ITEM: ____ DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 2.86 ACRES INTO FOUR SINGLE FAMILY LOTS TO BE KNOWN AS WILLOWBROOK 5th ADDITION AT 4787 121ST AVENUE NE. CENTRA HOMES (CASE FILE NO. 13-0016/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
01/09/07 |
City Council (1st Reading Rezoning/Concept Plan) |
02/01/07 |
City Council (2nd Reading/Preliminary Plat/CUP |
02/15/07 |
City Council (1st Addition) |
04/05/13 |
City Council (2nd Addition) |
08/07/08 |
City Council (2nd Addition Plat Extension) |
07/09/09 |
City Council (3rd Addition) |
08/06/09 |
City Council (4th Addition) |
05/06/10 |
City Council (5th Addition) |
03/07/13 |
Background
The Willowbrook 5th Addition final plat proposal consists of subdividing approximately 2.86 acres into a subdivision with a total of 4 lots for single-family residential units. This application is the fifth phase of the 100 lot preliminary plat that was approved on February 15, 2007 and proposes 4 single-family homes to be constructed by Centra Homes.
The applicant is proposing fewer lots in the final phase of this development. The preliminary plat included 7 lots on a cul-de-sac in this location. However, after considering the costs and grading of the development the applicant is proposing to reduce the number of lots by three and front the lots on 121st Avenue. This will have final platted 97 lots in the Willobrook development.
The developer is proposing several housing styles with different designs, house sizes, platting requirements, lot sizes, markets and price ranges within the entire Willowbrook development.
Neighborhood Description
In summary, The Willowbrook 5th Addition final plat is proposed to contain the following:
(4) 80-foot wide lots
The single-family product on 80' wide lots will be enhanced with exterior architectural details. The homes will generally include brick and/or stone, and steeper rooflines.
Engineering Items
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, medians, traffic signal installations, and roadway widening improvements. The developer also has responsibility for financial participation in future improvements to Lexington Avenue and to Sunset Avenue. The 2013 rate for these improvements is $1,307 per lot.
The developer will be required to pay District 7 trunk sanitary sewer charges for pre-developed upland area. The 2013 District 7 trunk rate is $5,515 per acre. There are 2.86 acres in the lot and block portion of the plat for a total charge of $15,773.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, public ditches, 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.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheet(s). Plans shall detail wetland(s) information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house (structure) type, and house (structure) elevation information. The development plan shall indicate all structures will be protected from flooding. Supporting wetland delineation report, geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for City review and approval.
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%. Soils in the right-of-way and under driveways must be fully corrected. No clay type soils will be allowed in right-of-way, under driveways, or in infiltration areas.
This site does contain existing wetlands that have been delineated. A permit for the project will need to be received from the Rice Creek Watershed District (RCWD) prior to any final approvals of plans by the City.
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.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The proposed development will no longer qualify for the Green Acres Program and any deferred assessments will become due with recording of final plat with Anoka County.
The final plat is consistent with the approved preliminary plat, Resolution No. 07-22.
Notice of this meeting was sent to the surrounding area.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
PER CHAPTER 74 OF THE SUBDIVISION ORDINANCE
WHEREAS, an application has been filed by Centra Homes as subdivision Case No. 13-0016; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT D, WILLOWBROOK ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on February 15, 2007, subject to the stipulations as contained in Blaine City Council Resolution No. 07-22; 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 Willowbrook 5th Addition per Chapter 74 of the subdivision regulations is hereby granted subject to the following stipulations:
1. Plans and specifications must be approved by the City prior to start of construction.
2. Standard utility and drainage easements must be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, public ditches, drainage swales, and storm water management ponds.
3. 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.
4. 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, medians, traffic signal installations, and roadway widening improvements. The developer also has responsibility for financial participation in future improvements to Lexington Avenue and to Sunset Avenue. Intersection improvement fees become due with Final Plat in the amount of $5,528.
5. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site.
6. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheet(s). Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for City review and approval. Right-of-way and driveways shall be fully soil corrected. Clay type soils may not be used in right-of-way, under driveways or under infiltration basins.
7. The development plan shall indicate all structures will be protected from flooding.
8. A RCWD permit is required prior to City approval of construction plans and specifications.
9. Trunk sanitary sewer charges become due with Final Plat in the amount of $15,773.
10. 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.
11. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
12. Park dedication to be paid for 4 housing units at the 2013 rate of $2,813 per unit. The total park dedication fee is $11,252.
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.
PASSED by the City Council of the City of Blaine this 7th day of March 2013.