ITEM: 11.8B DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 14 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT AT 111th AVENUE/CLUB WEST CIRCLE. DK RESOURCE GROUP. (CASE FILE NO. 13-0029/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
05/14/13 |
City Council (Pre Plat and CUP) |
06/06/13 |
Action Deadline |
06/23/13 |
Background
Waters Edge at Club West consists of subdividing approximately 2.55 acres into a subdivision with 14 dwelling units. The preliminary plat also includes one outlot for a private drive.
This housing type is consistent with the existing detached townhomes that have been recently built by Hedberg Homes in the Woodland Village Development and similar to other single level homes built by Centex and Rottlund in Club West and TPC.
The property was originally preliminary platted for 28 attached Rottlund townhomes. The property was originally approved with the same product that exists just south of this proposal (32 existing townhomes). The applicant is proposing to amend the plan to allow 14 detached single family townhomes.
The proposed single-family products would include brick, stone, hardie siding, and varying rooflines. The floor plans, all single level, would provide 1,600 to 1,700 square feet of finished area. The estimated price range is $240,000-$275,000.
All single family detached units are proposed to be constructed with an 18-foot
front yard setback. All homes will have a 15-foot rear yard setback. A minimum of 10 feet between houses will be provided in the side yard.
All yards and driveways will be association maintained.
Engineering Items
A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan.
The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
Coon Creek Watershed District permit is required prior to the approval of
grading.
The developer shall process a Letter of Map amendment with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to obtain final Letters of Map Amendments and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. The Developer will be responsible for the maintenance of the infiltration basins for a period of three (3) years after they are constructed in insure that the basins are functioning properly. All of the infrastructure is privately owned and shall be maintained by the homeowners association.
Plans and specifications must be approved by the City prior to start of construction.
The street name shall be Club West Circle NE.
Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. The Developer is to provide access for maintenance of storm water detention basins.
Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Execution and recording of a Development Agreement, which sets forth in greater detail these plat conditions as well as other technical and financial responsibilities for the development of this plat.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
All development signage by separate review.
Truck sanitary sewer charges will become due with the development. The 2013 rate for trunk sanitary sewer is $3,503 per acre, and there are 2.24 acres in the proposed plat that have not paid truck sanitary sewer fees for a total charge of $7,847.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Utility Plan
Landscape Plan
Current Parcel Layout
Home Elevation
Home Floor Plan
Street View
Rear Yard View
Public Comment
Body
WHEREAS, an application has been filed by DK Resource Group as conditional use permit Case File No. 13-0029; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 14, 2013; and
WHEREAS, the Blaine Planning Commission recommends said conditional use permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 6, 2013.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 29.80 of the zoning ordinance to allow for construction of 14 single family homes in a DF (Development Flex) zoning district based on the following conditions:
Waters Edge at Club West Single Family - DF Development Standards
Permitted Uses
1. Single-family detached dwellings.
2. Group family daycare.
Accessory Uses
1. Private swimming pools/meeting the requirements of Blaine Municipal
Code Section 6-121.
2. Keeping of not more than two (2) boarders and/or roomers per dwelling unit.
Conditional Uses
1. Home occupations listed as Conditional Uses fewer than 33.11.
Standards
-
- Front yard setback - 18 feet
- Side yard setback - 5 feet for house and garage. Minimum distance between homes - 10 feet.
- Corner side yard setback - 18 feet.
- Rear yard setback - 15 feet for house and garage, 5 feet for at grade patios.
- Maximum building height - 2 1/2 stories or 35 feet.
- 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 are not permitted.
- The minimum finished floor area above grade for all homes shall be 1,550 square feet. All homes shall have a minimum depth and width of 24 feet.
- All homes to be constructed utilizing pre-approved exterior materials, roof pitches and elevations. All house exteriors to utilize maintenance-free materials to the extent possible. Care to be taken to utilize 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.
- All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
- 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.
- 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) with full yard underground irrigation.
- Each lot shall contain one front yard tree and one boulevard tree with a minimum of 2½-inch caliper. One of the required trees may be an ornamental tree. Corner lots shall each have one additional boulevard tree.
- No side patio or entrance doors are permitted.
- Developer to execute and record, with the sale of each single family lot, 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.
PASSED by the City Council of the City of Blaine this 6th day of June 2013.