Development Business - Lori Johnson, City Planner
Title
Second Reading
Granting a Rezoning from FR (Farm Residential) to DF (Development Flex) for 26 Acres at 12621, 12691 and 12701 Lexington Avenue NE. Lexington Woods (D.R. Horton) (Case File No. 21-0009/SLK)
Executive Summary
This application is a request to rezone a 26-acre parcel from FR (Farm Residential) to DF (Development Flex) and for a conditional use permit for the construction of 66 single-family homes.
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/09/21 |
|
City Council (1st Reading) |
04/05/21 |
|
City Council (2nd Reading) |
04/19/21 |
|
Action Deadline |
06/07/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
D.R. Horton is proposing to develop 26 acres for 66 single-family homes on the east side of Lexington Avenue, north of 125th Avenue. The proposed plat lies to the south of Lennar’s single-family project, Lexington Cove.
Prior to the Planning Commission meeting, the applicant was proposing to construct this as a build-to-rent community. The applicant has since received direction from their corporate level that this is now to be constructed as a for-sale community. There will likely be an HOA for small maintenance items such as the water irrigation reuse system, but homeowners would be responsible for mowing, snow removal of driveways, and home maintenance. No other changes to the plans are needed or requested at this time.
Rezoning
Currently, the property has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The property is within the MUSA (Metropolitan Urban Service Area) indicating it is intended to be served with city sewer and water. The zoning proposed for the project is DF (Development Flex) and housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP).
Preliminary Plat
D.R. Horton is proposing to develop approximately 26 acres into 66 single-family lots and one outlot. The development will be known as Lexington Woods. The 66 single-family lots will have a minimum lot width of 45 feet and 55 feet. The outlot will be used for storm water ponding and wetlands.
The plat will be accessed through a connection to Lexington Avenue and through the Lexington Cove development to the north. There are two street stubs in the plat that will extend to future development to the south. Sidewalks will need to be located on the east side of street 2 and the west side of street 3. There will be no trail/sidewalk connections to Lexington Avenue since a trail is not provided on the east side of Lexington Avenue.
A concept plan for the property to the south of this plat has been presented to ensure that the future road extension make sense. In addition, the future sanitary sewer layout provides a concept for how the properties to the south of this plat could be developed. Developer will be responsible to extend utilities to the edge of the plat along with the extension of an 8-inch water main to the west side of Lexington Avenue.
Park dedication will be required for the 66 new lots being constructed at the rate of $4,449 per unit (2021 rate), for a total park dedication fee of $293,634. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
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. All streets will follow the Anoka County street name grid system.
The proposed street connection will need to be submitted to the Anoka County Highway Department (ACHD) for review and comment. All work proposed in the county right of way will need to be permitted by the ACHD.
Trunk sanitary sewer area charges become due with platting for upland acreage. The 2021 rate of $6,747/acre for Sanitary Sewer District 7 will apply to all upland acreage if platted in 2021.
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. 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 ensure access.
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.
A Rice Creek Watershed District review and permit are required for this project.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, sidewalks, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot grading, house type, and house elevation information. Additional information is required on adjacent parcels to the south to confirm that existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. 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 Developer shall process a Letter of Map Change with FEMA prior to issuance of building permits if any of the development is 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 and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Conditional Use Permit
The conditional use permit is necessary to set up the standards of development in the DF (Development Flex) zoning district. This is consistent with every DF zoning district within the City.
All setbacks are listed within the proposed resolution for approval. Also included in the resolution are house size standards, exterior material standards and landscaping requirements.
D.R. Horton is proposing to construct various types of homes in this development with over 15 potential elevations and floor plans. The home options include one story and two story floor plans. All elevations will be able to be placed on either the 45-foot or 55-foot wide lots. However, the 45-foot wide lots will only provide two car garages and the 55-foot wide lots will provide a three-car garage. The homes range in size from 1,300 square feet to 2,600 square feet.
The Lexington Woods community will consist of single-family homes with a variety of home styles, colors and architectural styles. A variety of home plans and options are included in the Express Select collection, which includes a variety of architectural floor plans, elevations, colors and styles giving this community a varied architectural design that adds interest and anti-monotony design.
All homes constructed are to be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with the report are examples of the elevations and floor plans submitted by D.R. Horton. All options provided are very similar in nature. Use of premium materials such as brick, natural stone, stucco, 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. Care to be taken to utilize a variety of home styles, front elevations and colors to provide maximum housing variety within each neighborhood. Developer to establish criteria to ensure that the adjacent single-family homes built within the development do not have the same exterior color or architectural elevations.
Each lot in the development will be required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots make it difficult to plant two trees in the front yard. Therefore, one tree will be required in the front yard and one tree in the rear yard. The landscape plan also includes an extensive screening effort along Lexington Avenue, which will present a very nice border to the development and provide screening for the new homes along this roadway.
This landscaping will also help to meet tree preservation requirements. Approximately 17.4 acres will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 139 trees would be required for tree replacement purposes. The developer has proposed a total of 217 trees within this development, including individual lot landscaping.
Also provided is a 6-foot maintenance free fence on the west side of the lots on Lexington Avenue to enhance the landscape screening along this roadway.
Strategic Plan Relationship
This item is consistent with the strategic plan goal to maintaining current growth in the northeast area of the City.
Board/Commission Review
The Planning Commission voted unanimously to approve the rezoning. There were resident comments (email) related to rental property concerns and the need for an additional park in the area. Information was shared that there were plans for an additional neighborhood park with a future development to the north on the 131st Avenue alignment.
The Planning Commission had questions regarding rental agreements to control outside storage, the name of the management company, a typical resident, and how long a tenant typically stays in one of these homes.
The applicant responded that a rental agreement would be in place to keep the site orderly. A management company has not been confirmed, but will be one of the current companies that provides management for existing D.R. Horton properties. The typical resident varies; most likely families, single persons, and empty nesters. The applicant did not have any statistics on how long a typical tenant stays.
**As this is no longer a proposed rental community, these questions and responses do not pertain to the project.
Financial Impact
Not applicable.
Public Outreach/Input
A notice for the public hearing was sent to property owners within 350 feet of the lot lines of this property.
Staff Recommendation
By motion, approve the ordinance.
Attachment List
Zoning and Location Map
Narrative
Existing Conditions
Preliminary Plat (3)
Color Site/Landscape Plan
Overall Grading Plans (3)
Utility Plan
Landscape Plans (3)
Concept Plan for Property to the South
House Plans
Public Comment
Planning Commission Draft Minutes 3/9/21
Body
THE CITY OF BLAINE DOES ORDAIN: (Added portions are underscored and deleted portions are shown with overstrike.)
Section 1. The Official Zoning Map of the Zoning Code of the Municipal Code of the City of Blaine is hereby amended to change the zoning classification of the following described property:
The South 300.00 feet of the North 527.61 feet, as measured at right angles to the North line, of the Southwest 1/4 of the Southwest 1/4 of Section 1, Township 31, Range 23, Anoka County, Minnesota
EXCEPT Parcel(s) 12 and 12A, Anoka County Highway Right of Way Plat No. 81.
AND
The South 300 feet of the North 930 feet, as measured at right angles to the North line, of the South Three Fourths of the Northwest Quarter of the Southwest Quarter of Section 1, Township 31, Range 23, Anoka County, Minnesota
EXCEPT Parcel 59, Anoka County Highway Right of Way Plat No. 61 and EXCEPT Parcel 9, Anoka County Highway Right of
Way Plat No. 81.
AND
The North 227.61 feet, as measured at right angles to the North line, of the Southwest 1/4 of the Southwest 1/4 of Section 1, Township 31, Range 23, Anoka County, Minnesota
That part of the South 3/4 of the Northwest 1/4 of the Southwest 1/4 of Section 1, Township 31, Range 23, Anoka County, Minnesota lying South of the North 930.00 feet, as measured at right angles to the North line thereof.
EXCEPT Parcel 54, Anoka County Highway Right of Way Plat No. 61 and EXCEPT Parcel(s) 10 and 11, Anoka County Highway Right of Way Plat No. 81.
Section 2. The above described property is hereby rezoned from:
[FR (Farm Residential]
to
DF (Development Flex)
Section 3. The City Manager is hereby directed to make the appropriate changes in the Official Zoning Map of the City of Blaine to reflect and show the changes in zoning classification as set forth above.
INTRODUCED and read in full this 5th day of April, 2021.
PASSED by the City Council of the City of Blaine this 19th day of April, 2021.