DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 14 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED AT 12750 HARPERS STREET NE. WATERS EDGE INVESTMENTS (HARPERS HAVEN ) (CASE FILE NO. 19-0049/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/10/20 |
|
City Council (Conditional Use Permit) |
04/06/20 |
|
Action Deadline |
05/28/20 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. Comments at the public hearing included concerns about traffic on Harpers Street and drainage from the site.
Background
The North East Area Plan Amendment, approved in October of 2002, created a land use designation of LDR (Low Density Residential) for the area included within this plat. The Harpers Street Development Guide Plan was adopted by the City Council in mid-2005.
The preliminary plat proposal consists of subdividing approximately 4 acres into a subdivision with a total of 14 dwelling units. This application proposes single-family homes. Park Dedication will be required as part of the platting.
Because the developer is proposing different housing styles with different design issues, platting requirements, lot sizes, markets and price ranges, the existing DF (Development Flex) zoning is proposed to establish the minimum standards for each of these areas. The flexibility provided by the DF zoning forms the basis of the Harpers Street Development Guide Plan.
The proposed plat is located along the 128th Avenue alignment, west of Harpers Street NE.
Neighborhood Description
Harpers Haven is proposed to contain 14 single-family lots.
The single-family product on 70-85 foot wide lots will be enhanced with exterior architectural details. The homes will include brick, stone, varying gables and hip rooflines. The floor plans would provide a minimum square footage of 1,500 square feet of finished area above grade for a split entry or two-story and a minimum of 1,400 square feet above grade for a rambler style home. The estimated price range is $400,000 - $500,000+.
All single-family units are proposed to be constructed with a 25-foot front yard setback and 30-rear yard setback. The lots will generally be around 70 feet wide and 130 feet deep.
Outlot A on the proposed plat will be used for drainage, ponding, and a trail access from Guadalcanal Street to 128th Avenue.
Engineering Items
Developer installed improvements shall include construction of all streets within the plat including lateral sanitary sewer and water main with services, storm drainage improvements, storm water management and water quality treatment infrastructure, streets with concrete curb and gutter, 6-foot concrete sidewalk along the east side of Guadalcanal St NE, 8-foot bituminous trail along the south side of 128th Avenue, 8-foot bituminous trail connecting 128th Avenue and Guadalcanal St NE, streetlights, mailboxes, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the city prior to start of construction.
Trunk sanitary sewer area charges become due with platting for upland acreage. The 2020 rate for Sanitary Sewer District 6-5 is $6,247 per acre and will apply to all upland acreage if platted in 2020. The preliminary plat total site acreage of 4.46 acres results in a total of $27,862 that will be required to be submitted to the city prior to recording of the mylar.
Local public cul-de-sac streets typically require dedication of 60 feet from centerline of right-of-way and shall be constructed with 91-feet back to back.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of 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 insure access. Developer to verify normal ground water elevation in ponds. If the “Normal Ground Water Elevation” does not match the “Normal Water Elevation” that the 10:1 safety bench is designed at, provide a dense vegetative buffer strip between the two elevations. Developer shall submit a buffer strip seed mix design for review. All pond slopes shall be 4:1 except below Normal Ground Water Elevation, which can be 3:1.
Each lot shall have a minimum rear yard area behind each structure of a minimum of 20 feet from the structure at a maximum grade of 5%.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II Permit from Minnesota Pollution Control Agency (MPCA).
Construction contract documents shall include a grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Plans shall detail tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, structure type, and structure elevation information. Additional information is required on adjacent parcels that indicate existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for city review and approval.
Coon Creek Watershed District (CCWD) will need to approve and permit this plat, prior to any site work. The developer has applied to the watershed for permit and is in their process.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The plat contains a significant number of trees that will be removed as part of the grading for lots and storm water improvements. The city’s tree replacement requirements would require 32 (eight trees per acre) to be replaced. The 14 lots (with one corner lot) would normally plant 29 trees. This is best achieved by requiring as part of the DF zoning approval the planting of 3 trees per lot (42 trees), the attached landscape plan identifies 46 new trees being platted within the plat.
Recommendation
By motion, approve the Resolution.
Attachments
See Preliminary Plat report
Body
WHEREAS, an application has been filed by Waters Edge Investments, LLC (Harpers Haven) as Conditional Use Permit Case File No. 19-0049; and
WHEREAS, said case involves the land described as follows:
THE NORTH 330 FEET OF THE SOUTH 660 FEET OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 31, RANGE 23, EXCEPT THE EAST 660 FEET THEREOF, ALSO EXCEPT THE WEST 73.33 FEET THEREOF, ANOKA COUNTY, MINNESOTA
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 10, 2020; 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 6, 2020.
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:
Single Family - DF Development Standards
Permitted Uses
1. Single-family detached dwellings.
2. Group family daycare.
Accessory Uses
1. Private 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 Chapter 18 Article IX Swimming Pools.
3. 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 - 25 feet
2. Side yard setback - 7.5 feet for house and garage.
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. Accessory storage buildings below 120 square feet must meet 5-foot side and rear yard setbacks and be located within the rear yard.
7. The minimum finished floor area above grade for all homes shall be:
One story with basement: 1,400 square feet.
Multi-level dwellings: 1,500 square 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.
9. All homes shall have a minimum depth and width of 24 feet.
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 three new trees. Two yard trees must be overstory and be placed in the front yard. The third yard tree may be placed in the rear yard and may be a conifer, overstory, or ornamental. Minimum size for overstory tree is 2.5 inch caliper, 6-foot height on conifer, and 2 inch ornamental.
14. The plat contains a significant number of trees that will be removed as part of the grading for lots and storm water improvements. The city’s tree replacement requirements would require 32 (eight trees per acre) to be replaced. The 14 lots (with one corner lot) would normally plant 29 trees. This is best achieved by requiring as part of the DF zoning approval the planting of 3 trees per lot (42 trees) as shown on the landscape plan attached to the staff report.
PASSED by the City Council of the City of Blaine this 6th day of April, 2020.