ITEM: 11.1 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 AT URBANK CIRCLE/VERMILLION STREET NE. SHADOW PONDS, LLC. (CASE FILE NO. 12-0042/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/11/12 |
City Council (Conditional Use Permit) |
01/03/13 |
Action Deadline |
01/07/13 |
Planning Commission
The Planning Commission voted 5-1 (Radtke) to approve the conditional use permit. There were several comments at the public hearing related to traffic concerns and landscaping.
Background
The Shadow Ponds development, located just east of Radisson Road and just north of the Lakes Parkway intersection, was approved by the City Council in May of 2006. Sometime after that the developer, GM Homes, prepared and graded the site, installed utilities and constructed the streets. They did not however build any of the 25 attached townhomes and since then have lost the site to the lender. The site is guided MDR (Medium Density Residential) and is zoned DF (Development Flex). The four acre site is located on the south end of three other similar sized parcels, all of which have single family homes on septic and well with direct driveway access to Radisson Road. Those sites are also guided as MDR but remain zoned FR (Farm Residential). As you can see from the location map The Lakes has developed townhomes on two sides of this area.
The MDR land use designation was placed on this parcel, as well as the three parcels to the north, by the City Council in 2005 and set the tone for the type of development that should be expected.
The current re-plat proposal for 15 single family lots is a shift in product type and density which could impact the ultimate use for the three parcels to the north. While not very many attached products are being built in today's market, this could be an issue in the future if those homeowner's decide to sell for development. At a City Council workshop on November 8th, the City Council agreed to allow Shadow Ponds LLC to make an application for a conditional use permit based on the plans provided at that time. The neighborhood has been notified of the proposed changes. Specifically the three property owners to the north were mailed information separately. There has not been any negative reaction from those three property owners.
Capstone Homes (Ben Minks) has reached an agreement to purchase the site from the lender and is proposing to redevelop the site into a small lot single family development of 15 lots. This will require a re-plat as well as redesign and removal of some of the improvements previously constructed by GM Homes.
In general the revised development would have the following elements:
· 15 single family lots with typical lot sizes of 6,500 to 9,000 square feet. A few are larger and up to 23,667 square feet. Typical lot widths are 60-70 feet. |
· Single family homes on a 45-foot wide pad, 25-foot front yard setbacks and 7.5 feet side yard setbacks. |
· The homes would be similar to those built by Capstone recently in the Granville Villas development. Expected finished values range from $230,000 to $265,000. |
· All garages? would be standard single family with double and triple bays. Exterior building materials of Hardi type siding/brick/stone on the fronts with aluminum and vinyl siding on the sides and rear. |
· Significant landscaping added along Radisson Road to help buffer the four rear yards. |
· There would be no homeowner's association. |
· The development, once approved, would begin immediately and could be built out over the next 12-18 months. |
Conditional Use Permit
The units being proposed on the detached single family lots are split entry homes. The units would be 1,400-1,600 square feet above grade. Natural stone, brick, Hardie type siding would be used on the outside of the units and the unit plans have been provided in the packet for further review.
The lots would be required to have at least one boulevard overstory tree and one front yard overstory tree through the conditional use permit process.
In addition to the required landscaping described above, the applicant has submitted a landscape plan to the City for the bermed area adjacent to Radisson Road. This landscape plan provides a buffer between the homes and Radisson Road. The submitted plan will need to be consistent with the plan approved with the original Shadow Ponds. Therefore, 30 trees will be required to be planted adjacent to Radisson Road. A financial guarantee will be required prior to the plat being released for recording to cover the landscaping requirements being proposed adjacent to Radisson Road.
The setbacks for the homes will be required as follows:
· 25-foot front yard setback-house and garage |
· 20-foot corner yard setback |
· 7.5-foot side yard setback-house and garage (no less than 15-feet between structures) |
· 30-foot rear yard setback house and garage |
Attachments
Zoning and Location Map
Preliminary Plat
Certificate of Survey
Grading Plan
Utility Plan
Landscape Plan
Elevations (3)
Floor Plans (2)
Public Comments
Recommendation
By motion, approve the Resolution.
Body
PER SECTION 29.80 OF THE SUBDIVISION ORDINANCE
WHEREAS, an application has been filed by Shadow Ponds, LLC as Conditional Use Permit Case File No. 12-0042; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on December 11, 2012; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on January 3, 2013.
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 based on the following conditions:
1. Construction of all homes to be generally guided by depictions, drawings and information submitted for review and approval for this conditional use permit. All exterior house elevations require approval of the Planning Department prior to building permits being issued. All site work to meet the Performance Standards Section 33.00 of the Zoning Ordinance.
2. All exterior elevations should include the use of cementious siding, stone or brick on the front elevations. No aluminum or vinyl siding is allowed on the front elevations of the home. The amount of stone, brick and cementious siding on the front elevations of the homes should be generally guided by what has been submitted for this conditional use permit.
3. All housing units to incorporate Noise Abatement Standards.
4. Minimum floor area above grade for the homes must be 1,400 square feet.
5. All homes (house and attached garage) to be placed according to the following minimum building setbacks:
· 25-foot front yard setback |
· 20-foot corner yard setback. |
· 7.5-foot side yard setback (no less than 15 feet between structures). |
· 30-foot rear yard setback. |
· 3-foot driveway setback from side property lines. |
6. All garages to be minimum of 400 square feet with no dimension less than 20 feet. Maximum garage area of 1000 square feet.
7. One detached accessory structure, with area less than 120 square feet, will be permitted in the rear yard provided a minimum 5-foot setback is maintained. No other detached accessory structures will be allowed except for those associated with or required for operation and maintenance of swimming pools. Swimming pools must meet the requirements of Blaine Municipal Code Section 6-121.
8. Each lot shall provide one boulevard overstory tree and one overstory front yard tree. One additional front yard tree will be required for corner lots.
9. All yards, boulevard and easement areas must be fully sodded.
10. All lots shall have underground irrigation in all yards and boulevard.
11. All entrance monument signage to be approved by a separate permit.
12. The landscape plan must detail any landscaping associated with entrance monument signage.
13. The landscape plan for the berm adjacent to Radisson Road will require site plan approval and the associated financial guarantee. The landscape plan requires 30 trees to be planted adjacent to Radisson Road. A financial guarantee will be required prior to the plat being released for recording with Anoka County.
PASSED by the City Council of the City of Blaine this 3rd day of January 2013.