DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
FINAL PLAT APPROVAL TO SUBDIVIDE 5.3 ACRES INTO EIGHT (8) LOTS AND ONE (1) OUTLOT TO BE KNOWN AS DEER POND AT 12850 DUNKIRK STREET NE. FIVE STAR GROUP, LLC. (CASE FILE NO. 17-0025/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
10/10/17 |
|
City Council (Preliminary Plat) |
11/02/17 |
|
City Council (Final Plat) |
03/01/18 |
Background
The final plat proposal consists of subdividing approximately 5.3 acres into a subdivision with a total of eight (8) dwelling units. This application proposes single-family homes consistent with the DF zoning and LDR land use designation.
The proposed plat is located along the 128th Lane alignment, west of Harpers Street NE. As part of the platting Park Dedication will be required for the eight (8) lots that are created.
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, bituminous streets with concrete curb and gutter, 6 foot concrete sidewalks along south side of 128th Lane and east side of Coral Sea 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 4.69 acres of upland. The 2018 rate for Sanitary Sewer District 6-5 is $6,229 per upland acre for a total due of $29,214 if platted in 2018. This amount is due prior to the release of mylars for recording at the county.
The developer has responsibility for the City’s financial participation in 125th Avenue NE improvements associated with the traffic that is generated from this development. 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 per lot cost associated for the improvements. The 2018 rate of $1,573 will apply to this plat for the 8 lots for a total of $12,584, if platted in 2018. This amount is due prior to release of mylars for recording at the 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. 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.
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 any plan approval by the City.
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 38 trees (eight trees per acre) (4.8 disturbed acres) to be replaced. The Developer is required to plant three trees per lot for the overall plat which will account for 24 of the replacement trees. A landscape plan for the remaining 14 trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County, or the Developer can make a cash payment of $4,200 ($300 per tree) to the City’s reforestation fund.
The final plat is consistent with the approved preliminary plat, Resolution No. 17-155.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Five Star Group, LLC as subdivision Case No. 17-0025; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The Northeast Quarter of the Southwest Quarter of Section 3, Township 31, Range 23, EXCEPT the South 990 feet thereof, also EXCEPT the East 660 feet of said Northeast Quarter of the Southwest Quarter.
And
Outlot B, HARPERS STREET WOODS, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on November 2, 2017, subject to the stipulations as contained in Blaine City Council Resolution No. 17-0025; 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 Deer Pond 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 2018 rate is $1,573 per lot. The total for the 8 lots is $12,584, if platted in 2018.
3. Developer installed improvements shall include construction of 128th Lane and Coral Sea Street within the plat including lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, bituminous streets with concrete curb and gutter, 6 foot concrete sidewalks along the east side of Coral Sea Street, south side of 128th 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 2018 rate for Sanitary Sewer District 6-5 is $6,229 per upland acre. The total for the 4.69 upland acres is $29,214 if platted in 2018.
6. Street and utility extensions are required to the edges of the plat for future 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. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
11. 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.
12. The development plan shall indicate all structures will be protected from flooding.
13. CCWD approval is required prior to City Council consideration of preliminary plat and a CCWD permit is required prior to City approval of construction plans and specifications.
14. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
15. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
16. 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.
17. All development signage by separate review.
18. All wells and septic systems to be properly abandoned per all local and state requirements.
19. All structures on the parcel to be removed prior to the plat being released for recording with Anoka County.
20. Park dedication is required for each of the eight (8) lots at the rate in effect at time of Final Plat. The 2018 rate is $4,320 per lot or $34,560 if platted and paid in 2018.
21. The developer must meet the City’s Tree Preservation requirements by planting 38 replacement trees for the lots that were preliminary platted (eight trees per acre x 4.8 disturbed acres). The Developer is required to plant three trees per lot for the overall preliminary plat which will account for 24 of the replacement trees. A landscape plan for the remaining 14 trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County, or the Developer can make a cash payment of $4,200 to the City’s reforestation fund.
22. 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.
23. 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 Deer Pond.
PASSED by the City Council of the City of Blaine this 1st day of March, 2018.