed subdivision at its February 4, 2002 meeting. The board is recommending 100% cash payment in lieu of parkland dedication. As explained in the Public Services Director's February 5, 2002 memo (attached) the proposed development lies outside the planning limits of the Comprehensive Park and Trail System Plan. The Park Board looked at several alternatives and recommended the payment in lieu as the preferred option. Floodplain. Portions of the site lie within a Flood Plain Zone A. Zone A represents areas of 100 year flood where base flood elevations have not been determined. The City's Floodplain Management Ordinance requires that all principal structures be located no lower than one foot above the regulatory flood protection elevation. The submitted grading plan identifies proposed 100 year High Water Level elevations. The Rice Creek Watershed District's 1998 Calibration Study identifies the regulatory flood elevation for this area as 887.6. As currently proposed, all lot pads are located entirely above this elevation and all first floor elevations satisfy the flood plain requirements. The proposal is subject to the review and approval of the City Engineer and Rice Creek Watershed District. If the proposed subdivision is approved, the Developer will be required to make application to FEMA for a Letter of Map Amendment (LOMA) or Stoneybrook Page 5 Letter of Map Revision (LOMR) to revise the existing Flood Plain maps consistent with the proposed grading. Wetlands. The project site contains 19.39 acres of wetland. 2.06 acres of wetland are proposed to be impacted by the site development. The wetland mitigation will take place on-site, by creating two new wetlands and three water quality ponds, which will have a total area of 2.51 acres and 3.27 acres, respectively. A portion (.20 acres) of one of the existing wetland areas will be converted from Type 2 wet meadow to a Type 3 shallow marsh wetland to help facilitate site drainage. The developer is proposing to install signs, delineating the wetland edge, at property corners or where the wetland edge changes drastically within a lot. Approximately 35 to 40 signs will be installed (one sign per two homes) along the wetland edge. The signs will designate the area as a protected wetland zone. The sign will also inform homeowners that moving or cutting beyond the sign is not allowed. The plans also delineate a wetland buffer easement adjacent to wetland to provide additional transition from cultured lawns to native vegetation. The developer is proposing the establishment of a Homeowner's Association to maintain all buffer areas and applicable signage. The developer should also make available to all lot purchasers a Best Management Practices/Environmental information brochure identifying purpose of buffer areas, soil and water conditions in infiltration areas, as well as limitations on use of buffer and wetland areas. The application also includes a Monitoring Plan that provides for monitoring of the newly created wetlands for a 5- year period. The report will be submitted to Rice Creek Watershed District (RCWD) on a yearly basis. The RCWD is the Regulatory Government Unit (RGU) for administration of the Wetland Conservation Act. Security should be required within the development agreement to insure installation of signs as well as the required monitoring. This requirement will need to be coordinated with the RCWD. All exposed soils above the Normal Water Level should be seeded with mixes consistent with City of Lino Lakes seed mixtures. The applicant should coordinate seed types with the City's Environmental Specialist. Tree Preservation. The site contains a number of Oaks in the extreme southeast corner, along the westerly property line and one on the north side adjacent to Birch Street. There is no anticipated tree loss as part of this project. The grading plan identifies the installation of fencing along the drip line of the trees. Installation of tree preservation measures will be required before grading activity on the site. The developer should coordinate all tree preservation activities with the City's Environmental Specialist. Stoneybrook Page 6 CEPTED. Officer Mike Rumpsa prepared a review on January 21, 2002 (attached). He expressed concern with the additional traffic load on Birch Street, particularly with morning rush hour traffic. Landscaping. A landscaping plan for screening along Birch Street has been submitted as required. The plan consists of a combination of deciduous and coniferous trees. The City's Environmental Specialist is recommending replacement of the proposed Colorado Spruce with the White Spruce. The developer is also proposing to add an additional coniferous tree buffer along the northeasterly and westerly property lines in response to adjacent property owner concerns. Wildlife Impacts. The recently completed Wild Land Urban Interface study included a wild life assessment of the City of Lino Lakes. Results of this study indicate that there are no significant wildlife issues identified on the Stoneybrook site. Sandhill Cranes have been sighted in a large wetland complex southeast of the development property. The upland area in the southeast corner of the site will act as a buffer to potential Sandhill Crane nesting in this area. Phasing. The applicant is proposing to phase the development over two years. 52 lots are proposed for development in 2002. The remaining 50 lots would be developed in 2003. Environmental Assessment Worksheet (EAW). The proposed subdivision does not surpass the mandatory thresholds for an EAW and therefore is not required. Rice Creek Watershed District (RCWD). The developer has made application to the RCWD for approval of a Land Development Plan and a Wetland Alteration Plan. The RCWD has approved a TWAFAA (Table with Authorization for Administrative Action) for the proposed development. Anoka County. The County has completed its review of the proposed development. The County will require improvements to Birch Street (CSAH 10) so that there will be left, through and right turn lanes for eastbound and westbound CSAH 10 traffic at both the Sherman Lake Road and Pheasant Hills Drive intersections. The developer will be required to make these improvements as part of this development. MUSA Allocation: The applicant is requesting the allocation of approximately 54.73 acres of MUSA to service the proposed development. In 1996, the Metropolitan Council provided the City of Lino Lakes with a 150 acre "MUSA Reserve". The reserve was intended to accommodate some limited development within specified areas of the City until the updated Comprehensive Plan, including the transportation element, was completed. There are approximately 15.7 acres remaining in the City's MUSA Reserve. An existing Stoneybrook Page 7 development proposal, currently being reviewed by the City (Pheasant Hills Preserve 12th Addition) has requested 4.5 acres. This potentially leaves the City with 11.2 acres until the Comprehensive Plan is approved by the Metropolitan Council. This amount is insufficient to cover the requested allocation of 54.73 acres. The City's 2001 Comprehensive Plan is currently being reviewed by the Metropolitan Council. As part of the plan, the City is requesting an additional 359 acres of MUSA to service future development through 2010. Upon approval of the 2001 Comprehensive Plan Update, by Metropolitan Council, the proposed residential development would be eligible for the MUSA Allocation of 54.73 acres based on the following findings: 1. The application for 54.73 acres of MUSA is being made in conjunction with the request for preliminary plat approval. 2. The applicant has requested an R -1X zoning designation be applied to the proposed development consistent with the proposed land use contained in the 2001 Comprehensive Plan. Such request has been made in conjunction with the preliminary plat request. 3. The property lies immediately south of Pheasant Hills Preserve, which is within the existing MUSA. The property lies within a Stage 1 growth area as defined in the 2001 Comprehensive Plan. 4. Development of the property is considered a natural utility extension. Existing utilities are located immediately to the north of the site. 5. Development of the property is considered a natural extension of existing roadways. Proposed roadways into the site will connect with the existing Pheasant Hills Drive and Sherman Lake Road. 6. Development of the property is environmentally compatible with the surrounding area. The proposed development has minimized impacts to existing wetlands and tree cover on the site. Approximately 21.44 acres of the 78.07 acre site (27%) will remain undeveloped. 7. The proposed development lies outside the scope of the City's 1992 Park and Trail Plan. The City' s Park Board has evaluated the proposed development and recommended a 100% cash park dedication. 8. The Development is consistent with the City's Comprehensive Water and Sewer Plan. 9. Development of the property shall not adversely affect the health, welfare, and general safety of the community. Stoneybrook Page 8 10. Birch Street (CSAH 10) is adequate to handle the additional traffic generated by the proposed development subject to the improvements specified by Anoka County. The developer will be responsible for the necessary upgrades to CSAH 10. 11. The project is proposed to be phased over two years. The phasing plan calls for 52 lots in 2002 and 50 lots in 2003. Rezoning: As previously indicated, the applicant has requested the rezoning of the subject property from R, Rural to R -1X, Single Family Executive. In consideration of rezonings, the Planning and Zoning Board must consider possible adverse effects of the proposed amendment based on the following criteria: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found consistent with the official City Comprehensive Plan. Comment: The proposed rezoning is consistent with the City's 2001 Comprehensive Plan. The proposed R -1X zoning is consistent with the Low Density Sewered Residential Land Use designation for the property. The rezoning shall be contingent upon Metropolitan Council Approval of the 2001 Comprehensive Plan. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The proposed R -1X single family residential zoning is consistent with existing and proposed land uses of the area. The proposed gross development density of 1.30 units per acre provides for a suitable transition from surrounding large lot residential developments. 3. The proposed use conforms with all performance standards contained herein. Comment: The proposed residential subdivision is in conformance with all applicable performance standards. 4. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Comment: The proposed use can be accommodated by existing public services. 5. Traffic generation by the proposed use is within capabilities of streets serving the property. Stoneybrook Page 9 Comment: The proposed use will require the installation of left and right turn lanes on Birch Street (CSAH 10) at Pheasant Hills Drive and Sherman Lake Road. The developer will be responsible for making these improvements. Environmental Board. The City's Environmental Board reviewed the request on March 27, 2002 and June 26, 2002 and recommended denial of the request due to excessive wet characteristics of the site, and incomplete information needed to process the plat. Note: All information required has been submitted by the developer. They also submitted recommendations to consider if the proposal is approved. These comments are attached and, where applicable, have been incorporated in this report. Planning and Zoning Board The Planning and Zoning Board held a public hearing and reviewed the proposal at its July 10, 2002 regular meeting. The Board recommended approval of the Rezoning and Preliminary Plat with the conditions included in the staff recommendation. The Board also recommended approval of the MUSA allocation with the following conditions: a. Allocation of MUSA shall be subject to the approval of the City's 2001 Comprehensive Plan by the Metropolitan Council. b. That the City demonstrates the need, consistent with the Comprehensive Plan, for the growth population numbers of 3.47 people per home, including the census data of homes built from 2000 to current, as well as what's included in already approved homes for the lot inventory. RECOMMENDATION Based on the findings contained in this report and subject to the conditions listed below, staff recommends the following: A. Approval of the MUSA Allocation subject to the following conditions: 1. Allocation of MUSA shall be subject to the approval of the City's 2001 Comprehensive Plan by the Metropolitan Council. B. Approval of the Rezoning from R, Rural District to R -1X, Single Family Executive District subject to the following conditions: 1. The Rezoning shall not be effective until 30 days following publication of the ordinance. The ordinance shall not be published until the Metropolitan Council has approved the City's 2001 Comprehensive Plan. Stoneybrook Page 10 C. Approval of the Preliminary Plat subject to the following conditions: 1. The MUSA Allocation and Rezoning are approved. 2. Approval of the City's 2001 Comprehensive Plan by Metropolitan Council. 3. A revised preliminary plat shall be submitted containing the following modifications: a. The alignment of Street B shall be modified to reduce potential wetland impacts from its easterly extension, subject to staff review. b. The proposed Street B cul-de-sac shall be extended to the easterly property line and modified to reduce the impact on Lot 46, Block 8. c. Street G shall be modified to extend to the southerly property line of the proposed subdivision for future extension. d. Easements shall be provided for access to Outlot F and to cover the emergency pond overflow on Lot 6, Block 8. 4. Soils imported to the site, if any, shall be subject to approval by the City Engineer. 5. The developer shall provide a cash payment in lieu of park dedication. 6. The developer shall provide the City with a Homeowner's Association agreement including an operation and maintenance agreement for the wetland signage and buffer areas. 7. Developer shall prepare a Best Management Practices/Environmental Information brochure with regard to buffer and wetland area requirements. 8. The developer shall submit a revised landscaping plan showing proposed landscaping on northeasterly and westerly property lines. 9. The developer shall provide a Warranty Deed or otherwise dedicate the Outlots to the City of Lino Lakes. The conveyance of outlots shall not constitute satisfaction of the park dedication requirements. 10. The developer shall provide conservation easements covering all proposed wetland buffer areas. 11. The developer shall provide dedicated right-of-way or permanent easements covering all proposed temporary cul-de-sacs. 12. The Developer shall provide signage identifying wetlands and wetland buffer areas. 13. The Developer shall install signage at the end of temporary cul-de-sacs indicating the future extension of such streets. 14. A phasing plan shall be implemented. Pending Comprehensive Plan approval, Phase 1 development shall be limited to fifty-two (52) lots in 2002. Phase II development will consist of fifty (50) lots in 2003. Nothing herein shall prevent the grading of the entire site in one phase. 15. All modifications as required by the City Engineer shall be satisfied. 16. All required improvements of Birch Street (CSAH 10), as set forth by Anoka County, shall be the responsibility of the developer. Stoneybrook Page 11 17. All federal, state, county, and watershed district permits shall be obtained prior to commencement of site improvements. 18. The developer shall enter into a Development Agreement with the City prior to commencement of site improvements. ATTACHMENTS 1. Resolution No. 02-77, MUSA Allocation 2. Ordinance No. 07-02, Rezoning 3. Resolution No. 02-78, Preliminary Plat 4. Preliminary Plat 5. Utility Plan 6. Grading Plan 7. Landscape Plan 8. Phasing Plan 9. Alternate Street G Layout 10. Park Board Memorandum 11. CEPTED Review Letter 12. Environmental Board Memorandum 13. City Engineer's Review 14. Anoka County Review 15. St. Paul Regional Water Services Stoneybrook Page 12