DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 16 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED AT 3500 131ST AVENUE NE. COTTAGEWOOD COVE, LLC. (CASE FILE NO. 18-0018/NBL)
Schedule of Actions
|
Planning Commission (Public Hearing) |
04/10/18 |
|
City Council (1st Reading Rezone) |
05/03/18 |
|
City Council (2nd Reading Rezone, Pre-Plat, CUP) |
05/17/18 |
|
Action Deadline |
06/14/18 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were two comments at the public hearing - one opposed to the rezoning and one in support of the project with encouragement for additional trees. One emailed comment expressed the desire to retain as many trees on site as possible.
Background
The North East Area Plan Amendment, approved in 2002, created a land use designation of LDR (Low Density Residential) for this parcel. The proposed single-family development is consistent with the land use designation.
The applicant is requesting a rezoning, a preliminary plat, and a conditional use permit.
Rezoning
The property currently has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The project zoning is proposed to be DF (Development Flex) to cover all of the residential uses. With the DF zoning, housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP). The proposed DF zoning is consistent with the surrounding area.
Conditional Use Permit
The conditional use permit is necessary to set up the standards of development in the DF (Development Flex) zoning district. This is consistent with every DF zoning district within the City.
All setbacks are listed within the proposed resolution for approval. Also included in the resolution are house size standards, exterior material standards and landscaping requirements. The developer is proposing minimum 70-foot wide lots.
The developer is proposing the Hampton model that is predominantly two-stories with four bedrooms, three bathrooms and is approximately 2,500 square feet. The first floor will be approximately 1,250 square feet and the second floor will be approximately 1,250 square feet. The building facades will include varying amounts of stone or brick. The estimated base pricing will be in the mid $400,000’s.
Approximately 10 acres will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 80 trees would be required for tree replacement purposes. Prior to the release of the final plat Mylar’s the developer will need to present an overall landscape plan that includes 80 trees on site. This can be accomplished by allocating three trees per lot (for a total of 48 trees) and planting an additional 32 trees elsewhere on site that meet the requirements spelled out in the preliminary plat approval.
Recommendation
By motion, approve the Resolution.
Attachments
See Report for Rezone.
Body
WHEREAS, an application has been filed by Cottagewood Cove, LLC as Conditional Use Permit Case File No. 18-0018; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on April 10, 2018; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on May 17, 2018.
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 a conditional use permit to allow for 16 single family homes in a DF (Development Flex) zoning district at 3500 131st Avenue NE based on the following conditions:
Single Family - Single Family-70 foot wide lots - DF Development Standards (16 Units)
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 regulated under 33.11.
Standards
1. Front Yard Setback - 25 Feet
2. Rear Yard Setback - 30 Feet
3. Side Yard - 7.5 Feet for House and 7.5 Feet for Garage
4. Corner Side Yard Setback - 20 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. Total garage space includes all accessory structures, attached and detached. 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 1,250 square feet.
8. All homes to be constructed utilizing pre-approved exterior materials, roof pitches and elevations. Exterior materials should be consistent with the proposals that are attached to this CUP. All house exteriors to utilize maintenance-free materials to the extent possible. All house exteriors to provide enhanced window fenestration. 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. All single-family dwellings and additions to single-family dwellings shall have at least a 4/12 roof pitch and shall have a shingled roof.
13. 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.
14. Each lot shall contain one front yard overstory tree and one boulevard overstory tree with a minimum of 2 1/2-inch caliper. All 16 lots are to receive one additional yard tree. The third tree must meet the standard sizing requirements and may be located in either the front or rear yard. Corner lots shall each have one additional boulevard tree.
15. 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.
16. This Conditional Use Permit is contingent upon the Metropolitan Council review and approval of a Comprehensive Plan Amendment for City sanitary sewer boundaries and cannot be implemented or take affect unit that approval occurs.
PASSED by the City Council of the City of Blaine this 17th day of May, 2018.