DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF 40 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED AT 860/880/910 113TH AVENUE NE. LENNAR CORPORATION (WICKLOW COVE) (CASE FILE NO. 20-0012/EES)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/14/20 |
|
City Council (Conditional Use Permit) |
08/03/20 |
|
Action Deadline |
08/22/20 |
Staff Report Prepared by Elizabeth Showalter
Planning Commission Action
The Planning Commission voted unanimously to approve the rezoning. Comments at the public hearing included concern about tree removal in general as well as tree removal along Sand Creek which provides a visual buffer for residents south of the creek and users of a city trail. The topic of tree removal was also discussed at the first reading of the rezoning. The city engineer and developer explained the need to remove trees and grade the entire site in order for certain fill requirements and elevations to be met. The developer is also exceeding the tree replacement that is required by city ordinance.
Written comments submitted for the public hearing also included concerns about parks in the area and desire for the developer to create a park rather than pay park dedication, requests from the property owner immediately west of the development for buffering and additional stub streets to facilitate development of his parcel, and concerns about impacts to water levels on Sand Creek.
Background
Lennar Corporation is proposing to develop 13.71 acres, consisting of three existing lots on the south side of 113th Avenue for the purpose of constructing 40 single family homes on this property. Lennar’s request includes a rezoning, a preliminary plat and a conditional use permit. This proposal is very similar to Wicklow Woods which Lennar received approval for in 2018 and is located further east on the south side of 113th. Wicklow Woods is nearing completion with most lots completed and the remainder with homes under construction.
Rezoning
Currently, the property has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The property is within the MUSA (Metropolitan Urban Service Area) which indicates it is intended to be served with City sewer and water. The project zoning is proposed to be DF (Development Flex) to cover the residential uses. With the DF zoning, housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP).
Preliminary Plat
Lennar is proposing to develop 13.71 acres into 40 single family lots and one outlot. The development will be known as Wicklow Cove. The 40 single family lots generally have a minimum width of 60 feet, although one lot has a 56 foot width to accommodate access to a stormwater pond. Setbacks are listed in the conditional use permit resolution. The outlot will be used for storm water ponding.
This plat is proposed to connect to Alexander Woods, which was reviewed by the Planning Commission at its June meeting. The developments will share a street and need to coordinate for utility access. The development provides a street connection to the west for future development. A ghost plat has been provided demonstrating how the two remaining larger parcels to the west could be developed. This plan helps the City and land owners understand where street connections can and should occur. Sidewalks are proposed for one side of all of the internal streets in the development. Sidewalk is not shown for the south side of 113th Avenue, but is required to connect to existing sidewalk.
Park dedication will be required for the 40 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $177,960 if paid in 2020. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. All streets will follow the Anoka County street name grid system. Tyler Street NE matches the grid. 112th Lane NE shall west continue from Tyler St NE and connect to Able St NE. Able St NE will run north-south and connect 113th Ave NE to 111th Lane NE. 111th Lane NE will be a cul-de-sac to the east and extend to the west property line for future connection.
Standard utility and drainage easements must be dedicated along all lot lines and over areas of delineated 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 ensure access.
Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site.
Coon Creek Watershed District review and permit are required prior to any city plan approval.
Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Plans shall detail wetland information, tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot-grading, house type, and house elevation information. Additional information is required on adjacent parcels to confirm that existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting wetland delineation report, geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for city review and approval. Utilities must be extended to the end of the stub streets to serve adjacent parcels.
Hydrant locations will need to be reviewed with the city’s Public Works and Fire Departments prior to final plan approval. Additional hydrants may be needed to facilitate maintenance.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
To reduce encroachment from homeowners into any infiltration basin or stormwater ponding areas, signage at the property corners adjacent to the infiltration basin or stormwater pond are required.
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.
Lennar is proposing single family homes comparable in size to Wicklow Woods, which is a smaller product targeted to first time homebuyers. The homes range from 1,325 to 2,600 square feet and are anticipated to have sale prices ranging from $350,000-$400,000.
The homes include varying amounts of brick or stone and the siding materials will consist of vinyl lap, shake, scale or board and batten. Other architectural features available include columns, gables, shutters, accentuated window trim and grids and decorative roof brackets and cornices. Similar to other developments in the 113th Avenue area, vinyl siding is permitted on the front elevation. A masonry component is not required.
Each lot in the development will have the three trees per lot, with two front yard trees and one rear yard tree. Since most of the acreage in the plat will be disturbed during construction, the city’s tree preservation requirement includes replacing 8 trees per acre for all disturbed portions of the development. This would mean that 110 trees would be required for tree replacement purposes. The individual lot landscaping, at three trees per lot, will provide the required replacement trees.
Recommendation
By motion, approve the Resolution.
Attachments
See rezoning report (2nd reading)
Body
WHEREAS, an application has been filed by US Home Corporation, as subdivision Case File No. 20-0012; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on July 14, 2020; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case August 3, 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 the construction of 40 single family lots 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 attached 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 Section 6-121.
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 - 7.5feet for house and 7.5 feet for 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 buildings above 120 square feet are not permitted. One detached accessory building below 120 square feet is permitted provided it meets 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 1,300 square feet for a single level.
8. All homes shall have a minimum depth and width of 24 feet.
9. All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations attached to this CUP. 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.
10. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
11. Driveways shall meet the city standard detail. 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 two front yard trees and one rear yard tree with a minimum of 2½-inch caliper. One of the required trees may be a conifer with a six-foot minimum height. Corner lots shall contain an additional yard tree.
14. Developer to execute and record, where deemed appropriate by the city Engineer, with the sale of single family lots, 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.
15. All development entrance signage by separate permit.
PASSED by the City Council of the City of Blaine this 3rd day of August, 2020.