Consent - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval to Subdivide Approximately 1.16 Acres into Three Lots to be Known as Alexander Woods Fourth Addition at 1000 113th Avenue NE. Monti Gesino/Carlson McCain (Case File No. 22-0033/EES)
end
Executive Summary
The proposed subdivision creates three new lots consistent with the approved preliminary plat.
Schedule of Actions
|
Planning Commission Public Hearing |
03/08/22 |
|
City Council (Preliminary Plat) |
04/04/22 |
|
City Council (Final Plat) |
05/16/22 |
|
Action Deadline |
06/21/22 |
Background
Staff report prepared by Elizabeth Showalter, and Teresa Barnes, Project Engineer
Zoning
The property is zoned DF (Development Flex) and the standards for the development were established under Resolution 22-052.
Land Use Designation
The property is guided LDR (Low Density Residential), which allows for a density of 2.5-6 units per acre. The proposed density is 2.5 units per acre.
Surrounding Zoning and Land Uses
All adjacent properties are zoned DF and guided LDR.
History
In 2020, a preliminary plat, rezoning, and conditional use permit was granted for Alexander Woods. The plat left three approximately acre size parcels remaining with existing homes. The subject parcel received preliminary plat approval with Resolution 22-051 to further subdivide into three lots.
Evaluation of Request
Plat
The plat proposes to subdivide 1.2 acres into three lots. All three lots will access Fillmore Street, as was shown in the ghost plat when it was previously subdivided. The lot for the existing home is proposed to be approximately 90 feet wide and 28,000 square feet in area. The lots for the two new homes are smaller with a minimum width of 65 feet and area of 9,834 square feet. These lot sizes are slightly larger than the lots in Alexander Woods.
The existing home has a variety of debris located on the property and appears to have outside storage associated with a home-based business. The property will need to be brought into conformance with Article VII - Residential Exterior Storage (Code of Ordinances) and 33.10 - Home Occupations (Zoning Code) prior to release of mylars for recording.
The final plat is consistent with the approved preliminary plat, Resolution No. 22-051.
Landscaping
The standard requirement of two front yard trees per lot, plus a third in the corner yard on corner lots applies through the conditional use permit for the subdivision.
Tree Preservation
The site currently has 37 trees, 9 of which will be preserved. Tree replacement is calculated based on the area being disturbed, which is 0.5 acres. Applying the standard that the first 8 trees removed per acre must be replaced, four trees must be planted. This is met through the typical landscaping requirements of two trees per lot with a third tree on corner lots.
If the existing home located on Lot 3, Block 1, is redeveloped, tree preservation standards will be reviewed for that lot with the building permit.
Park Dedication
Park dedication will be required for the two new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $8,898 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Grading/Storm Drainage
The developer will 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, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
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
Access/Street Design/Sidewalks/Trails
All three lots are required to gain access via Fillmore Street.
Easements/Right-of-way/Permits
The developer will need to obtain any and 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.
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.
One written comment was received in response to the public hearing notice for the preliminary plat. The comment expressed concern regarding the appearance and use of the existing home. A condition has been included in the proposed resolution addressing this concern.
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 Monti C Gesino, Shirley A Gesino as Case File No. 22-0033 for a final plat known as Alexander Woods Fourth Addition; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Lot 14, Block 5, ALEXANDER WOODS, Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on April 4, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-051; 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 Alexander Woods Fourth Addition 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 all necessary documents, agreements and releases related to the approval, recording or administration of Alexander Woods 4th Addition.
1. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
2. 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.
3. Plans and specifications must be approved by the City prior to start of construction.
4. All three lots are required to gain access via Fillmore Street.
5. Standard utility and drainage easements must be dedicated along all lot lines.
6. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from the 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. 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.
8. 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.
9. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
10. Park dedication will be required for the two new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $8,898 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
11. The property shall be brought into conformance with Article VII - Residential Exterior Storage and 33.10 - Home Occupations prior to release of mylars for recording.
12. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
13. All development signage by separate review.
14. Each lot in this development shall have two front yard overstory trees with a minimum size of 2.5 caliper inches.
15. 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.
PASSED by the City Council of the City of Blaine this 16th day of May, 2021.