DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 92.92 ACRES INTO 32 SINGLE FAMILY LOTS AND 5 OUTLOTS TO BE KNOWN AS WAGAMON RANCH AT HARPERS STREET/131st AVENUE. (CASE FILE NO. 14-0068/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
02/10/15 |
City Council (1st Reading Rezoning) |
03/05/15 |
City Council (2nd Reading Rezoning, Plat, CUP) |
03/19/15 |
City Council (Final Plat) |
04/16/15 |
Background
The applicant, Gorham Development, LLC, is proposing to plat 92 acres on the north end of Harpers Street in Blaine. The property is currently zoned FR (Farm Residential) and has a land use designation of LDR (Low Density Residential). Gorham Development wishes to create single family lots on this property and rezone the property DF (Development Flex) to be consistent with other new development in the general area.
The preliminary plat, Wagamon Ranch, consisted of 108 lots, 3 of which will contain existing homes and remain a larger size. The final plat, which indicates the first phase of the development of the preliminary plat, includes 34 single family lots (2 of which are existing lots) and 5 outlots. The outlots will be used for further residential development and storm drainage purposes.
Trunk sanitary sewer area charges become due with platting for upland acreage. The 2015 rate of $5,633/acre for Sanitary Sewer District 6-5 will apply to all upland acreage if platted in 2015.
The developer has responsibility for financial participation in the Plat's share of the cost of off-site improvements required by Anoka County on 125th Avenue NE at Harpers Street. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. The City has calculated the development potential of all of the developable property, lying north of 125th Avenue and within the current development schedule provided by the 2005 MUSA and has determined the following:
The developer has responsibility for financial participation in 125th Avenue NE improvements associated with this development. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. Anoka County will specify required improvements in their review. The City has calculated the development potential of all of the developable property, lying north of 125th Avenue and within the current development schedule provided by the 2005 MUSA and has determined the per lot cost associated for the improvements. The 2015 rate of $1,422 per lot will apply to this plat, if the 32 lots are platted in 2015 a total of $45,504 must be paid prior to release of the final mylars for recording at Anoka County.
Park dedication will be required for the final plat at the rate of $3,404 per lot. There are 32 new lots within the plat so a total of $108,928 must be paid prior to release of final plat mylars for recording at Anoka County.
The final plat is consistent with the approved preliminary plat, Resolution No. 15-043.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Gorham Development, LLC as subdivision Case No. 14-0068; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The Northeast Quarter of the Northwest Quarter of Section 3, Township 31, Range 23; AND
The Northwest Quarter of the Northeast Quarter of Section 3, Township 31, Range 23; AND
The North Half of the West Half of the Northeast Quarter of the Northeast Quarter of Section 3 , Township 31, Range 23; AND
The East 660 feet of the Southwest Quarter of the Northeast Quarter of Section 3, Township 31, Range 23, Anoka County, Minnesota, except the South 990 feet thereof.
All in Anoka County, Minnesota
WHEREAS, the Blaine City Council granted preliminary plat approval on March 19, 2015, subject to the stipulations as contained in Blaine City Council Resolution No. 15-043; 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 Wagamon Ranch per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. Park dedication is required for the 32 new home lots. The park dedication amount, based on the 2015 rate of $3,404 per lot, would result in a total amount of $108,928. This fee must be paid prior to release of the final plat mylars for recording at Anoka County. Future phases of the plat will be recalculated and paid at the park rate in effect at time of Final Plat.
2. A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan.
3. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
4. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
5. Coon Creek Watershed District permit is required prior to the approval of grading plan.
6. The developer shall process 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.
7. As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
8. The Developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, 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. All City streets, exclusive of collector streets, require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width.
9. Standard utility and drainage easements must be dedicated along all lot lines and over ponds, and storm water detention basins. Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
10. All street names to follow the adopted Anoka County grid system.
11. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
12. Execution and recording of a Development Agreement, which sets forth in greater detail these plat conditions as well as other technical and financial responsibilities for the development of this plat.
13. Soil boring information is required for determination of lowest floor elevations.
14. 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.
15. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2015 rate of $5,633/acre for Sanitary Sewer District 6-5 will apply to all upland acreage if platted in 2015.
16. The developer has the responsibility for financial participation in 125th Avenue NE improvements associated with this development. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. Anoka County will specify required improvements in their review. The City has calculated the development potential of all of the developable property, lying north of 125th Avenue and within the current development schedule provided by the 2005 MUSA and has determined the per lot cost associated for the improvements. The 2015 rate of $1,422 per lot will apply to the 32 lots of this plat. A total of $45,504 is due prior to release of the mylars for recording at Anoka County.
17. All of the septic and well systems of the existing homes must meet current building code requirements or the structures will need to be hooked up to City sewer and water. Additionally, the home on Lot 5, Block 4 has a septic system that is located on Outlot E. This home will be required to connect to City sewer and water and abandon the old systems prior to filing a residential final plat for Outlot E.
18. There is an existing home, several accessory structures, septic systems and wells that will be removed on the south end of the plat. Demolition permits must be obtained prior to removal of these items.
19. Lots 16 a/b be platted into two outlots until such time as the underlying roadway easement vacation has been recorded and the grading and street in front of the lot has been extended to make it a functional lot.
20. 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 Wagamon Ranch.
PASSED by the City Council of the City of Blaine this 16th day of April, 2015.