Adopt Resolution #16-04-076 Approving Final Plat for Northfork Alpine Addition

General: The purpose of this file is to review the official Final Plat prepared by Roshell Engineering, LLC. for the purpose of a four lot subdivision located on Alpine Drive within the Northfork Planned Unit Development. 
 
Applications & Assumptions: Final Plat Review is the third and final of several steps in reviewing a Minor Plat, which include:
1.      Sketch Plan Review
2.      Preliminary Plat
3.      Final Plat
 
This case is being reviewed per City Code Section 117-111 entitled R-1 Residential District, and Chapter 117, Article III entitled Subdivisions. This property also lies within the Northfork Alpine Addition Planned Unit Development district.
 
Comprehensive Plan: The Property is guided for R-1 Rural Developing in the Comprehensive Plan. The intent of the Rural Developing land use designation is to allow for the construction of single-family dwellings without access to municipal sewer and water. All developing lots located within the Northfork PUD areas shall be served with individual septic systems and wells. The proposed use appears to be consistent with this land use guidance.
 
Zoning: The Property is currently zoned as Planned Unit Development. This allows for the development of single family, detached dwellings. The property is also located in the Shoreland Overlay District for Lake Itasca. The original PUD specified a maximum number of lots that would be allowed. Of those lots, 21 remain available. The proposed density is 0.42 lot per 1 net developable acre.

The Planning Commission held a public hearing on the proposed preliminary plat and notice was given to property owners within 350 feet of the property. The DNR was also notified, as this property is located within the shoreland overlay district.

Dimensional Standards. When preparing the Final Plat, the Developer must demonstrate compliance with the following bulk standards for the Northfork Planned Unit Development (PUD). It appears that the subdivision complies with the standards specified in the PUD.

Standard	Requirement
Minimum Lot Area	43,560 square feet (per PUD)
Density	21 remaining lots allowed within PUD
Minimum Lot Width	50 feet (on Cul-de-Sac, per PUD)
Minimum Front Yard Setback	40 feet
Minimum Side Yard Setback (habitable)	10 feet
Minimum Side Yard Setback (uninhabitable)	10 feet
Minimum Side Yard Setback on Corner Lot	40 feet
Minimum Rear Yard Setback	40 feet
Maximum Building Coverage	35%
Maximum Driveway Width at Street	30 feet (24 feet cul-de-sacs)
Maximum # of Driveways	2
Accessory Structure Setbacks
Minimum Front Yard Setbacks	40 feet or same as principal structure (whichever is greater)
Minimum Rear Yard Setback	5 feet (but must remain outside of drainage and utility easements)
Minimum Side Yard Setback	10 feet
Minimum Side Yard Setback on Corner Lot	40 feet

 
 
Streets and Access: The plat proposes to gain access from a cul-de-sac off of Alpine Drive NW. This would meet city standards for Cul-de-Sac length and right-of-way width. The development accesses Alpine Drive, and proposes constructing a cul-de-sac to provide street frontage for the lots.  The street will be an urban section with concrete curb and gutter.  Catch basins will be installed at the intersection of the new street with Alpine Drive to catch runoff from the development. Staff offers the following comments on the Street/Storm Sewer plan:

1. The existing curb and gutter must be saw cut prior to removal for the new street entrance.
2. The existing pavement must be saw cut for the new street connection.
3. The existing wear course must be milled 18 inches wide and 1.5 inches deep parallel to the bituminous saw cut. See City patching detail.
4. The project engineer must provide a Stop Sign Distance Exhibit to be included with the Final Plat. Staff notes that the developer will need to provide a name for the proposed cul-de-sac.
5. A general legend is present on every sheet.  The legend must show every symbol on the sheet.  Unneeded symbols must be removed from the sheet.

 
Grading and Drainage Plans:  Staff offers the following comments on the Grading plan:
 

1. The maximum slope shall not exceed one foot vertical to four feet horizontal. .
2. The pond should be moved farther east on lot 4 or the area reserved for the septic system should be made narrower and longer to provide a route to the back yard if the future homeowner desires to build a shed there.
3. A note must be added to the sheet: “The drainfield and alternate areas shown must be protected with fencing prior to any grading on the site.”
4. The first line of the landscaping notes is incomplete and must be corrected.

 
Septic/Drainfield. The current plan proposes each of the four lots to have individual septic systems, which meets city standards. During the Preliminary Plat process, the applicant was instructed to show secondary locations for both septic and drainfields on the Final Plat. Staff notes that the Applicant did not provide the requested secondary locations.
 
Wells. The locations of proposed wells are shown on the Final Plat, and they appear to be placed appropriately.
 
Park Dedication and Trail Development Fees. Per the approved Master Park Agreement, Park Dedication and Trail Development Fee obligations have been satisfied. The agreement approved by the City Council on December 8, 2015 has been executed. However, there was an issue on recording of the agreement. Recording of the plat shall be contingent upon final recording of said agreement.
 
Stormwater Management and Fee. A Stormwater Trunk Fee in the amount of $459 per lot is due on the project. The total trunk charge shall be $1,836 for the project per 2016 Rates and Charges. The training records for the individuals listed in the SWPPP must be included in the contract documents.  The information for the contractor’s key personnel must be added to the sheets when it becomes available.  Provide the City with a copy of the updated sheet. This project will require an NPDES Construction Stormwater Permit.  Provide the City with a copy of the Coverage Card.
 
Specifications:  Staff offers the following comments on the Specifications and Details:
 

1. The Special Provisions list the wrong address and phone numbers for the Gopher State One-call notification system.  Update this information.
2. The testing section lists Watermain and Sanitary Sewer.  This project will have wells and septic systems.  Remove these references.
3. The permits list includes Watermain and Sanitary Sewer.  Remove these references.
4. The details used must be the most current Ramsey standard details.
5. The water service and water valve details are not applicable to this project and must be removed. 
6. The 5 sheet MNDOT pedestrian ramp detail must be added.  The sheets must be legible.
7. An individual detail is required for each pedestrian ramp showing dimensions, elevations and slopes.

 
Additional Improvements/Trail. There is currently a trail running immediately to the north of the proposed subdivision. In compiling with the Parks, Trails, and Open Space plans for the City, proposed subdivisions should connect to existing trail systems. The Final Plat shows a connection between Block 1, Lot 2 and Block 2, Lot 1 to the existing trail that is located north of the subdivision and the trail is shown in a proposed Outlot.
 
Environmental Policy Board (EPB) Comments. Upon review of the Preliminary Plat, the board asked the developer to consider sliding the stormwater pond on Lot 4 to the east, with the intent of creating maximum separation from the proposed drainfield location. No change was shown on the Final Plat.

No funding is being requested for this development. All costs associated with processing the Application are the responsibility of the Applicant.

Recommendation. City Staff is recommending that the City Council approve the Final Plat contingent upon the following items:
 

• The applicant shall provide a street name for the proposed cul-de-sac
• The applicant shall provide secondary locations for septic drainfields
• The applicant shall submit revised plans and specifications, per comments above,  before construction begins.

Next Steps. Before issuance of building rights, the Applicant will be required to enter into a Development Agreement with the City to ensure the timely construction of required improvements. The Development Agreement will also require a financial surety in the amount of 125% of the cost of required improvements. The financial surety shall be in the form of a Letter of Credit or cash escrow only. The Development Agreement will also require an Engineering Inspection Fee of 5% of the cost of required improvements. The escrow must be in the form of a cash escrow. Following approval of the final plat by the council, the zoning administrator shall promptly notify the subdivider of said approval and furnish him with a copy of the resolution approving said plat. Within two years following final plat approval, the final plat shall be recorded with the county recorder or county registrar of titles. The subdivider shall furnish the zoning administrator with three Mylar copies of the final plat as recorded. In addition, the subdivider shall provide the city with one Mylar to be used be the city for assigning street addresses. The subdivider shall provide the zoning administrator with an abstract of title or registered property abstract, certified to date, evidencing ownership of the premises involved in the plat. The city attorney shall state an opinion as to the title of the premises involved.

Motion to adopt Resolution #16-04-076 approving the Final Plat for Northfork Alpine Addition, subject to the conditions in the staff report, and direct staff to enter into a Development Agreement with the Applicant.