Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Allow for the Construction 22 Single Family Detached Homes in a DF (Development Flex) Zoning District at 12650 Harpers Street NE. Harpers Landing North (Harpers Grove, LLC) (Case File No 21-0085/EES)
end
Executive Summary
The applicant is requesting a conditional use to construct 22 single family detached homes in a DF (Development Flex) zoning district.
Schedule of Actions
|
Planning Commission Public Hearing |
02/08/22 |
|
City Council (Conditional Use Permit) |
03/07/22 |
|
Action Deadline |
04/22/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The proposed subdivision consists of one 5-acre parcel on the west side of Harpers Street at the 126th Lane alignment. The property is guided low density residential and is zoned DF (Development Flex).
The property was zoned DF as part of a previous development proposal prior to the foreclosure crisis. Since the conditional use permit associated with that development was not utilized, it has now expired and a new conditional use permit is required for any development.
At this time, the property is proposed to be subdivided in 22 single family lots as an extension of the Harpers Landing development immediately south of the parcel. The development requires a preliminary plat and a conditional use permit to establish the standards in the Development Flex district.
The property to the south was recently platted into the townhome portion of Harpers Landing. The property to the north was platted in 2015 into 80-foot-wide single-family lots. The property to the west remains as a large lot rural style single family home.
Preliminary Plat
The five acres will be subdivided into 22 lots, resulting in a density of 4.4 units per acre, which meets the LDR land use designation of 2.5-6 units per acre. No outlots are proposed as all stormwater features will be located within the proposed lots. The proposed lots have a minimum width of 55 feet and minimum area of 7,500 square feet, with four lots that are larger to accommodate infiltration basins.
Park dedication will be required for each unit being constructed. The 2022 park dedication rate is $4,449 per unit. If the fee is paid in 2022, the total amount due for the 22 lots will be $97,878.
The subdivision proposes the extension of 126th Lane through the parcel without a connection to Flanders Street. This connection shall be made when subdivision of 12690 Flanders St. occurs, at which point that new developer will be responsible for constructing and paying for all necessary connections.
Trunk Sanitary Sewer area charges become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,527 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 5 acres of upland for a total sewer area charge of $32,635.
One existing home is located on the property. The home must be demolished, and well and septic appropriately abandoned prior to release of mylars for recording.
Conditional Use Permit
A conditional use permit is required for any development within the DF district to establish the development standards.
The single family homes are the same floor plans and designs that were approved for the single family portion of the first phase of Harpers Landing. The homes include ramblers and two-story homes with a total of seven floor plans, each with three options for front elevations featuring varied roof lines and materials. The anticipated price point is the low $400,000s. Square footage ranges from 1,303 to 2,179 square feet. The homes are proposed on 55-foot-wide lots, which are narrower than the existing single family homes to the north which are generally 70-80 foot wide lots. The narrower product provides a transition between the townhomes to the south and the wider lots to the north. No materials requirements are proposed, which is consistent with the rest of the Harpers Street area. All homes are proposed to be slab on grade.
The following setbacks apply to the proposed homes:
Front: 25 feet
Side: 7.5 feet
Side Corner: 20 feet
Rear: 30 feet
These are the same setbacks that apply to neighboring developments in the DF district.
Two trees are required per lot, with a third tree required on corner lots. The landscape plan depicts these as front yard trees. On narrower lots, the City has found that there often is not room for two front yard trees, therefore the CUP resolution lists the landscaping requirement as one front yard tree and one rear yard tree on each lot, with an extra side yard tree for corner lots. The tree preservation ordinance requires replacement of eight trees per disturbed acre, which amounts to 40 trees required. Forty-six trees are proposed to meet the landscaping requirements so no additional trees are required.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing. One written comment in opposition to the project was submitted and is attached to this item.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice of a public hearing 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.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Existing Conditions
Site/Utility Plan
Grading and Erosion Control Plan
Landscape Plan
Elevations
Public Comments
Unapproved Planning Commission Minutes 02/08/22
Body
WHEREAS, an application has been filed by Harpers Grove, LLC as Conditional Use Permit Case File No. 21-0085; and
WHEREAS, said case involves the land described as follows:
The Southwest Quarter of Southeast Quarter of Section 3, Township 31, Range 23, Anoka County, Minnesota, except the East 660 feet and except the South 990 feet thereof.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on February 8, 2022; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on March 7, 2022.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.110 of the Zoning Ordinance to allow for the construction of 22 single family homes in a DF (Development Flex) zoning district with the following conditions:
Single Family -DF Development Standards
Permitted Uses
1. Single family detached dwellings
2. Group family daycare
Accessory Uses
1. Private garages, attached - one detached accessory structure, with area less than 120 square feet, will be permitted
2. Keeping of not more than two (2) boarders and/or roomers per dwelling unit
Standards
1. Front yard setback - 25 feet
2. Side yard setback (home and garage) - 7.5 feet
3. Side corner setback - 20 feet
4. Rear setback - 30 feet
5. Maximum building height - 2 ½ stories or 35 feet.
6. It shall be required for all single family dwellings that there be an attached garage constructed of a minimum of four hundred (400) square feet, with no dimension less than 20 feet. Total garage and accessory space is limited to one thousand (1,000) square feet. Detached garages or accessory buildings larger than 120 square feet are not permitted. One detached accessory building no larger than 120 square feet is permitted with a 5-foot side and rear yard setback and shall be located in the rear yard.
7. The minimum finished floor area shall be 1,300 square feet.
8. All homes shall have a minimum depth of 24 feet.
9. All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations submitted for conditional use permit approval. Maintenance free materials must be used on all units. Developer to establish criteria to ensure that adjacent single family homes built within the development do not have the same exterior color or architectural elevations.
10. All residential dwellings must be built in conformance with the current edition of the Minnesota State Residential Code.
11. Driveways shall not be constructed closer than 3 feet to the property line. All driveways and approaches shall be hard surfaced using concrete, bituminous asphalt or other city approved material. Due to the small lot sizes, the driveways, are not subject to the maximum front yard coverage requirement of 33.13(j)(2) of the zoning code.
12. It is required that all yards of new single family dwellings be sodded over a minimum of 4 inches of topsoil (black dirt containing not more than 35% sand). Yards may be seeded over 4 inches of topsoil if underground irrigation is installed with the home.
13. Each lot shall contain one front yard overstory tree and one rear yard overstory tree with a minimum of 2 1/2 inch caliper. Corner lots shall contain an additional overstory tree.
PASSED by the City Council of the City of Blaine this 7th day of March, 2022.