Consent - Sheila Sellman, City Planner
Title
Title
Granting Final 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. 22-0027/EES)
end
Executive Summary
The applicant is requesting final plat approval to subdivide 5 acres into 22 single family lots to be known as Harpers Landing North. The final plat is consistent with the approved preliminary plat and staff recommends approval.
Schedule of Actions
|
Planning Commission Public Hearing |
02/08/22 |
|
City Council (Preliminary Plat) |
03/07/22 |
|
City Council (Final Plat) |
05/02/22 |
|
Action Deadline |
06/05/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist and Teresa Barnes, Project Engineer
Zoning
The property is zoned DF (Development Flex) and the standards are established by Resolution 22-035.
Land Use Designation
The property is guided LDR (Low Density Residential) which allows for 2.5 - 6 units per acre. The proposed project has a density of 4.4 units per acre.
Surrounding Zoning and Land Uses
All surrounding properties are zoned DF. The property to the south is guided Medium Density Residential and 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 and is guided Low Density Residential. The property to the west remains as a large lot rural style single family home and is guided Low Density Residential.
History
The property was zoned DF prior to the foreclosure crisis, but the development never occurred. The City Council approved a new conditional use permit and preliminary plat on March 7, 2022 for this property.
Evaluation of request
Plat
The 5-acre 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 proposed lots meet the standards established by the conditional use permit for this property.
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.
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.
The final plat is consistent with the approved preliminary plat, Resolution No. 22-034.
Landscaping
The standard single family landscaping requirement of two trees per lot applies to this development. Due to the narrow lots, the conditional use permit requires that this be provided as one front yard tree and one rear yard tree. Corner lots require an additional tree located in the corner yard.
Tree Preservation
The tree preservation ordinance requires replacement of eight trees per disturbed acre. For the five acres being disturbed, 40 replacement trees are required. The landscaping requirement results in 46 trees being planted, so the tree preservation requirement has been met.
Park Dedication
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.
Grading/Storm Drainage
The Developer is proposing to grade the entire site as shown on the CCWD and city approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
The developer will also need to submit construction contract documents that include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for City review and approval.
For each lot a house is proposed to be constructed on, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
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.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
Utilities will be extended to the edge of the plat for future connection to adjacent parcels.
Wetlands/Watershed/FEMA
The developer will need to submit the project to Coon Creek Watershed District (CCWD) review, approval and permits required prior to City plan approval and start of site work.
Access/Street Design/Sidewalks/Trails
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.
Easements/Right-of-way/Permits
The developer will need to obtain any and all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
All local public streets require dedication of 60-feet of right-of-way.
Airport Noise Considerations
The property is located approximately 900 feet from the 125th Avenue right-of-way, therefore the noise abatement standards do not apply.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. One written comment in opposition to the project was submitted. There were no comments at the public hearing.
The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing on the preliminary plat 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.
Notifications are not 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 Harpers Grove LLC as Case File No. 22-0027 for a final plat known as Harpers Landing North; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, 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 City Council granted preliminary plat approval on March 7, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-034; and
WHEREAS, the final plat is 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 Landing North per Section 74-43 of the subdivision regulations is hereby granted subject to the listed conditions.
NOW, THEREFORE, BE IT FURTHER RESOLVED 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.
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. The overall development shall be certified by a Professional Engineer licensed in the State of Minnesota and indicate all structures shall be protected from flooding.
3. Plans and specifications must be approved by the City prior to start of construction.
4. CCWD permit is required prior to city approval of construction plans and specifications.
5. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site.
6. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for City review and approval.
7. 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.
8. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back-to-back of width.
9. All streets will follow the Anoka County street name grid system.
10. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels.
11. A six-foot wide concrete sidewalk is required along the north side of 126th Lane NE.
12. Hydrant locations must be reviewed and approved by the Fire Department.
13. 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.
14. 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.
15. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
16. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
17. 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.
18. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
PASSED by City Council of the City of Blaine this 2nd day of May, 2022.