Development Business - Sheila Sellman, City Planner
Title
Title
Granting Conditional Use Permit to Allow for the Construction of Two Single Family Homes in a DF (Development Flex) Zoning District at 1000 113th Avenue NE. Alexander Woods Fourth Addition (Monti Gesino/Carlson McCain) (Case File No. 22-0011/EES)
end
Executive Summary
The applicant is requesting a Conditional Use Permit to establish standards for the construction of two homes in the Development Flex zoning district. The proposed standards are similar to what has been approved in the neighboring subdivision.
Schedule of Actions
|
Planning Commission Public Hearing |
03/08/22 |
|
City Council (Conditional Use Permit) |
04/04/22 |
|
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 conditional use permit.
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 as 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 Conditional Use Permit Case File No. 22-0011; and
WHEREAS, said case involves the land described as follows:
Lot 14, Block 5, ALEXANDER WOODS
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 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 April 4, 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 two 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 attached garages - one detached accessory structure, with area less than 120 square feet, will be permitted.
2. Private swimming pools/meeting the requirements of Blaine Municipal Code Section 6-121.
3. Keeping of not more than two (2) boarders and/or roomers per dwelling unit.
Conditional Uses
1. Home occupations listed as Conditional Uses in Section 33.10
Standards
1. Front yard setback - 25 feet
2. Side yard setback - 7.5 feet
3. Corner side yard setback - 20 feet
4. Rear yard setback - 30 feet
5. Maximum building height - 2 1/2 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 space shall not exceed one thousand (1,000) square feet. Detached garages or accessory storage buildings above 120 square feet are not permitted. One detached accessory storage building below 120 square feet is permitted provided it meets 5-foot side and rear yard setbacks and be located within the rear yard. Lot 3, Block 1 may have up to 1,200 square feet of garage and accessory building space.
7. The minimum finished floor area above grade for all homes shall be 1,300 square feet.
8. All homes shall have a minimum depth and width of 24 feet.
9. All homes to incorporate multiple gables or varied roof lines and articulation of the front façade.
10. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building 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 that is consistent in durability and quality.
12. It shall be required that all yards of a new single-family dwelling be sodded over a minimum of 4 inches of topsoil (black dirt containing not more than 35 percent sand). Yards may be seeded over 4 inches of black dirt if underground irrigation is installed with the home.
13. Each lot shall contain two front yard trees and a third tree is required in the side yard for corner lots. Trees must be at least 2.5 caliper inches.
14. Developer to execute and record where deemed appropriate by the city engineer with the sale of single-family lots, an affidavit indicating to homebuyers that the soils located in the rear and side yards of the single family lots have not been corrected to accommodate general building construction or pools, and that additional effort may be required by the homeowner to stabilize those soils before additional construction could occur.
15. All development entrance signage by separate permit.
PASSED by the City Council of the City of Blaine this 4th day of April, 2022.