Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide 5 Acres into 22 Single Family Lots to be Known as Harpers Landing North at 12650 Harpers Street NE. (Harpers Grove, LLC) (Case File No. 21-0085/EES)
end
Executive Summary
The applicant is requesting Preliminary Plat to subdivide 5 acres into 22 single family lots to be known as Harpers Landing North.
Schedule of Actions
|
Planning Commission Public Hearing |
02/08/22 |
|
City Council (Preliminary Plat) |
03/07/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
04/22/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The proposed subdivision consists of one 5-acre parcel on the west side of Harpers Street at the 126th Lane alignment. The property is guided low density residential and is zoned DF (Development Flex).
The property was zoned DF as part of a previous development proposal prior to the foreclosure crisis. Since the conditional use permit associated with that development was not utilized, it has now expired and a new conditional use permit is required for any development.
At this time, the property is proposed to be subdivided in 22 single-family lots as an extension of the Harpers Landing development immediately south of the parcel. The development requires a preliminary plat and a conditional use permit to establish the standards in the Development Flex district.
The property to the south was recently platted into the townhome portion of Harpers Landing. The property to the north was platted in 2015 into 80-foot-wide single-family lots. The property to the west remains as a large lot rural style single family home.
Preliminary Plat
The five acres will be subdivided into 22 lots, resulting in a density of 4.4 units per acre, which meets the LDR land use designation of 2.5-6 units per acre. No outlots are proposed as all stormwater features will be located within the proposed lots. The proposed lots have a minimum width of 55 feet and minimum area of 7,500 square feet, with four lots that are larger to accommodate infiltration basins.
Park dedication will be required for each unit being constructed. The 2022 park dedication rate is $4,449 per unit. If the fee is paid in 2022, the total amount due for the 22 lots will be $97,878.
The subdivision proposes the extension of 126th Lane through the parcel without a connection to Flanders Street. This connection shall be made when subdivision of 12690 Flanders Street occurs, at which point that new developer will be responsible for constructing and paying for all necessary connections.
Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,527 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 5 acres of upland for a total sewer area charge of $32,635.
One existing home is located on the property. The home must be demolished, and well and septic appropriately abandoned prior to release of mylars for recording.
Conditional Use Permit
A conditional use permit is required for any development within the DF district to establish the development standards.
The single-family homes are the same floor plans and designs that were approved for the single-family portion of the first phase of Harpers Landing. The homes include ramblers and two-story homes with a total of seven floor plans, each with three options for front elevations featuring varied roof lines and materials. The anticipated price point is the low $400,000s. Square footage ranges from 1,303 to 2,179 square feet. The homes are proposed on 55-foot-wide lots, which are narrower than the existing single-family homes to the north which are generally 70-80 foot wide lots. The narrower product provides a transition between the townhomes to the south and the wider lots to the north. No materials requirements are proposed, which is consistent with the rest of the Harpers Street area. All homes are proposed to be slab on grade.
The following setbacks apply to the proposed homes:
Front: 25 feet
Side: 7.5 feet
Side Corner: 20 feet
Rear: 30 feet
These are the same setbacks that apply to neighboring developments in the DF district.
Two trees are required per lot, with a third tree required on corner lots. The landscape plan depicts these as front yard trees. On narrower lots, the City has found that there often is not room for two front yard trees, therefore the CUP resolution lists the landscaping requirement as one front yard tree and one rear yard tree on each lot, with an extra side yard tree for corner lots. The tree preservation ordinance requires replacement of eight trees per disturbed acre, which amounts to 40 trees required. Forty-six trees are proposed to meet the landscaping requirements so no additional trees are required.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing. One written comment in opposition to the project was submitted and is attached to this item.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Existing Conditions
Site/Utility Plan
Grading and Erosion Control Plan
Landscape Plan
Elevations
Public Comments
Unapproved Planning Commission Minutes 02/08/22
Body
WHEREAS, an application has been filed by Harpers Grove, LLC as subdivision Case File No. 21-0085; and
WHEREAS, said case involves the division of land described as follows:
The Southwest Quarter of Southeast Quarter of Section 3, Township 31, Range 23, Anoka County, Minnesota, except the East 660 feet and except the South 990 feet thereof.
WHEREAS, the Blaine Planning Commission has reviewed said case file on February 8, 2022; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 21-0085 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on March 7, 2022.
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 Harpers Landing North permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication for the 22 new lots within this plat is required. If paid in 2022 the amount will be $4,449 per lot, for total due of $97,878. This fee must be paid prior to release of the final plat mylars for recording at Anoka County. The applicant should be aware that this fee may be increased in the future if the property is final platted in a different year.
2. Developer will need to obtain a Coon Creek Watershed District permit prior to any site work.
3. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,527 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 5 acres of upland for a total sewer area charge of $32,635.
4. Site plan and grading approval is required prior to any construction activities occurring on site.
5. 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.
6. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
7. 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. Hydrant locations will need to be reviewed by the Fire Department.
8. A six-foot wide concrete sidewalk is required along the north side of 126th Lane NE.
9. Standard utility and drainage easements must be dedicated along all lot lines. The Developer is to provide access for inspection and maintenance of this storm water infrastructure.
10. The existing home on the property must be demolished, with well and septic appropriately abandoned, prior to release of mylars for recording. A demolition permit is required.
11. 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 Harpers Landing North.
PASSED by City Council of the City of Blaine this 7th day of March, 2022.