DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
Granting Final Plat Approval to Subdivide 2.1 Acres into Two Lots and One Outlot to be Known as Springbrook 5th Addition, at 129th Lane NE and Coral Sea Street NE. Springbrook Land, LLC (Capstone Homes) (Case File No. 21-0024/SLK)
Executive Summary
This application is a request to final plat a 2.1 acre parcel into two single family lots and one outlot. The final plat is consistent with the preliminary plats approved in February 2015 and March 2018.
Schedule of Actions
|
Planning Commission Public Hearing |
02/13/18 |
|
City Council (Preliminary Plat) |
02/05/15 and 03/15/18 |
|
City Council (Final Plat) |
04/19/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner.
The final plat proposal consists of subdividing approximately 2.1 acres into 2 new single-family lots and 1 outlot for drainage and ponding.
The proposed plat is located on 129th Lane NE between Coral Sea Court and Xylite Street.
The two proposed lots were not final platted with previous plats within this development because of the grading work that needed to be done with the street connection to the west with Woods at Quail Creek 5th Addition. The sanitary sewer services for these lots needed to be provided from the west as well. The development to the west (Woods at Quail Creek 5th) just received approval in March 2021.
Lot 1 Block 2 was preliminary platted with the Springbrook plat and Lot 1 Block 1 was preliminary platted with Springbrook 2nd Addition.
The Conditional Use Permits for the two lots have been approved previously by the City Council. Lot 1 Block 1 standards are established under Resolution No.18-037 and Lot 1 Block 2 has standard requirements under Resolution No. 15-022.
Engineering Items
Developer installed improvements shall include construction of all streets within the plat including sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction.
Trunk sanitary sewer area charges become due with platting for upland acreage. The 2021 rate for Sanitary Sewer District 6-5 is $6,338 per upland acre.
All local public streets typically require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. All streets will follow the Anoka County street name grid system.
Street and utility extensions will be required to be coordinated with the adjacent Woods at Quail Creek 5th Addition plat and are required to the edge of the plat for connections to the adjacent parcel.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds. The Developer is to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
Each lot shall have a minimum rear yard area behind each structure of a minimum of 20 feet from the structure at a maximum grade of 5%.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II Permit from Minnesota Pollution Control Agency (MPCA).
Construction contract documents shall include grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Plans shall detail tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, structure type, and structure elevation information. Additional information is required on adjacent parcels to indicate existing drainage patterns are addressed. The development plan shall indicate all structures will be protected from flooding. Supporting geotechnical investigation report, soil-boring logs and hydrology report shall be included in the submittal for city review and approval.
Coon Creek Watershed District (CCWD) will need to approve and permit this plat, prior to any site work.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Sidewalk will need to be continued along the north side of 129th Lane NE to the west property line.
The final plat is consistent with the approved preliminary plats, and with Resolution No. 15-21 and 18-36.
Strategic Plan Relationship
This item is consistent with the strategic plan goal related to maintaining current growth by developing properly guided and zoned lots.
Board/Commission Review
The Planning Commission voted unanimously to recommend approval of the preliminary plats in December 2014 (Springbrook) and February 2018 (Springbrook 2nd). There were some comments for the Springbrook plat in 2014 at the public hearing related to traffic on Harpers Street, tree removal and property values. There were no comments at the Springbrook 2nd Addition public hearing.
Planning Commission review is not required for a final plat.
Financial Impact
Not Applicable.
Public Outreach/Input
The public hearing notice for the preliminary plats was sent to property owners within 350 feet of the property lines of the parcel being subdivided. No notification is required for a final plat.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Springbrook Land, LLC (Capstone Homes) as subdivision Case No. 21-0024; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT D, SPRINGBROOK, Anoka County, Minnesota
And
iOUTLOT E, SPRINGBROOK 2ND ADDITION, Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on February 5, 2015 and March 15, 2018, subject to the stipulations as contained in Blaine City Council Resolution No. 15-21 and 18-36; and
WHEREAS, the applicant has submitted a final plat in general conformance with the approved preliminary plats.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval for Springbrook 5th Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. All streets will follow the Anoka County street name grid system.
2. Development installed improvements shall include construction of all streets within the plat, also including sanitary sewer and water main, with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, street lights, mailboxes, traffic control signals, street signs and all appurtenant items.
3. Plans and specifications must be approved by the City prior to start of construction.
4. Trunk sanitary sewer area charges become due with platting at the rate in effect at time of plat approval. The 2021 rate for Sanitary Sewer District 6-5 is $6,338 per upland acre. This plat will be charged the 2021 rate for the number of lots that are platted in 2021.
5. 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.
6. Each lot shall have a minimum rear yard area behind each structure of a minimum of 20 feet from the structure at a maximum grade of 5%.
7. The developer to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to ensure access.
8. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
9. Construction contract documents shall include a rough grading, erosion protection, sediment control, development, utilities, roadway and storm drainage plans. Supporting wetland delineation report, geotechnical investigation report, soil-boring logs and hydrology report shall be included in the submittal for city review and approval.
10. The development plan shall indicate all structures will be protected from flooding.
11. CCWD permit is required prior to city approval for construction plans and specifications.
12. As-built surveys shall be required to verify structure elevations, custom grading requirements and final lot grading elevations.
13. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Services.
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. All development signage by separate review.
16. Park dedication is required for this plat at the rate in effect at the time of final plat. The 2021 rate is $4,449 per lot for a total park dedication requirement, based on 2 new lots, of $8,898 (if paid in 2021). This payment must be made prior to release of final plat mylars for recording at Anoka County.
17. All wells and septic systems to be properly abandoned per all local and state requirements.
18. Outlot A (storm pond area) to be deeded to the City, by Warranty Deed, once all of the Developer Installed Improvements have been completed and accepted by the City.
19. 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.
20. 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 Springbrook 5th Addition.
PASSED by the City Council of the City of Blaine this 19th day of April, 2021.