DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY 28.05 ACRES INTO 61 SINGLE FAMILY LOTS AND TWO (2) OUTLOTS TO BE KNOWN AS SPRINGBROOK PHASE 2. SPRINGBROOK LAND LLC. (CASE FILE NO. 18-0001/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
02/13/18 |
|
City Council (1st Reading Rezone) |
03/01/15 |
|
City Council (2nd Reading Rezone/Plat/CUP) |
03/15/18 |
|
City Council (Final Plat) |
04/05/18 |
|
Action Deadline |
04/14/18 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
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 preliminary plat proposal consists of subdividing approximately 28 acres into a subdivision with a total of 60 new dwelling units and one lot for an existing home. This application proposes single-family homes.
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 alignments of 129th Lane NE and Dunkirk Street NE.
Neighborhood Description
In summary, Springbrook-Phase 2 is proposed to contain the following:
• 61- Single-Family Lots (60 new lots)
The single-family product on generally 70-80 foot wide 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, modified two-story, two story or rambler. The estimated price range is $340,000-$450,000+. Capstone Homes is planning to be the primary builder within this development, but may open the development to other builders.
All single-family units are proposed to be constructed with a 25-foot front yard setbacks and 30-rear yard setbacks. The lots will generally be around 70-80 feet wide and 125 feet deep. The existing home will be retained on Lot 31 and will meet all required setback standards.
The existing detached accessory building located on proposed Lots 19 and 20 Block 2 will need to be removed prior to the phase of Springbrook 2nd Addition that records a final plat for Lots 19 and 20 Block 2 or no later than December 31, 2018, whichever comes first.
Dunkirk Circle right-of-way and a lot (not an outlot) will need to be final platted in the 1st phase to provide legal road access for the existing home and a lot for the existing home.
Because of the extensive grading effort required over almost all of the 20 acres to meet the market demand for walk-out and look-out style homes there is significant tree removal. Tree replacement, based on 20 acres, would require planting 160 trees (8 trees per acre). This is best achieved by requiring as part of the DF zoning approval the planting of 3 trees per lot (180 trees).
Engineering Items
Developer installed improvements shall include construction of all streets within the plat including 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 Flanders Street and 129th Lane 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 2018 rate for Sanitary Sewer District 6-5 is $6,229 per upland acre.
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 plat 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 per lot is $1,573 per lot. The plat will be charged at the 2018 rate for the number of lots that are platted in 2018.
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.
Street and utility extensions are required to the edges of the plat for future connections to the adjacent parcels.
Sidewalks (6-foot) will be constructed on one side of all streets with the exception of the short cul-de-sacs of Coral Sea Court and Dunkirk Circle.
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.
Coon Creek Watershed District (CCWD) will need to approve and permit this plat, prior to any site work. The developer has applied to the watershed for permit and is in their process.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The applicant has proposed a preliminary plat that proposes a cul-de-sac in the northwest corner of the plat. The applicant, watershed and City staff has determined that the impact of the ditch/wetland area to extend a street to the northwest corner of the plat providing access to the property to the north is not very feasible.
A trail connection from Flanders Court to the cul-de-sac from the adjacent plat (Wagamon Ranch) will be required to provide pedestrian access between neighborhoods for better connectivity to Harpers Park. The trail/boardwalk will be required to be constructed with the addition of the plat that constructs Flanders Court cul-de-sac and/or the cul-de-sac to the north.
The existing home on Lot 31 Block 2 will continue to use the well and septic that is located on proposed Lots 30 and 31 Block 2 and Flanders Court right of way. The existing house will be able to continue to use the existing septic until Flanders Street right of way and Lot 30 is platted in the future. The existing home will be required to connect to City water when the lots located on Dunkirk Circle are platted and Dunkirk Circle is constructed with utilities.
Recommendation
By motion, approve the Resolution.
Attachments
See Report for Rezone
Body
WHEREAS, an application has been filed by Springbrook Land LLC as subdivision Case File No. 18-0001; and
WHEREAS, said case involves the division of land described as follows:
Lot 1, Block 1, Harpers West, Anoka County, Minnesota
Together with:
OUTLOTS E, F and G, Springbrook, Anoka County, Minnesota
WHEREAS, the Blaine Planning Commission has reviewed said case file on February 13, 2018; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 18-0001 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on March 15, 2018.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Springbrook Phase 2 permitting preparation of a final plat for approval per Section 74-43 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 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. The 2018 rate is $1,573 per lot. This plat will be charged the 2018 rate for the number of lots that are platted in 2018. Payment rate to be recalculated for plats approved in future years.
3. Development installed improvements shall include construction of all streets within the plat, also including sanitary sewer and water main, with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, six foot concrete sidewalks along Flanders Court and 129th Lane NE, street lights, mailboxes, traffic control signals, 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 at the rate in effect at time of plat approval. The 2018 rate for Sanitary Sewer District 6-5 is $6,229 per upland acre. This plat will be charged the 2018 rate for the number of lots that are platted in 2018. Area charges to be recalculated for payments in future years as plat phases are approved.
6. Street and utility extensions are required to the edges of the plat for future connections to adjacent parcels.
7. Sidewalks (6-foot) will be constructed on one side of all streets with the exception of the short cul-de-sacs of Coral Sea Court and Dunkirk Circle.
8. 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.
9. 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%.
10. 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.
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. CCWD permit is required prior to City approval for 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 the City and US Postal Services.
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. Park dedication is required for this plat at the rate in effect at the time of each final plat. The 2018 rate is $4,320 per lot, for a total park dedication requirement, based on 60 lots, of $259,200. This payment must be made prior to release of final plat mylars for recording at Anoka County.
20. All wells and septic systems to be properly abandoned per all local and state requirements.
21. The existing detached accessory building located on proposed Lots 19 and 20 Block 2 will need to be removed prior to the phase of Springbrook 2nd Addition that records a final plat for Lots 19 and 20 Block 2 or no later than December 31, 2018, whichever comes first.
22. The existing home on Lot 31 Block 2 will continue to use the well and septic that is located on proposed Lots 30 and 31 Block 2 and Flanders Street right of way. The existing house will be able to continue to use the existing septic until Flanders Street right of way and Lot 30 is platted in the future. The existing home will be required to connect to City water when the lots located on Dunkirk Circle are platted and Dunkirk Circle is constructed with utilities. A $20,000 escrow is required to cover sewer installation in the event that the septic system fails. A letter from Springbrook Land, LLC and Mohs acknowledging the septic field is outside Lot 31 Block 2. The letter should also state estimated time of removal.
23. Dunkirk Circle right-of-way and a lot (not an outlot) will need to be final platted in the 1st phase to provide legal street access and platted lot for the existing home.
24. A trail connection from Flanders Court to cul-de-sac to the adjacent plat of Wagamon Ranch will be required to provide pedestrian connectivity between plats. This trail connection will be required to be placed at a location approved by the City and will be required to be constructed with the addition of the plat that constructs Flanders Court cul-de-sac and/or the cul-de-sac to the north. The City acknowledges that the cost of this connection is between $90,000-$110,000 and agrees to utilize up to 10 lots of park dedication credit from future plat phase (value of $43,200 if constructed in 2018) to support the construction of this pedestrian connection.
25. 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.
26. 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 Springbrook Phase 2.
PASSED by City Council of the City of Blaine this 15th day of March, 2018.