Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Preliminary Plat to Subdivide 81.66 Acres into 106 Single Family Lots and Three Outlots to be Known as Preserve at Lexington Waters at 13101 Lever Street NE. Blaine 2022, LLC. (Case File No. 22-0021/SAS)
end
Executive Summary
Preserve at Lexington Waters is a 106-lot single family subdivision and three outlots. The development required a rezoning, conditional use permit, and preliminary plat and is generally consistent with adjacent developments.
Schedule of Actions
|
Planning Commission Public Hearing |
05/10/22 |
|
City Council (Preliminary Plat) |
06/06/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
06/11/22 |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
Zoning
The subject site is zoned FR (Farm Residential), and the applicant is requesting to rezone the property to DF (Development Flex) to develop the site.
Land Use Designation
The site has a land use designation of LDR (Low Density Residential) which allows development of 2.5 - 6 units per acre. The proposed subdivision is 2.5 units per acre and meets this standard.
Surrounding Zoning and Land Uses
The property to the west is zoned Development Flex (DF) and has recently been approved for 272 single family lots. The property to the south is also zoned DF and consists of single-family residences. Parcels to the north are located in Ham Lake and parcels to the east are located in Lino Lakes.
Existing Conditions
The site currently has a single-family home and several accessory buildings. There are wetlands on the site and an area with protected plant species.
History
A ghost plat was submitted with the Mill Pond Development in 2018, and at that time wetland information wasn’t available for the subject site; the ghost plat was more for demonstrating future road connections. The proposed plat does provide these connections.
Preliminary Plat
Section 74-81 General requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Evaluation of Request
Plat
The proposed plat creates 106 single-family lots and three outlots. As proposed, 64 lots will have a lot width of 60 feet and 42 lots will have a lot width of 75 feet or larger. The lots range in size from 7,752 square feet to 18,837 square feet. The smaller lots are for raised ranch homes that are one level living with a lower level and the larger lots will be for traditional two-story homes.
Architecture
There are two housing types proposed for this development, two-story and raised ranch. The two-story homes for the larger lots are proposed to be built by Jonathan Homes. There are four different house plans that each have their own subset of housing styles. The homes range from 4,021 square feet to 4,572 square feet. There are 4-car garage options and indoor sport court options. The homes have James Hardie siding and brick accents and each house has a variation of a front porch. This builder has been most recently active in the Wagamon Ranch development on the north end of Harpers Street.
The raised ranch range homes range from 1,527 square feet to 2,513 square feet. This home style has one level living with a lower-level finished area. These homes have front porches and three car garages. The front elevations have vinyl siding, shakes and batten and board with some brick accents.
All homes are to be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with this report are examples of the elevations and floor plans that were submitted by the applicant. Use of premium materials such as brick, natural stone, stucco and cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. The plans for the two-story homes accomplish these requirements. The one level homes show vinyl siding on the front, to be consistent with the area and the DF zoning district these materials should be upgraded.
There should be a variety of home styles, front elevations and colors to provide maximum housing variety within each neighborhood. Developer to establish criteria to ensure that adjacent single-family homes built within the development do not have the same exterior color or architectural elevations.
A Homeowners association is proposed which will include architectural review and maintenance of entrance monuments and common area.
Setbacks
• Front yard setback - 25 feet
• Side yard setback - 6.5 feet
• Corner side yard setback - 20 feet
• Rear yard setback - 30 feet
Landscaping
Each lot in the development is required to have the standard two trees per lot with extra plantings on the corner lots. The smaller lots make it difficult to plant two trees in the front yard. It has been standard practice in the DF zoning district to allow one tree in the front yard and one tree in the rear yard. The landscaping plan provides for the planting on 221 trees, which includes three trees for corner lots.
Tree Preservation
Approximately 46.5 acres of trees are proposed to be removed/disturbed during construction. The City’s tree preservation requirement requires replacement of eight trees per acre for all disturbed portions of the development. With 46.5 acres being removed/disturbed 372 trees are required to be replaced onsite. The landscape plan shows 221 trees; therefore 151 more trees need to be planted onsite. The landscape plan should be revised to include the additional trees, or the applicant can pay into the reforestation fund at $400 per tree or a combination of both.
The site has its challenges with the wetlands and protected species. The total area that is being preserved with wetlands, trees, protected plants is 38.55 acres. This will remain as open space and is not developable.
Park Dedication
Park dedication is required for the 106 lots being created at a rate of $4,449 per lot (2022 rate) for a total park dedication $471,594.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the 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.
The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
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.
Water/Sanitary Sewer Services
The developer will be responsible for Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 7 is $7,046 per upland acre and will be applied to the acreage platted, this phase is proposing to develop 60.21 acres of upland for a total trunk sewer area charge of $424,239.
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.
The developer shall be responsible for assessments for the Lever Street project that included street, sanitary sewer and water main improvements for City Project No. 17-07; Parcel 01-31-23-12-0005 currently owes $20,525.48 and Parcel 01-31-23-12-0007 currently owes $50,761.92.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-ft in width surrounding all wetlands. This buffer strip shall be placed in easement.
The developer will need to submit the project to Rice Creek Watershed District (RCWD) for review. Approval and permits required prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
Access/Street Design/Sidewalks/Trails
The development is proposing to gain/provide access from connections to Lever Street NE, Opal Street NE, and 132nd Lane NE.
All local roads shall be constructed to 29-feet back-to-back of width.
Six-foot concrete sidewalks are required to be constructed on one side of all local streets.
A bituminous trail is required between the two cul-de-sacs.
As part of the street design, the development will be required to provide streetlights and they shall be installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of the lights that are installed that reflect the normal and typical lighting requirements by the City.
The City of Blaine has not planned or constructed the necessary infrastructure (street, sanitary sewer, or watermain) to provide connection to serve the adjacent communities of Ham Lake or Lino Lakes.
Easements/Right-of-Way/Permits
The developer will need to obtain 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.
The Developer is to provide access for inspection and maintenance of storm water management infrastructure. This maintenance access shall be a minimum of 10-ft wide and allow for vehicular access. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
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. One resident asked questions about the wetlands, trail connections, and tree removal. A landowner in the City of Ham Lake asked about a connection to their property and the Project Engineer explained the policy on connections and explained why it is not required as part of this development nor is it recommended.
Financial Impact
None
Public Outreach/Input
Notices 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, approve the Resolution.
Attachment List
Zoning and Location Map
Existing Conditions
Site Plan
Preliminary Plat
Grading Plan
Tree Preservation Plan
Utility Plan
Sanitary Sewer & Watermain Plan
Storm Sewer Plan
Wetland Impacts
Clearing Area
Landscape Plan
Density Plan
House/Floor Plans
Narrative
Public Comment
Unapproved Planning Commission Minutes 5/10/22
Body
WHEREAS, an application has been filed by Blaine 2022, LLC as Case File No. 22-0021for a preliminary plat known as Preserve at Lexington Waters; and
WHEREAS, said case involves the division of land described as follows:
The West 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of said Southwest 1/4, and the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23, EXCEPT the West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23 and EXCEPT the West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
That portion of the South 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31 Range 23, which lies East of the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
The North 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31, Range 23.
The West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23,
The West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, Section 1, Township 31, Range 23.
All in Anoka County, Minnesota.
Abstract Property.
WHEREAS, the Blaine Planning Commission has reviewed said case file on May 10, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on May 10, 2022 and recommend approval regarding said plat with conditions; and
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 Preserve at Lexington Waters permitting preparation of a final plat for consideration per Section 74-43 subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED The Mayor, City Clerk and City Manager are hereby authorized to execute all necessary documents, agreement and releases related to the approval, recording or administration of Preserve at Lexington Waters.
1. Park dedication is required for the 106 new lots being constructed at the rate of $4,449 per lot, for a total park dedication fee of $471,594 if paid and recorded in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. All development signage requires separate review.
3. All existing structure removals will require demolition permits. All wells and septic systems to be properly abandoned per all local and state requirements.
4. The developer must meet the City’s Tree Preservation requirements by planting 372 replacement trees for the lots that were preliminary platted (46.5 disturbed acres) 151 more trees need to be planted onsite. The landscape plan shall be revised to include the additional trees or the applicant can pay into the reforestation fund at $400 per tree or a combination of both. A landscape plan for the remaining 151 trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County, and/or the Developer can make a cash payment to the City’s reforestation fund.
5. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits.
6. 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.
7. Plans and specifications must be approved by the City prior to start of construction.
8. RCWD permit is required prior to city approval of construction plans and specifications.
9. 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.
10. 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.
11. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
12. 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.
13. A protective buffer strip of natural vegetation, at least 15-ft in width surrounding all wetlands. This buffer strip shall be placed in easement.
14. The Developer is to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
15. 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.
16. All streets will follow the Anoka County street name grid system.
17. Sidewalks are required on all streets as shown on the construction plans.
18. Street lights shall be installed in the manner, location and type prescribed by the City Engineer. The Developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of lights that are installed that reflect the normal and typical lighting requirements of the City. Additional lights, and those within neighborhoods that are installed by the Developer will be required to be maintained by the Homeowners Association.
19. Hydrant locations must be reviewed and approved by the Fire Department.
20. The developer shall be responsible for assessments for the Lever Street improvement project including street, sanitary sewer, and water main improvements for City Project No. 17-07. Currently Parcel 01-31-23-12-0005 owes $20,525.48 and Parcel 01-31-23-12-0007 owes $50,761.92
21. Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 7 is $7,046 per upland acre and will be applied to the acreage platted, this phase is proposing to develop 60.21 acres of upland for a total trunk sewer area charge of $424,239.
22. 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.
23. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
24. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service.
25. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
26. The Developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents, to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
27. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way on any outlot or common space.
28. 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.
PASSED by City Council of the City of Blaine this 6th day of June, 2022.