Adopt 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 for the January Planning Commission meeting was also properly posted in the Anoka County UnionHerald, the City's Official Newsletter. No additional notification was provided for this meeting.

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. The proposed berm is 4 feet tall and will have additional plantings on top of the berm for additional screening.

Next Steps
The attached resolution includes standard contingencies for approval. Approval of the preliminary plat is the largest step in the approvals process, as it grants the project rights to the layout and number of lots attached, so long as the contingencies are met. Please note that the project is currently being called "Northfork Meadows" but is likely to change as the Applicant chooses a name for the development project.

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

The Planning Commission recommended adoption of Resolution #21-007.

Motion to adopt Resolution #21-007 approving the preliminary plat for Northfork Meadows.