Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide Approximately 1.16 Acres into Three Lots to be Known as Alexander Woods Fourth Addition at 1000 113th Avenue NE. Monti Gesino/Carlson McCain (Case File No. 22-0011/EES)
end
Executive Summary
The proposed subdivision creates three new lots generally consistent with the neighboring lots in the first phase of Alexander Woods.
Schedule of Actions
|
Planning Commission Public Hearing |
03/08/22 |
|
City Council (Preliminary Plat) |
04/04/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
04/10/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
In 2020, a preliminary plat, rezoning, and conditional use permit was granted for Alexander Woods. The plat left three approximately acre size parcels remaining with existing homes. At this time, the owner of one of the existing homes is proposing to further subdivide his lot.
The property is guided for Low Density Residential Development, with a density of 2.5 to 6 units per acre. The property was zoned DF (Development Flex) with the initial subdivision. A conditional use permit amendment is being requested to establish the standards for the new lots.
Preliminary Plat
The plat proposes to subdivide 1.2 acres into three lots, for a net density of 2.5 units per acre, meeting the Low Density Residential land use designation. All three lots will access Fillmore Street, as was shown in the ghost plat for this parcel when it was previously subdivided. The lot for the existing home is proposed to be approximately 90 feet wide and 28,000 square feet in area. The lots for the two new homes are smaller with a minimum width of 65 feet and area of 9,834 square feet. These lot sizes are slightly larger than the lots in Alexander Woods.
Park dedication will be required for the two new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $8,898 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
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 storm water 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 Storm Water Pollution Prevention Plan (SWPPP) for the development site.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, storm drainage, storm water quality management, custom lot-grading, house type, and house elevation information. Additional information is required on adjacent parcels 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 reports shall be included in the submittal for city review and approval.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The existing home has a variety of debris located on the property and appears to have outside storage associated with a home-based business. The property will need to be brought into conformance with Article VII - Residential Exterior Storage (Code of Ordinances) and 33.10 - Home Occupations (Zoning Code) prior to release of mylars for recording.
Conditional Use Permit
A Conditional Use Permit (CUP) is necessary to set up the standards of development in the DF (Development Flex) zoning district. This is consistent with every DF zoning district within the city.
The following setbacks apply to the proposed homes:
Front yard setback - 25 feet
Side yard setback - 7.5 feet
Corner side yard setback - 20 feet
Rear yard setback - 30 feet
The property owner has not identified a builder for the new homes at this time. The homes will need to be consistent with the homes constructed by M/I Homes as part of Alexander Woods. This includes a minimum finished floor area of 1,300 square feet, incorporating multiple gables or varied roof lines, and including articulation of the front façade. No materials requirements are proposed.
The existing home has an attached garage totaling 800 square feet in area. The proposed plans show construction of a 576 square foot garage on the east side of home to be accessible from the new driveway off Filmore Street. This would result in a total garage area of 1376 square feet. Garage size in the R-1 district is limited to 1,200 square feet with a CUP, and previously homes in the DF district that are similar to R-1 lots have been allowed to have 1,200 square feet of garage as part of the CUP for the development standards. The applicant will either need to reduce the size of the proposed garage addition to 400 square feet or convert a portion of the existing garage to living space (by removing the garage door, connecting to home, and insulating and connecting to the home’s HVAC system).
The site currently has 37 trees, 9 of which will be preserved. Tree replacement is calculated based on the area being disturbed, which is 0.5 acres. Applying the standard that the first 8 trees removed per acre must be replaced, four trees must be planted. This is met through the typical landscaping requirements of two trees per lot with a third tree on corner lots.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission held a public hearing on March 8,2022. No one from the public spoke on this item. The Planning Commission voted unanimously to approve the preliminary plat.
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.
One written comment was received in response to the public hearing notice, which has been attached to this report. The comment expressed concern regarding the appearance and use of the existing home. Conditions have been added to the resolution to address code violations that we identified in response to this comment.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Existing Conditions
Preliminary Site and Utility Plan
Preliminary Grading Plan
Public Comments
Unapproved PC Minutes 3/8/22
Body
WHEREAS, an application has been filed by Monti C Gesino, Shirley A Gesino as subdivision Case File No. 22-0011; and
WHEREAS, said case involves the division of land described as follows:
Lot 14, Block 5, ALEXANDER WOODS
WHEREAS, the Blaine Planning Commission has reviewed said case file on March 8, 2022; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 22-0011be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on April 4, 2022.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Alexander Woods Fourth Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Plans and specifications must be approved by the City prior to start of construction.
2. 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.
3. The Developer is to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
4. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from the Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site.
5. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, 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.
6. The development plan shall indicate all structures will be protected from flooding.
7. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
8. Park dedication will be required for the two new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $8,898 if paid in 2022. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
9. The property shall be brought into conformance with Article VII - Residential Exterior Storage and 33.10 - Home Occupations prior to release of mylars for recording.
10. Developer to install grouped mailboxes with design and locations approved by city and US Postal Service.
11. 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.
12. All development signage by separate review.
13. Each lot in this development shall have two front yard overstory trees with a minimum size of 2.5 caliper inches.
14. 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.
PASSED by City Council of the City of Blaine this 4th day of April, 2022.