DEVELOPMENT BUSINESS - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval to Subdivide a 4.92 Acre Parcel into 9 Single Family Lots to be Known as Jefferson Ridge at 741 113th Avenue NE. Carlson McCain (Case File No. 22-0024/EES)
end
Executive Summary
Jefferson Ridge is a 9-lot subdivision on the north side of 113th Avenue. The project meets all of the standards for the R-1 (Single Family) zoning district and is consistent with the approved preliminary plat. Staff recommends approval.
Schedule of Actions
|
Planning Commission Public Hearing |
12/14/21 |
|
City Council (Preliminary Plat) |
01/03/22 |
|
City Council (Final Plat) |
04/18/22 |
|
Action Deadline |
05/22/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist and Teresa Barnes, Project Engineer
Zoning
The subject property is zoned R-1 (Single Family).
Land Use Designation
The subject property is guided Low Density Residential.
Surrounding Zoning and Land Uses
Surrounding properties are zoned R-1 and guided for Low Density Residential, except for the neighboring Jefferson Elementary School, directly west of the property, which is zoned R-1 and guided Public/Semi Public.
History
The property has not been previously platted. The neighboring lots were platted in the 1960s and 1970s. Staff is not aware of ghost plats for the property, but the proposed development does match the locations of right of way stubbed to allow for future development of the subject parcel.
Evaluation of request
Plat
The proposed plat subdivides a 4.9-acre parcel into 8 new single-family lots and a 1.4-acre parcel for the existing home for a total of 9 lots. It is located next to Jefferson Elementary on 113th Avenue. The property is zoned R-1 (Single Family) and the proposed subdivision meets the minimum lot size and dimensional standards of that zoning district.
The final plat is consistent with the approved preliminary plat, Resolution No. 22-004.
Landscaping and Tree Preservation
The site is wooded and the trees in the area of the road extensions and house pads are proposed to be cleared. Trees on the lot for the existing home as well as the rear yards of the two lots on the south side of 114th Court are to be preserved. Three acres of wooded area are proposed to be cleared. The tree preservation ordinance requires 8 trees per disturbed acre to be replaced, which comes to a total of 24 trees. A landscape plan has been provided that meets the quantity of trees required but includes some ornamental trees which are not acceptable for reforestation purposes. A revised landscape plan is required prior to release of mylars. If the applicant prefers, two trees may be planted per lot to meet the R-1 landscaping standards, and the remaining twelve trees can be replaced through a payment to the reforestation account.
Park Dedication
Park dedication will be required for the 8 new lots being proposed within the plat. The city’s current park dedication rate for single-family lots is $4,449 per unit (2022 rate). A total park dedication fee of $35,592 would become due prior to final plat mylars being released to the developer for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the Coon Creek Watershed District (CCWD) and City approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's Engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
The developer will also need to submit construction contract documents that 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.
For each lot a house is proposed to be constructed on, an as-built survey shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Water/Sanitary Sewer Services
The existing home must connect to sanitary sewer (available from 113th Avenue) and is allowed to use the onsite well until the lot is further subdivided in the future. A condition of approval requires sanitary sewer connection within six months of recording of the final plat.
The standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued
Wetlands/Watershed/FEMA
The developer will need to submit to CCWD for review, approval and permits required prior to City plan approval and start of site work.
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-ft in width (but 25-ft is preferred) shall surround all wetlands. This buffer strip shall be placed in easement.
The development shall indicate that all structures are protected from flooding by processing 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.
Access/Street Design/Sidewalks/Trails
The subdivision will gain access with the extension of 114th Lane through the property connecting to the existing road on the east and west and a second access with the creation of a cul-de-sac coming out of existing right of way at the 114th Avenue alignment. A ghost plat has been provided showing the ultimate development of the lot proposed to remain for the existing home and the adjacent property at 721 113th Avenue. The ghost plat proposes a future cul-de-sac off 113th Avenue.
As part of the street design, the development will be required to provide street lights installed in the manner, location, and type prescribed by the City Engineer. The Developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of lights that are installed that reflect the normal and typical lighting requirements of the City.
Easements/Right-of-way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
All proposed public streets will require a dedication of 60-feet of right-of -way.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing on the preliminary plat 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.
Notifications are not required for final plats.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by NR Properties, INC., as subdivision Case File No. 22-0024; and
WHEREAS, said case involves the division of land described as follows:
The East Half of the West Half of the East Half of the Southwest Quarter of the Northeast Quarter of Section 18, Township 31, Range 23, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on January 3, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-004; and
WHEREAS, the final plat is 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 Jefferson Ridge per Section 74-43 of the subdivision regulations is hereby granted subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED 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 Jefferson Ridge.
1. Park dedication is required for the 8 new lots being proposed within the plat. The City’s current park dedication rate for single family lots is $4,449 per unit (2021 rate). A total park dedication fee of $35,592 is due prior to final plat mylars being released to the developer for recording at Anoka County.
2. At least one of the two trees must be placed in the front yard. Overstory trees shall be a minimum of 2.5 caliper inches and conifers shall be a minimum of 6 feet high. Twelve additional trees must be planted. A landscape plan meeting this requirement or a payment into the reforestation account is required prior to release of mylars for recording.
3. The overall development shall be certified by a Professional Engineer licensed in the State of Minnesota and indicate all structures shall be protected from flooding.
4. CCWD permit is required prior to city approval of construction plans and specifications.
5. 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.
6. 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.
7. 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.
8. 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.
9. All streets will follow the Anoka County street name grid system.
10. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
11. The existing six-foot concrete sidewalk on the north side of 113th Avenue NE is required to be maintained.
12. Street lights shall be installed in the manner, location and type prescribed by the City Engineer. The Developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of lights that are installed that reflect the normal and typical lighting requirements of the City.
13. Hydrant locations must be reviewed and approved by the Fire Department.
14. 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.
15. Developer shall explore water source for landscape irrigation systems installed throughout the development, including the possible use of created ponds or storm water reuse.
16. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
17. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
18. Execution and recording of a Development Agreement outlining the developer responsibilities for grading and development of the property is required.
19. The existing home proposed to remain is required to connect to city sewer within 6 months of recording the final plat.
20. All accessory buildings on the remaining existing house lot, beyond the two allowed by code, must be removed prior to recording the final plat.
21. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
PASSED by the City Council of the City of Blaine this 18th day of April, 2022.