ITEM: 11.6 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
FINAL PLAT APPROVAL TO SUBDIVIDE 3.44 ACRES INTO 15 SINGLE FAMILY LOTS TO BE KNOWN AS HARPERS STREET WOODS 3rd ADDITION AT HARPERS STREET/129th LANE NE. CAPSTONE HOMES. (CASE FILE NO. 13-0050/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 |
Background
The final plat proposal consists of subdividing approximately 3.44 acres into a subdivision with a total of 15 single family lots for single family development. This is the second phase of the Harpers Street Weeds 2nd Addition that was pre-platted for 74 lots earlier this year.
Neighborhood Description
In summary, Harpers Street Woods 3rd Addition is proposed to contain the following:
ยท 15- Single-Family Lots
The single-family product on approximately 70 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 $250,000-$300,000+. Capstone Homes is planning to be the primary builder within this development, but may open the development to other builders.
The lots will generally be around 70 feet wide and 136 feet deep.
Park Dedication to be paid for 15 housing units at the 2013 rate of $2,813 per unit. The total park dedication fee is $42,195.
Engineering Items
Developer installed improvements for this plat shall include construction of 129th Lane (west of Harpers) 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 east side of Harpers Street and north side of 129th Lane, 8 foot bituminous trail along the west side of Harpers 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 upland acreage. The 2013 rate for Sanitary Sewer District 6-5 is $5,179 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. 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 to be $1,307 per lot (2013 rate). This plat contains 15 lots for a total responsibility of $19,608 if platted in 2013.
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.
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 3rd 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 Capstone Homes as subdivision Case No. 13-0050
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
OUTLOTS C AND D, 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 3rd 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. 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 to be $1,307 per lot (2013 rate). The plat therefore has a responsibility for 15 lots or a total of $19,608. Outlots that are re-platted in the future will be subject to the financial participation fee in effect at the time of re-platting.
3. The plat shall also require construction of 129th Lane NE (west of Harpers) including all necessary sanitary sewer, water main, lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure.
4. The developer shall construct a six foot concrete sidewalk along the north side of 129th Lane NE. An 8 foot bituminous trail is required along the west side of Harpers Street.
5. Plans and specifications must be approved by the City prior to start of construction.
6. Right-of-way for Harpers Street will remain at 66 feet in width.
7. Trunk sanitary sewer area charges become due with platting of upland acreage. The 2013 rate for Sanitary Sewer District 6-5 is $5,179 per upland acre and will be calculated on the platted lots.
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. A 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. Park Dedication to be paid for 15 housing units at the 2013 rate of $2,813 per unit. The total park dedication fee is $42,195.
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. All wells and septic systems to be properly abandoned per all local and state requirements.
21. 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.
22. 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 5th day of September 2013.