DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 4.51 ACRES INTO 12 SINGLE FAMILY LOTS AND ONE OUTLOT TO BE KNOWN AS WILLOWFIELD ADDITION AT 12651 HARPERS STREET NE. (CASE FILE NO. 15-0008/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
02/10/15 |
City Council (Preliminary Plat/CUP) |
03/05/15 |
City Council (Final Plat) |
04/16/15 |
Background
The North East Area Plan Amendment, approved in October of 2002, created a land use designation of LDR (Low Density Residential) for the area included within this plat. The Harpers Street Development Guide Plan was adopted by the City Council in mid 2005.
The land was originally preliminary platted as a part of a larger plat known as Harpers Woods. This area was never final platted due to a turn in the economy.
The final plat proposal consists of subdividing approximately 4.5 acres into a subdivision with a total of 12 dwelling units and one outlot. This application proposes single-family homes. Park Dedication will be required as part of the platting.
Because the developer is proposing different housing styles with different design issues, platting requirements, lot sizes, markets and price ranges, the existing DF (Development Flex) zoning is proposed to establish the minimum standards for each of these areas. The flexibility provided by the DF zoning forms the basis of the Harpers Street Development Guide Plan.
The proposed plat is located along the 126th Lane alignment, east of Harpers Street NE.
Engineering Items
Developer installed improvements shall include construction of all streets within the plat including lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, 6 foot concrete sidewalks along north side of 126th Lane and west side of Jamestown Street, 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 2015 rate for Sanitary Sewer District 6-5 is $5,633/acre and will apply to all 4.51upland acres for a total charge of $25,404. This becomes due prior to the release of the mylars for recording at Anoka County.
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 is $1,422/unit and will apply to the 12 lots is this plat for a total charge of $17,064. This becomes due prior to the release of the mylars for recording at Anoka County.
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.
Street and utility extensions are required to the edges of the plat to connection to the adjacent parcels.
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. Developer to verify normal ground water elevation in ponds. If the "Normal Ground Water Elevation" does not match the "Normal Water Elevation" that the 10:1 safety bench is designed at, provide a dense vegetative buffer strip between the two elevations. Developer shall submit a buffer strip seed mix design for review. All pond slopes shall be 4:1 except below Normal Ground Water Elevation, which can be 3:1.
Developer will need to create a temporary storm pond (two lots at the southwest corner of the plat) that will need to be maintained and contained within an Outlot until a regional storm sewer system is constructed. The developer of the Willowfield plat will also have the responsibility to pay for its portion of the future costs of the Harpers Street Area regional storm sewer system project.
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 a 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 that indicate existing drainage patterns are being 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.
A Coon Creek Watershed District (CCWD) permit is required prior to the start of any site work.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The plat contains a significant number of trees that will be removed as part of the grading for lots and storm water improvements. The City's tree replacement requirements would require 36 (eight trees per acre) to be replaced. The 14 lots (with four corner lots) would normally plant 32 trees. Four additional trees will be required to be planted within the plat.
The final plat is consistent with the approved preliminary plat, Resolution No. 15-034.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Harpers Street Woods, LLC as subdivision Case No. 15-0008; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
THE EAST 660 FEET OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 31, RANGE 23, ANOKA COUNTY, MINNESOTA, EXCEPT THE SOUTH 990 FEET THEREOF, AND EXCEPT THE WEST 66 FEET THEREOF.
WHEREAS, the Blaine City Council granted preliminary plat approval on March 5, 2015 subject to the stipulations as contained in Blaine City Council Resolution No. 15-034; 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 development name 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. 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 as part of 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/unit will apply to the 12 lots of this plat for a total of $17,064 and becomes due prior to the release of the mylars for recording at Anoka County.
3. Developer installed improvements shall include construction of 126th Lane and Jamestown Street within the plat including lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, 6 foot concrete sidewalks along the west side of Jamestown Street, north side of 126th Lane, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items.
4. Plans and specifications must be approved by the City prior to start of construction.
5. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2015 rate for Sanitary Sewer District 6-5 is $5,633/acre and will apply to all 4.51upland acres for a total charge of $25,404. This charge becomes due prior to the release of the mylars for recoding at Anoka County.
6. Street and utility extensions are required to the edges of the plat for connection to adjacent parcels.
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. 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%.
9. 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.
10. Developer to create a temporary storm sewer pond on an outlot until a regional storm sewer pond is created at which time the outlot could be further developed into lots.
11. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
12. 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.
13. The development plan shall indicate all structures will be protected from flooding.
14. A CCWD permit is required prior to City approval of construction plans and specifications.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
17. 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.
18. All development signage by separate review.
19. All wells and septic systems to be properly abandoned per all local and state requirements.
20. Park dedication is required for each of the 12 lots at the rate in effect at time of Final Plat. The 2015 rate is $3,404 per lot or $47,656 if platted and paid in 2015.
21. 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.
22. 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 Willowfield Addition.
PASSED by the City Council of the City of Blaine this 16th day of April 2015.