Public Hearing - Lori Johnson, City Planner
Title
Title
Granting a Conditional Use Permit Amendment to the Conditional Use Permit for the North Meadows Development in a DF (Development Flex) Zoning District at Lexington Avenue and 109th Avenue NE. North Meadows LLC (U.S. Home Corporation) (Case File No. 21-0057/LSJ)
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Executive Summary
Lennar is asking for a conditional use permit amendment to add additional building styles and elevations to the unit mix in North Meadows. This request would affect the villa homes and the twin homes. There is no proposed change to the townhome portion of the development.
Schedule of Actions
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City Council (Conditional Use Permit) |
08/02/21 |
Background
Staff report prepared by Lori Johnson, City Planner
In April 2020, the City Council approved a conditional use permit for the North Meadows residential development on the north side of 109th Avenue at the Austin Street alignment. The DF (Development Flex) zoning of this plat requires the conditional use permit for all types of construction. Included in the conditional use permit approval was the ability to construct 72 single-family villa homes, 54 twinhomes and 128 townhomes. Also included in the approval were specific types of floor plans and building elevations for each product being offered by the builder. At this time, Lennar wishes to add new products to the unit mix for the villa homes and the twin homes. This requires a conditional use permit amendment.
Please note that there are no changes proposed to the unit count, the standards of development or the plat for the villas and the twinhomes. This request does not affect the townhome portion of the development.
Please see the attached narrative from Lennar that explains their request in detail. In summary, Lennar would like to supplement their plans for the villa home lots by providing split-level, two story and three car garage options for these lots. The previous floor plans were single level models.
Lennar would also like to replace the former twinhome plan for a new model that is also a two-story product.
Staff has little issue with what is being proposed, as these homes will be constructed with the same materials and look materially the same except for the two-story element. Given that these homes are potentially (based on consumer choice for the villas) going to be two-story products, staff felt it was pertinent to inform the Council and public on this proposal and receive their input.
The information below in italics was taken from the original staff report as a reminder as to who the products were originally proposed.
In summary, the details of each type of housing are as follows:
• Villa units - 1,300 to 1,900 square feet and a price range between $345,000 and $385,000.
• Twinhome units - 1,600 to 1,620 square feet and a price range between $315,000 and $330,000.
• Colonial Manor townhome units (back-to-back style) - 1,700 to 1,800 square feet and a price range between $265,000 and $295,000.
• Colonial Patriot townhome units (row style) - 1,800 to1,900 square feet and a price range between $285,000 and $317,000.
Villa Units
The villa units being proposed will be located on the west portion of the site as described on the attached plat. These are single story homes on somewhat smaller lots. Exterior materials include vinyl lap siding, board and batton, shakes, and stone elements. A variety of exterior elevations are available to property owners. Setbacks for these homes are listed in in the resolution of approval. The roads in this area will be public roads.
Twinhome Units
The twinhome units being proposed are also on the west portion of the site as described on the attached plat. The twinhomes will utilize the same exterior materials as the villa units. The exterior elevations that have been submitted are conceptual at this time, but they provide a good indication of what the units will look like. Setbacks for these units are listed in the resolution of approval. The roads in this area will be public roads.
All units within the plat, regardless of the distance from 109th Avenue, will be required to utilize the noise abatement standards from the zoning ordinance.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The public hearing is being held at the City Council meeting, therefore no review or recommendation was received from the Planning Commission.
Financial Impact
Not applicable
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of, and selectively beyond, 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
Narrative
Examples of New Home Elevations
Previously Approved Plan
Public Comments
Body
WHEREAS, an application has been filed by North Meadows LLC as Conditional Use Permit Case File No. 21-0058; and
WHEREAS, the Blaine City Council has reviewed said case on August 2, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit amendment is hereby approved per Section 29.80 of the Zoning Ordinance to allow a conditional use permit amendment to the conditional use permit for the North Meadows development in a DF (Development Flex) zoning district based on the following conditions:
1. All conditions in resolution 20-43 remain unchanged.
2. Lennar Homes is allowed to construct the new floor plans/elevations as presented to the City Council for this amendment.
3. Cap the number of two-story homes on the west edge of the site to 30%.
4. Include one additional overstory tree in the rear yards of lots on the west edge of the site that will be constructed with two-story homes.
PASSED by the City Council of the City of Blaine this 2nd day of August, 2021.