CONSENT - Lori Johnson, City Planner
Title
Title
Granting a Final Plat to Subdivide 28.5 acres into 40 Single Family Lots, 67 Townhome Lots, 4 Common Lots and 7 Outlots to be Known as Harpers Landing Located on the Northwest Corner of Harpers Street and 125th Avenue NE. Harpers Grove, LLC (Case File No. 21-0036/EES).end
end
Executive Summary
The final plat is the first of two phases of the Harper’s Landing subdivision at the Northwest Corner of Harpers Street and 125th Avenue. The final plat is consistent with the preliminary plat approved by the City Council on May 3, 2021.
Schedule of Actions
|
Planning Commission Public Hearing |
04/13/21 |
|
City Council (Preliminary Plat) |
05/03/21 |
|
City Council (Final Plat) |
05/17/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The 28.5 acres will be subdivided into 40 single family lots, 67 townhome lots, 4 common lots, and 7 outlots. The outlots include the private roads, stormwater treatment areas, wetlands, and the area proposed for a second phase of townhomes.
Park dedication will be required for each unit being constructed, less the three lots that previously paid park dedication as part of Mary and Jeff’s First Addition. The 2021 park dedication rate is $4,449 per unit. If the fee is paid in 2021, the total amount due for the 104 additional lots will be $462,696.
The plat removes the access from 125th Avenue to Flanders Street. One existing home north of this plat will remain on Flanders Street, but the extension of 126th Avenue from the east will allow this home to remain accessed off Flanders Street. Flanders Street has been envisioned to lose access to 125th Avenue as properties develop to reduce access points onto the arterial road. All proposed roads other than the extension of 126th Avenue and the remaining portion of Flanders Street will be private with the homeowners association responsible for the maintenance.
A ghost plat was provided for the property to the north, which shows single-family homes and an additional connection of Flanders Street to Harpers Street. A ghost plat for 12690 Flanders was provided as part of the Meadowland Estates subdivision and is consistent with Harpers Landing. The ghost plats provide a guide for future developments showing how road connections could be made in the future. Two large properties to the west remain with homes on larger lots. Utilities will be extended to the west property line to provide service to potential development of the two larger properties.
The townhome portion of the project is being constructed in two phases with 67 townhomes constructed in this phase, and 45 constructed in phase 2. The 40 single-family homes are all included in this phase.
The applicant will be responsible to pay for Sanitary Sewer Trunk for District 6. The 2021 District 6 sewer rate is $6,338 per upland acre.
The approval of the final plat is contingent upon Metropolitan Council approval of the land use amendment being requested for this development. The mylars will not be released for recording until the Metropolitan Council has approved the amendment.
The final plat is consistent with the approved preliminary plat, Resolution No. 21-087.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. 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.
No notification is required for a final plat.
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 subdivision Case File No. 21-0003; and
WHEREAS, said case involves the division of land described as follows:
The North 330 feet of the South 990 feet of the Southwest Quarter of the Southeast Quarter, Section 3, Township 31, Range 23, Anoka County, Minnesota, EXCEPT the East 660 feet thereof.
AND
The West 330 feet of the East 990 feet of the South 660 feet of the Southwest Quarter of the Southeast Quarter (SW1/4 of SE1/4) of Section 3, Township 31, Range 23, Anoka County, Minnesota, EXCEPT the South 60.00 feet thereof. ALSO EXCEPT Parcel 38, Anoka County Highway Right-of-Way Plat No. 95, recorded April 27, 2015, as Document No. 2106281.002.
AND
The South 660 feet of the Southwest Quarter of the Southeast Quarter of Section 3, Township 31, Range 23, Anoka County, Minnesota, EXCEPT the East 990 feet thereof. ALSO EXCEPT the South 60.00 feet of said Southwest Quarter of the Southeast Quarter lying westerly of the East 990 feet thereof.
AND
Lots 1 and 2, Block 1, MARY AND JEFFS FIRST ADDITION, according to the recorded plat thereof, and situate in Anoka County, Minnesota.
AND
Lot 3, Block 1, MARY AND JEFFS FIRST ADDITION, according to the recorded plat thereof, and situated in Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on May 3, 2021, subject to the stipulations as contained in Blaine City Council Resolution No. 21-087; 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 Landing 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 104 new lots within this plat. If paid in 2021 the amount will be $4,449 per lot, for total due of $462,696. 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 Coon Creek Watershed District permit prior to any site work.
3. The applicant will be responsible to pay for Sanitary Sewer Trunk for District 6. The District 6 sewer rate is $6,338 per upland acre.
4. Site plan and grading approval is required prior to any construction activities occurring on site.
5. A development agreement that outlines all of the developer’s responsibilities for Developer Installed Public Improvements will be required prior to any work being performed on site.
6. Execution of Site Improvement Performance Agreement and associated financial guarantee required for private improvements.
7. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
8. 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.
9. A six-foot wide concrete sidewalk is required along the south side of Street A and along the west side of the remaining portion of Flanders Street.
10. 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.
11. The developer will be required to obtain the approval of Anoka County for any work within the county right-of-way.
12. Signs stating “City of Blaine Property. No mowing, alteration or removal of vegetation. No filling, construction, or application of chemicals is allowed. State of MN § 609.605 (1).” are to be installed at all property corners or easement boundaries around the infiltration basins, stormwater ponds, and wetlands at the edge of single home lots or easement boundaries, as applicable.
13. 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.
PASSED by the City Council of the City of Blaine this 17th day of May, 2021.