DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 2.29 ACRES INTO SEVEN SINGLE FAMILY LOTS AND ONE OUTLOT TO BE KNOWN AS ST. CLAIR PARK SEVENTH ADDITION AT 9336 FLANDERS STREET NE. (CASE FILE NO. 10-0035/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
09/14/10 |
City Council (Preliminary Plat) |
10/07/10 |
City Council (Final Plat) |
04/18/13 |
City Council (Final Plat) |
06/19/14 |
Background
The applicant originally preliminary platted these parcels in the fall of 2010 and final received Final Plat approval in 2013 but never recorded the plat. Because the final plat was not recorded in a timely fashion the City Council is being asked to re-issue Final Plat approval. Notice has been sent to notify property owners within 350 feet of the proposed plat.
The applicant owns two parcels that are approximately 2.29 acres total. The applicant's proposal is to subdivide the parcels into seven single-family lots, consistent with the R-1 (Single Family) zoning district standards. The proposed parcels will exceed the 10,000 square foot lot size minimum in the R-1 zoning district. Also, the parcels would have lot depths meeting the 125-foot minimum lot depth requirement in the R-1 zoning district. The two corner lots on the southwest and southeast corner of Dunkirk and 94th Avenue will contain 85-feet in width, which is 5-feet narrower that standard 90-foot wide R-1 corner lot. The plat and proposed lots are however consistent with the adopted Southeast Area Development Guide Plan, how the lots were serviced with utilities and consistent with a number of other plats with small deviations in lot widths or depths in this in-fill area.
Two lots would be created on the west side of a proposed extension of Dunkirk St., Lots 1 and 2 Block 1 would access Dunkirk Street. The existing parcel located between Dunkirk Street and Flanders Street will be subdivided into five lots and one outlot for a future lot when combined with the property to the south. Lots 2-4 Block 2 would access 94th Avenue NE, Lot 1 Block 2 will access the proposed Dunkirk Street extension, and Lot 5 Block 2 will access Flanders Street NE.
Currently there is an existing home that has a driveway access located on Flanders Street. The house is now planned to be removed as it has been vacant for several years.
The development of the lots adjacent to proposed Dunkirk Street were waiting for the additional 30 feet of right-of-way (east side) to allow the completion of Dunkirk Street. The east side of the Dunkirk Street right-of-way is proposed to be platted with this subdivision.
The street (94th Avenue) was installed by the Developer with the plat of St. Clair Park 3rd Addition in 2000.
The Developer will be responsible for installing Dunkirk Street in the plat, and sanitary sewer and water services to serve lots on the east side of Dunkirk Street. The development will require that custom grading be accomplished to preserve existing trees. Grading of infiltration basins/rain gardens will be required, and must be constructed prior to any Certificates of Occupancy being issued in the plat. The developer will be required to maintain the plantings and landscaping in the infiltration basins/rain gardens for a minimum of three years after the project construction work is accepted by the City.
The existing lot frontage on Flanders Street was assessed 1.3 lot units for city street and utilities with project 94-06C. With platting, trunk sanitary sewer and trunk storm sewer become due for the remaining area of the plat. These charges are for previously constructed improvements with project 92-14 and 94-06H. The current 2014 trunk sanitary sewer rate is $5,638 per acre and the current trunk storm sewer rate is $7,234 per acre. There are 1.82 chargeable acres for total charges of $10,261 trunk sanitary sewer and $13,166 for trunk storm sewer. Outlot A will have additional trunk sanitary and storm fees due when it is platted as a buildable lot.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Park Development Corporation as subdivision Case No. 10-0035; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT A, ST. CLAIR PARK 3RD ADDITION, ANOKA COUNTY, MINNESOTA AND THE SOUTH HALF OF LOT 24, SPRING LAKE PARK WOODLAND, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on October 7, 2010, subject to the stipulations as contained in Blaine City Council Resolution No. 10-124; and
WHEREAS, the applicant has submitted a final plat 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 St. Clair Park 7th Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following stipulations:
1. Park dedication to be paid for 7 (seven) housing units at the 2014 rate of $3,094 per unit. The total park dedication fee is $21,658.
2. The applicant to coordinate with private utility companies, i.e., cable, electric, gas, and telephone, for underground services for the new homes
3. The existing home that is located on what would be Lot 4, Block 2 to be removed as part of the plat's initial site grading. Demolition permit is required prior to structure removal
4. The existing accessory building located on Lot 3 Block 2 to be removed prior to any building permits being issued for Lot 3 Block 2 or August 31, 2014, whichever occurs first.
5. New homes built to incorporate Airport Noise Abatement Standards.
6. Standard WAC (Water Availability Charges) and SAC (Sewer Availability Charges) to be paid with each building permit.
7. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
8. Standard utility and drainage easements must be dedicated along all lot lines and storm water features.
9. Developer must follow the City's Stormwater ordinance for infiltration and erosion control.
10. A grading/development plan will be required and shall include custom grading, and tree preservation. Applicant shall incorporate infiltration basins and/or rain gardens in the design of the plat grading. Grading of infiltration basins/rain gardens will be required prior to any Certificates of Occupancy being issued in the plat. The developer will be required to maintain the plantings and landscaping in the infiltration basins/rain gardens for a minimum of three years after the project construction work is accepted by the City. The applicant shall verify permit requirements with the Rice Creek Watershed District, and if needed, a permit from the RCWD must be issued before the City will authorize any construction.
11. With platting, trunk sanitary sewer and trunk storm sewer become due for the area of the plat. The current trunk sanitary sewer rate is $5,638 per acre and the current trunk storm sewer rate is $7,234 per acre for charges of $10,261 for trunk sanitary sewer and $13,166 for trunk storm sewer. The Developer will be responsible for installing Dunkirk Street in the plat, and sanitary sewer and water services to serve lots on the east side of Dunkirk Street.
12. As-built surveys will be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
13. Building permits for Lots 1 and 2 Block 1 and Lot 1 Block 2 will not be issued until plans have been approved for the construction of Dunkirk Street. Certificates of Occupancy will not be issued for these lots until the Dunkirk Street improvements have been accepted by the City.
14. 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.
15. All development signage by separate review.
16. 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 St. Clair Park 7th Addition.
PASSED by the City Council of the City of Blaine this 19th day of June 2014.