DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 20 ACRES INTO 49 SINGLE FAMILY LOTS AND SEVEN OUTLOTS TO BE KNOWN AS SPRINGBROOK ADDITION AT 129th AVENUE/DUNKIRK STREET NE. SPRINGBROOK LAND, LLC. (CASE FILE NO. 14-0038/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/09/14 |
City Council (1st Reading Rezoning) |
01/22/15 |
City Council (2nd Reading Rezoning, Plat, CUP) |
02/05/15 |
Action Deadline (Extended by City) |
02/27/15 |
Planning Commission
The Planning Commission unanimously recommended approval of the rezoning, preliminary plat and conditional use permit. Several residents spoke at the meeting with concerns about increased traffic on Harpers Street, tree removal and property values.
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 20 acres into a subdivision with a total of 49 new dwelling units. 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 Avenue NE and Dunkirk Street NE.
Neighborhood Description
In summary, Springbrook Addition is proposed to contain the following:
ยท 49- Single-Family 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 or modified two-story and a minimum of 1,400 square feet above grade for a rambler style home. The estimated price range is $350,000-$410,000+. 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 located on the parcel to the north will need legal road access to right-of way in the proposed plat.
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. Over 1000 trees will be removed with the only tree area preserved along the eastern edge of the plat (next to Harpers Park). Tree replacement, based on 20 acres, would require planting 140 trees (7 trees per acre). This is best achieved by requiring as part of the DF zoning approval the planting of 3 trees per lot (147 trees) as shown on the attached landscape plan.
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 all streets, 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 2015 rate will be applied for Sanitary Sewer District 6-5 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 2015 rate will apply to this plat for each of the 49 lots if platted in 2015.
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, subject to appropriate phasing, 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-sac of Dunkirk Court.
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.
A protected plant species (rare plants in the blackberry family) was found within the pre-plat area, in two different locations. A third location is in the area of future development to the north. The plant areas will be fenced off with silt fence and construction fence during construction. At this time, the two locations will remain undisturbed and will remain fenced off until the adjacent homes are completed with sod on the yards. Once the home construction is complete on the adjacent homes the fencing will be removed. There are no easements/buffers required or proposed for the plant areas.
a. Plants "A": This location falls on two lots. Each property owner will have a portion of the plants on their property. Literature will be provided to these homeowners, describing the protected plants.
b. Plants "B": This location falls on two Outlots. Springbrook Land, LLC will remain the owner of the Outlots unless they are sold. A likely buyer of the Outlots would be the adjacent homeowners. If a sale occurs, the plant literature will be provided to the buyers.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Preliminary Plat
Grading Plan
Landscape Plan
Wetland Mitigation Plan
Elevations (5)
Floor Plans (3)
Body
WHEREAS, an application has been filed by Springbrook Land, LLC as subdivision Case File No. 14-0038; and
WHEREAS, said case involves the division of land described as follows:
OUTLOTS A, B, C, D, E AND F HARPERS WEST, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine Planning Commission has reviewed said case file on December 9, 2014; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 14-0038 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on January 22 and February 5, 2014.
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 to Springbrook Land, LLC permitting preparation of a final plat for Springbrook Addition 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 plat, if it ultimately contains 49 lots, would be responsible for the number of units at the 2015 rate, if platted in 2015. The 2014 rate was $1314 per lot. 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 all streets, 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 2015 rate for Sanitary Sewer District 6-5 will apply to all upland acreage within the plat. Area charges to be recalculated for payments in future years as plat phases are approved.
6. Street and utility extensions are required, subject to appropriate phasing, 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-sac of Dunkirk Court.
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. The Developer will need to follow the vacation process for a portion of the existing Dunkirk Street and 129th alignment right-of-ways, prior to final plat.
12. Development requires a National Pollutant Discharge Elimination System (NPDES) Permit from Minnesota Pollution Control Agency (MPCA).
13. 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.
14. The development plan shall indicate all structures will be protected from flooding.
15. CCWD approval is required prior to City approval for construction plans and specifications.
16. As-built surveys shall be required to verify structure elevations, custom grading requirements and final lot grading elevations.
17. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Services.
18. 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.
19. All development signage by separate review.
20. Park dedication is required for this plat at the park rate in effect at the time of each final plat. The 2015 rate is $3,404 per lot, for a total park dedication requirement, if platted in 2015, of $166,796. This payment must be made prior to release of final plat mylars for recording at Anoka County.
21. All wells and septic systems to be properly abandoned per all local and state requirements.
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 Springbrook Addition.
PASSED by City Council of the City of Blaine this 5th day of February 2015.