Workshop Item - Erik Thorvig, Community Development Director
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Development Flex Residential Expectations
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Background
At the retreat in October 2021, the City Council discussed future housing growth in Blaine. The City Council went through an exercise of identifying likes and dislikes in current housing developments, what they would like to see with new housing subdivisions in growing areas of Blaine, and in-fill projects and general housing objectives. Attached are notes from the discussion.
Development Flex (DF) zoning is typically applied for new subdivisions. Other cities utilize this process which is more commonly referred to as a Planned Unit Development (PUD).
The Development Flex District is intended to provide for greater flexibility in land use planning and maximizing the choice of housing types and styles than is possible under the strict application of other sections of the zoning ordinance. The Development Flex District also attempts to create a reasonable balance between the interests of the property owner in freely developing their property with greater flexibility in land uses, and at the same time protect the interest of surrounding properties (and community) in the following ways:
a) By encouraging a more creative approach in housing developments, that will result in quality living environments through innovative design and aesthetic controls;
b) By permitting a combination of housing types and style, including single, two-family, and multiple family dwellings, with the exception of mobile homes;
c) By allowing flexibility in design by permitting cluster developments and a variety of architectural styles and treatments;
d) By allowing for any type of ownership, private, condominium, or rental;
e) By allowing flexibility in setback and height restrictions;
f) By providing an efficient use of land resulting in more cost-efficient installation of utilities, streets, and other facilities.
g) By encouraging the preservation of common open space, recreational facilities, natural features, such as woodland and wetland areas;
h) By contributing to the tax base of the community without making undue demands on the community services; and
i) By providing the means for greater creativity and flexibility in environmental design than is provided under the strict application of the Blaine Zoning Ordinance and Subdivision Ordinance, while at the same time, preserving the health, safety, order, convenience, prosperity, and general welfare of the City of Blaine and its inhabitants.
Application of the DF zoning for subdivisions has resulted in a wide variety of housing styles, lot sizes, product types, etc. over the last 20 years of residential development. In general, previous City Councils and staff have allowed developer/builders to dictate proposed developments without strong guidance from the City. Based on recent discussion with the City Council, there appears to be a desire to have more framework and guidance for new residential development in Blaine.
The DF process allows the City some ability to negotiate certain requirements of the developer/builder. For example, if a developer desires narrower lots, the City could require that the developer/builder install a higher finish material on the houses (Hardie board instead of vinyl).
In order to provide appropriate guidance for staff and developers/builders, staff needs to understand the desires of the City Council as it relates to quality residential development. Attached is a menu of items that staff would like to discuss with the City Council. Staff will be preparing a ranking system for discussion at the meeting to understand where priorities lie. Once priorities are established, this will assist city staff in providing guidance to developers early on in the process as they prepare plans for formal submittal. In addition, the City Council would still have the ability to make modifications to development plans at the time of approval.
Lastly, it’s important for the City Council to realize that applying more strict standards could result in push-back from builders/developers as it impacts the cost of construction and development.
This discussion is one piece of the overall housing discussion. In the future, staff would still like to discuss land use types in certain areas of the City and approach to senior and affordable housing. This discussion could likely occur at the spring retreat.
Staff Recommendation
Review the material and prepare to discuss at the retreat.
Attachment List
Fall Retreat Housing Notes
Menu of Development Requirements