Development Business - Sheila Sellman, City Planner
Title
Title
Second Reading
Granting a Rezoning from FR (Farm Residential) to DF (Development Flex) for 81.66 Acres Located at 13101 Lever Street NE. Preserve at Lexington Waters (Blaine 2022, LLC) (Case File No. 22-0021/SAS)
end
Executive Summary
Preserve at Lexington Waters is a 106-lot single family subdivision. The development requires a rezoning, conditional use permit and preliminary plat.
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/10/22 |
|
City Council (1st Reading) |
05/16/22 |
|
City Council (2nd Reading) |
06/06/22 |
|
Action Deadline |
06/11/22 |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
Zoning
The subject site is zoned FR (Farm Residential), and the applicant is requesting to rezone the property to DF (Development Flex) to develop the site.
Land Use Designation
The site has a land use designation of LDR (Low Density Residential) which allows development of 2.5 - 6 units per acre. The proposed subdivision is 2.5 units per acre and meets this standard.
Surrounding Zoning and Land Uses
The property to the west is zoned Development Flex (DF) and has recently been approved for 272 single family lots. The property to the south is also zoned DF and consists of single-family residences. Parcels to the north are located in Ham Lake and parcels to the east are located in Lino Lakes.
Existing Conditions
The site currently has a single-family home and several accessory buildings. There are wetlands on the site and an area with protected plant species.
History
A ghost plat was submitted with the Mill Pond Development in 2018, and at that time wetland information wasn’t available for the subject site; the ghost plat was more for demonstrating future road connections. The proposed plat does provide these connections.
Rezoning
Section 27.03 Criteria for granting zoning/comprehensive plan amendments:
The City Council may adopt amendments to the zoning ordinance, zoning map, and comprehensive plan relative to land uses within a particular district or to the location of the district lines. Zoning amendments shall only be used as a means to reflect changes in the goals and policies of the City as reflected in the comprehensive plan or changes in conditions in the City. Although there are no explicit findings that must be made in conjunction with rezoning, appropriate considerations include:
• The proposed DF District is consistent with the Comprehensive Plan in that the DF allows residential homes and this proposal has a density of 2.51 units per acre as allowed in the LDR land use designation.
• The proposed DF zoning will allow the property to be subdivided into smaller lots, the current FR zoning requires a minimum lot size of 10 acres.
• The plan is consistent with the goal of the City related to maintaining current growth in the northeast area of the city.
The DF District is intended to provide for greater flexibility in land use planning and maximize the choice of housing types and styles than is possible under the strict application of other sections of this ordinance. The DF District also attempts to create a reasonable balance between greater flexibility in land uses, and at the same time protect the interest of surrounding properties.
Evaluation of Request
Plat
The proposed plat creates 106 single-family lots and two outlots. As proposed, 64 lots will have a lot width of 60 feet and 42 lots will have a lot width of 75 feet. The lots range in size from 7,752 square feet to 18,837 square feet. The smaller lots are for raised ranch homes that are one level living with a lower level and the larger lots will be for traditional two-story homes.
Architecture
There are two housing types proposed for this development, two-story and raised ranch. The two-story homes for the larger lots are proposed to be built by Jonathan Homes. There are four different house plans that each have their own subset of housing styles. The homes range from 4,021 square feet to 4,572 square feet. There are 4-car garage options and indoor sport court options. The homes have James Hardie siding and brick accents and each house has a variation of a front porch. This builder has been most recently active in the Wagamon Ranch development on the north end of Harpers Street.
The raised ranch range homes range from 1,527 square feet to 2,513 square feet. This home style has one level living with a lower-level finished area. These homes have front porches and 3-car garages. The front elevations have vinyl siding, shakes and batten and board with some brick accents.
All homes are to be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with this report are examples of the elevations and floor plans that were submitted by the applicant. Use of premium materials such as brick, natural stone, stucco and cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. The plans for the two-story homes accomplish these requirements. The one level homes show vinyl siding on the front, to be consistent with the area and the DF zoning district these materials should be upgraded.
There should be a variety of home styles, front elevations and colors to provide maximum housing variety within each neighborhood. 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.
A Homeowners association is proposed which will include architectural review and maintenance of entrance monuments and common area.
Landscaping
Each lot in the development is required to have the standard two trees per lot with extra plantings on the corner lots. The smaller lots make it difficult to plant two trees in the front yard. It has been standard practice in the DF zoning district to allow one tree in the front yard and one tree in the rear yard. The landscaping plan provides for the planting on 221 trees, which includes three trees for corner lots.
Tree Preservation
Approximately 46.5 acres of trees are proposed to be removed/disturbed during construction. The City’s tree preservation requirement requires replacement of eight trees per acre for all disturbed portions of the development. With 46.5 acres being removed/disturbed 372 trees are required to be replaced onsite. The landscape plan shows 221 trees; therefore 151 more trees need to be planted onsite. The landscape plan should be revised to include the additional trees, or the applicant can pay into the reforestation fund at $400 per tree or a combination of both.
The site has its challenges with the wetlands and protected species. The total area that is being preserved with wetlands, trees, protected plants is 38.55 acres. This will remain as open space and is not developable.
A conditional use permit is required for development in the DF zone and that will set the parameters for the development. The preliminary plat and conditional use permit will be reviewed with the second reading on June 6, 2022.
Strategic Plan Relationship
This item is consistent with the strategic plan goal related to maintaining current growth in the northeast area of the City.
Board/Commission Review
The Planning Commission voted unanimously to approve the rezoning. There were no comments at the public hearing directly related to the rezoning. One resident asked questions about the wetlands, trail connections, and tree removal. A landowner in the City of Ham Lake asked about a connection to their property and the Project Engineer explained the policy on connections and explained why it is not required as part of this development nor is it recommended.
Financial Impact
None
Public Outreach/Input
Notices 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, approve the ordinance.
Attachment List
Zoning and Location Map
Preliminary Plat
Clearing Area Plan
Elevations
Narrative
Public Comment
Unapproved Planning Commission Minutes 5/10/22
Body
THE CITY OF BLAINE DOES ORDAIN: (Added portions are underscored and deleted portions are shown with overstrike.)
Section 1. The Official Zoning Map of the Zoning Code of the Municipal Code of the City of Blaine is hereby amended to change the zoning classification of the following described property:
The West 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of said Southwest 1/4, and the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, lying South of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23, EXCEPT the West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23 and EXCEPT the West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
That portion of the South 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31 Range 23, which lies East of the West 220 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23.
The North 1/2 of the North 1/2 of the Northeast 1/4 of Section 1, Township 31, Range 23.
The West 220 feet of the North 445 feet of the East 1/2 of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 1, Township 31, Range 23,
The West 1/2 of the North 445 feet of the Southwest 1/4 of the Northwest 1/4 of the Northeast 1/4, Section 1, Township 31, Range 23.
All in Anoka County, Minnesota.
Abstract Property.
Section 2. The above described property is hereby rezoned from:
FR (Farm Residential)
to
DF (Development Flex
Section 3. The City Manager is hereby directed to make the appropriate changes in the Official Zoning Map of the City of Blaine to reflect and show the changes in zoning classification as set forth above.
INTRODUCED and read in full this 16th day of May 2022.
PASSED by the City Council of the City of Blaine this 6th day of June, 2022.