Development Business - Lori Johnson, City Planner
Title
Granting Final Plat Approval to Subdivide a 6.7 Acre Parcel into 44 Townhome Lots and Four Outlots to be Known as Revere Park, Located at 122nd Avenue NE and Fraizer Street NE. AKM Farm LLC (Pulte Homes) (Case File No. 21-0012/SLK)
Executive Summary
This application is a request to final plat a 6.7 acre parcel into 44 townhome lots and four outlots. The final plat is consistent with the preliminary plat approved in February 2021. This development was previously known as Haverhill, but the developer would like to change the name to Revere Park.
Schedule of Actions
|
Planning Commission (Public Hearing) |
01/12/21 |
|
City Council (Preliminary Plat) |
02/01/21 |
|
City Council (Final Plat) |
03/01/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
The applicant, Pulte Homes is proposing to subdivide an existing outlot into 44 townhome units and four outlots. The final plat includes four outlots for drainage, ponding, and private roadways.
Park dedication will be required for each unit being constructed. The 2021 park dedication rate is $4,449 per unit, so if the fee is paid in 2021, the total amount due is $195,756.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items.
The site has an existing six-foot wide concrete sidewalk along the east side of Fraizer Street and along the north side of 122nd Avenue.
The Developer will need to adhere to all requirements for construction and setbacks as outlined by the Minnesota Department of Health and the Department of Natural Resources as they refer to municipal wells.
Site Plan approval will be required for this development before any work is performed on site. This will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
The final plat is consistent with the approved preliminary plat, Resolution No. 21-0016.
Strategic Plan Relationship
This item is consistent with the strategic plan goal related to maintaining current growth in the northeast area of the City.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There was one comment at the public hearing related to the project being a great fit for the surrounding neighborhood. Planning Commission review is not required for a final plat.
Financial Impact
Not Applicable.
Public Outreach/Input
Pulte Homes held a neighborhood meeting (virtually) for the surrounding neighborhood to learn about the project on December 15, 2020 per the City’s Neighborhood Meeting Policy. The applicant stated that approximately 15 people attended the virtual meeting. The people attending asked four questions and did not provide any comments. The questions were related to value of the units adjacent to the ponds, the setback along Fraizer Street, how many accesses will be provided to the proposed townhome development, and what company will be managing the Homeowners Association.
The same neighborhood group was also notified of the public hearing for the preliminary plat. No notification is required for final plats.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by AKM FARM LLC (Pulte Homes) as subdivision Case File No. 20-0040; and
WHEREAS, said case involves the division of land described as follows:
PARCEL 1:
OUTLOT E, PARKSIDE NORTH 2ND ADDITION
AND
PARCEL 2:
OUTLOT F, PARKSIDE NORTH 5TH ADDITION
WHEREAS, the Blaine City Council granted preliminary plat approval on February 1, 2021, subject to the stipulations as contained in Blaine City Council Resolution No. 21-016; 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 Revere Park per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. The applicant will be required to pay park dedication for the 44 new lots within this plat. If paid in 2021 the amount will be $4,449 per lot, for total due of $195,756. This fee must be paid prior to release of the final plat mylars for recording at Anoka County.
2. Developer will need to obtain a Rice Creek Watershed District permit prior
to any site work. The developer shall be responsible for the construction,
maintenance, and repair of storm water features.
3. Site plan and grading approval is required prior to any construction activities occurring on site. This will include the submittal of a Site Improvement Performance Agreement and associated financial guarantee.
4. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
5. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, street with concrete curb and gutter, street lights, mailboxes, traffic control signs, street signs, and all appurtenant items. The City shall approve plans and specifications prior to start of construction. The project will be required to connect to an existing water stub. Hydrant locations will need to reviewed by the Fire Department.
6. Standard utility and drainage easements must be dedicated along all lot lines.
7. The developer is to provide access for inspection and maintenance of this storm water infrastructure.
8. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreement and releases related to the approval, recording or administration of Revere Park.
PASSED by the City Council of the City of Blaine this 1st day of March, 2021.