PUBLIC HEARING: Review Resolution #21-007 Approving Preliminary Plat for Northfork Meadows, Case of Lennar (Project #20-135)

The purpose of this case is to review a request from Lennar (the "Applicant") for a Preliminary Plat application for Northfork Meadows. The Subject Property is located east of Puma/Okapi Street and south of Alpine Dr and is approximately 33 acres. The Subject Property has a split zoning with R-1 Residential (MUSA - Detached Single Family Homes) (80 foot wide lots) along the eastern and southern boundary, with the remainder of the property zoned R-1 Residential (MUSA - Detached Villas) (65 foot wide lots).

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request.

The Public Hearing Notice was also properly posted in the Anoka County UnionHerald, the City's Official Newsletter. 

Summary
This project is a culmination of a few years of work with the property owner and Applicant. Staff worked with the Planning Commission, City Council, and Property Owner to amend the zoning and comprehensive plans to meet the Property Owner's vision for this area. City Staff has worked with the neighborhood directly to the west throughout that time, and this project represents a compromise scenario that both property owner, applicant, City Council, and residents were comfortable with at time of rezoning and preliminary plat.

Below is a summary of the project:

• Site Acreage: Approximately 33 acres
• Proposed Number of Lots: 88 lots (41 80-foot wide lots, 47 65-foot wide lots)
• Current Zoning: R-1 Residential (MUSA - Detached Single Family Homes) 80-foot wide lots (eastern and southern boundary), and R-2 Residential (MUSA - Detached Villa) 65-foot wide lots (remainder)
• Proposed Density: 3.35 units per acre

The Preliminary Plat appears to meet all of the bulk standards of the current zoning districts and does not propose a change to the Comprehensive Plan or approved zoning districts. The proposed plat also falls within the approved density range for low density residential subdivisions, from 1 - 4 units per acre.

Roads and Access
The proposed preliminary plat includes public roads with access points off of Puma Street (likely renamed Okapi Street in the future) to the west and an access off Alpine Drive to the north.

Density Transitioning
The attached plans show a berm separating the 80 foot wide lots on the eastern edge of this property from the existing residential neighborhood just east of this property. All adjacent residential units will be buffered with landscaping and a berm, meeting the intent of the density transitioning requirements and previous direction from City Council.

Next Steps
Next steps in the platting process include formal approval of the preliminary plat by the City Council, then final platting which allows for building on the property. The attached resolution includes standard contingencies for approval.

City Code Sections

• Section 117-111: R-1 Residential (MUSA - Detached Single Family Homes) and (MUSA - Detached Villa) (Existing and Proposed Zoning)
• Section 117-588: Major Plat
• Section 117-614: Subdivision Design Standards

The Applicant is responsible for all costs associated with project review.

Staff recommends adoption of Resolution #21-007.

Motion to recommend the City Council adopt Resolution #21-007.