DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT 19 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED ON THE NORTH END OF XYLITE STREET NE. NEWMARK HOMES INC (WOODS AT QUAIL CREEK 5TH ADDITION) (CASE FILE NO. 20-0020/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/14/20 |
|
City Council (Conditional Use Permit) |
08/17/20 |
|
Action Deadline |
08/23/20 |
Planning Commission Action
Staff Report Prepared by Lori Johnson
The Planning Commission voted unanimously to approve the conditional use permit. There was a comment from a resident at the public hearing who was concerned about traffic due to the new development and new road connection.
The applicant, MG Main Street Properties, is proposing to plat the 12.75 acres just north of the Woods at Quail Creek 4th Addition into 19 single family lots. The property is currently zoned R-1AA (Single Family) as this property was platted as an outlot of the Quail Creek 10th Addition to the north, which has the same zoning designation. It’s always been envisioned that this plat would be brought forward and development would occur in this area. MG Main Street Properties also developed Woods at Quail Creek 4th Addition.
Rezoning
Since this property has a different zoning designation from the other Woods at Quail Creek plats, it is necessary to process a rezoning application for this plat. The new zoning would be DF (Development Flex) so the zoning of all of the Woods at Quail Creek plats are consistent with one another. This is also the zoning district that is utilized the most for new developments.
Preliminary Plat
The plat contains 19 lots and it also contains the extension of Xylite Street north to where it meets 129th Lane NE at the intersection of Alamo Ct NE and then continues on to the Springbrook Addition.
Outlot A is for storm drainage purposes and wetlands.
Park dedication will be required for the 19 lots in this plat in the amount of $4,449 per lot for a total of $84,531. This amount is due prior to release of final plat mylars for recording purposes.
Sidewalks will be constructed along the east side of Xylite Street and the north side of 129th Lane.
There will be significant tree loss as the site is heavily wooded and roughly 8 acres are being disturbed during grading activity. The city’s Tree Preservation ordinance requires replacement for a portion of those trees at the rate of eight (8) trees per acre, which would result in sixty-four (64) replacement trees. To replace these trees, the developer will be required to plant three (3) trees per lot (57 trees). The developer will also need to submit a landscape plan prior to final plat approval that indicates where the remaining seven (7) replacement trees will be located.
Appropriate signage to be installed at all property corners around the stormwater management features at the edge of single family lots.
Developer will be required to obtain a Coon Creek Watershed permit prior to commencement of any site work.
Conditional Use Permit
Newmark Homes is planning to be the primary builder in this development and both ramblers and two story homes are proposed for this plat. The homes will range in size from 1,600 square feet to 4,500 square feet above grade. Floor plans and exterior elevations are included for your review. The exterior of the units will be similar to those already provided in the previous four additions of Woods at Quail Creek and the conditions regarding the exterior materials will be the same as were required in those additions. All units will be required to have a mixture of LP Smartside, stone, louvers, shakes and board and batten details.
The required minimum setbacks for the homes are as follows:
a) Front Yard - 25 Feet
b) Rear Yard - 25 Feet
c) Side Yard Interior - 7.5 Feet (Garage and Living Space)
d) Side Yard Corner - 25 Feet
Because the homes in this plat are well beyond 500 feet from 125th Avenue the Noise Abatement Standards will not apply. All other requirements are spelled out in the conditions of the resolution.
A note about traffic with regard to the new road connection:
The city will continue to monitor the new road connection and the affected streets to determine the impact to the surrounding neighborhood. If traffic calming measures are warranted, this will be reviewed with the Traffic Commission.
Recommendation
By motion, introduce the ordinance for first reading and direct it be placed on file for second reading on August 17, 2020.
Attachments
See rezoning (2nd reading) report
Body
WHEREAS, an application has been filed by Newmark Homes Inc as Conditional Use Permit Case File No.20-0020; and
WHEREAS, said case involves the land described as follows:
THAT PART OF OUTLOT D, QUAIL CREEK 10TH ADDITION, ANOKA COUNTY, MINNESOTA, THAT LIES SOUTHEASTERLY OF THE FOLLOWING DESCRIBED LINE; COMMENCING AT THE SOUTHEAST CORNER OF SAID OUTLOT D; THENCE NORTH 88 DEGREES 18 MINUTES 58 SECONDS WEST, ALONG THE SOUTH LINE OF SAID OUTLOT D, 950.90 FEET TO THE POINT OF BEGINNING OF SAID LINE TO BE DESCRIBED; THENCE NORTH 20 DEGREES 40 MINUTES 31 SECONDS EAST 275.48 FEET; THENCE NORTH 21 DEGRESS 03 MINUTES 52 SECONDS EAST 359.40 FEET; THENCE NORTH 79 DEGREES 53 MINUTES 59 SECONDS EAST 731.83 FEET TO THE EAST LINE OF SAID OUTLOT D AND THERE TERMINATING.
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 on August 17, 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 19 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-attached. 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 as regulated by Zoning Chapter 33.11 (d) (3).
Standards
1. Setbacks shall be as follows:
a) Front Yard 25 Feet
b) Rear Yard 25 Feet
c) Side Yard Interior 7.5 Feet (Garage and Living Space)
d) Side Yard Corner 25 Feet
2. Maximum building height - 2 1/2 stories or 35 feet.
3. 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 any easement setback as noted on the plat and be located within the rear yard.
4. The minimum finished floor area above grade for all homes shall be 1,600 square feet. All homes shall have a minimum depth and width of 24 feet.
5. All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations attached to this CUP amendment. Use of premium materials such as brick, natural stone, stucco, cementious siding, engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl siding is permitted on the sides and rear of the home.
6. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
7. Driveways shall not be constructed closer than 3 feet to the property line and follow the 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.
8. 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.
9. Each lot shall contain three trees per lot for a total of 57 trees. The developer must submit a landscape plan indicating where the three trees per lot will be planted and where the additional 7 replacement trees will be planted within the plat.
10. 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 may not have been corrected to accommodate general building construction, pools, decks or porches. Additional effort may be required, by the homeowner, to stabilize those soils before additional construction could occur.
PASSED by the City Council of the City of Blaine this 17th day of August, 2020.