DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 15 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR VILLAS IN THE LAKES AT HARPERS STREET/LEGACY CREEK PARKWAY. HEDBERG HOMES. (CASE FILE NO. 14-0030)
Schedule of Actions
Planning Commission (Public Hearing) |
08/13/14 |
City Council (Pre Plat/CUP) |
09/04/14 |
Action Deadline |
09/19/14 |
Planning Commission
The Planning Commission voted unanimously to approve the preliminary plat and conditional use permit. There were no comments at the public hearing.
Background
Villas in the Lakes consists of subdividing approximately 4.63 acres into a subdivision with 15 dwelling units. The preliminary plat also includes one outlot for a private drive. This application proposes a variety of different housing product types.
This housing type is consistent with the existing detached townhomes that have been recently built by Hedberg Homes in the Woodland Village Development and Club West.
The proposed single-family products would include brick, stone, hardie siding, and varying rooflines. The floor plans, all single level, would provide 1,550 to 1,800 square feet of finished area. The estimated price range is low $300,000-$385,000.
All single family detached units are proposed to be constructed with an 18-foot front yard setback. All homes will have a 20-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.
The applicant has provided a landscape plan that will nicely compliment the development and provide an attractive appearance.
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. Lot grading to be consistent with Lakes Water Management 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 any work being done on site.
The developer shall process a Letter of Map Change with FEMA as needed 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 receive final FEMA documents 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. Plans and specifications must be approved by the City prior to start of construction. The street name shall be 123rd Court NE. Utilities (sanitary sewer, water main, storm sewer) and streets are private and shall be maintained by a homeowners association.
The Developer is proposing to construct the private street 24' wide back to back. This will require no parking on one side of the street. No parking signs shall be installed with the project. A six foot wide concrete sidewalk must be installed along the west side of North Marina Circle. An eight foot wide bituminous trail must be constructed along the east side of Harpers Street.
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 provide access to existing power lines in plat. A minimum 20' wide easement must be dedicated for existing guy wires between Lots 11 and 12.
Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets. This would include the ornamental trees planted along Harpers Street and Lakes Parkway.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Soil boring information is required for determination of lowest floor elevations.
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.
Recommendation
By motion, approve the Resolution.
Body
WHEREAS, an application has been filed by Hedberg Homes as Conditional Use Permit Case File No. 14-0030; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on August 13, 2014; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on September 4, 2014.
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 15 single family homes in a DF (Development Flex) zoning district for Villas in The Lakes based on the following conditions:
Villas In The Lakes -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
1. Front yard setback - 18 feet
2. Side yard setback - 5 feet for house and garage. Minimum distance between homes - 10 feet.
3. Corner side yard setback - 18 feet.
4. Rear yard setback - 15 feet for house and garage, 5 feet for at grade patios.
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 are not permitted.
7. 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.
8. 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. The proposed homes to be consistent with the elevations attached to this report.
9. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
10. All homes, within the development to incorporate Airport Noise Abatement Standards with Central Air conditioning to mitigate noise impacts.
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) with full yard underground irrigation.
13. 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.
14. No side patio or entrance doors are permitted.
15. No yard fences are permitted, with the exception that privacy style (6 foot maximum) maintenance free fences are permitted adjacent to patios. All fences require a fence permit from the City of Blaine.
16. Outlot A to be maintained by the Homeowners Association. The landscape plan to be approved through a site plan approval process. Developer to require homeowner's associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets. This would include the ornamental trees planted along Harpers Street and Lakes Parkway.
17. 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.
18. Site work cannot commence until after execution of a SIPA (Site Improvement Performance Agreement), establishment of required financial guarantees and formal Site Plan Approval from the City.
PASSED by the City Council of the City of Blaine this 4th day of September 2014.