DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 4.17 ACRES INTO 13 SINGLE FAMILY LOTS TO BE KNOWN AS HARPERS STREET WOODS 5th ADDITION AT 130th COURT/HARPERS STREET NE. HARPERS STREET WOODS, LLC. (CASE FILE NO. 14-0039/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
02/12/13 |
City Council (Preliminary Plat/CUP) |
03/07/13 |
City Council (2nd Addition) |
03/21/13 |
City Council (3rd Addition) |
09/05/13 |
City Council (4th Addition) |
12/19/13 |
City Council (5th Addition) |
07/10/14 |
Background
The final plat proposal consists of subdividing approximately 4.17 acres into a subdivision with a total of 13 single family lots for single family development. This is the fourth and final phase of the Harpers Street Woods 2nd Addition that was pre-platted for 74 lots in 2013.
Neighborhood Description
In summary, Harpers Street Woods 5th Addition is proposed to contain the following:
ยท 13- Single-Family Lots
The single-family product on the single family lots will be enhanced with exterior architectural details. The homes will include brick, stone, varying gables and hip rooflines. The floor plans would provide a minimum square footage of 1,500 square feet of finished area above grade for a split entry or modified two-story and a minimum of 1,400 square feet above grade for a rambler style home. The estimated price range is $250,000-$300,000+.
The lots will generally be around 70-90 feet wide and 130 feet deep.
Park Dedication to be paid for 13 housing units at the 2013 rate, based on the park outlot purchase agreement, of $2,813 per unit. The total park dedication fee is $36,569.
Engineering Items
Developer installed improvements for this plat shall include construction of 130th Court NE within the plat including necessary sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, 6 foot concrete sidewalks along the south side of 130th Court N. Improvements will also include the construction of Harpers Street to the north edge of the plat including trunk sanitary sewer, trunk water main, storm drainage, 6 foot sidewalk on the east side of Harpers Street NE, 8 foot bituminous trail on the west side of Harpers Street NE, 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.
Access must be maintained to existing parcels on Harpers Street during construction for residents, emergency vehicles, school buses, garbage collection, and other essential services.
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. 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 to be $1,314 per lot (2014 rate). This plat contains 13 lots for a total responsibility of $17,082 if platted in 2014.
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. Harpers Street is a State Aid route for the city and will need to be constructed as a 34 foot back of curb to back of curb to meet State Aid Standards to allow for parking on one side.
Street and utility extensions are required to the edges of the plat for future connections 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.
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) review and permit are required for this plat, prior to any construction activity.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The Final Plat for Harpers Woods 5th Addition is consistent with the preliminary plat approval granted by the City Council on March 7, 2013.
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. 14-0039
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOT B, HARPERS STREET WOODS 2nd ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on March 7, 2013, subject to the stipulations as contained in Blaine City Council Resolution No. 13-026; 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 Street Woods 5th Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the following stipulations:
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. The City has calculated the development potential of all the developable property lying north of 125th Avenue and within the current development scheduled provided by the 2005 MUSA and has determined the per lot cost associated for the improvements to be $1,314 per lot (2014 rate). The plat therefore has a responsibility for 13 lots for a total of $17,082. Plans and specifications must be approved by the City prior to start of construction.
3. Sidewalk shall be constructed at 6 foot in width on the south side of 130th Court and the east side of Harpers Street along with a 8 foot bituminous trail on the west side of Harpers Street.
4. Right-of-way for Harpers Street will remain at 66 feet in width.
5. Trunk sanitary sewer area charges become due with platting of upland acreage. The 2014 rate for Sanitary Sewer District 6-5 is $5,205 per upland acre and will be calculated on the platted lots.
6. 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.
7. 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%.
8. The Developer 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 ensure access.
9. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
10. 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.
11. The development plan shall indicate all structures will be protected from flooding.
12. A CCWD permit is required prior to City approval for construction plans and specifications.
13. As-built surveys shall be required to verify structure elevations, custom grading requirements and final lot grading elevations.
14. Park Dedication to be paid for 13 housing units at the 2013 rate of $2,813 per unit. The total park dedication fee is $36,569.
15. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Services.
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. Development of all lots and homes to be consistent with CUP Resolution No. 13-0027.
20. 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.
21. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents and agreements related to the approval, recording, release or administration of this plat.
PASSED by the City Council of the City of Blaine this 10th day of July 2014.