Consent - Lori Johnson, City Planner
Title
Title
Granting a Final Plat to Subdivide 26 Acres into 66 Single-Family Lots and One Outlot to be Known as Lexington Woods at 12621, 12691 and 12701 Lexington Avenue NE. D.R. Horton (Case File No. 21-0040/SLK)
end
Executive Summary
This application is a request to final plat 26 acres into 66 single-family lots and one outlot for ponding and wetlands. The final plat is consistent with the preliminary plat approved in April 2021.
Schedule of Actions
|
Planning Commission Public Hearing |
03/09/21 |
|
City Council (Preliminary Plat) |
04/19/21 |
|
City Council (Final Plat) |
06/07/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
D.R. Horton is proposing to develop 26 acres into 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.
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 Erskin Street and the west side of Fraizer Street. 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 is to ensure that the future road extension makes 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 stormwater 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 Stormwater 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 the Federal Emergency Management Agency (FEMA) prior to issuance of building permits if 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 receiving and providing final FEMA documents to the homeowners, and recording 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.
The final plat is consistent with the approved preliminary plat, Resolution No. 21-076.
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.
There were resident comments (email) relating to rental property concerns and the need for an additional park in the area. Information was provided 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.
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, adopt the resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by D.R. Horton as subdivision Case File No. 21-0009; and
WHEREAS, said case involves the division of land described as follows:
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.
WHEREAS, the Blaine City Council granted preliminary plat approval on April 19, 2021, subject to the stipulations as contained in Blaine City Council Resolution No. 21-076; 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 Lexington Woods per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. 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.
2. All streets will follow the Anoka County street name grid system.
3. Plans and specifications must be approved by the City prior to start of construction.
4. 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.
5. The developer is to provide access for inspection and maintenance of stormwater management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
6. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Stormwater Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Stormwater Pollution Prevention Plan (SWPPP) for the development.
7. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, sidewalks, 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.
8. Sidewalks will be required on the east side of Erskin Street and the west side of Fraizer Street.
9. Developer is to provide an 8-inch water main extension to the west side of Lexington Avenue.
10. 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.
11. The development plan shall indicate all structures will be protected from flooding.
12. A 20-foot buffer strip shall be considered adjacent to wetland edges and shall be placed in an easement.
13. RCWD permit is required prior to city approval of construction plans and specifications.
14. The Developer shall process a Letter of Map Change with the Federal Emergency Management Agency (FEMA) prior to issuance of building permits if 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 receiving and providing final FEMA documents to the homeowners, and recording the final documents on the certificate of title for each parcel in the development.
15. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
16. Park dedication will be required for the 66 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $293,634, if paid in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
17. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
18. Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
19. 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.
20. All development signage by separate review.
21. Each lot in the development will be required to have the standard two trees per lot (one front yard and one rear yard) with extra plantings on corner lots. The landscape plan also includes an extensive screening effort along Lexington Avenue. 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, and will be required to install, a total of 217 trees within this development, including individual lot landscaping and screening along Lexington Avenue.
22. A 6-foot maintenance free fence must be provided along the west side of the lots on Lexington Avenue to enhance the landscape screening along this roadway. A site plan with fence details is required prior to mylars being released for recording with Anoka County.
23. The developer to require the homeowners association to maintain the 6-foot fence along the west side of the lots along Lexington Avenue. If/when the fence needs replacement, the entire fence must be consistent in style regardless of whether lots are under the same ownership or controlled by an HOA.
24. 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.
25. 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 Lexington Woods.
PASSED by City Council of the City of Blaine this 7th day of June, 2021.