ITEM: 11.3 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
FINAL PLAT APPROVAL TO SUBDIVIDE 4.51 ACRES INTO 13 SINGLE FAMILY LOTS TO BE KNOWN AS HARPERS GROVE SECOND ADDITION AT 3041 128th AVENUE NE. AL AND JULIE NESKE. (CASE FILE NO. 08-24/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
07/08/08 |
City Council (Pre Plat and CUP) |
08/07/08 |
City Council (Pre Plat Extension) |
02/05/09 |
City Council (Pre Plat Extension) |
08/06/09 |
City Council (Pre Plat and CUP Extension) |
07/15/10 |
City Council (Final Plat) |
04/21/11 |
City Council (Final Plat 2nd Addition) |
02/20/14 |
Background
In August of 2008, the applicant received approval of a preliminary plat from the City Council for a subdivision known as Harpers Grove that included 4.51 acres and 13 lots. In February 2009, August 2009, and July 2010 the applicant received preliminary plat extensions. In 2011 the property owners separated their home from the development property by creating an outlot plat. The plat consisted of one lot for the existing home and two outlots for future development.
The applicant is proposing to subdivide the two outlots and one lot into 13 single family lots.
There is one existing home within the plat that is currently located at 3041 128th Avenue NE and will need to be removed or relocated as it's location does not conform to the plat. The applicant has stated that he will be relocating the existing home, likely to one of the 13 lots, at some time within the next year. A Conditional Use Permit will required for the relocation of the existing house if the home is relocated to any other location within the City of Blaine other than the existing parcel (Lots 1-13 Harpers Grove Second Addition). The plat approval has been written to require the existing home will be moved within one year of the first building permit being issued for the plat. No building permits will be issued for Lots 7, 8, and 13 until the existing home has been removed or relocated to an appropriate lot meeting all setbacks. Also, no building permits will be issued for Lot 12 until the existing detached accessory building has been removed.
The parcel is zoned DF (Development Flex) and is covered by development standards that were established with the issuance of the original CUP and extensions.
Because of the length of time between the various approvals and extensions public notice of this meeting has been sent to the surrounding property owners.
Engineering Items
The plat involves the construction of Flanders Court within the plat. Lots will be accessed off of Flanders Court, 128th Avenue NE, and Harpers Street. 128th Avenue NE and Harpers Street are existing streets in this neighborhood.
Custom grading is proposed to preserve the trees to the maximum extent possible.
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 sidewalk along the north side of 128th Avenue, 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 2014 rate for Sanitary Sewer District 6-5 is $5,205 per upland acre.
Sanitary sewer and water main to serve this plat were previously constructed on 128th Avenue and on Harpers Street by Oakwood Land Development with the plat of Harpers Street Woods. Connection charges will be collected with building permits for lots in the plat that connect to these improvements. The City will reimburse Oakwood Land these connection charges as collected for five years from the date the improvements were accepted (November 2011). The 2014 rates for charges are: water lateral $3,580; water service $921; sanitary lateral $4,060; sanitary service $684.
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 2014 rate for the intersection improvements is $1,314 per lot.
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.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of 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%. Rear yard swales shall be a minimum 1% grade.
A Coon Creek Watershed permit is required prior to City approval of plans.
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. Structure elevations shall meet the requirements set forth in the City's Comprehensive Water Resource Management Plan. 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.
The final plat is consistent with the approved preliminary plat Resolution No. 08-104.
Recommendation
By motion, approve the Resolution.
Attachments
Location Map
Final Plat
Body
WHEREAS, an application has been filed by Artisan Development Inc. as subdivision Case No. 08-24; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
LOT 1, BLOCK 1, OUTLOT A AND OUTLOT B, HARPERS GROVE, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on August 7, 2008, subject to the stipulations as contained in Blaine City Council Resolution No. 08-104; 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 Harpers Grove 2nd Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The developer has responsibility for financial participation in Harpers Street intersection with 125th Avenue improvements associated with this development. This includes, but is not limited to, intersection improvements, traffic signal installations, and roadway widening improvements. The 2014 rate for the improvements is $1,314 per lot. For the 13 lots in the plat, the total charge is $17,082.
2. Developer installed improvements shall include 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' concrete sidewalk, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items.
3. Plans and specifications must be approved by the City prior to start of construction.
4. Standard utility and drainage easements must be dedicated along all lot lines and over areas of infiltration trenches, drainage swales, and storm water management ponds.
5. Each lot shall have a minimum rear yard area behind each structure of a minimum of 30 feet from the structure at a maximum grade of 5%. Rear yard swale grades shall be a minimum of 1%.
6. 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.
7. A permit from the Coon Creek Watershed District is required prior to plan approval from the City.
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. The storm pond outlet needs to be relocated.
10. The development plan shall indicate all structures will be protected from flooding. Trunk sanitary sewer area charges become due with platting for upland acreage. The 2014 rate for Sanitary Sewer District 6-5 is $5,205 per acre. There are 4.51 acres in the plat for a total charge of $23,474.
11. Connection charges will be collected with building permits for lots in the plat for improvements constructed by others that serve the plat for five years from the date the improvements were accepted (November 2011). The 2014 rates for charges are: water lateral $3,580; water service $921; sanitary lateral $4,060 and sanitary service $684.
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 City and US Postal Service.
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. All wells and septic systems to be properly abandoned per all local and state requirements.
17. 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.
18. Park dedication to be paid for 12 housing units at the 2014 rate of $3,094 per unit prior to the plat being released for recording with Anoka County. The total park dedication fee is $37,128.
19. The existing home to be moved within one year of the first building permit being issued for the plat. No building permits will be issued for Lots 7, 8, and 13 until the existing home has been removed or relocated and meeting all requirements on an appropriate lot within the plat.
20. No building permits to be issued for Lot 12 until the existing accessory building has been removed.
21. Flanders Street to be named and platted as Flanders Court as it is now a cul-de-sac.
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 Harpers Grove Second Addition.
PASSED by the City Council of the City of Blaine this 20th day of February 2014.